Document:

exv10w1

 

Exhibit 10.1

AOGI 3-20-06

PURCHASE AND SALE AGREEMENT

(Richland County, Montana)

     This Purchase and Sale Agreement (this “Agreement”) is made and entered into this ..... day of
March, 2006, by and between American Oil & Gas, Inc. (“American”), a Nevada corporation whose
address is 1050 Seventeenth Street, Suite 1850, Denver, Colorado 80265, and Enerplus Resources
(USA) Corporation (“Enerplus”), a Delaware corporation whose address is 1700 Lincoln Street, Suite
1300, Denver, Colorado 80203. American and Enerplus may be referred to individually as a “Party”
or collectively as the “Parties.”

RECITALS

     A. American wishes to sell certain of its Assets, as defined in Section 1.2 below.

     B. Enerplus (i) has conducted an independent investigation of the nature and extent of the
Assets, (ii) will conduct further due diligence on the Assets after execution of this Agreement,
and (iii) wishes to purchase the Assets.

     C. Enerplus and American wish to accomplish the foregoing under the terms of this Agreement.

AGREEMENT

     In consideration of the mutual promises contained herein, Enerplus and American agree as
follows:

ARTICLE I

PURCHASE AND SALE OF THE ASSETS

     1.1 Purchase and Sale. American agrees to sell and Enerplus agrees to purchase the
Assets pursuant to the terms of this Agreement, with such purchase and sale effective as of 7:00
a.m., Mountain Time on February 1, 2006 (the “Effective Time”).

     1.2 The Assets. As used herein, the term “Assets” means the entire right, title and
interest of American in and to the following:

     (a) The leasehold estates created by the oil and gas leases described in Schedule
1.2(a) (collectively, the “Leases”), together with all contract rights and privileges;
surface, reversionary or remainder interests; and all other interests associated with the
Leases.

     (b) The oil and gas wells specifically described in Schedule 1.2(b) (collectively, the
“Wells”), together with all equipment, fixtures, improvements, permits, rights-of-way and
easements used or held for use in connection with the dewatering, production, gathering,
treatment, processing, compression, storing, sale or disposal of hydrocarbons or water
produced from the properties and interests described in Section 1.2(a).

     (c) The unitization, pooling and communitization agreements, declarations and orders,
and the units created thereby (including all units formed under orders, regulations, rules
or other acts of any federal, state or other governmental agency having jurisdiction) and
all other

 

 

such agreements relating to the properties and interests described in Sections 1.2(a)
and (b) and to the production of hydrocarbons, if any, attributable to said properties and
interests.

     (d) All sales, purchase, exchange, gathering, transportation and processing contracts,
joint operating agreements, balancing agreements, farmout agreements, service agreements,
participation agreements and other contracts, agreements and instruments (collectively, the
“Contracts”), insofar as they relate to the properties and interests described in Sections
1.2(a) through (c), including without limitation, the material agreements shown on Schedule
1.2(d).

     (e) The files, records and data relating to the items described in Sections 1.2(a)
through (d) maintained by American and relating to the interests described in Sections
1.2(a) through (d) (including without limitation all lease files, land files, well files,
drilling reports, contact files, division order files, abstracts and title opinions, seismic
data, geophysical data and other geologic information and data), although only to the extent
not subject to unaffiliated third party contractual restrictions on disclosure or transfer
and only to the extent related to the Assets, and in all events excluding all of American’s
tax and financial records and all economic evaluations (collectively, after giving effect to
the limitations and exclusions set forthparticipation above, the “Records”).

     1.3
Purchase Price. The purchase price for the Assets (the “Purchase Price”) shall be
$11,500,000. The Parties have allocated the Purchase Price among the Leases and Wells in the
manner shown in Schedule 1.3. The value so allocated to a particular Lease or Well is referred to
as the “Allocated Value” of such Lease or Well.

     1.4 Adjustments to Purchase Price. All adjustments to the Purchase Price shall be
made (i) according to the factors described in this Section 1.4, (ii) in accordance with generally
accepted accounting principles as consistently applied in the oil and gas industry, and (iii)
without duplication.

     (a) Settlement Statements. The Purchase Price shall be adjusted at Closing pursuant to a
“Preliminary Settlement Statement” prepared by American and submitted to Enerplus three days prior
to Closing for Enerplus’s comment and review. The Preliminary Settlement Statement shall set forth
the Closing Amount and all adjustments to the Purchase Price and associated calculations. The term
“Closing Amount” means the Purchase Price, adjusted as provided in this Section using reasonable
estimates if actual numbers are not available. After Closing, the Purchase Price shall be adjusted
pursuant to the Final Settlement Statement delivered pursuant to Section 12.1.

     (b) Property Expenses. The term “Property Expenses” shall mean all capital expenses,
joint interest billings, lease operating expenses, lease rental and maintenance costs, royalties,
Taxes (as defined Section 8.1(a)), drilling expenses, dewatering expenses, completion expenses,
geological, geophysical and any other exploration, development or maintenance expenditures
chargeable under applicable operating agreements or other agreements consistent with the standards
established by the Council of Petroleum Accountant Societies of North America that are attributable
to the Assets.

     (c) Upward Adjustments. The Purchase Price shall be adjusted upward by:

     (1) An amount equal to all proceeds (net of royalty and Taxes not otherwise
accounted for hereunder) that are received by Enerplus from the sale of Hydrocarbons
produced from or credited to the Assets prior to the Effective Time (excluding “tank
bottoms,” if any, as that term is used in the oil and gas industry), provided,
however, that

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this adjustment shall be made only on the Final Settlement Statement,
and shall not be included on the Preliminary Settlement Statement or considered in
determining the Closing Amount;

     (2) An amount equal to all direct and actual expenses attributable to the
Assets, including, without limitation, the Property Expenses, paid by or on behalf
of American that are attributable to the period after the Effective Time;

     (3) To the extent not covered in the preceding paragraph, an amount equal to
all prepaid expenses attributable to the Assets after the Effective Time that were
paid by or on behalf of American, including without limitation, prepaid drilling and
completion costs, prepaid compressor rental charges, and prepaid utility charges;

     (4) Any other amount as may be agreed to in writing by Enerplus and American.

     (d) Downward Adjustments. The Purchase Price shall be adjusted downward by:

     (1) The amount of all direct and actual expenses attributable to the Assets,
including, without limitation, the Property Expenses that Enerplus agrees to pay, or
that have been paid by Enerplus, that are attributable to the period prior to the
Effective Time;

     (2) An amount equal to any Title Defect Adjustments (as defined in Section
3.2);

     (3) An amount equal to any Environmental Defect Adjustments (as defined in
Section 4.4); and

     (4) Any other amount as may be agreed to in writing by Enerplus and American.

ARTICLE II

ENERPLUS’S INSPECTION

     2.1 Access to Records. Subject to Sections 7.3(a) and (b), American will continue to make
the Records available to Enerplus and its representatives for inspection and review at the offices
of American during normal business hours to permit Enerplus to perform, at its sole expense, its
due diligence review. Subject to the consent and cooperation of third parties, American will
assist Enerplus in Enerplus’s efforts to obtain, at Enerplus’s expense, such additional information
from third parties as Enerplus may reasonably request, for the purposes of Enerplus’s due diligence
review. Enerplus may inspect the Records and such additional information only to the extent such
inspection does not violate any contractual commitment of American to an unaffiliated third party.
American shall make reasonable
efforts to obtain consent from any such third party to disclose the information and Records to
Enerplus, provided that Enerplus agrees to keep same confidential and not disclose it to anyone
other than its advisors in this transaction, and provided further that American shall have no
obligation to make any payment to obtain such consent.

     2.2 Access to the Assets. Immediately after execution of this Agreement, American
will grant Enerplus access to the Assets during reasonable business hours to permit Enerplus to
conduct, at its sole risk and expense, on-site inspections and environmental assessments of the
Assets. If Enerplus or its agent prepares an environmental assessment of any Asset, Enerplus
agrees to keep such assessment confidential and to furnish copies thereof to American. In
connection with any on-site inspections,

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Enerplus (i) agrees not to interfere with the normal
operation of the Assets, (ii) agrees to comply with all requirements of the operators of the Assets
and (iii) represents that it is adequately insured. Enerplus waives, releases and agrees to
indemnify American, and its respective directors, officers, shareholders, members, employees,
agents and representatives against all liabilities and obligations, including without limitation,
personal injury, death and/or property damage, arising from Enerplus’s activities on the Assets
except to the extent such liability or damages are caused by American’s willful misconduct. The
provisions of this Section shall survive termination of this Agreement.

ARTICLE III

TITLE MATTERS

     3.1 Definitions.

     (a) Defensible Title. “Defensible Title” means such record title to the Leases that (i)
would lead a reasonable prudent operator to distribute to American not less than the net revenue
interest set forth on Schedule 1.2(a) for each Lease (“NRI”); (ii) would lead a reasonable prudent
operator to bill American for costs and expenses relating to the maintenance, development, and
operation of wells located on the Leases in an amount not greater than the working interest set
forth in Schedule 1.2(a) (“WI”); and (iii) is free and clear of encumbrances, liens and defects,
other than Permitted Encumbrances.

     (b) Permitted Encumbrances. “Permitted Encumbrances” means:

     (1) lessors’ royalties, overriding royalties, net profits interests, production
payments, reversionary interests and similar burdens (payable or in suspense) if the
net cumulative effect of such burdens does not operate to reduce the NRI;

     (2) liens for Taxes [as defined in Section 8.1(a)], or assessments not yet due
and delinquent or, if delinquent, that are being contested in good faith in the
normal course of business and if so required by statute for which bond has been
posted;

     (3) all required notices, consents, actions, or filings with any governmental
agency related to conveyance of the applicable Lease, if the same are customarily
obtained after Closing;

     (4) rights of reassignment upon the surrender or expiration of any Lease;

     (5) easements, rights-of-way, servitudes, permits, surface leases and other
surface rights on or over the Leases or any restrictions on access thereto that do
not materially interfere with the operation of the affected Lease as they have been
conducted in the past;

     (6) materialmen’s, mechanics’, operators’ or other similar liens arising in the
ordinary course of business incidental to operation of the Leases (i) if such liens
and charges have not been filed pursuant to law and the time for filing such liens
and charges has expired, (ii) if filed, such liens and charges have not yet become
due and payable or payment is being withheld as provided by law, or (iii) if their
validity is being contested in good faith by appropriate action; and

     (7) depth limitations on American’s ownership of leasehold interests.

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     (c) Title Defect. “Title Defect” means any lien, encumbrance, claim, defect in or
objection to real property title, other than Permitted Encumbrances, that alone or in combination
with other defects (i) renders American’s title to the Lease less than Defensible Title and that
(ii) reduces the Allocated Value of the affected Lease by more than $5,000.

     (d) Title Defect Value. “Title Defect Value” means the amount by which the
Allocated Value of a Lease is reduced by a Title Defect, although the Title Defect Value may
never exceed the Allocated Value of the Lease. The Title Defect Value shall be determined
by the Parties as follows:

     (1) If the Title Defect is an indebtedness secured by a lien or encumbrance on
a Lease that may be discharged in full by the satisfaction of such indebtedness, the
Title Defect Value shall be the total amount to discharge such indebtedness so that
such lien or encumbrance no longer burdens the Lease.

     (2) If the Title Defect is an actual reduction in NRI with no change in WI, the
Title Defect Value shall be the Allocated Value for the particular Lease,
proportionately reduced by the ratio of the actual NRI to the NRI as set forth on
Schedule 1.2(a).

     (3) If the Title Defect does not fall into Section (1) or (2), then the Title
Defect Value shall be determined by the Parties in good faith, taking into account
all relevant factors, including without limitation, the following:

     (i) The Allocated Value of the affected Lease;

     (ii) If the Title Defect represents only a possibility of title
failure, the probability that such failure will occur; and

     (iii) The legal effect of the Title Defect.

     (e) Title Disputes. Any dispute between American and Enerplus concerning the
existence, nature or extent of a Title Defect, the Title Defect Value, or the adequacy of
curative work performed in respect of such Title Defect shall be resolved as provided in
Section 14.8, below.

     3.2 Purchase Price Adjustments for Title Defects.

     (a) Notice of Title Defects. Enerplus may give American written “Title Defect Notice” as
soon as reasonably possible but no later than Tuesday, March 28, 2006 at 5:00 p.m. Mountain Time
(“Title Defect Notice Date”). The Title Defect Notice must be in writing, name the affected Lease,
describe each Title Defect and its basis in reasonable detail, state Enerplus’s good faith estimate
of the Title Defect Value, and, if applicable, contain the information required by Section 3.2(b).

     (b) Defect Adjustments. No adjustments to the Purchase Price shall be made
unless and until the aggregate Title Defect Value exceeds $150,000.00. In its Title Defect
Notice, Enerplus shall identify Leases of its choice (the “Included Leases”) that suffer
Title Defects in an amount equal to the lesser of (i) the aggregate Title Defect Value of
all uncured Title Defects or (ii) $150,000.00. American shall be under no obligation to
cure Title Defects in the Included Leases; instead, American’s entire interest in all of the
Included Leases shall be assigned to

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Enerplus at Closing, without any reduction in the
Purchase Price and without any continuing liability or responsibility on the part of
American in respect of such Title Defects. If, however, the aggregate value of all uncured
Title Defects exceeds $150,000.00, then, only as to Leases suffering from Title Defects that
are not Included Leases, each such Lease will not be assigned to Enerplus at Closing and the
Purchase Price will be reduced at Closing by the Title Defect Value, unless (i) American
elects to cure the Title Defect prior to Closing, (ii) Enerplus agrees to waive the relevant
Title Defect, (iii) American elects on or before Closing to cure such Title Defect no later
than 90 days after Closing, or (iv) American, with Enerplus’s consent, elects on or before
Closing to indemnify Enerplus against any loss attributable to the relevant Title Defect.

     (c) Post-Closing Cure.

     (1) If American elects to cure the applicable Title Defect post-Closing, then
Enerplus shall, pending such post Closing period, withhold and retain from the
Purchase Price payable at Closing an amount equal to the Title Defect Value
attributable to the affected Lease and American shall not assign the affected Lease
to Enerplus at Closing.

     (2) If American elects to cure the applicable Title Defect post-Closing, but
does not cure the applicable Title Defect to Enerplus’s reasonable satisfaction
within the 90 day time period (or such longer period as may be agreed to by the
Parties), Enerplus may waive the applicable Title Defect, or if Enerplus does not
waive the Title Defect, then, the Purchase Price shall be adjusted for the Title
Defect Value of the affected Lease in accordance with the terms of this Agreement.
If American cures the applicable Title Defect to Enerplus’s reasonable satisfaction
within the 90-day time period (or such longer period as may be agreed to by the
Parties), Enerplus shall pay to American the Title Defect Value attributable to the
affected Lease and American shall assign such Lease to Enerplus.

     3.3 Casualty Loss. Prior to Closing, if a portion of the Assets is destroyed by fire
or other casualty (“Casualty Loss”), Enerplus shall purchase the Asset at Closing for the Allocated
Value of the Asset reduced by the estimated cost to Enerplus for repair of such Asset (with
equipment of similar utility) up to the Allocated Value thereof net of any payments as may be
received from American’s insurers and paid to Enerplus attributable to any applicable insurance
claims made on such Casualty Loss (the net reduction being the “Net Casualty Loss”). American, at
its sole option, may elect to cure such Casualty Loss by replacing any personal property that is
the subject of a Casualty Loss with equipment of equal (or better if American elects in its sole
discretion) grade and utility and, if American elects to so cure the Casualty Loss, Enerplus shall
purchase the affected Asset at Closing for the Allocated Value thereof.

     3.4 Preferential Rights and Consents.

     Schedule 3.4 identifies preferential purchase
rights and Required Consents. “Required Consents” are consents that, if not obtained by Closing,
would invalidate the conveyance of an Asset; provided, however, that consents and approvals
customarily obtained after Closing (such as federal and state approvals of assignments), and
consents that do not specifically invalidate the conveyance if not obtained are not Required
Consents. American shall use reasonable efforts to obtain all Required Consents and to give
notices required in connection with preferential purchase rights prior to Closing. If, before
Closing, Enerplus discovers other Required Consents or preferential purchase rights, Enerplus shall
notify American immediately and American shall use reasonable efforts to obtain such consents and
to give the notices required in connection with the preferential rights prior to Closing.

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     (a) Consents.
If a Required Consent has not been obtained by Closing, then (i) the
portion of the Assets for which such consent has not been obtained shall not be conveyed at
the Closing, (ii) the Allocated Value for that Asset shall not be paid to American, and
(iii) American shall use reasonable efforts to obtain such consent as promptly as possible
after Closing. If such consent has been obtained as of the Final Settlement Date, American
shall convey the affected Asset to Enerplus effective as of the Effective Time and Enerplus
shall pay American the Allocated Value of the affected Asset, together with any proceeds
from the affected Asset attributable to the period of time after the Effective Time. If
such consent has not been obtained as of the Final Settlement Date, American shall retain
such Asset. Enerplus shall reasonably cooperate with American in obtaining any Required
Consent, including providing assurance of financial condition, but Enerplus shall not be
required to expend funds or make any other type of financial commitment as a condition of
obtaining such consent.

     (b) Preferential Purchase Rights.

     (1) If any preferential right to purchase any portion of the Assets is
exercised prior to the Closing Date, or if the time for exercise of such
preferential purchase rights has not expired and American has not received notice of
an intent not to exercise or otherwise to waive the preferential purchase right,
that portion of the Assets affected by the preferential purchase right shall be
excluded from the Assets and the Purchase Price shall be adjusted downward by an
amount equal to the Allocated Value of such affected Assets.

     (2) If a third party exercises its preferential right to purchase, but fails to
consummate the transaction prior to the Closing, American shall retain the affected
Asset
and the Purchase Price shall be adjusted downward by an amount equal to the
Allocated Value of such affected Assets.

     (3) If a third party exercises its preferential right to purchase, but does not
consummate the transaction within the time specified in the preferential purchase
right, provided that the reason therefor is not American’s fault, American shall
convey the affected Asset to Enerplus as soon as possible after the expiration of
the time for consummation of the transaction, effective as of the Effective Time,
and Enerplus shall pay American the Allocated Value of the affected Asset.

     (4) If a preferential purchase right is not discovered before Closing and the
affected Asset is conveyed to Enerplus at Closing, and if the preferential purchase
right is later exercised, then Enerplus agrees to convey the affected Asset to the
party exercising such right on the same terms and conditions under which American
conveyed such Asset to Enerplus (with the purchase price being the Allocated Value
for the affected Asset) and retain all amounts paid by the party exercising such
preferential right to purchase. In the event of such exercise, Enerplus shall
prepare, execute and deliver an appropriate form of conveyance of such Asset to the
exercising party, and American agrees to hold harmless and indemnify Enerplus from
any and all Losses, liabilities and obligations associated with such conveyed Asset,
including, without limitation, any deficiency in the amount paid by such third party
below the Allocated Value, if any, of the Asset.

     (c) Remedies.
The remedies set forth in this Section 3.4 are the exclusive
remedies for the preferential purchase rights and Required Consents as listed on Schedule
3.4.

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ARTICLE IV

ENVIRONMENTAL MATTERS

     4.1 Definitions. For the purposes of the Agreement, the following terms shall have
the following meanings:

     “Environmental Consultant” means a third party environmental consultant with experience
in the geologic basin where the Assets are located, selected by Enerplus, and approved by
American, which approval shall not be unreasonably withheld.

     “Environmental Defect” means a condition in, on or under the Asset (including, without
limitation, air, land, soil, surface and subsurface strata, surface water and ground water)
that (i) causes an Asset to be in material violation of an Environmental Law or (ii) would
give rise to a claim for damages by a third party.

     “Environmental Defect Notice” means a written notice of an Environmental Defect, as
more specifically described in Section 4.3, made by Enerplus to American, on or before the
Environmental Defect Notice Date.

     “Environmental Defect Notice Date” means Tuesday, March 28, 2006 at 5:00 p.m. Mountain
Time.

     “Environmental Law” means any statute, law, ordinance, rule, regulation, code, order,
judicial writ, injunction, or decree issued by any federal, state, or local governmental
authority
including common law, in effect on or before the Effective Time relating to the control
of any pollutant or protection of the air, water, land, or environment or the release or
disposal of hazardous materials, hazardous substances or waste materials.

     “Remediation” means actions taken to correct an Environmental Defect as recommended by
an Environmental Consultant.

     “Remediation Costs” means the costs or estimates thereof, to remediate a particular
Environmental Defect, as estimated in writing by an Environmental Consultant.

     4.2 Environmental Liabilities and Obligations.

     (a) Retained Environmental Liabilities. If American receives a valid Environmental Defect
Notice for a particular Environmental Defect and such Environmental Defect Notice is not contested
under the provisions of Section 4.5, then, subject to the provisions of Section 4.4 and Article
XIII, American agrees to retain all claims, cost, expenses, liabilities and obligations accruing or
relating to the Environmental Defect that was the subject of the valid and complete Environmental
Defect Notice (“Retained Environmental Liabilities”). Timely receipt of a valid and complete
Environmental Defect Notice is a condition precedent to American’s obligations under this Section.

     (b) Assumed Environmental Liabilities. Except for Retained Environmental
Liabilities and subject to the provisions of Section 4.4 and Article XIII, upon Closing,
Enerplus agrees to assume and pay, perform, fulfill and discharge and release American from
all Losses relating to environmental conditions in, on or under the Assets attributable to
the period of time before and after the Effective Time, including without limitation any and
all liability for naturally occurring radioactive materials and man-made material fibers,
and the obligation to plug and

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abandon all of the Wells and reclamation of existing Well
sites (collectively, “Assumed Environmental Liabilities”). Assumed Environmental
Liabilities shall include any and all claims, costs, expenses, liabilities, and obligations
attributable to the environmental condition of the Assets that were not the subject of a
valid Environmental Defect Notice.

     4.3 Environmental Defect Notice. An Environmental Defect Notice must be in writing
and received on or before the Environmental Defect Notice Date, name the affected Asset and
identify the condition in, on or under the Asset that causes the Environmental Defect, and contain
a written statement of the estimated Remediation Costs by an Environmental Consultant.

     4.4 Remedies for Environmental Defects. If Enerplus delivers a valid and complete
Environmental Defect Notice to American, American may elect one of the following options: (i)
American remediates the Environmental Defect, such remediation to be consistent with Environmental
Laws; or (ii) American contests the existence of the Environmental Defect or the Remediation Costs
in accordance with Section 4.5; or (iii) American pays Enerplus’s estimate of the Remediation Cost
(“Environmental Defect Adjustment”). If American elects one of the foregoing three alternatives in
respect of a particular Environmental Defect, American shall have no Retained Environmental
Liability as to that Environmental Defect.

     4.5 Contested Environmental Defects. If American contests the existence of an
Environmental Defect or the Remediation Costs, American shall notify Enerplus in writing on or
before ten days after receipt of the Environmental Defect Notice (“Rejection Notice”). The
Rejection Notice shall state with reasonable specificity the basis of the rejection of the
Environmental Defect or the Remediation Costs. Within 5 days of receipt of the Rejection Notice,
representatives of Enerplus and American knowledgeable in environmental matters, shall meet and
either (i) mutually agree to reject the particular Environmental Defect or (ii) agree on the
validity of such Environmental Defect and the Remediation Costs. If the Parties cannot agree on
either option (i) or (ii) in the preceding sentence, the Environmental Defect and/or the
Remediation Costs subject to the Rejection Notice shall be resolved as provided in Section 14.8,
below. If American fails timely to deliver a Rejection Notice, American shall be deemed to have
accepted the validity of the Environmental Defect and Enerplus’s estimate of the Remediation Costs,
and shall be deemed to have waived its own option to contest the Environmental Defect pursuant to
this Section.

     4.6 Exclusive Remedies. The rights and remedies granted each Party in this Article,
together with the indemnifications set forth in Article XIII, are the exclusive rights and remedies
against the other Party related to any Environmental matter, including, without limitation,
Environmental Defects.

ARTICLE V

AMERICAN’S REPRESENTATIONS AND WARRANTIES

     5.1 Corporate/Limited Liability Company Representations. American makes the following
representations and warranties:

     (a) Incorporation/Qualification. American is a Nevada corporation, duly
organized, validly existing and in good standing under the laws of the State of Nevada and
is qualified to conduct business in Montana.

     (b) Power and Authority. American has all requisite power and authority to own
its proportionate share of the Assets and to carry on its businesses as presently conducted
and to execute and deliver this Agreement and perform its respective obligations under this
Agreement.

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     (c) No Lien, No Violation. The execution and delivery of this Agreement does
not, and the fulfillment of and compliance with the terms and conditions hereof will not, as
of Closing, (i) create a lien or encumbrance on the Assets or trigger an outstanding
security interest in the Assets that will remain in existence after Closing, (ii) violate,
or be in conflict with, any material provision of any statute, rule or regulation applicable
to American or any agreement or instrument to which American is a party or by which it is
bound, or, (iii) to its knowledge, violate, or be in conflict with any statute, rule,
regulation, judgment, decree or order applicable to American.

     (d) Authorization and Enforceability. This Agreement is duly and validly
authorized and constitutes the legal, valid and binding obligation of American, enforceable
in accordance with its terms, subject, however, to the effects of bankruptcy, insolvency,
reorganization, moratorium and other laws for the protection of creditors, as well as to
general principles of equity, regardless whether such enforceability is considered in a
proceeding in equity or at law.

     (e) Liability for Brokers’ Fees. American has not incurred any liability,
contingent or otherwise, for brokers’ or finders’ fees relating to the transactions
contemplated by this Agreement for which Enerplus shall have any responsibility whatsoever.

     (f) No Bankruptcy. There are no bankruptcy proceedings pending, being
contemplated by or, to its knowledge, threatened against American.

     (g) Litigation. American has not received any written claim or written demand
notice that has not been resolved that would materially adversely affect the Assets. There
are no actions, suits, ongoing governmental investigations, written governmental inquiries
or proceedings pending or, to its knowledge, threatened in writing against them or any of
the Assets, in any court or by or before any federal, state, municipal or other governmental
agency that would affect American’s ability to consummate the transaction contemplated
hereby, or materially adversely affect the Assets or American’s ownership or operation of
the Assets.

     5.2 American’s Representations and Warranties with Respect to the Assets. American
makes the following representations and warranties regarding the Assets:

     (a) Liens. Except for the Permitted Encumbrances or as otherwise agreed to in
writing by Enerplus, the Assets will be conveyed to Enerplus free and clear of all liens
and encumbrances created by, through or under American.

     (b) Lease Effectiveness. American does not have actual knowledge that any
Lease is not in full force and effect.

     (c) To the actual knowledge of American, the Assets are not subject to any pre-emptive
right or preferential rights of purchase by any third party.

     (d) American does not warrant title to the Assets, but to its actual knowledge has done
no act or thing, nor is aware of any act or thing having been done whereby any of its
interest in and to the Assets may be reduced, cancelled or determined, nor has it encumbered
or alienated the Assets or any interest therein except for Permitted Encumbrances.

     (e) To the aactual knowledge of American, it has not received: (i) any orders or
directives which relate to environmental matters with respect to the assets or (ii) any
demand or notice issued with respect to the breach of any environmental, health or safety
law applicable to

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the Assets, including without limitation, respecting use, storage,
treatment, transportation or disposition of environmental contaminants, which demand for
notice remains outstanding on the Effective Date hereof.

     (f) To the actual knowledge of American, except for Material Contracts in Schedule 1.2d
there are no active area of mutual interest provisions to which the Assets are subject.

     (g) To the actual knowledge of American, there are no authorizations for expenditure in
excess of $50,000.00 pursuant to which expenditures are or may be made, nor any other
financial commitments which are outstanding or due, or thereafter may become due, other than
rentals in respect to the Assets, or operations in respect thereto, other than those which
have been incurred by American in the ordinary course of business other than those which are
scheduled in Schedule 5.2(f).

     (h) To the actual knowledge of American, all operations by third parties, on or in
respect of the the Assets have been conducted in accordance with good oil and gas industry
practices and in material compliance with all applicable laws, rules, regulations, orders
and directions of governmental and other competent authorities.

     (i) Other than disclosed in Schedule 1.2(d), to the actual knowledge of American it is
not obligated to sell or deliver petroleum substances produced from the Assets to any person
pursuant to agreements which cannot be terminated on 30 days notice or less.

ARTICLE VI

ENERPLUS’S REPRESENTATIONS AND WARRANTIES

     Enerplus makes the following representations and warranties:

     6.1 Organization and Standing. Enerplus is a Delaware corporation duly organized,
validly existing and in good standing under the laws of the State of Delaware and is duly qualified
to carry on business in Montana.

     6.2 Power. Enerplus has all requisite power and authority to carry on its business as
presently conducted and to execute and deliver this Agreement and perform its obligations under
this Agreement. The execution and delivery of this Agreement and consummation of the transactions
contemplated hereby and the fulfillment of and compliance with the terms and conditions hereof will
not violate, or be in conflict with, any material provision of its governing documents or any
material provision of any agreement or instrument to which it is a party or by which it is bound,
or, to its knowledge, any judgment, decree, order, statute, rule or regulation applicable to it.

     6.3 Authorization and Enforceability. The execution, delivery and performance of this
Agreement and the transaction contemplated hereby have been duly and validly authorized by all
requisite corporate action on behalf of Enerplus. This Agreement constitutes Enerplus’s legal,
valid and binding obligation, enforceable in accordance with its terms, subject, however, to the
effects of bankruptcy, insolvency, reorganization, moratorium and similar laws for the protection
of creditors, as well as to general principles of equity, regardless whether such enforceability is
considered in a proceeding in equity or at law.

     6.4 Liability for Brokers’ Fees. Enerplus has not incurred any liability, contingent
or otherwise, for brokers’ or finders’ fees relating to the transactions contemplated by this
Agreement for which American shall have any responsibility whatsoever.

11

 

     6.5 Litigation. There is no action, suit, proceeding, claim or investigation by any
person, entity, administrative agency or governmental body pending or, to Enerplus’s knowledge,
threatened against it before any governmental authority that impedes or is likely to impede its
ability (i) to consummate the transactions contemplated by this Agreement or (ii) to assume the
liabilities to be assumed by it under this Agreement.

     6.6 Securities Laws; Access to Data and Information. Enerplus acknowledges that the
Assets are or may be deemed to be “securities” under the Securities Act of 1933, as amended, and
certain applicable state securities or Blue Sky laws and that resales thereof may therefore be
subject to the registration requirements of such acts. The Assets are being acquired solely for
Enerplus’s own account for the purpose of investment and not with a view to resale, distribution or
granting a participation therein in violation of any securities laws. Enerplus has fully
investigated the Assets and accepts the risks and absence of liquidity inherent in ownership of the
Assets.

     6.7 Enerplus’s Evaluation. In entering into this Agreement, Enerplus acknowledges and
affirms that it has relied and will rely solely on the terms of this Agreement and upon its
independent analysis, evaluation and investigation of, and judgment with respect to, the business,
economic, legal, tax or other consequences of this transaction, including without limitation, its
own estimate and appraisal of
the extent and value of the Assets, and the petroleum, natural gas and other reserves
associated with the Assets.

ARTICLE VII

COVENANTS AND AGREEMENTS

     7.1 Covenants and Agreements of American. American covenants and agrees with Enerplus
as follows:

     (a) Operations Prior to Closing. Except as otherwise consented to in writing by Enerplus
or provided in this Agreement, from the date of execution hereof to the Closing, American will use
its reasonable efforts to cause the operator to operate the Assets in a good and workmanlike manner
consistent with past practices. From the date of execution of this Agreement to the Closing Date,
American will pay or cause to be paid its proportionate share of all costs and expenses incurred in
connection with such operations and American will notify Enerplus of ongoing activities and major
capital expenditures in excess of $50,000 per activity conducted on the Assets and shall consult
with Enerplus regarding all such matters and operations involving such expenditures.

     (b) Restriction on Operations. Unless American obtains the prior written consent of
Enerplus to act otherwise, American will use good-faith efforts within the constraints of the
applicable operating agreements and other applicable agreements and affording Enerplus’s
representatives sufficient information and time to reasonably respond, not to (i) abandon any part
of the Assets (except in the ordinary course of business or the abandonment of leases upon the
expiration of their respective primary terms or if not capable of production in paying quantities),
(ii) approve any operations on the Assets anticipated in any instance to cost the owner of the
Assets more than $50,000 per activity (excepting emergency operations, operations required under
presently existing contractual obligations, ongoing commitments under existing AFEs and operations
undertaken to avoid a monetary penalty or forfeiture provision of any applicable agreement or
order), (iii) convey or dispose of any part of the Assets (other than replacement of equipment or
sale of oil, gas, and other liquid products produced from the Assets in the regular course of
business) or enter into any new farmout, farmin or other similar contract affecting the Assets,
(iv) let lapse any insurance now in force with respect to the Assets, (v) modify or

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terminate any
contract relating to the operation of the Assets, or (vi) enter into any new contracts without
prior approval of Enerplus’s representatives.

     (c)
Notices of Claims.
American shall promptly notify Enerplus, if, between the
date of execution of this Agreement and the Closing Date, American receives written notice
of
any claim, suit, action or other proceeding or written notice of any material default
under any Material Agreement.

     7.2 Covenants and Agreements of Both Parties. Each Party covenants and agrees with
the other as follows:

     (a) Confidentiality. Until the closing (and thereafter, if Closing should not accur for
any reason) all data and information, whether written or oral, obtained from American in connection
with the transaction contemplated by this Agreement, whether before or after the execution of this
Agreement, and data and information generated by Enerplus in connection with this transaction
(collectively, the “Information”), is deemed by the Parties to be confidential and proprietary to
American. Until the Closing (and thereafter, if Closing should not occur for any reason), except
as required by law, Enerplus and its officers, agents and representatives will hold in strict
confidence the terms of this Agreement, and all Information, except any Information which: (1) at
the time of disclosure to Enerplus by American is in the public domain; (2) after disclosure to
Enerplus by American becomes part of the public domain by publication or otherwise, except by
breach of this commitment by Enerplus; (3) Enerplus can establish by competent proof was rightfully
in its possession at the time of its disclosure to Enerplus by American; (4) Enerplus rightfully
receives from third parties free of any obligation of confidence; or (5) is disclosed to Enerplus’s
consultants, investors and lenders and those engaged by Enerplus to operate the Assets who
similarly agree in writing to protect the confidentiality of such Information and agree to use such
Information only for their due diligence evaluation of the Assets.

     (b) Return of Information. If the transaction contemplated by this Agreement does not
close on or before April 14, 2006, for reasons other than American’s wrongful breach of this
Agreement under circumstances where, Enerplus is, but for such breach, ready to close, if American
so requests at any time, Enerplus shall (i) return to American all copies of the Information in
possession of Enerplus obtained pursuant to any provision of this Agreement, which Information is
at the time of termination required to be held in confidence pursuant to Section 7.3(a); (ii) not
utilize or permit utilization of the Information to compete with American; and (iii) destroy any
and all notes, reports, studies or analyses based on or generated when incorporating or analyzing
the Information. The terms of Sections 7.2(a) and (b) shall survive termination of this Agreement.

     (c) Communication Between The Parties. If one Party develops information during its due
diligence that leads it to believe that the other Party may have breached a representation or
warranty under this Agreement, the Party discovering the potential breach shall promptly inform the
other Party of such potential breach so that it may attempt to remedy or cure such breach prior to
Closing.

     (d) Cure Period for Breach. If any Party believes any other Party has breached
the terms of this Agreement, the Party who believes the breach has occurred shall give
written notice to the breaching Party of the nature of the breach and give that Party 48
hours to cure. Notwithstanding the foregoing, this Section 7.2(d) shall not apply to breach
of the Parties’ obligations at Closing and shall not operate to delay Closing.

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ARTICLE VIII

TAX MATTERS

     8.1 Apportionment of Tax Liability.

     (a) Liability for Oil and Gas Taxes. “Taxes” shall mean all ad valorem, property,
production, excise, net proceeds, severance and all other taxes and similar obligations (including
penalties) assessed against the Assets or based upon or measured by the ownership of the Assets or
the production of Hydrocarbons or the receipt of proceeds therefrom, other than income taxes or
other taxes levied or assessed against American. All Taxes based or calculated on production of
hydrocarbons shall be deemed attributable to the period during which such production occurred and
not during the period such Taxes are assessed. With respect to the Assets, all Taxes shall be
prorated between Enerplus and American as of the Effective Time for all taxable periods that
include the Effective Time; i.e., American shall be responsible for all Taxes for ownership of the
Assets prior to the Effective Time, and Enerplus shall be responsible for all Taxes for assessed
ownership of the Assets after the Effective Time. Accordingly, for the Assets, (i) Enerplus
expressly assumes all obligations and liabilities for all Taxes related to the Assets that are
attributable to the period of time after the Effective Time and (ii) American expressly retains all
obligations and liabilities for all Taxes related to the Assets that are attributable to the period
prior to the Effective Time.

     (b) Liability for Income and Other Taxes. Except Taxes allocated to Enerplus
pursuant to Section 8.1(a), American expressly retains and indemnifies Enerplus for all
taxes levied and assessed against American with respect to the Assets, or otherwise, such
taxes to include without limitation, federal, state, local or foreign income taxes, gross
receipts, license, withholding, payroll, employment or other taxes (with such Taxes being
“Other Taxes”).

     8.2 Calculation of Tax Liability. Consistent with Section 8.1, and based on the best
current information available as of Closing, the proration of Taxes shall be made between the
Parties as an adjustment to the Purchase Price pursuant to Section 1.4 and thereafter from time to
time as the Parties agree.

     8.3 Tax Reports and Returns. For the tax period in which the Effective Time occurs,
American agrees promptly to forward to Enerplus any such tax reports and returns received by
American after Closing and provide Enerplus with appropriate information which is necessary for
Enerplus to file any required tax reports and returns related to the Assets. Enerplus agrees to
file all tax returns and reports applicable to the Assets that are required to be filed after the
Closing, and pay all required Taxes payable with respect to the Assets subject to the provisions of
Section 8.1.

     8.4 Sales Taxes. Enerplus shall be liable for and shall indemnify American for any
sales and use taxes, conveyance, transfer and recording fees and real estate transfer stamps or
taxes that may be imposed on any transfer of the Assets pursuant to this Agreement. If required by
applicable law, American shall, in accordance with applicable law, calculate and remit any sales or
similar taxes that are required to be paid as a result of the transfer of the Assets to Enerplus
and Enerplus shall promptly reimburse American therefor. If American receives notice that any
sales and/or use taxes are due, American shall promptly forward such notice to Enerplus for
handling.

14

 

ARTICLE IX

CONDITIONS PRECEDENT TO CLOSING

     9.1 American’s Conditions Precedent. The obligations of American at the Closing are
subject, at the option of American, to the satisfaction or waiver at or prior to the Closing of the
following conditions precedent:

     (a) All representations and warranties of Enerplus contained in this Agreement are true
in all material respects (considering the transaction as a whole) at and as of the Closing
in accordance with their terms as if such representations and warranties were remade at and
as of the Closing, and Enerplus has performed and satisfied all covenants and agreements
required by this Agreement to be performed and satisfied by Enerplus at or prior to the
Closing in all material respects;

     (b) No order has been entered by any court or governmental agency having jurisdiction
over the Parties or the subject matter of this Agreement that restrains or prohibits the
purchase and sale contemplated by this Agreement and that remains in effect at the time of
Closing; and

     (c) The aggregate of Title Defect Adjustments and Environmental Defect Adjustments does
not exceed $575,000.

     9.2 Enerplus’s Conditions Precedent. The obligations of Enerplus at the Closing are
subject, at the option of Enerplus, to the satisfaction or waiver at or prior to the Closing of the
following conditions precedent:

     (a) All representations and warranties of American contained in this Agreement are true
in all material respects (considering the transaction as a whole) at and as of the Closing
in accordance with their terms as if such representations were remade at and as of the
Closing, and American has performed and satisfied all covenants and agreements required by
this Agreement to be performed and satisfied by American at or prior to the Closing in all
material respects;

     (b) No order has been entered by any court or governmental agency having jurisdiction
over the Parties or the subject matter of this Agreement that restrains or prohibits the
purchase and sale contemplated by this Agreement and that remains in effect at the time of
Closing;

     (c) The aggregate of Title Defect Adjustments and Environmental Defect Adjustments does
not exceed $575,000; and

     (d) From the date of this Agreement until Closing, there shall not have been any
material change in the Assets, taken as a whole, except for the following: (i) changes to
production rates in individual wells consistent with historical production, (ii) depletion
due to
normal production, and (iii) general economic condition of the oil and gas industry,
including without limitation, changes in pricing and other market conditions.

ARTICLE X

RIGHT OF TERMINATION AND ABANDONMENT

     10.1 Termination. This Agreement may be terminated in accordance with the following
provisions:

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     (a) by American, if American’s conditions set forth in Section 9.1 are not satisfied
through no fault of American, or are not waived by American, as of the Closing Date (as
defined in Section 11.1, below);

     (b) by Enerplus, if Enerplus’s conditions set forth in Section 9.2 are not satisfied
through no fault of Enerplus, or are not waived by Enerplus, as of the Closing Date;

     (c) by American, if through no fault of American the Closing does not occur on or
before the Closing Date;

     (d) by Enerplus, if through no fault of Enerplus the Closing does not occur on or
before the Closing Date; or

     (e) by mutual agreement of the Parties.

     10.2 Liabilities Upon Termination. If Closing does not occur because any Party wrongfully
fails to tender performance at Closing and the other Party is ready to close, then the other Party
shall have all available legal and equitable remedies (including, without limitation, specific
performance), for the Party’s wrongful failure to close; provided, however, that if the other Party
elects not to seek specific performance but instead to seek monetary damages, the Party wrongfully
failing to close shall not have any liability for consequential, special, punitive or exemplary
damages.

ARTICLE XI

CLOSING

     11.1 Date of Closing. The closing of the transactions contemplated hereby (the “Closing”)
shall be held on or before Friday, March 31, 2006, or such date as Enerplus and American may agree
in writing (the “Closing Date”).

     11.2 Place of Closing. The Closing shall be held at American’s offices in Denver,
Colorado, or at such other time and place as Enerplus and American may agree in writing.

     11.3 Closing Obligations. At Closing, the following events shall occur, each being a
condition precedent to the others and each being deemed to have occurred simultaneously with the
others:

     (a) American shall execute, acknowledge and deliver to Enerplus an Assignment, Bill of
Sale and Conveyance in the form attached as Exhibit A, conveying the Assets to Enerplus as
of the Effective Time, disclaiming merchantability, fitness for a particular use, and
similar personal property warranties but containing a special warranty of title by, through
and under American.

     (b) American and Enerplus shall execute and deliver the Preliminary Settlement
Statement.

     (c) Enerplus shall deliver the Closing Amount by wire transfer in immediately available
funds to an account designated by American.

          American and Enerplus shall take such other actions and deliver such other documents as
are contemplated by this Agreement.

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ARTICLE XII

POST-CLOSING OBLIGATIONS

     12.1 Final Settlement Statement. As soon as practicable after the Closing, but in no event
later than Friday, May 26, 2006, American will prepare and deliver to Enerplus, in accordance with
customary industry accounting practices, the final settlement statement (the “Final Settlement
Statement”) setting forth each adjustment or payment that was not finally determined as of the
Closing and showing the calculation of such adjustment and the resulting final purchase price (the
“Final Purchase Price”). As soon as practicable after receipt of the Final Settlement Statement,
but in no event later than on or before Friday, June 9, 2006, Enerplus shall deliver to American a
written report containing any changes that Enerplus proposes to make to the Final Settlement
Statement. Enerplus’s failure to deliver to American a written report detailing proposed changes
to the Final Settlement Statement by that date shall be deemed an acceptance by Enerplus of the
Final Settlement Statement as submitted by American. The Parties shall agree with respect to the
changes proposed by Enerplus, if any, no later than Friday, June 16, 2006. The Final Settlement
Statement shall set forth the “Second Closing Amount” and all adjustments to the Purchase Price and
associated calculations. The date upon which such agreement is reached or upon which the Final
Purchase Price is established shall be herein called the “Final Settlement Date.” Enerplus agrees
to pay American the Second Closing Amount on Friday, July 14, 2006. For a period of six months
following the Closing, Enerplus agrees to provide American monthly with copies of joint interest
billings and revenue remittances received from the operator of the Assets.

     12.2 Records. American agrees to make the Records available for pick up by Enerplus as
soon as is reasonably practical, but in any event within seven days after Closing. American may
retain copies of the Records and American shall have the right to review and copy the Records
during standard business hours upon reasonable notice for so long as Enerplus retains the Records.
Enerplus agrees that the Records will be maintained in compliance with all applicable laws
governing document retention. Enerplus will not destroy or otherwise dispose of Records after
Closing, unless Enerplus first gives American reasonable notice and an opportunity to copy the
Records to be destroyed. If and to the extent certain portions of the Records are subject to
unaffiliated third party contractual restrictions on disclosure
or transfer, American agrees to use reasonable efforts to obtain the waiver of such
contractual restrictions; provided, however, that American shall not be required to expend any
money in connection with obtaining such waivers.

     12.3 Proceeds and Invoices For Property Expenses Received After Closing. After the
Final Settlement Date, those proceeds attributable to the Assets received by a Party, or invoices
for Property Expenses, or invoices paid by one Party for or on behalf of the other Party which were
not already included as a Purchase Price adjustment at Closing, shall be settled as follows:

     (a) Proceeds. Proceeds received by Enerplus with respect to sales of Hydrocarbons
produced prior to the Effective Time shall be immediately remitted or forwarded to American.
Proceeds received by American with respect to sales of Hydrocarbons produced after the Effective
Time shall be immediately forwarded to Enerplus.

     (b) Property Expenses. Invoices for Property Expenses received by Enerplus
which relate to operations on the Assets prior to the Effective Time shall be forwarded to
American by Enerplus, or if already paid by Enerplus, invoiced by Enerplus to American.
Invoices for Property Expenses received by American that relate to operations on the Assets
after the Effective Time shall be immediately forwarded to Enerplus by American, or if
already paid by American, invoiced by American to Enerplus.

17

 

     12.4 Further Assurances. From time to time after Closing, American and Enerplus
shall each execute, acknowledge and deliver to the other such further instruments and take such
other action as may be reasonably requested in order to accomplish more effectively the purposes of
the transactions contemplated by this Agreement.

ARTICLE XIII

ASSUMPTION AND RETENTION OF OBLIGATIONS AND INDEMNIFICATION

     13.1 Enerplus’s Assumption of Liabilities and Obligations. Upon Closing and subject to the
provisions of Section 12.3, and except for Retained Liabilities, Enerplus shall assume and pay,
perform, fulfill and discharge of all claims, costs, expenses, liabilities and obligations
attributable to the (i) the Assumed Environmental Liabilities and (ii) the Assets and the period of
time after the Effective Time, including, without limitation the following as they relate to the
period of time after the Effective Date: (a) the Agreements, (b) all liability for royalty and
overriding royalty payments and Taxes made with respect to the Assets, (c) the payment of Property
Expenses, and (d) the obligation to plug and abandon all wells located on the Lands and reclaim all
Well sites located on the Lands (collectively, the “Assumed Liabilities”).

     13.2 American’s Retention of Liabilities and Obligations. Upon Closing and subject to
the provisions of Section 12.3, American shall retain all claims, costs, expenses, liabilities and
obligations accruing or relating to (i) the Retained Environmental Liabilities, (ii) the Other
Taxes, and (iii) the Assets and period of time prior to the Effective Time, including without
limitation, the following as they relate to the period of time prior to the Effective Time: (a)
the liability for royalty and overriding royalty payments and Taxes made with respect to the Assets
and (b) any injury, death, casualty, or tortious action occurring on or attributable to the Assets
(the “Retained Liabilities”).

          By assuming or retaining liabilities or obligations in Sections 13.1 or 13.2, American and
Enerplus do not intend to, and shall not be deemed by any third parties to, have admitted any
liability for the period of time before American owned the Assets.

     13.3 Indemnification. “Losses” shall mean any actual losses, costs, expenses
(including court costs, reasonable fees and expenses of attorneys, technical experts and expert
witnesses and the cost of investigation), liabilities, damages, demands, suits, claims, and
sanctions of every kind and character (including civil fines) arising from, related to or
reasonably incident to matters indemnified against; excluding however any special, consequential,
punitive or exemplary damages, loss of profits incurred by a Party hereto or Loss incurred as a
result of the indemnified Party indemnifying a third party.

          After the Closing, the Parties shall indemnify each other as follows:

     (a) American’s Indemnification of Enerplus. American assumes all risk, liability,
obligation and Losses in connection with, and shall defend, indemnify, and save and hold harmless
Enerplus, its partners and all officers, directors, employees and agents of Enerplus and its
partners, from and against all Losses which arise from or in connection with (i) the Retained
Liabilities and (ii) any matter for which American has specifically agreed to indemnify Enerplus
under this Agreement.

     (b) Enerplus’s Indemnification of American. Enerplus assumes all risk, liability,
obligation and Losses in connection with, and shall defend, indemnify, and save and hold harmless
American, its officers, directors, employees and agents, from and against all Losses which arise
from or in connection with (i) the Assumed Liabilities and (ii) any matter for which Enerplus has
specifically agreed to indemnify American under this Agreement.

18

 

     (c) Release. Enerplus shall be deemed to have released American at the Closing
from any Losses for which Enerplus has agreed to indemnify American hereunder, and American
shall be deemed to have released Enerplus at the Closing from any Losses for which American
has agreed to indemnify Enerplus hereunder.

     13.4 Procedure. The indemnifications contained in Section 13.3 shall be implemented
as follows:

     (a) Coverage. Such indemnity shall extend to all Losses suffered or incurred
by the indemnified Party.

     (b) Claim Notice. The Party seeking indemnification under the terms of this
Agreement (“Indemnified Party”) shall submit a written “Claim Notice” to the other Party
(“Indemnifying Party”) which, to be effective, must state: (i) the amount of each payment
claimed by an Indemnified Party to be owing, (ii) the basis for such claim, with supporting
documentation, and (iii) a list identifying to the extent reasonably possible each separate
item of Loss for which payment is so claimed. The amount claimed shall be paid by the
Indemnifying Party to the extent required herein within 30 days after receipt of the Claim
Notice, or after the amount of such payment has been finally established, whichever last
occurs.

     (c) Information. Within 60 days after the Indemnified Party receives notice of
a claim or legal action that may result in a Loss for which indemnification may be sought
under this Article XIII (a “Claim”), the Indemnified Party shall give written notice of such
Claim to the Indemnifying Party. If the Indemnifying Party or its counsel so requests, the
Indemnified Party shall furnish the Indemnifying Party with copies of all pleadings and
other information with respect to such Claim. At the election of the Indemnifying Party
made within 60 days after receipt of such notice, the Indemnified Party shall permit the
Indemnifying Party to assume control of such Claim (to the extent only that such Claim,
legal action or other matter relates to a Loss for which the Indemnifying Party is liable),
including the determination of all appropriate actions, the negotiation of settlements on
behalf of the Indemnified Party, and the conduct of litigation through attorneys of the
Indemnifying Party’s choice; provided, however, that no such settlement can result in any
liability or cost to the Indemnified Party for which it is entitled to be indemnified
hereunder without its consent. If the Indemnifying Party elects to assume control, (i) any
expense incurred by the Indemnified Party thereafter for investigation or defense of the
matter shall be borne by the Indemnified Party, and (ii) the Indemnified Party shall give
all reasonable information and assistance, other than pecuniary, that the Indemnifying Party
shall deem necessary to the proper defense of such Claim, legal action, or other matter. In
the absence of such an election, the Indemnified Party will use its best efforts to defend,
at the Indemnifying Party’s expense, any claim, legal action or other matter to which such
other Party’s indemnification under this Article XIII applies until the Indemnifying Party
assumes such defense, and, if the Indemnifying Party fails to assume such defense within the
time period provided above, settle the same in the Indemnified Party’s reasonable discretion
at the Indemnifying Party’s expense. If such a Claim requires immediate action, both the
Indemnified Party and the Indemnifying Party will cooperate in good faith to take
appropriate action so as not to jeopardize defense of such Claim or either Party’s position
with respect to such Claim.

     13.5 No Insurance; Subrogation. The indemnifications provided in this Article XIII shall
not be construed as a form of insurance. Enerplus and American hereby waive for themselves, their
successors or assigns, including, without limitation, any insurers, any rights to subrogation for
Losses for which each of them is respectively liable or against which each respectively indemnifies
the other, and, if

19

 

required by applicable policies, Enerplus and American shall obtain waiver of
such subrogation from their respective insurers.

     13.6 Reservation as to Non-Parties. Nothing herein is intended to limit or otherwise
waive any recourse Enerplus or American may have against any non-party for any obligations or
liabilities that may be incurred with respect to the Assets.

ARTICLE XIV

MISCELLANEOUS

     14.1 Schedules. The Schedules to this Agreement are hereby incorporated into this
Agreement by reference and constitute a part of this Agreement.

     14.2 Expenses. All legal and accounting fees incurred by Enerplus or American in
negotiating this Agreement or in consummating the transactions contemplated by this Agreement shall
be paid by the Party incurring the same.

     14.3 Notices. All notices and communications required or permitted under this
Agreement shall be in writing and addressed as set forth below. Any communication or delivery
hereunder shall be deemed to have been duly made and the receiving Party charged with notice (i) if
personally delivered, when received, (ii) if sent by telecopy or facsimile transmission, when
received (iii) if mailed, five business days after mailing, certified mail, return receipt
requested, or (iv) if sent by overnight courier, one day after sending. All notices shall be
addressed as follows:

	 	 	 	 	 
	 

	 	If to American:
	 	American Oil & Gas, Inc.
	 

	 	 	 	1050 Seventeenth Street, Suite 1850
	 

	 	 	 	Denver, Colorado 80265
	 

	 	 	 	Attention: Patrick D. O’Brien
	 

	 	 	 	Telephone: 303.595.0125
	 

	 	 	 	Fax: 303.595.0709
	 
	 	 	 	 
	 

	 	If to Enerplus:
	 	Enerplus Resources (USA) Corporation
	 

	 	 	 	1700 Lincoln Street, Suite 1300
	 

	 	 	 	Denver, Colorado 80203
	 

	 	 	 	Attention: Land Manager
	 

	 	 	 	Telephone: 720.279.5500
	 

	 	 	 	Fax: 720.279.5550

          Any Party may, by written notice so delivered to the other Parties, change the address or
individual to which delivery shall thereafter be made.

     14.4 Amendments. Except for waivers specifically provided for in this Agreement, this
Agreement may not be amended nor any rights hereunder waived except by an instrument in writing
signed by the Party to be charged with such amendment or waiver and delivered by such Party to the
Party claiming the benefit of such amendment or waiver.

     14.5 Assignment. Enerplus and American shall not assign all or any portion of their
respective rights or delegate all or any portion of their respective duties hereunder unless they
continue to remain liable for the performance of their obligations hereunder. Enerplus may not
assign the benefits of any of American’s indemnity obligations contained in this Agreement, and
any permitted assignment shall not include such benefits. No such assignment or obligation shall
increase the burden on American

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or impose any duty on American to communicate with or report to any
transferee, and American may continue to look to Enerplus for all purposes under this Agreement.

     14.6 Counterparts; Fax Signatures. This Agreement may be executed by Enerplus and American
in any number of counterparts, each of which shall be deemed an original instrument, but all of
which together shall constitute but one and the same instrument. Facsimile signatures shall be
considered binding.

     14.7 Governing Law. This Agreement and the transactions contemplated hereby shall be
construed in accordance with, and governed by, the laws of the State of Montana without reference
to the conflict of laws principles thereof.

     14.8 Dispute Resolution. The Parties agree to resolve disputes concerning (i) the
existence and scope of a Title Defect, (ii) the Title Defect Amount or that portion of the Lease
affected by a Title Defect, (iii) the adequacy of American’s Title Defect curative work, (iv) the
existence of an Environmental Defect, and (v) the Environmental Defect Amount of an Environmental
Defect (collectively, the “Disputed Matters”), exclusively and solely by arbitration in accordance
with this Section 14.8. Specifically, the Parties agree that the Disputed Matters will be finally
determined by an independent arbitrator knowledgeable about the oil and gas industry and mutually
acceptable to the Parties or, if no such arbitrator is picked within 14 days after one Party’s
notice to the other of the existence of an arbitrable dispute, by the law firm of Gough, Shanahan,
Johnson & Waterman, Helena, Montana, in either case employing such independent landmen, petroleum
engineers and environmental consultants as the arbitrator deems necessary. No later than 21 days
after the arbitrator’s written agreement to serve, Enerplus and American shall present their
respective positions in writing to the arbitrator, together with such evidence as each Party deems
appropriate. The arbitrator shall be instructed to resolve the dispute through a final binding
decision within 21 days after such submission deadline. The arbitrator may request oral
presentations and shall decide any other procedural matters presented by a Party, which decisions
shall be final and binding upon the Parties. Each Party shall bear its own costs and expenses of
the arbitration, provided, however that the costs incurred in employing the arbitrator shall be
borne 50% by American and 50% by Enerplus. The decision of the arbitrator may be filed in any
court of competent jurisdiction and may be enforced by any Party as a final judgment of such court.

     14.9 Entire Agreement. This Agreement constitutes the entire understanding among the
Parties, their respective partners, members, trustees, shareholders, officers, directors and
employees with respect to the subject matter hereof, superseding all negotiations, prior
discussions and prior agreements and understandings relating to such subject matter.

     14.10 Binding Effect. This Agreement shall be binding upon, and shall inure to the benefit
of, the Parties hereto, and their respective successors and assigns.

     14.11 Limitation on Damages; Provision for Recovery of Costs and Attorney’s Fees. The
Parties expressly waive any and all rights to consequential, special, incidental, punitive or
exemplary damages, or loss of profits resulting from breach of this Agreement. The prevailing
Party in any litigation seeking a remedy for the breach of this Agreement shall, however, be
entitled to recover all attorneys’ fees and costs incurred in such litigation.

     14.12 No Third-Party Beneficiaries. This Agreement is intended to benefit only the
Parties hereto and their respective permitted successors and assigns.

     14.13 Severability. If at any time subsequent to the date hereof, any provision of
this Agreement shall be held by any court of competent jurisdiction to be illegal, void or
unenforceable, such

21

 

provision shall be of no force and effect, but the illegality or unenforceability of such
provision shall have no effect upon and shall not impair the enforceability of any other provision
of this Agreement.

     14.14 14.10 Waiver. No consent or waiver, express of implied, to or of any breach or
default in the performance of any obligation or covenant hereunder shall constitute a consent or
waiver to or of any other breach or default in the performance of the same or any other obligations
hereunder.

     14.15 Survival of Representations and Warranties; Time Limit for Claims. All
representations and warranties made in Articles V and VI of this Agreement will survive for a
period of one year after the Closing. No claim for liability in respect of any such representation
or warranty may be made after the end of that one-year survival period.

     In witness whereof, the Parties have executed this Agreement.

SELLER:

AMERICAN OIL & GAS, INC.

	 	 	 	 	 
	By:

	 	/s/ Patrick D. O’Brien
 

	 	 
	 

	 	Patrick D. O’Brien, Chief Executive Officer	 	 

BUYER:

ENERPLUS RESOURCES (USA) CORPORATION

	 	 	 	 	 
	By:

	 	/s/ Ward Polzin
 

Ward Polzin
	 	 
	 

	 	Country Manager	 	 
	 
	By:

	 	/s/ Ian C. Dundas
 

Ian C. Dundas
	 	 
	 

	 	Senior Vice President, Business Development	 	 

	 	 	 
	Schedule 1.2(a):

	 	The Leases
	Schedule 1.2(b):

	 	The Wells
	Schedule 1.2(d):

	 	Certain Material Contracts
	Schedule 1.3:

	 	Allocated Values
	Schedule 3.6:

	 	Preferential Rights and Required Consents
	Schedule 5.2(f)

	 	Authorization for Expenditures in excess of $50,000
	 
	Exhibit A:

	 	Assignment, Bill of Sale and Conveyance

22exv10w32

 

Exhibit 10.32

LOAN AGREEMENT

Dated as of November 16, 2006

Between

ASHFORD CHICAGO O’HARE LP,

as Borrower

and

MORGAN STANLEY MORTGAGE CAPITAL INC.,

as Lender

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	Page	 
	I.	 	DEFINITIONS; PRINCIPLES OF CONSTRUCTION	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Section 1.1	 	Definitions	 	 	1	 
	Section 1.2	 	Principles of Construction	 	 	21	 
	 
	 	 	 	 	 	 	 	 
	II.	 	THE LOAN	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Section 2.1	 	The Loan	 	 	22	 
	 
	 	2.1.1	 	Agreement to Lend and Borrow	 	 	22	 
	 
	 	2.1.2	 	Single Disbursement to Borrower	 	 	22	 
	 
	 	2.1.3	 	The Note	 	 	22	 
	 
	 	2.1.4	 	Use of Proceeds	 	 	22	 
	Section 2.2	 	Interest Rate	 	 	22	 
	 
	 	2.2.1	 	Initial Interest Rate	 	 	22	 
	 
	 	2.2.2	 	Default Rate	 	 	22	 
	 
	 	2.2.3	 	Interest Calculation	 	 	22	 
	 
	 	2.2.4	 	Usury Savings	 	 	23	 
	Section 2.3	 	Loan Payments	 	 	23	 
	 
	 	2.3.1	 	Payment Before Maturity Date	 	 	23	 
	 
	 	2.3.2	 	Payment on Maturity Date	 	 	23	 
	 
	 	2.3.3	 	Late Payment Charge	 	 	23	 
	 
	 	2.3.4	 	Method and Place of Payment	 	 	24	 
	Section 2.4	 	Prepayments	 	 	24	 
	 
	 	2.4.1	 	Voluntary Prepayments	 	 	24	 
	 
	 	2.4.2	 	Mandatory Prepayments	 	 	24	 
	 
	 	2.4.3	 	Prepayments After Default	 	 	25	 
	Section 2.5	 	Defeasance	 	 	25	 
	 
	 	2.5.1	 	Conditions to Defeasance	 	 	25	 
	 
	 	2.5.2	 	Defeasance Collateral Account	 	 	26	 
	 
	 	2.5.3	 	Successor Borrower	 	 	27	 
	 
	 	 	 	 	 	 	 	 
	III.	 	REPRESENTATIONS AND WARRANTIES	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Section 3.1	 	Borrower Representations	 	 	27	 
	 
	 	3.1.1	 	Organization	 	 	27	 
	 
	 	3.1.2	 	Proceedings	 	 	28	 
	 
	 	3.1.3	 	No Conflicts	 	 	28	 
	 
	 	3.1.4	 	Litigation	 	 	28	 
	 
	 	3.1.5	 	Agreements	 	 	28	 
	 
	 	3.1.6	 	Consents	 	 	28	 
	 
	 	3.1.7	 	Title	 	 	28	 

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	 	 	 	 	 	Page	 
	 
	 	3.1.8	 	No Plan Assets	 	 	29	 
	 
	 	3.1.9	 	Compliance	 	 	29	 
	 
	 	3.1.10	 	Financial Information	 	 	29	 
	 
	 	3.1.11	 	Condemnation	 	 	30	 
	 
	 	3.1.12	 	Utilities and Public Access	 	 	30	 
	 
	 	3.1.13	 	Separate Lots	 	 	30	 
	 
	 	3.1.14	 	Assessments	 	 	30	 
	 
	 	3.1.15	 	Enforceability	 	 	30	 
	 
	 	3.1.16	 	Assignment of Leases	 	 	30	 
	 
	 	3.1.17	 	Insurance	 	 	30	 
	 
	 	3.1.18	 	Licenses	 	 	30	 
	 
	 	3.1.19	 	Flood Zone	 	 	31	 
	 
	 	3.1.20	 	Physical Condition	 	 	31	 
	 
	 	3.1.21	 	Boundaries	 	 	31	 
	 
	 	3.1.22	 	Leases	 	 	31	 
	 
	 	3.1.23	 	Filing and Recording Taxes	 	 	31	 
	 
	 	3.1.24	 	Single Purpose	 	 	31	 
	 
	 	3.1.25	 	Tax Filings	 	 	35	 
	 
	 	3.1.26	 	Solvency	 	 	36	 
	 
	 	3.1.27	 	Federal Reserve Regulations	 	 	36	 
	 
	 	3.1.28	 	Organizational Chart	 	 	36	 
	 
	 	3.1.29	 	Bank Holding Company	 	 	36	 
	 
	 	3.1.30	 	No Other Debt	 	 	36	 
	 
	 	3.1.31	 	Investment Company Act	 	 	36	 
	 
	 	3.1.32	 	Intentionally Omitted	 	 	37	 
	 
	 	3.1.33	 	No Bankruptcy Filing	 	 	37	 
	 
	 	3.1.34	 	Full and Accurate Disclosure	 	 	37	 
	 
	 	3.1.35	 	Foreign Person	 	 	37	 
	 
	 	3.1.36	 	Intentionally Omitted	 	 	37	 
	 
	 	3.1.37	 	No Change in Facts or Circumstances; Disclosure	 	 	37	 
	 
	 	3.1.38	 	Hotel Management Agreement	 	 	37	 
	 
	 	3.1.39	 	Perfection of Accounts	 	 	37	 
	 
	 	3.1.40	 	Intentionally Omitted	 	 	38	 
	 
	 	3.1.41	 	Inventory	 	 	38	 
	Section 3.2	 	Survival of Representations	 	 	38	 
	 
	 	 	 	 	 	 	 	 
	IV.	 	BORROWER COVENANTS	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Section 4.1	 	Borrower Affirmative Covenants	 	 	38	 
	 
	 	4.1.1	 	Existence; Compliance with Legal Requirements	 	 	38	 
	 
	 	4.1.2	 	Taxes and Other Charges	 	 	39	 
	 
	 	4.1.3	 	Litigation	 	 	39	 
	 
	 	4.1.4	 	Access to Property	 	 	39	 
	 
	 	4.1.5	 	Further Assurances; Supplemental Mortgage Affidavits	 	 	39	 
	 
	 	4.1.6	 	Financial Reporting	 	 	40	 
	 
	 	4.1.7	 	Title to the Property	 	 	41	 

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	 	 	 	 	 	Page	 
	 
	 	4.1.8	 	Estoppel Statement	 	 	41	 
	 
	 	4.1.9	 	Leases	 	 	42	 
	 
	 	4.1.10	 	Alterations	 	 	43	 
	 
	 	4.1.11	 	Material Agreements	 	 	44	 
	 
	 	4.1.12	 	Intentionally Omitted	 	 	44	 
	 
	 	4.1.13	 	Performance by Borrower	 	 	44	 
	 
	 	4.1.14	 	Costs of Enforcement/Remedying Defaults	 	 	44	 
	 
	 	4.1.15	 	Business and Operations	 	 	45	 
	 
	 	4.1.16	 	Loan Fees	 	 	45	 
	 
	 	4.1.17	 	Performance of FF&E Work	 	 	45	 
	 
	 	4.1.18	 	Operating Leases	 	 	46	 
	Section 4.2	 	Borrower and Operating Tenant Negative Covenants	 	 	47	 
	 
	 	4.2.1	 	Due on Sale and Encumbrance; Transfers of Interests	 	 	47	 
	 
	 	4.2.2	 	Liens	 	 	47	 
	 
	 	4.2.3	 	Dissolution	 	 	47	 
	 
	 	4.2.4	 	Intentionally Omitted	 	 	47	 
	 
	 	4.2.5	 	Debt Cancellation	 	 	47	 
	 
	 	4.2.6	 	Affiliate Transactions	 	 	47	 
	 
	 	4.2.7	 	Zoning	 	 	48	 
	 
	 	4.2.8	 	Assets	 	 	48	 
	 
	 	4.2.9	 	No Joint Assessment	 	 	48	 
	 
	 	4.2.10	 	Principal Place of Business	 	 	48	 
	 
	 	4.2.11	 	ERISA	 	 	48	 
	 
	 	4.2.12	 	Material Agreements	 	 	49	 
	 
	 	 	 	 	 	 	 	 
	V.	 	INSURANCE, CASUALTY AND CONDEMNATION	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Section 5.1	 	Insurance	 	 	49	 
	 
	 	5.1.1	 	Insurance Policies	 	 	49	 
	 
	 	5.1.2	 	Insurance Company	 	 	53	 
	Section 5.2	 	Casualty and Condemnation	 	 	54	 
	 
	 	5.2.1	 	Casualty	 	 	54	 
	 
	 	5.2.2	 	Condemnation	 	 	54	 
	Section 5.3	 	Delivery of Net Proceeds	 	 	55	 
	 
	 	5.3.1	 	Minor Casualty or Condemnation	 	 	55	 
	 
	 	5.3.2	 	Major Casualty or Condemnation	 	 	55	 
	 
	 	 	 	 	 	 	 	 
	VI.	 	RESERVE FUNDS	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Section 6.1	 	Required Repair Fund	 	 	59	 
	 
	 	6.1.1	 	Deposit of Required Repair Funds	 	 	59	 
	 
	 	6.1.2	 	Release of Required Repair Funds	 	 	59	 
	Section 6.2	 	Tax Funds	 	 	60	 
	 
	 	6.2.1	 	Deposits of Tax Funds	 	 	60	 
	 
	 	6.2.2	 	Release of Tax Funds	 	 	60	 
	Section 6.3	 	Insurance Funds	 	 	60	 

-iii-

 

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	Page	 
	 
	 	6.3.1	 	Deposits of Insurance Funds	 	 	60	 
	 
	 	6.3.2	 	Release of Insurance Funds	 	 	61	 
	Section 6.4	 	FF&E Replacement Funds	 	 	61	 
	 
	 	6.4.1	 	Deposits of FF&E Replacement Funds	 	 	61	 
	 
	 	6.4.2	 	Withdrawals of FF&E Funds	 	 	61	 
	 
	 	6.4.3	 	True-Up Procedures	 	 	62	 
	 
	 	6.4.4	 	Application of FF&E Replacement Funds	 	 	62	 
	 
	 	6.4.5	 	Exception	 	 	62	 
	Section 6.5	 	Application of Reserve Funds	 	 	62	 
	Section 6.6	 	Security Interest in Reserve Funds	 	 	63	 
	 
	 	6.6.1	 	Grant of Security Interest	 	 	63	 
	 
	 	6.6.2	 	Income Taxes	 	 	63	 
	 
	 	6.6.3	 	Prohibition Against Further Encumbrance	 	 	63	 
	 
	 	 	 	 	 	 	 	 
	VII.	 	PROPERTY MANAGEMENT	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Section 7.1	 	The Hotel Management Agreement	 	 	63	 
	Section 7.2	 	Prohibition Against Termination or Modification	 	 	63	 
	Section 7.3	 	Replacement of Hotel Manager	 	 	64	 
	 
	 	 	 	 	 	 	 	 
	VIII	 	. PERMITTED TRANSFERS	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Section 8.1	 	Permitted Transfer of the Property	 	 	64	 
	Section 8.2	 	Permitted Mezzanine Financing	 	 	64	 
	Section 8.3	 	Permitted Transfers of Interests in Borrower and Operating Tenant	 	 	66	 
	 
	 	 	 	 	 	 	 	 
	IX.	 	SALE AND SECURITIZATION OF MORTGAGE	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Section 9.1	 	Sale of Mortgage and Securitization	 	 	67	 
	Section 9.2	 	Securitization Indemnification	 	 	69	 
	 
	 	 	 	 	 	 	 	 
	X.	 	DEFAULTS	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Section 10.1	 	Event of Default 	 	 	72	 
	Section 10.2	 	Remedies 	 	 	74	 
	Section 10.3	 	Right to Cure Defaults 	 	 	75	 
	Section 10.4	 	Remedies Cumulative 	 	 	76	 
	 
	 	 	 	 	 	 	 	 
	XI.	 	MISCELLANEOUS	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Section 11.1	 	Successors and Assigns	 	 	76	 
	Section 11.2	 	Lender’s Discretion	 	 	76	 
	Section 11.3	 	Governing Law	 	 	76	 
	Section 11.4	 	Modification, Waiver in Writing	 	 	78	 
	Section 11.5	 	Delay Not a Waiver	 	 	78	 
	Section 11.6	 	Notices	 	 	78	 

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	 	 	 	 	 	Page	 
	Section 11.7	 	Trial by Jury	 	 	79	 
	Section 11.8	 	Headings	 	 	79	 
	Section 11.9	 	Severability	 	 	79	 
	Section 11.10	 	Preferences	 	 	80	 
	Section 11.11	 	Waiver of Notice	 	 	80	 
	Section 11.12	 	Remedies of Borrower	 	 	80	 
	Section 11.13	 	Expenses; Indemnity	 	 	80	 
	Section 11.14	 	Schedules Incorporated	 	 	81	 
	Section 11.15	 	Offsets, Counterclaims and Defenses	 	 	81	 
	Section 11.16	 	No Joint Venture or Partnership; No Third Party Beneficiaries	 	 	82	 
	Section 11.17	 	Publicity	 	 	82	 
	Section 11.18	 	Waiver of Marshalling of Assets	 	 	82	 
	Section 11.19	 	Waiver of Offsets/Defenses/Counterclaims	 	 	82	 
	Section 11.20	 	Conflict; Construction of Documents; Reliance	 	 	82	 
	Section 11.21	 	Brokers and Financial Advisors	 	 	83	 
	Section 11.22	 	Exculpation	 	 	83	 
	Section 11.23	 	Prior Agreements	 	 	85	 
	Section 11.24	 	Servicer	 	 	85	 
	Section 11.25	 	Joint and Several Liability	 	 	86	 
	Section 11.26	 	Creation of Security Interest	 	 	86	 
	Section 11.27	 	Assignments and Participations	 	 	86	 
	Section 11.28	 	Set-Off	 	 	87	 
	Section 11.29	 	Expansion of the Property	 	 	87	 

-v-

 

SCHEDULES

	 	 	 	 	 
	Schedule I

	 	–
	 	Leases
	Schedule II

	 	–
	 	Required Repairs
	Schedule III

	 	–
	 	Organizational Chart
	Schedule IV

	 	 	 	Architect’s Certificate
	Schedule V

	 	 	 	Spreadsheet
	Schedule VI

	 	 	 	Anticipated Cost Report
	Schedule VII

	 	 	 	Dual Obligee Rider

-vi-

 

LOAN AGREEMENT

          THIS LOAN AGREEMENT, dated as of November 16, 2006 (as amended, restated, replaced,
supplemented or otherwise modified from time to time, this “Agreement”), between MORGAN
STANLEY MORTGAGE CAPITAL INC., a New York corporation, having an address at 1221 Avenue of the
Americas, 27th Floor, New York, New York 10020 (“Lender”), and ASHFORD CHICAGO O’HARE LP, a
Delaware limited partnership having an address at 14185 Dallas Parkway, Suite 1100, Dallas, Texas
75254 (“Borrower”).

          All capitalized terms used herein shall have the respective meanings set forth in Article I
hereof.

W I T N E S S E T H:

          WHEREAS, Borrower desires to obtain the Loan from Lender; and

          WHEREAS, Lender is willing to make the Loan to Borrower, subject to and in accordance with the
conditions and terms of this Agreement and the other Loan Documents.

          NOW, THEREFORE, in consideration of the covenants set forth in this Agreement, and other good
and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the
parties hereto hereby agree, represent and warrant as follows:

          I. DEFINITIONS; PRINCIPLES OF CONSTRUCTION

          Section 1.1 Definitions. For all purposes of this Agreement, except as otherwise expressly
provided:

          “Accounts” shall have the meaning set forth in the Cash Management Agreement.

          “Account Control Agreement” shall mean any account control agreement entered into
among Borrower, Operating Tenant, Lender, Hotel Manager and Account Control Bank in connection with
the FF&E reserve account and the operating account required to be maintained by Operating Tenant
pursuant to the Hotel Management Agreement.

          “Account Control Bank” shall mean the bank or agent under the Account Control
Agreement holding the FF&E reserve account and the operating account required to be maintained by
Operating Tenant pursuant to the Hotel Management Agreement, and any successor thereto.

          “Affiliate” shall mean, as to any Person, any other Person that, directly or
indirectly, owns more than forty percent (40%) of, is in control of, is controlled by or is under
common ownership or control with such Person or is a director or officer of such Person or of an
Affiliate of such Person. As used in this definition, the term “control” means the
possession,

 

 

directly or indirectly, of the power to direct or cause the direction of the management,
policies or activities of a Person, whether through ownership of voting securities, by contract or
otherwise.

          “Agent” shall mean JPMorgan Chase Bank, N.A., and any successor Eligible Institution
thereto.

          “ALTA” shall mean American Land Title Association, or any successor thereto.

          “Alteration Security” shall have the meaning set forth in Section 4.1.10. 

          “Alteration Threshold” shall mean $3,500,000.

          “Amortization Period” shall have the meaning set forth in Section 2.3.1.

          “Annual Budget” shall mean the operating and capital budget for the Property setting
forth Borrower’s good faith estimate of Gross Revenue, Operating Expenses, FF&E Replacements and
Capital Expenditures for the applicable Fiscal Year.

          “Anticipated Monthly BI Amount” shall have the meaning set forth in Section 5.3.2(i).

          “Approved Expansion Financing” shall have the meaning set forth in Section
11.29(a)(iv).

          “Architect’s Certificate” shall have the meaning as set forth in Section
11.29(a)(xii).

          “Assignments of Construction Contracts” shall mean, collectively, the assignment of
the General Contractor’s Agreement to Lender and the assignment of the architect’s agreement to
Lender executed and delivered to Lender in connection with the Expansion, all of which shall be
reasonably acceptable to Lender in form and substance, as the same may be further amended,
restated, replaced, supplemented or otherwise modified from time to time.

          “Assignment of Leases” shall mean that certain first priority Assignment of Leases and
Rents, dated as of the date hereof, from Borrower and Operating Tenant, collectively as assignor,
to Lender, as assignee, as the same may be amended, restated, replaced, supplemented or otherwise
modified from time to time.

          “Assignment of Operating Lease” shall mean that certain Assignment and Subordination
of Operating Lease dated as of the date hereof from Operating Tenant to Lender, as the same may be
further amended, restated, replaced, supplemented or otherwise modified from time to time.

          “Award” shall mean any compensation paid by any Governmental Authority in connection
with a Condemnation in respect of all or any part of the Property.

-2-

 

          “Bankruptcy Code” shall mean Title 11 of the United States Code entitled “Bankruptcy”,
as amended from time to time, and any successor statute or statutes and all rules and regulations
from time to time promulgated thereunder, and any comparable foreign laws relating to bankruptcy,
insolvency or creditors’ rights.

          “Basic Carrying Costs” shall mean the sum of the following costs associated with the
Property for the relevant Fiscal Year or payment period: (i) Taxes and (ii) Insurance Premiums.

          “Borrower” shall mean Ashford Chicago O’Hare LP, a Delaware limited partnership,
together with its permitted successors and assigns.

          “Business Day” shall mean any day other than a Saturday, a Sunday or a legal holiday
on which national banks are not open for general business in (i) the State of New York, (ii) the
state where the corporate trust office of the Trustee is located, or (iii) the state where the
servicing offices of the Servicer are located.

          “Business Insurance Proceeds” shall have the meaning set forth in section 5.3.2(i).

          “Capital Expenditures” for any period shall mean amounts expended for replacements and
alterations to the Property and required to be capitalized according to GAAP.

          “Cash Management Agreement” shall mean that certain Cash Management Agreement of even
date herewith among Lender, Borrower, Operating Tenant and Agent.

          “Casualty” shall mean the occurrence of any casualty, damage or injury, by fire or
otherwise, to the Property or any part thereof.

          “Casualty Consultant” shall have the meaning set forth in Section 5.3.2(c).

          “Casualty Retainage” shall have the meaning set forth in Section 5.3.2(d).

          “Closing Date” shall mean the date of funding the Loan.

          “Code” shall mean the Internal Revenue Code of 1986, as amended, and as it may be
further amended from time to time, any successor statutes thereto, and applicable U.S. Department
of Treasury regulations issued pursuant thereto in temporary or final form.

          “Completion Guarantor” shall have the meaning set forth in Section 11.29(a)(v).

          “Component A1” shall mean that portion of the Loan in the amount of Sixty Million and
No/100 Dollars ($60,000,000.00) made by Lender to Borrower pursuant to this Agreement.

          “Component A1 Rate” shall mean a fixed rate per annum equal to 5.81%.

-3-

 

          “Component A2” shall mean that portion of the Loan in the amount of Forty-One Million
and No/100 Dollars ($41,000,000.00) made by Lender to Borrower pursuant to this Agreement.

          “Component A2 Rate” shall mean a fixed rate per annum equal to 5.81%.

          “Component Rates” means, collectively, the Component A1 Rate and the Component A2
Rate.

          “Components” shall mean, collectively, Component A1 and Component A2.

          “Condemnation” shall mean a temporary or permanent taking by any Governmental
Authority as the result or in lieu or in anticipation of the exercise of the right of condemnation
or eminent domain, of all or any part of the Property, or any interest therein or right accruing
thereto, including any right of access thereto or any change of grade affecting the Property or any
part thereof.

          “Construction Consultant” shall mean a consultant designated and engaged by Lender (or
any replacement of such consultant) to inspect the Improvements and the Property as the
construction of the Expansion progresses, to consult with and provide advice to and render reports
to Lender, which Person may be, at Lender’s option upon notice to Borrower, either an officer or
employee of Lender or consulting architects, engineers or inspectors appointed by Lender; provided,
however that if a construction consultant is engaged by the lender providing Approved Expansion
Financing for the Expansion and such construction consultant provides Lender with the same reports
and advice as provided to the lender of the Approved Expansion Financing, then Lender agrees not to
engage a Construction Consultant in connection with the Expansion.

          “Consumer Price Index” or “CPI” shall mean the Consumer Price Index for All
Urban Consumers published by the Bureau of Labor Statistics of the United States Department of
Labor, New York – Northern New Jersey – Long Island, NY – NJ – CT – PA; All Items; 1982-84 = 100.
If the Bureau of Labor Statistics substantially revises the manner in which the CPI is determined,
an adjustment shall be made by Lender in the revised index which would produce results equivalent,
as nearly as possible, to those which would be obtained if the CPI had not been so revised. If the
CPI becomes unavailable to the public because publication is discontinued, or otherwise, Lender
shall substitute therefor a comparable index based upon changes in the cost of living or purchasing
power of the consumer dollar published by any other governmental agency reasonably acceptable to
Borrower or, if no such index is available, then, subject to reasonable approval of Borrower, a
comparable index published by a major bank, other financial institution, university or recognized
financial publication shall be substituted.

          “Control Account” shall mean the “Accounts” as defined under any Account Control
Agreement.

          “Debt” shall mean the outstanding principal amount of the Loan together with all
interest accrued and unpaid thereon and all other sums (including the Yield Maintenance Premium)
due to Lender in respect of the Loan under the Note, this Agreement, the Mortgage, the
Environmental Indemnity or any other Loan Document.

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          “Debt Service” shall mean, with respect to any particular period of time, scheduled
principal and interest payments under the Note.

          “Debt Service Coverage Ratio” shall mean the ratio of (i) Underwritable Cash Flow for
the twelve (12) calendar month period immediately preceding the date of calculation to (ii) the
projected Debt Service that would be due for the twelve (12) calendar month period immediately
following such calculation.

          “Default” shall mean the occurrence of any event hereunder or under any other Loan
Document which, but for the giving of notice or passage of time, or both, would be an Event of
Default.

          “Default Rate” shall mean, with respect to each Component, a rate per annum equal to
the lesser of (i) the maximum rate permitted by applicable law, or (ii) five percent (5%) above the
Interest Rate.

          “Defeasance Collateral” shall mean U.S. Obligations, which provide payments (i) on or
prior to, but as close as possible to, the Business Day immediately preceding all Monthly Payment
Dates and other scheduled payment dates, if any, under the Note after the Defeasance Date and up to
and including the Lockout Expiration Date, and (ii) in amounts equal to or greater than the
Scheduled Defeasance Payments relating to such Monthly Payment Dates and other scheduled payment
dates.

          “Defeasance Collateral Account” shall have the meaning set forth in Section 2.5.3.

          “Defeasance Date” shall have the meaning set forth in Section 2.5.1(a)(i).

          “Defeasance Event” shall have the meaning set forth in Section 2.5.1(a).

          “Disclosure Document” shall have the meaning set forth in Section 9.2(a).

          “Eligible Account” shall mean an identifiable account which is separate from all other
funds held by the holding institution that is either (a) an account or accounts maintained with the
corporate trust department of a federal or state-chartered depository institution or trust company
which complies with the definition of Eligible Institution or (b) a segregated trust account or
accounts maintained with the corporate trust department of a federal or state chartered depository
institution or trust company acting in its fiduciary capacity which, in the case of a state
chartered depository institution or trust company is subject to regulations substantially similar
to 12 C.F.R. §9.10(b), having in either case a combined capital and surplus of at least $50,000,000
and subject to supervision or examination by federal and state authority. An Eligible Account will
not be evidenced by a certificate of deposit, passbook or other instrument.

          “Eligible Institution” shall mean a federal or state chartered depository institution
or trust company insured by the Federal Deposit Insurance Corporation the short term unsecured debt
obligations or commercial paper of which are rated at least A-1 by S&P, P-1 by Moody’s and F-1 by
Fitch in the case of accounts in which funds are held for thirty (30) days or less or, in the case
of Letters of Credit or accounts in which funds are held for more than thirty

-5-

 

(30) days, the long
term unsecured debt obligations of which are rated at least “A” by Fitch and S&P and “A2” by
Moody’s.

          “Environmental Indemnity” shall mean that certain Environmental Indemnity Agreement
dated as of the date hereof executed by Borrower in connection with the Loan for the benefit of
Lender.

          “Environmental Report” shall mean that certain Phase I Environmental Site Assessment
of the Westin O’Hare, Project No. 80671.06R-001.111 prepared by EMG. 

          “Equipment” shall have the meaning set forth in the granting clause of the Mortgage.

          “ERISA” shall have the meaning set forth in Section 3.1.8.

          “Event of Default” shall have the meaning set forth in Section 10.1.

          “Exchange Act” shall have the meaning set forth in Section 9.2(a).

          “Exchange Act Filing” shall have the meaning set forth in Section 9.1(c).

          “Expansion” shall have the meaning set forth in Section 11.29.

          “Expansion Budget” shall have the meaning set forth in Section 11.29(a)(iii).

          “Expansion Guarantor” shall have the meaning set forth in Section 11.29(a)(v).

          “Expansion Notice” shall have the meaning set forth in Section 11.29(a)(i).

          “Extraordinary Expense” shall have the meaning set forth in Section 4.1.6(e).

          “FF&E” shall mean furniture, fixtures and equipment of the type customarily utilized
in first class, reputable hotel properties such as the Property.

          “FF&E Replacement Funds” shall have the meaning set forth in Section 6.3.1.

          “FF&E Replacement Work” shall mean any labor performed or materials installed in
connection with any FF&E Replacements.

          “FF&E Replacements” means the refurbishment of existing hotel furniture, fixtures and
equipment or replacements thereof with new furniture, fixture and equipment as may be necessary to
maintain and operate a first class, reputable hotel in the manner and quality of the hotel operated
at the Property on the date hereof.

          “Fiscal Year” shall mean each twelve month period commencing on January 1 and ending
on December 31 during each year of the term of the Loan.

          “Fitch” shall mean Fitch, Inc.

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          “GAAP” shall mean generally accepted accounting principles set forth in the opinions
and pronouncements of the Accounting Principles Board and the American Institute of Certified
Public Accountants and statements and pronouncements of the Financial Accounting Standards Board
(or agencies with similar functions of comparable stature and authority within the accounting
profession), or in such other statements by such entity as may be in general use by significant
segments of the U.S. accounting profession.

          “General Contractor” shall mean the general contractor with respect to the Expansion
approved by Lender in accordance with this Agreement.

          “General Contractor’s Agreement” shall mean a guaranteed fixed price contract between
Borrower and General Contractor for construction of the Expansion, approved by Lender in accordance
with this Agreement.

          “Governmental Approvals” shall mean all approvals, consents, waivers, orders,
acknowledgments, authorizations, permits and licenses required under applicable Legal Requirements
to be obtained from any Governmental Authority for the construction of the Expansion and/or the
use, occupancy and operation following completion of construction, as the context requires,
including, without limitation, all land use, building, subdivision, condominium, zoning and similar
ordinances and regulations promulgated by any Governmental Authority.

          “Governmental Authority” shall mean any court, board, agency, commission, office or
authority of any nature whatsoever or any governmental unit (federal, state, county, district,
municipal, city or otherwise) whether now or hereafter in existence.

          “Gross Revenue” shall mean, on the date of such determination, all income and proceeds
(whether in cash or on credit, and computed on an accrual basis) revenue, derived from the use,
occupancy or enjoyment of the Property, or any part thereof, or derived from the sale of any goods,
services or other items sold on or provided from the Property in the ordinary course of the
operation of the Property, including without limitation: (a) all income and proceeds received from
rental of rooms, Leases and commercial space, meeting, conference and/or banquet space within the
Property including net parking revenue and all Rent; (b) all income and proceeds received from food
and beverage operations and from catering services conducted from the Property even though rendered
outside of the Property; and (c) all income and proceeds from business interruption, rental
interruption and use and occupancy insurance (related to business interruption or other loss of
income for the period in question) with respect to the operation of the Property (after deducting
therefrom all necessary costs and expenses incurred in the adjustment or collection thereof); but
excluding, (1) gross receipts received by lessees (other than Operating Tenant), licensees or
concessionaires of the Property; (2) consideration received at the Property for hotel
accommodations, goods and services to be provided at other hotels, although arranged by, for or on
behalf of Borrower, Operating Tenant or Hotel Manager; (3) income and proceeds from the sale or
other disposition of goods, capital assets and other items not in the ordinary course of the
operation of the Property; (4) federal, state and municipal excise, sales and use taxes collected
directly from patrons or guests of the Property as a part of or based on the sales price of any
goods, services or other items, such as gross receipts, room, admission, cabaret or equivalent
taxes; (5) Awards; (6) refunds of amounts not included in Operating Expenses at any time; (7)
uncollectible accounts; (8) gratuities collected by Property employees; (9) the

-7-

 

proceeds of any
financing; (10) other income or proceeds resulting other than from the use or occupancy of the
Property, or any part thereof, or other than from the sale of goods, services or other items sold
on or provided from the Property in the ordinary course of business; (11) any credits or refunds
made to customers, guests or patrons in the form of allowances or adjustments to previously
recorded revenues; (12) tax refunds; (13) amounts collected as security deposits from any tenants
under Leases except to the extent such security deposits are actually applied to amounts owed by
such tenants pursuant to the terms of the applicable Leases; (14) rent or other payments due under
the Operating Lease to the extent they represent income already included as “Gross Revenue”
hereunder, and (15) any disbursements to Borrower or Operating Tenant from the Accounts or the
Control Accounts.

          “Guarantor” shall mean Ashford Hospitality Limited Partnership, a Delaware limited
partnership.

          “Guaranty” shall mean that certain Guaranty of even date herewith from Guarantor for
the benefit of Lender.

          “Hard Costs” shall mean those costs and expenses of constructing and developing the
Expansion which are for labor, materials, equipment and fixtures.

          “Hotel Manager” shall mean SLC Operating Limited Partnership, a Delaware limited
partnership.

          “Hotel Management Agreement” shall mean that certain Management Agreement dated
December 14, 1981 by and between the Hotel Manager and Westin O’Hare Hotel Venture (predecessor in
interest of Borrower), as amended by (i) that certain First Amendment to Management Agreement dated
as of June 1, 1983, (ii) that certain Consolidated Amendment to Joint Venture Agreement and
Management Agreement dated as of June 28, 1991, (iii) that certain Second Consolidated Amendment to
Joint Venture Agreement and Management Agreement dated as of September 30, 1998, (iv) that certain
Third Amendment of Management Agreement and Assignment of Owner’s Interest dated as of February 22,
1996, (v) that certain Fourth Amendment to Management Agreement dated as of October 18, 2005, (vi)
that certain Fifth Amendment and Estoppel Agreement dated as of November 9, 2006, and (vii) that
certain Tri-Party Agreement and Guaranty dated as of November 9, 2006, between Borrower, Operating
tenant and Hotel Manager, pursuant to which the Hotel Manager has agreed to provide management and
other services with respect to the Property, as the same may be further amended, restated,
replaced, supplemented or otherwise modified from time to time (to the extent permitted hereunder).

          “Improvements” shall have the meaning set forth in the granting clause of the
Mortgage.

          “Indebtedness” shall mean, for any Person, without duplication: (i) all indebtedness
of such Person for borrowed money, for amounts drawn under a letter of credit, or for the deferred
purchase price of property for which such Person or its assets is liable, (ii) all unfunded amounts
under a loan agreement, letter of credit, or other credit facility for which such Person would be
liable if such amounts were advanced thereunder, (iii) all amounts required to

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be paid by such
Person as a guaranteed payment to partners or a preferred or special dividend, including any
mandatory redemption of shares or interests, (iv) all indebtedness guaranteed by such Person,
directly or indirectly, (v) all obligations under leases that constitute capital leases for which
such Person is liable, and (vi) all obligations of such Person under interest rate swaps, caps,
floors, collars and other interest hedge agreements, in each case whether such Person is liable
contingently or otherwise, as obligor, guarantor or otherwise, or in respect of which obligations
such Person otherwise assures a creditor against loss; provided, however, that “Indebtedness” shall
not include obligations to suppliers or contractors in connection with any alterations or
Restoration performed by Borrower or Operating Tenant in accordance with the Loan Documents
(provided same is not evidenced by a note or other instrument).

          “Indemnified Liabilities” shall have the meaning set forth in Section 11.13(b).

          “Independent Director” shall have the meaning set forth in Section 3.1.24(p).

          “Insolvency Opinion” shall mean that certain bankruptcy nonconsolidation opinion
letter dated the date hereof delivered by Akin Gump Strauss Hauer & Feld LLP in connection with the
Loan.

          “Insurance Funds” shall have the meaning set forth in Section 6.3.1.

          “Insurance Premiums” shall have the meaning set forth in Section 5.1.1(b).

          “Interest Period” shall mean for each interest period commencing December 8, 2006, the
period commencing on (and including) the eighth (8th) day of each calendar month and
ending on (and including) the seventh (7th) day of the following calendar month. Each
Interest Period shall be a full month and shall not be shortened by reason of any payment of the
Loan prior to the expiration of such Interest Period.

          “Interest Rate” shall mean a rate per annum equal to the applicable Component Rate or
the weighted average of all Component Rates, as the context requires, subject to adjustment as set
forth in Section 2.2.2 provided, however, that at all times that an Event of Default does not
exist, the per annum weighted average interest rate of all Components shall equal 5.81%.

          “Lease” shall mean any lease, sublease or subsublease, letting, license, concession or
other agreement (whether written or oral and whether now or hereafter in effect) pursuant to which
any Person is granted a possessory interest in, or right to use or occupy all or any portion of any
space in the Property, and every modification, amendment or other agreement relating to such lease,
sublease, subsublease, or other agreement entered into in connection with such lease, sublease,
subsublease, or other agreement and every guarantee of the performance and observance of the
covenants, conditions and agreements to be performed and observed by the other party thereto.

          “Lease Termination Fee” shall have the meaning set forth in Section 6.6.1.

          “Lease Termination Rollover Funds” shall have the meaning set forth in Section 6.6.1.

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          “Legal Requirements” shall mean all federal, state, county, municipal and other
governmental statutes, laws, rules, orders, regulations, ordinances, judgments, decrees and
injunctions of Governmental Authorities affecting Borrower, Operating Tenant or the Property or any
part thereof or the construction, use, alteration or operation thereof, or any part thereof,
whether now or hereafter enacted and in force, including, without limitation, the Americans with
Disabilities Act of 1990, and all permits, licenses and authorizations and regulations relating
thereto, and all covenants, agreements, restrictions and encumbrances contained in any instruments,
either of record or known to Borrower, at any time in force affecting Borrower, Operating Tenant or
the Property or any part thereof, including, without limitation, any which may (i) require repairs,
modifications or alterations in or to the Property or any part thereof, or (ii) in any way limit
the use and enjoyment thereof.

          “Lender” shall mean Morgan Stanley Mortgage Capital Inc., a New York corporation,
together with its successors and assigns.

          “Lender Indemnitees” shall have the meaning set forth in Section 11.13(b).

          “Liabilities” shall have the meaning set forth in Section 9.2(b).

          “Lien” shall mean any mortgage, deed of trust, lien, pledge, hypothecation,
assignment, security interest, or any other encumbrance, charge or transfer of, on or affecting the
Property or any portion thereof or Borrower or Operating Tenant, or any interest therein,
including, without limitation, any conditional sale or other title retention agreement, any
financing lease having substantially the same economic effect as any of the foregoing, the filing
of any financing statement, and mechanic’s, materialmen’s and other similar liens and encumbrances.

          “Loan” shall mean the loan in the original principal amount of One Hundred One Million
and No/100 Dollars ($101,000,000.00) made by Lender to Borrower pursuant to this Agreement, which
Loan is comprised of the Components.

          “Loan Documents” shall mean, collectively, this Agreement, the Note, the Mortgage, the
Assignment of Leases, the Account Control Agreement, the Assignment of Operating Lease, the Cash
Management Agreement, the Environmental Indemnity, the Guaranty, the Subordination of Hotel
Management Agreement and any other document pertaining to the Property as well as all other
documents now or hereafter executed and/or delivered in connection with the Loan, as the same may
be amended, restated, replaced, supplemented or otherwise modified from time to time.

          “Loan to Value Ratio” shall mean the ratio, expressed as a percentage, of (i) the
actual outstanding principal amount of the Loan at the time the Loan to Value Ratio is being
calculated to (ii) the appraised value of the Property, based on an updated appraisal reasonably
acceptable to Lender.

          “Lockout Expiration Date” shall mean the Monthly Payment date occurring in September,
2016.

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          “Major Lease” shall mean any Lease (i)(a) covering more than 12,000 rentable square
feet at the Property or (b) made with a tenant that is a tenant under another Lease at the Property
or that is an Affiliate of any other tenant under a Lease at the Property, if the Leases together
cover more than 12,000 rentable square feet, and (ii) for which the consent of Operating Tenant is
required under the Hotel Management Agreement.

          “Major Trade Contract” shall mean any Trade Contract with a Trade Contractor in which
the aggregate contract price is equal to or greater than $1,000,000, whether pursuant to one
contract or agreement or multiple contracts or agreements, after taking into account all change
orders, or which relates to major project elements such as steel, concrete, HVAC systems, windows,
doors and other similar items.

          “Manager BI Proceeds” shall have the meaning set forth in Section 5.3.2(i).

          “Material Agreements” means each contract and agreement relating to the ownership,
management, development, use, operation, leasing, maintenance, repair or improvement of the
Property, other than the Hotel Management Agreement, the Operating Lease and the Leases, under
which there is an obligation of Borrower to pay more than $100,000 per annum.

          “Maturity Date” shall mean December 8, 2016 or such other date on which the final
payment of principal of the Note becomes due and payable as therein or herein provided, whether at
such stated maturity date, by declaration of acceleration, or otherwise.

          “Maximum Legal Rate” shall mean the maximum nonusurious interest rate, if any, that at
any time or from time to time may be contracted for, taken, reserved, charged or received on the
indebtedness evidenced by the Note and as provided for herein or the other Loan Documents, under
the laws of such state or states whose laws are held by any court of competent jurisdiction to
govern the interest rate provisions of the Loan.

          “Mezzanine Intercreditor Agreement” shall have the meaning set forth in Section 8.2(c)
hereof.

          “Minimum Disbursement Amount” shall mean Twenty-Five Thousand and No/100 Dollars
($25,000).

          “Monthly Debt Service Payment Amount” shall mean (i) from the Closing Date through and
including the Monthly Payment Date occurring in December 2011, a monthly interest only payment in
an amount determined in accordance with this Agreement for the applicable Interest Period and (ii)
from and including the Monthly Payment Date occurring in January 2012 through and including the
Monthly Payment Date occurring in November 2016, a constant monthly payment of principal and
interest equal to $593,263.90.

          “Monthly Payment Date” shall mean the eighth (8th) day of every calendar month
occurring during the term of the Loan.

          “Moody’s” shall mean Moody’s Investors Service, Inc.

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          “Morgan Stanley” shall mean Lender and its Affiliates.

          “Morgan Stanley Group” shall have the meaning set forth in Section 9.2(b).

          “Mortgage” shall mean that certain first priority Mortgage, Assignment of Leases and
Rents and Security Agreement, dated the date hereof, executed and delivered by Borrower as security
for the Loan and encumbering the Property, as the same may be amended, restated, replaced,
supplemented or otherwise modified from time to time.

          “Net Proceeds” shall mean: (i) the net amount of all insurance proceeds payable as a
result of a Casualty to the Property, after deduction of reasonable costs and expenses (including,
but not limited to, reasonable attorneys’ fees), if any, in collecting such insurance proceeds, or
(ii) the net amount of the Award, after deduction of reasonable costs and expenses (including, but
not limited to, reasonable attorneys’ fees), if any, in collecting such Award.

          “Net Proceeds Deficiency” shall have the meaning set forth in Section 5.3.2(f).

          “Note” shall mean, collectively, Note A1 and Note A2.

          “Note A1” shall mean that certain Promissory Note A1 dated the date hereof in the
original principal amount of Component A1 from Borrower for the benefit of Lender, as the same may
hereafter be amended, supplemented, split, restated, increased, extended or consolidated from time
to time.

          “Note A2” shall mean that certain Promissory Note A2 dated the date hereof in the
original principal amount of Component A2 from Borrower for the benefit of Lender, as the same may
hereafter be amended, supplemented, split, restated, increased, extended or consolidated from time
to time.

          “Notice” shall have the meaning set forth in Section 11.6.

          “Officer’s Certificate” shall mean a certificate delivered to Lender by Borrower which
is signed by an authorized senior officer of Borrower.

          “Operating Expenses” shall mean, with respect to any period, all costs and expenses
relating to the operation, maintenance and management of the Property during such period,
including, without limitation, (a) the cost of all food and beverages sold or consumed and of all
necessary chinaware, glassware, linens, flatware, uniforms, utensils and other items of a similar
nature, including such items bearing the name or identifying characteristics of the hotel as
Borrower, Operating Tenant or Manager shall reasonably consider appropriate (“Operating
Equipment”) and paper supplies, cleaning materials and similar consumable items (“Operating
Supplies”) placed in use (other than reserve stocks thereof in storerooms) (Operating Equipment
and Operating Supplies shall be considered to have been placed in use when they are transferred
from the storerooms of the Property to the appropriate operating departments), (b) heat and
utilities, office supplies and all services performed by third parties, including leasing expenses
in connection with telephone and data processing equipment, and all existing and any future
installations necessary for the operation of the Property for hotel purposes (including, without
limitation, heating, lighting, sanitary equipment, air conditioning, laundry, refrigerating,
built-in

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kitchen equipment, telephone equipment, communications systems, computer equipment and
elevators), Operating Equipment and existing and any future furniture, furnishings, wall coverings,
fixtures and hotel equipment necessary for the operation of the Property for hotel purposes which
shall include all equipment required for the operation of kitchens, bars, laundries, (if any) and
dry cleaning facilities (if any), office equipment, cleaning and engineering equipment and
vehicles, (c) the cost of repairs to and maintenance of the Property other than of a capital
nature; (d) advertising expenses, payroll and related taxes, (e) equipment lease payments, and (f)
the actual management fee, but excluding actual Capital Expenditures, depreciation, amortization,
Debt Service, deposits made to the Reserve Funds or any other fund established by the Loan
Documents, and sales, use and occupancy or other taxes on receipts required to be accounted for by
Borrower to any Governmental Authority; provided, however such costs and expenses shall be subject
to reasonable adjustment by Lender to normalize such costs and expenses.

          “Operating Equipment” shall have the meaning set forth in the definition of Operating
Expenses.

          “Operating Lease” shall mean that certain Lease Agreement, dated as of the date
hereof, between Borrower, as lessor, and Operating Tenant, as lessee.

          “Operating Supplies” shall have the meaning set forth in the definition of Operating
Expenses.

          “Operating Tenant” shall mean Ashford TRS Chicago LLC, a Delaware limited liability
company.

          “Other Charges” shall mean all ground rents, maintenance charges, impositions other
than Taxes, and any other charges, including, without limitation, vault charges and license fees
for the use of vaults, chutes and similar areas adjoining the Property, now or hereafter levied or
assessed or imposed against the Property or any part thereof.

          “Otherwise Rated Insurer” shall have the meaning set forth in Section 5.1.2.

          “Payment and Performance Bonds” shall mean unconditional dual-obligee payment and
performance bonds relating to General Contractor and all Trade Contractors, issued by a surety
company or companies authorized to do business in the State and reasonably acceptable to Lender,
and in form and content reasonably acceptable to Lender, in each case in an amount not less than
the full contract price; together with a dual obligee and modification rider in the form attached
hereto as Schedule VII.

          “Permitted Capital Improvements” shall have the meaning set forth in Section 8.2(h).

          “Permitted Encumbrances” shall mean, collectively, (i) the Liens and security
interests created by the Loan Documents, (ii) all Liens, encumbrances and other matters disclosed
in the Title Insurance Policy, (iii) Liens, if any, for Taxes imposed by any Governmental Authority
not yet due or delinquent or which are being contested in accordance with Section 4.1.2 of
this Agreement, (iv) such other title and survey exceptions as Lender has

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approved or may approve in writing in Lender’s sole discretion, (v) mechanics’ and/or
materialmen’s liens incurred in the ordinary course of business in accordance with this Agreement
or that are being contested in accordance with the terms of the Mortgage, (vi) without limiting the
foregoing, governmental, public utility or private easements or licenses of an immaterial nature
which may be granted by Borrower after the Closing Date and which do not materially and adversely
affect (a) the marketability of title to the Property, (b) the fair market value of the Property,
or (c) the use or operation of the Property as used and operated on the Closing Date, (vi) rights
of tenants or licensees under Leases in effect as of the date hereof or hereafter entered into in
accordance with this Loan Agreement, and (vii) equipment leases entered into in accordance with
Section 3.1.24(d) as FF&E Financings.

          “Permitted Fund Manager” means any entity which is not subject to a bankruptcy
proceeding and (a) has been approved by the Rating Agencies as the general partner, managing member
or fund manager of a Permitted Investment Fund, or (b) such entity is a Qualified Transferee or is
a nationally-recognized manager of investment funds investing in debt or equity interests relating
to commercial real estate, which, in the case of any of the entities referred to in clause (a) or
(b) above, is investing through a fund which has committed capital of at least $200,000,000.

          “Permitted Investments” shall have the meaning set forth in the Cash Management
Agreement.

          “Permitted Mezzanine Borrowers” shall have the meaning set forth in Section 8.2
hereof.

          “Permitted Mezzanine Lenders” shall have the meaning set forth in Section 8.2 hereof.

          “Permitted Mezzanine Loans” shall have the meaning set forth in Section 8.2 hereof.

          “Permitted Transferee” shall mean any one of the following Persons:

          (i) a corporation, partnership or limited liability company acceptable to Lender in its sole
discretion;

          (ii) a pension fund, pension trust or pension account that immediately prior to such transfer
owns, directly or indirectly, total real estate assets of at least $1,000,000,000;

          (iii) a pension fund advisor who (a) immediately prior to such transfer, controls, directly or
indirectly, at least $1,000,000,000 of real estate assets and (b) is acting on behalf of one or
more pension funds that, in the aggregate, satisfy the requirements of clause (ii) of this
definition;

          (iv) an insurance company which is subject to supervision by the insurance commissioner, or a
similar official or agency, of a state or territory of the United States (including the District of
Columbia) (a) with a net worth, determined under GAAP as of a
date no more than six (6) months prior to the date of the
transfer of at least $500,000,000 and (b) who,

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immediately prior to such transfer, controls, directly or indirectly, real estate assets of at
least $1,000,000,000;

          (v) a corporation organized under the banking laws of the United States or any state or
territory of the United States (including the District of Columbia) (a) with a combined capital and
surplus of at least $500,000,000 and (b) who, immediately prior to such transfer, controls,
directly or indirectly, real estate assets of at least $1,000,000,000;

          (vi) any Person (a) who owns or operates at least 2,000 hotel units (exclusive of the
Property) in full service hotels in major metropolitan areas, (b) who has a net worth, determined
as of a date no more than six (6) months prior to the date of such transfer, of at least
$500,000,000 and (c) who, immediately prior to such transfer, controls, directly or indirectly,
real estate assets of at least $1,000,000,000; or

          (vii) any Person in which fifty percent (50%) of the ownership interests are owned directly or
indirectly by any of the entities listed in subsections (i) through (vi) of this definition of
“Permitted Transferee”, or any combination of more than one such entity, and which is controlled
directly or indirectly by such entity or entities;

          provided, in each case, that such Person (a) qualifies as a bankruptcy remote entity under
criteria established by the Rating Agencies and (b) has delivered to Lender a non-consolidation
opinion acceptable to Lender and the Rating Agencies in their sole discretion.

          “Person” shall mean any individual, corporation, partnership, limited liability
company, joint venture, estate, trust, unincorporated association, any other entity, any federal,
state, county or municipal government or any bureau, department or agency thereof and any fiduciary
acting in such capacity on behalf of any of the foregoing.

          “Plan Assets Regulation” shall have the meaning set forth in Section 3.1.8.

          “Plans and Specifications” shall mean the plans and specifications for the Expansion
prepared by Borrower’s Architect and the Other Design Professionals, as the same may be amended and
supplemented from time to time in accordance with the terms of this Agreement.

          “Policies” shall have the meaning specified in Section 5.1.1(b).

          “Prescribed Laws” shall mean, collectively, (a) the Uniting and Strengthening America
by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law
107-56) (The USA PATRIOT Act), (b) Executive Order No. 13224 on Terrorist Financing, effective
September 24, 2001, and relating to Blocking Property and Prohibiting Transactions With Persons Who
Commit, Threaten to Commit, or Support Terrorism, (c) the International Emergency Economic Power
Act, 50 U.S.C. §1701 et seq. and (d) all other Legal Requirements relating to money laundering or
terrorism.

          “Property” shall mean the parcel of real property, the Improvements thereon and all
personal property owned by Borrower or Operating Tenant and encumbered by the Mortgage,

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together with all rights pertaining to such property and Improvements, all as more
particularly described in the Granting Clauses of the Mortgage.

          “Property Condition Report” shall mean that certain Property Condition Assessment
Report for Mortgage Financing Purposes of the Westin O’Hare, Project No. 80671.06R-001.055 prepared
by EMG.

          “Qualified Transferee” means one or more of the following: (i) a real estate
investment trust, bank, saving and loan association, investment bank, insurance company, trust
company, commercial credit corporation, pension plan, pension fund or pension advisory firm, mutual
fund, government entity or plan, (ii) investment company, money management firm or “qualified
institutional buyer” within the meaning of Rule 144A under the Securities Act of 1933, as amended,
or an institutional “accredited investor” within the meaning of Regulation D under the Securities
Act of 1933, as amended, which is regularly engaged in the business of making or owning loans of
similar types to the Permitted Mezzanine Loans or the Loan, (iii) a Qualified Trustee in connection
with a securitization of, the creation of collateralized debt obligations (“CDO”) secured
by or financing through an “owner trust” of, the Permitted Mezzanine Loans, so long as (I) the
special servicer or manager of such securitization, CDO or trust has the Required Special Servicer
Rating, (II) the “controlling class” of such securitization vehicle is held by a Qualified
Transferee and (III) the operative documents of the related securitization vehicle, CDO or
financing must require that (x) the “controlling class” or “equity interest” in such securitization
vehicle or CDO are owned by a Qualified Transferee or a Permitted Investment Fund and (y) if any of
the relevant trustee, special servicer, manager or controlling class fails to meet the requirements
of such clause, such entity must be replaced by a qualifying entity within 30 days, (iv) an
investment fund, limited liability company, limited partnership or general partnership (a
“Permitted Investment Fund”) where a Permitted Fund Manager acts as the general partner,
managing member or fund manager and at least 50% of the equity interests in such Investment Fund
are owned, directly or indirectly, by one or more of the following: a Qualified Transferee, an
institutional “accredited investor”, within the meaning of Regulation D promulgated under the
Securities Act of 1933, as amended, and/or a “qualified institutional buyer” or both within the
meaning of Rule 144A promulgated under the Securities Exchange Act of 1934 (provided each
institutional “accredited investor” or “qualified institutional buyer” meets the test set forth in
clause (vi) (A) below), as amended, (v) any other lender or entity (including any opportunity
funds) regularly engaged in the business of making mezzanine loans which has been approved as a
Qualified Transferee by the Rating Agencies, or (vi) an institution substantially similar to any of
the foregoing entities described in clauses (i) or (ii) of this definition, and as to each of the
entities described in clauses (i), (ii) and (vi) provided such entity (A) has total assets (in name
or under management) in excess of $650,000,000 and (except with respect to a pension advisory firm
or similar fiduciary) capital/statutory surplus or shareholder’s equity of $250,000,000; and (B) is
regularly engaged in the business of making or owning commercial real estate loans or commercial
loans secured by a pledge of interests in a mortgage borrower or owning and operating commercial
real property or (vii) any entity Controlled (as defined below) by any one or more of the entities
described in this definition. For purposes of this definition only, “Control” means the ownership,
directly or indirectly, in the aggregate of more than fifty percent (50%) of the beneficial
ownership interest of an entity and the possession, directly or indirectly, of the power to direct
or cause the direction of the

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management or policies of an entity, whether through the ability to exercise voting power, by
contract or otherwise.

          Qualified Trustee” means (i) a corporation, national bank, national banking
association or a trust company, organized and doing business under the laws of any state or the
United States of America, authorized under such laws to exercise corporate trust powers and to
accept the trust conferred, having a combined capital and surplus of at least $100,000,000 and
subject to supervision or examination by federal or state authority, (ii) an institution insured by
the Federal Deposit Insurance Corporation or (iii) an institution whose long-term senior unsecured
debt is rated either of the then in effect top two rating categories of S&P and either Fitch or
Moody’s (provided, however, if all of the Loan has been securitized, the rating requirement of any
agency not a Rating Agency will be disregarded).

          “Rating Agencies” shall mean, prior to the final Securitization of the Loan, each of
S&P, Moody’s and Fitch, or any other nationally recognized statistical rating agency which has been
designated by Lender and, after the final Securitization of the Loan, shall mean any of the
foregoing that have rated any of the Securities.

          “Rating Agency Confirmation” shall mean a written affirmation from each of the Rating
Agencies that the credit rating of the Securities by such Rating Agency immediately prior to the
occurrence of the event with respect to which such Rating Agency Confirmation is sought will not be
qualified, downgraded or withdrawn as a result of the occurrence of such event, which affirmation
may be granted or withheld in such Rating Agency’s sole and absolute discretion.

          “Rating Surveillance Charge” shall have the meaning set forth in Section 9.3.

          “Registration Statement” shall have the meaning set forth in Section 9.2(b).

          “Regulation AB” shall mean Regulation AB under the Securities Act and the Exchange
Act, as such Regulation may be amended from time to time.

          “Related Loan” shall mean a loan made to an Affiliate of Borrower or secured by a
Related Property, that is included in a Securitization with the Loan.

          “Related Property” shall mean a parcel of real property, together with improvements
thereon and personal property related thereto, that is “related”, within the meaning of the
definition of Significant Obligor, to the Property.

          “Release Date” shall mean the earlier to occur of (i) the third anniversary of the
Closing Date and (ii) the date that is two (2) years from the “startup day” (within the meaning of
Section 860G(a)(9) of the Code) of the REMIC Trust established in connection with the last
Securitization involving any portion of this Loan.

          “REMIC Trust” shall mean a “real estate mortgage investment conduit” within the
meaning of Section 860D of the Code that holds the Note.

          “Relevant Sections” shall have the meaning set forth in Section 9.2(b).

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          “Rents” shall mean all rents, moneys payable as damages or in lieu of rent or rent
equivalents, royalties (including, without limitation, all oil and gas or other mineral royalties
and bonuses), income, receivables, receipts, revenues, deposits (including, without limitation,
security, utility and other deposits), accounts, cash, issues, profits, charges for services
rendered, and other consideration of whatever form or nature received by or paid to or for the
account of or benefit of Borrower or its agents or employees from any and all sources arising from
or attributable to the Property, including, without limitation, all hotel receipts, revenues and
credit card receipts collected from guest rooms, restaurants, bars, meeting rooms, banquet rooms
and recreational facilities, all receivables, customer obligations, installment payment obligations
and other obligations now existing or hereafter arising or created out of the sale, lease,
sublease, license, concession or other grant of the right of the use and occupancy of property or
rendering of services by Borrower or any operator or manager of the hotel or the commercial space
located at the Property or acquired from others (including, without limitation, from the rental of
any office space, retail space, guest rooms or other space, halls, stores, and offices, and
deposits securing reservations of such space), license, lease, sublease and concession fees and
rentals, health club membership fees, food and beverage wholesale and retail sales, service
charges, vending machine sales and proceeds, if any, from business interruption or other loss of
income insurance; provided, however, that Rent shall not include rent or other
payments due under the Operating Lease to the extent they represent income already included as
“Rent” hereunder..

          “Required Amount” shall mean an amount equal to the sum of Two Hundred Ten Thousand
and No/100 Dollars ($210,000.00) multiplied by a fraction, the numerator of which shall be the CPI
on each anniversary of the Closing Date and the denominator of which shall be the CPI on the
Closing Date. The Required Amount, as adjusted by the CPI on each anniversary of the Closing Date,
shall apply only to the next succeeding renewal of any insurance policy required under Section
5.1.1(a)(xi).

          “Required Repair Funds” shall have the meaning set forth in Section 6.1.1.

          “Required Repairs” shall have the meaning set forth in Section 6.1.1.

          “Required Special Servicer Rating” means a special servicer rating of “CSS1” in the
case of Fitch, a servicer on S&P’s Select Servicer List as a U.S. commercial mortgage special
servicer and, in the case of Moody’s, a special servicer that is acting as special servicer in a
commercial mortgage loan securitization that was rated by Moody’s within the six month period prior
to the date of determination and Moody’s has not downgraded or withdrawn the then-current rating on
any class of commercial mortgage securities or placed any class of commercial mortgage securities
on watch citing the continuation of such special servicer as special servicer of such commercial
mortgage securities.

          “Reserve Funds” shall mean, collectively, the Insurance Funds, the Tax Funds, the
Required Repair Funds and the FF&E Replacement Funds.

          “Restoration” shall have the meaning set forth in Section 5.2.1.

          “Restoration Threshold” shall mean $5,000,000.

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          “S&P” shall mean Standard & Poor’s Ratings Services, a division of The McGraw-Hill
Companies, Inc.

          “Scheduled Defeasance Payments” shall mean scheduled payments of interest and
principal under the Note for all Monthly Payment Dates occurring after the Defeasance Date and up
to and including the Lockout Expiration Date (including the outstanding principal balance of the
Note as of the Lockout Expiration Date), and all payments required after the Defeasance Date, if
any, under the Loan Documents for servicing fees and other similar charges.

          “Secondary Market Transaction” shall have the meaning set forth in Section 9.1(a).

          “Securities” shall have the meaning set forth in Section 9.1(a).

          “Securities Act” shall have the meaning set forth in Section 9.2(a).

          “Securitization” shall have the meaning set forth in Section 9.1(a).

          “Security Agreement” shall mean a security agreement in form and substance that would
be satisfactory to a prudent lender originating commercial loans for securitization similar to the
Loan pursuant to which Borrower grants Lender a perfected, first priority security interest in the
Defeasance Collateral Account and the Defeasance Collateral.

          “Servicer” shall have the meaning set forth in Section 11.24.

          “Servicing Agreement” shall have the meaning set forth in Section 11.24.

          “Severed Loan Documents” shall have the meaning set forth in Section 10.2(c).

          “Significant Obligor” shall have the meaning set forth in Item 1101(k) of Regulation
AB under the Securities Act.

          “SPC Party” shall have the meaning set forth in Section 3.1.24(o).

          “State” shall mean the State or Commonwealth in which the Property or any part thereof
is located.

          “Subordination of Hotel Management Agreement” shall mean that certain Estoppel,
Subordination and Non-Disturbance Agreements dated as of the date hereof between Borrower,
Operating Tenant, Hotel Manager and Lender, as the same may be amended, restated, replaced,
supplemented or otherwise modified from time to time.

          “Successor Borrower” shall have the meaning set forth in Section 2.5.3.

          “Survey” shall mean a survey of the Property prepared by a surveyor licensed in the
State and satisfactory to Lender and the company or companies issuing the Title Insurance Policy,
and containing a certification of such surveyor satisfactory to Lender.

          “Tax Funds” shall have the meaning set forth in Section 6.2.1.

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          “Taxes” shall mean all real estate and personal property taxes, and assessments now or
hereafter levied or assessed or imposed against the Property or part thereof, together with all
interest and penalties thereon.

          “Tenant” shall mean any Person obligated by contract or otherwise to pay monies
(including a percentage of gross income, revenue or profits) under any Lease now or hereafter
affecting all or any part of the Property.

          “Title Insurance Policy” shall mean an ALTA mortgagee title insurance policy in the
form acceptable to Lender issued with respect to the Property and insuring the lien of the
Mortgage.

          “Trade Contract” shall mean any agreement (other than the Architect’s Agreement and
the General Contractor’s Agreement) entered into by Borrower or by the General Contractor, in which
the Trade Contractor thereunder agrees to provide labor and/or materials in connection with the
construction of the Expansion.

          “Trade Contractor” shall mean the contractor or vendor under any Trade Contract.

          “Treasury Rate” shall mean, as of the Maturity Date, the yield, calculated by Lender
by linear interpolation (rounded to the nearest one-thousandth of one percent (i.e.,
0.001%) of the yields of non-inflation adjusted noncallable United States Treasury obligations with
terms (one longer and one shorter) most nearly approximating the period from such date of
determination to the Maturity Date, as determined by Lender on the basis of Federal Reserve
Statistical Release H.15-Selected Interest Rates under the heading U.S. Governmental
Security/Treasury Constant Maturities, or another recognized source of financial market information
selected by Lender. Lender’s determination of the Treasury Rate shall be final absent manifest
error.

          “Trustee” shall mean any trustee holding the Loan in a Securitization.

          “UCC” or “Uniform Commercial Code” shall mean the Uniform Commercial Code as
in effect in the State of New York.

          “Underwritable Cash Flow” shall mean the excess of Gross Revenue over Operating
Expenses. Lender’s calculation of Underwritable Cash Flow (including determination of items that
do not qualify as Gross Revenue or Operating Expenses) shall be calculated by Lender based upon
Lender’s determination of Rating Agency criteria and shall be final absent manifest error.

          “Underwriter Group” shall have the meaning set forth in Section 9.2(b).

          “Uniform System of Accounts” shall mean the most recent edition of the Uniform System
of Accounts for Hotels as adopted by the American Hotel and Motel Association.

          “Updated Information” shall have the meaning set forth in Section 9.1(b)(i).

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          “U.S. Obligations” shall mean (i) direct obligations of the United States of America
for the payment of which its full faith and credit is pledged and which are not subject to
prepayment, call or early redemption, (ii) other non-callable “government securities” as defined in
Treasury Regulations Section 1.860G-2(a)(8)(i), as amended which (a) will not result in a
reduction, downgrade or withdrawal of the ratings for the Certificates or any class thereof issued
in connection with a Securitization, (b) are then outstanding and (c) are then being generally
accepted by the Rating Agencies without any reduction, downgrade or withdrawal of the ratings for
the Certificates or any class thereof issued in connection with a Securitization or (c) other
non-callable instruments, which (w) if a Securitization has occurred, will not cause the REMIC
Trust formed pursuant to such Securitization to fail to maintain its status as a “real estate
mortgage investment conduit” within the meaning of Section 860D of the Code, (x) will not result in
a reduction, downgrade or withdrawal of the ratings for the Certificates or any class thereof
issued in connection with a Certificate, (y) are then outstanding and (z) are then being generally
accepted by the Rating Agencies without any reduction, downgrade or withdrawal of the ratings for
the Certificates or any class thereof issued in connection with a Securitization.

          “Yield Maintenance Premium” shall mean an amount equal to the greater of: (i) one
percent (1%) of the principal amount of the Loan being prepaid or (ii) the present value as of the
Prepayment Date of the Calculated Payments from the Prepayment Date through the Maturity Date
determined by discounting such payments at the Discount Rate. As used in this definition, the term
“Prepayment Date” shall mean the date on which prepayment is made. As used in this
definition, the term “Calculated Payments” shall mean the monthly payments of interest only
which would be due based on the principal amount of the Loan being prepaid on the Prepayment Date
and assuming an interest rate per annum equal to the difference (if such difference is greater than
zero) between (y) the Interest Rate and (z) the Yield Maintenance Treasury Rate. As used in this
definition, the term “Discount Rate” shall mean the rate which, when compounded monthly, is
equivalent to the Yield Maintenance Treasury Rate, when compounded semi-annually. As used in this
definition, the term “Yield Maintenance Treasury Rate” shall mean the yield calculated by
Lender by the linear interpolation of the yields, as reported in the Federal Reserve Statistical
Release H.15-Selected Interest Rates under the heading U.S. Government Securities/Treasury Constant
Maturities for the week ending prior to the Prepayment Date, of U.S. Treasury Constant Maturities
with maturity dates (one longer or one shorter) most nearly approximating the Maturity Date. In
the event Release H.15 is no longer published, Lender shall select a comparable publication to
determine the Yield Maintenance Treasury Rate. In no event, however, shall Lender be required to
reinvest any prepayment proceeds in U.S. Treasury obligations or otherwise.

          “Zoning Report” shall mean that certain Zoning and Site Requirements Summary, PZR Site
No. 57952, prepared by the Planning and Zoning Resource Corporation.

          Section 1.2 Principles of Construction. All references to sections and schedules are to
sections and schedules in or to this Agreement unless otherwise specified. Any reference in this
Agreement or in any other Loan Document to any Loan Document shall be deemed to include references
to such documents as the same may hereafter be amended, modified, supplemented, extended, replaced
and/or restated from time to time (and, in the case of any note or other instrument, to any
instrument
issued in substitution therefor). Unless otherwise specified, the words “hereof,” “herein”
and “hereunder” and words of similar import when used

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in this Agreement shall refer to this
Agreement as a whole and not to any particular provision of this Agreement. Unless otherwise
specified, all meanings attributed to defined terms herein shall be equally applicable to both the
singular and plural forms of the terms so defined.

          II.
THE LOAN

          Section 2.1 The Loan.

          2.1.1 Agreement to Lend and Borrow. Subject to and upon the terms and conditions set
forth herein, Lender shall make the Loan to Borrower and Borrower shall accept the Loan from Lender
on the Closing Date.

          2.1.2 Single Disbursement to Borrower. Borrower shall receive only one borrowing
hereunder in respect of the Loan and any amount borrowed and repaid hereunder in respect of the
Loan may not be reborrowed.

          2.1.3 The Note. The Loan shall be evidenced by the Note and shall be repaid in
accordance with the terms of this Agreement and the Note.

          2.1.4 Use of Proceeds. Borrower shall use proceeds of the Loan to (i) pay costs of
acquiring the Property; (ii) pay and discharge any existing loans relating to the Property, (iii)
pay all past due Basic Carrying Costs, if any, in respect of the Property, (iv) deposit the Reserve
Funds, (v) pay costs and expenses incurred in connection with the closing of the Loan, as approved
by Lender, (vi) fund any working capital requirements of the Property, as approved by Lender and
(vii) retain the balance, if any, for such uses or distributions to its equity holders as Borrower
shall determine.

          Section 2.2 Interest Rate.

          2.2.1 Initial Interest Rate. Interest on the outstanding principal balance of each
Component of the Loan shall accrue from the Closing Date up to but excluding the Maturity Date at
the Interest Rate.

          2.2.2 Default Rate. In the event that, and for so long as, any Event of Default shall have occurred and be
continuing, the outstanding principal balance of the Loan and, to the extent permitted by law,
overdue interest in respect of the Loan, shall accrue interest at the Default Rate, calculated from
the date such payment was due without regard to any grace or cure periods contained herein.

          2.2.3 Interest Calculation. Interest on the outstanding principal balance of each
Component of the Loan shall be calculated by multiplying (a) the actual number of days elapsed in
the period for which the calculation is being made by (b) a daily rate based on a three hundred
sixty (360) day year (that is, the Interest Rate or the Default Rate, as then applicable, expressed
as an annual rate divided by 360) by (c) the outstanding principal balance. The accrual period for
calculating interest due on each Monthly Payment Date shall be the Interest Period immediately
prior to such Monthly

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Payment Date (if such Monthly Payment Date occurs on the 8th day
of any calendar month), or the end of the Interest Period in which such Monthly Payment Date occurs
if such Monthly Payment Date payment is not the 8th day of the applicable calendar
month.

          2.2.4 Usury Savings. This Agreement and the other Loan Documents are subject to the
express condition that at no time shall Borrower be required to pay interest on the principal
balance of the Loan at a rate which could subject Lender to either civil or criminal liability as a
result of being in excess of the Maximum Legal Rate. If by the terms of this Agreement or the
other Loan Documents, Borrower is at any time required or obligated to pay interest on the
principal balance due hereunder at a rate in excess of the Maximum Legal Rate, the Interest Rate or
the Default Rate, as the case may be, shall be deemed to be immediately reduced to the Maximum
Legal Rate and all previous payments in excess of the Maximum Legal Rate shall be deemed to have
been payments in reduction of principal and not on account of the interest due hereunder. All sums
paid or agreed to be paid to Lender for the use, forbearance, or detention of the sums due under
the Loan, shall, to the extent permitted by applicable law, be amortized, prorated, allocated, and
spread throughout the full stated term of the Loan until payment in full so that the rate or amount
of interest on account of the Loan does not exceed the Maximum Legal Rate from time to time in
effect and applicable to the Loan for so long as the Loan is outstanding.

          Section 2.3 Loan Payments.

          2.3.1 Payment Before Maturity Date. Borrower shall make a payment to Lender of
interest only on the Closing Date for the period from the Closing Date through December 7, 2006.
Borrower shall make a payment to Lender of interest only on the Monthly Payment Date occurring in
January, 2007 and on each Monthly Payment Date during the term of the Loan through and including
the Monthly Payment Date occurring in December 2011. Borrower shall make a payment to Lender of
principal and interest in the amount of the Monthly Debt Service Payment Amount on the Monthly
Payment Date occurring in January, 2012 and on each Monthly Payment Date thereafter
to and including the Monthly Payment Date occurring in November, 2016 (the “Amortization
Period”). The Monthly Debt Service Payment Amount required hereunder during the Amortization
Period is based upon a thirty (30) year amortization schedule. Provided no Event of Default shall
exists, each payment shall be applied (i) first, to accrued and unpaid interest on Component A1 and
Component A2 on a pro rata, pari passu basis, and (ii) second, the balance to the principal amount
of the Components on a pro rata, pari passu basis.

          2.3.2 Payment on Maturity Date. Borrower shall pay to Lender on the Maturity Date the
outstanding principal balance of the Loan, all accrued and unpaid interest through the end of the
interest period in which such Maturity Date occurs, and all other amounts due hereunder and under
the Note, the Mortgage and the other Loan Documents.

          2.3.3 Late Payment Charge. If any principal, interest or any other sum due under the Loan
Documents, other than the payment of principal due on the Maturity Date, is not paid by Borrower on
the date on which it is due, Borrower shall pay to Lender upon demand an amount equal to the lesser
of five percent (5%) of such unpaid sum or the maximum amount permitted by applicable law in order
to defray the expense incurred by Lender in handling and processing such delinquent payment and to
compensate Lender for the loss of the use of such

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delinquent payment. Any such amount shall be
secured by the Mortgage and the other Loan Documents.

          2.3.4 Method and Place of Payment. (a) Except as otherwise specifically provided
herein, all payments and prepayments under this Agreement and the Note shall be made to Lender not
later than 1:00 P.M., New York City time, on the date when due and shall be made in lawful money of
the United States of America in immediately available funds at Lender’s office, and any funds
received by Lender after such time shall, for all purposes hereof, be deemed to have been paid on
the next succeeding Business Day.

          (b) Whenever any payment to be made hereunder or under any other Loan Document shall be stated
to be due on a day which is not a Business Day, the due date thereof shall be the preceding
Business Day.

          (c) All payments required to be made by Borrower hereunder or under the Note or the other Loan
Documents shall be made irrespective of, and without deduction for, any setoff, claim or
counterclaim and shall be made irrespective of any defense thereto.

          Section 2.4
Prepayments.

          2.4.1 Voluntary Prepayments. Except as otherwise provided herein, Borrower shall not have the right to prepay the Loan
in whole or in part. On and after the Lockout Expiration Date, Borrower may, at its option, upon
thirty (30) days’ prior written notice to Lender (or such shorter period of time as may be
permitted by Lender in its sole discretion), prepay the Debt in whole without payment of the Yield
Maintenance Premium or any other prepayment premium or fee. Any prepayment received by Lender on a
date other than a Monthly Payment Date shall include interest which would have accrued thereon
through the end of the Interest Period in which such Monthly Payment Date occurs and such amounts
(i.e., principal and interest prepaid by Borrower) shall be held by Lender as collateral
security for the Loan in an interest bearing account, with such interest accruing to the benefit of
Borrower, and shall be applied by Lender to the Loan on the next Monthly Payment Date. In addition
and provided no Event of Default shall have occurred, any prepayment of all or any portion of the
principal amount of the Loan shall be applied to the outstanding principal balance of the
Components on a pro rata, pari passu basis.

          2.4.2 Mandatory Prepayments. On each date on which Lender actually receives a
distribution of Net Proceeds, and if Lender does not make such Net Proceeds available to Borrower
for a Restoration, Borrower shall (i) prepay the outstanding principal balance of the Loan in an
amount equal to one hundred percent (100%) of such Net Proceeds, together with interest that would
have accrued on such amounts through the next Monthly Payment Date, and (ii) simultaneously prepay
the remaining outstanding principal balance of the Loan in excess of such Net Proceeds, together
with interest that would have accrued on such amounts through the next Monthly Payment Date. No
Yield Maintenance Premium shall be due in connection with any prepayment made pursuant to this
Section 2.4.2. Any prepayment received by Lender pursuant to this Section 2.4.2 on a date other
than a Monthly Payment Date shall be held by Lender as collateral security for the Loan in an
interest bearing account, with such interest accruing to the benefit of Borrower, and shall be
applied by Lender on the next Monthly

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Payment Date. The full amount of any prepayment of the Loan
pursuant to this Section 2.4.2 shall be applied to the outstanding principal balance of the
Components on a pro rata, pari passu basis.

          2.4.3 Prepayments After Default. If after an Event of Default, payment of all or any
part of the principal of the Loan is tendered by Borrower, a purchaser at foreclosure or any other
Person, such tender shall be deemed an attempt to circumvent the prohibition against prepayment set
forth in Section 2.4.1 and Borrower, such purchaser at foreclosure or other Person shall pay the
Yield Maintenance Premium, in addition to the outstanding principal balance, all accrued and unpaid
interest and other amounts payable under the Loan Documents. Any amounts received by Lender while
any Event of Default exists may be applied by Lender toward the payment of interest and/or
principal of any of the Components and/or any other amounts due under the Loan Documents in such
order, priority and proportions as Lender in its sole discretion shall determine.

          Section 2.5 Defeasance.

          2.5.1 Conditions to Defeasance. (a) Provided no Event of Default shall have occurred
and remain uncured, Borrower shall have the right at any time after the Release Date to voluntarily
defease the entire Loan and obtain a release of the lien of the Mortgage by providing Lender with
the Defeasance Collateral (hereinafter, a “Defeasance Event”), subject to the satisfaction
of the following conditions precedent:

     (i) Borrower shall provide Lender not less than thirty (30) days’ notice (or such
shorter period of time if permitted by Lender in its sole discretion) specifying a date (the
“Defeasance Date”) on which the Defeasance Event is to occur;

     (ii) Borrower shall pay to Lender (A) all payments of principal and interest due on the
Loan to and including the Defeasance Date and (B) all other sums, then due under the Note,
this Agreement, the Mortgage and the other Loan Documents;

     (iii) Borrower shall deposit the Defeasance Collateral into the Defeasance Collateral
Account and otherwise comply with the provisions of Sections 2.5.2 and 2.5.3 hereof;

     (iv) Borrower shall execute and deliver to Lender a Security Agreement in respect of
the Defeasance Collateral Account and the Defeasance Collateral;

     (v) Borrower shall deliver or cause to be delivered to Lender an opinion or opinions of
counsel that are standard in commercial lending transactions and subject only to customary
qualifications, assumptions and exceptions opining, among other things, that (A) Lender has
a legal and valid perfected first priority security interest in the Defeasance Collateral
Account and the Defeasance Collateral, (B) if a Securitization has occurred, the REMIC Trust
formed pursuant to such Securitization will not fail to maintain its status as a “real
estate mortgage investment conduit” within the meaning of Section 860D of the Code as a
result of a Defeasance Event pursuant to this Section 2.5, (C) the Defeasance Event will not
result in a deemed exchange for purposes of the Code and will not adversely affect the
status of the Note as indebtedness for federal income tax

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purposes, (D) delivery of the
Defeasance Collateral and the grant of a security interest therein to Lender shall not
constitute an avoidable preference under Section 547 of the Bankruptcy Code or applicable
state law and (E) a non-consolidation opinion with respect to the Successor Borrower;

     (vi) Borrower shall deliver to Lender a Rating Agency Confirmation as to the Defeasance
Event;

     (vii) Borrower shall deliver an Officer’s Certificate certifying that the requirements
set forth in this Section 2.5 have been satisfied;

     (viii) Borrower shall deliver a certificate of a “big four” or other nationally
recognized public accounting firm acceptable to Lender certifying that the Defeasance
Collateral will generate monthly amounts equal to or greater than the Scheduled Defeasance
Payments;

     (ix) Borrower shall deliver or cause to be delivered such other certificates, opinions,
documents and instruments as Lender may reasonably request; and

     (x) Borrower shall pay all costs and expenses of Lender incurred in connection with the
Defeasance Event, including Lender’s reasonable attorneys’ fees and expenses and Rating
Agency fees and expenses.

          (b) If Borrower has elected to defease the Note and the requirements of this Section 2.5 have
been satisfied, the Property shall be released from the lien of the Mortgage and the Defeasance
Collateral pledged pursuant to the Security Agreement shall be the sole source of collateral
securing the Note. In connection with the release of the Lien, Borrower shall submit to Lender,
not less than thirty (30) days prior to the Defeasance Date (or such shorter time as is acceptable
to Lender in its sole discretion), a release of Lien (and related Loan Documents) for execution by
Lender. Such release shall be in a form appropriate in the jurisdiction in which the Property is
located and that contains standard provisions protecting the rights of the releasing lender. In
addition, Borrower shall provide all other documentation that a prudent lender originating mortgage
loans for securitization similar to the Loan would require to be delivered by Borrower in
connection with such release, together with an Officer’s Certificate certifying that such
documentation (i) is in compliance with all Legal Requirements, and (ii) will effect such release
in accordance with the terms of this Agreement. Borrower shall pay all costs, taxes and expenses
associated with the release of the lien of the Mortgage, including Lender’s reasonable attorneys’
fees. Except as set forth in this Section 2.5, Section 2.4.1 or Section 2.4.2, no repayment,
prepayment or defeasance of all or any portion of the Note shall cause, give rise to a right to
require, or otherwise result in, the release of the lien of the Mortgage on the Property.

          2.5.2 Defeasance Collateral Account. On or before the date on which Borrower delivers
the Defeasance Collateral, Borrower shall open at any Eligible Institution the defeasance
collateral account (the “Defeasance Collateral Account”) which shall at all times be an
Eligible Account. The Defeasance Collateral Account shall contain only (i) Defeasance Collateral,
and (ii) cash from interest and principal paid on the Defeasance Collateral. All cash from
interest and principal payments paid on the Defeasance Collateral shall be paid over to

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Lender on
each Monthly Payment Date and applied first to accrued and unpaid interest and then to principal.
Any cash from interest and principal paid on the Defeasance Collateral not needed to pay the
Scheduled Defeasance Payments shall be paid to Borrower. Borrower shall cause the Eligible
Institution at which the Defeasance Collateral is deposited to enter an agreement with Borrower and
Lender, satisfactory to Lender in its reasonable discretion, pursuant to which such Eligible
Institution shall agree to hold and distribute the Defeasance Collateral in accordance with this
Agreement. The Borrower or Successor Borrower, as applicable, shall be the owner of the Defeasance
Collateral Account and shall report all income accrued on Defeasance Collateral for federal, state
and local income tax purposes in its income tax return. Borrower shall prepay all cost and
expenses associated with opening and maintaining the Defeasance Collateral Account. Lender shall
not in any way be liable by reason of any insufficiency in the Defeasance Collateral Account.

          2.5.3 Successor Borrower. In connection with a Defeasance Event under this Section 2.5, Borrower shall, if required
by the Rating Agencies or if Borrower elects to do so, establish or designate a successor entity
(the “Successor Borrower”) which shall be a single purpose bankruptcy remote entity and
which shall be approved by the Rating Agencies. Any such Successor Borrower may, at Borrower’s
option, be an Affiliate of Borrower unless the Rating Agencies shall require otherwise. Borrower
shall transfer and assign all obligations, rights and duties under and to the Note, together with
the Defeasance Collateral to such Successor Borrower. Such Successor Borrower shall assume the
obligations under the Note and the Security Agreement and Borrower shall be relieved of its
obligations under such documents. Borrower shall pay a minimum of $1,000 to any such Successor
Borrower as consideration for assuming the obligations under the Note and the Security Agreement.
Borrower shall pay all costs and expenses incurred by Lender, including Lender’s attorney’s fees
and expenses, incurred in connection therewith.

          III. REPRESENTATIONS AND WARRANTIES

          Section 3.1 Borrower Representations. Borrower represents and warrants that:

          3.1.1 Organization. (a) Each of Borrower and each SPC Party is duly organized,
validly existing and in good standing with full power and authority to own its assets and conduct
its business, and is duly qualified in all jurisdictions in which the ownership or lease of its
property or the conduct of its business requires such qualification, except where the failure to be
so qualified would not have a material adverse effect on its ability to perform its obligations
hereunder, and Borrower has taken all necessary action to authorize the execution, delivery and
performance of this Agreement and the other Loan Documents by it, and has the power and authority
to execute, deliver and perform under this Agreement, the other Loan Documents and all the
transactions contemplated hereby.

          (b) Borrower’s exact legal name is correctly set forth in the first paragraph of this
Agreement. Borrower is an organization of the type specified in the first paragraph of this
Agreement. Borrower is incorporated or organized under the laws of the state specified in the
first paragraph of this Agreement. Borrower’s principal place of business and chief executive
office, and the place where Borrower keeps its books and records, including recorded data of any

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kind or nature, regardless of the medium of recording, including software, writings, plans,
specifications and schematics, has been for the preceding four (4) months (or, if less than four
(4) months, the entire period of the existence of Borrower) and will continue to be the address of
Borrower set forth in the first paragraph of this Agreement (unless Borrower notifies Lender in
writing at least thirty (30) days prior to the date of such change). Borrower’s organizational
identification number assigned by the state of its incorporation or organization is 4225408.
Borrower’s federal tax identification number is 20-5654563. Borrower is not subject to back-up
withholding taxes.

          3.1.2 Proceedings. This Agreement and the other Loan Documents have been duly authorized, executed and
delivered by Borrower and constitute a legal, valid and binding obligation of Borrower, enforceable
against Borrower in accordance with their respective terms, except as such enforcement may be
limited by bankruptcy, insolvency, reorganization, moratorium or other similar laws affecting the
enforcement of creditors’ rights generally, and by general principles of equity (regardless of
whether such enforceability is considered in a proceeding in equity or at law).

          3.1.3 No Conflicts. The execution and delivery of this Agreement and the other Loan
Documents by Borrower and the performance of its obligations hereunder and thereunder will not
conflict with any provision of any law or regulation to which Borrower is subject, or conflict
with, result in a breach of, or constitute a default under, any of the terms, conditions or
provisions of any of Borrower’s organizational documents or, to Borrower’s knowledge, any agreement
or instrument to which Borrower is a party or by which it is bound, the breach of which would have
a material and adverse effect on Borrower, or any order or decree applicable to Borrower, or result
in the creation or imposition of any lien on any of Borrower’s assets or property (other than
pursuant to the Loan Documents).

          3.1.4 Litigation. There is no action, suit, proceeding or investigation pending or,
to Borrower’s knowledge, threatened against Borrower in any court or by or before any other
Governmental Authority which would materially and adversely affect the ability of Borrower to carry
out the transactions contemplated by this Agreement.

          3.1.5 Agreements. Borrower is not in default with respect to any order or decree of
any court or any order, regulation or demand of any Governmental Authority, which default would
reasonably be expected to have consequences that would materially and adversely affect the
condition (financial or other) or operations of Borrower or its properties or would reasonably be
expected to have consequences that would materially and adversely affect its performance hereunder.

          3.1.6 Consents. No consent, approval, authorization or order of any court or
Governmental Authority is required for the execution, delivery and performance by Borrower of, or
compliance by Borrower with, this Agreement or the consummation of the transactions contemplated
hereby, other than those which have been obtained by Borrower.

          3.1.7 Title. Borrower has good, marketable and insurable fee simple title to the real
property comprising part of the Property and good title to the balance of the Property owned by it,
free and clear of all Liens whatsoever except the Permitted Encumbrances. The Mortgage,

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when properly recorded in the appropriate records, together with any Uniform Commercial Code
financing statements required to be filed in connection therewith, when property filed, will create
(i) a valid, first priority, perfected lien on the Property, subject only to Permitted Encumbrances
and (ii) perfected security interests in and to, and perfected collateral assignments of, all
personalty (including the Leases), all in accordance with the terms thereof, in each case subject
only to any Permitted Encumbrances. To Borrower’s knowledge, there are no mechanics’,
materialman’s or other similar liens or claims which have been filed for work, labor or materials
affecting the Property which are or may be liens prior to, or equal or coordinate with, the lien of
the Mortgage. None of the Permitted Encumbrances, individually or in the aggregate, materially
interfere with the benefits of the security intended to be provided by the Mortgage and this Loan
Agreement, materially and adversely affect the value of the Property, impair in any material
respect the use or operations of the Property or impair in any material respect Borrower’s ability
to pay its obligations in a timely manner.

          3.1.8 No Plan Assets. As of the date hereof and throughout the term of the Loan (a)
each of Borrower and Operating Tenant are not and will not be an “employee benefit plan,”
as defined in Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended
(“ERISA”), whether or not subject to Title I of ERISA, or a “plan” as defined in
Section 4975 of the Code, (b) none of the assets of Borrower or an Operating Tenant constitutes or
will constitute “plan assets” of one or more such plans within the meaning of U.S. Department of
Labor Regulation 29 C.F.R. Section 2510.3-101 (the “Plan Assets Regulation”), (c) each of
Borrower and Operating Tenant are not and will not be a “governmental plan” within the meaning of
Section 3(32) of ERISA and (d) transactions by or with Borrower or Operating Tenant are not and
will not be subject to any state statute regulating investments of, or fiduciary obligations with
respect to, governmental plans, as defined in Section 3(32) of ERISA.

          3.1.9 Compliance. Except as set forth in the Property Condition Report, the Survey,
the Zoning Report or the Environmental Report, and to Borrower’s knowledge, Borrower and the
Property and the use thereof comply in all material respects with all applicable Legal
Requirements, including, without limitation, building and zoning ordinances and codes and
Prescribed Laws. To the knowledge of Borrower, Borrower is not in default or violation of any
order, writ, injunction, decree or demand of any Governmental Authority, the violation of which
might materially and adversely affect the condition (financial or otherwise) or business of
Borrower. To the knowledge of Borrower, Borrower has not committed any act which may give any
Governmental Authority the right to cause Borrower to forfeit the Property or any part thereof or
any monies paid in performance of Borrower’s obligations under any of the Loan Documents.

          3.1.10 Financial Information. All financial data, including, without limitation, the
statements of cash flow and income and operating expense, that have been delivered to Lender in
respect of the Property (i) are true, complete and correct in all material respects, (ii)
accurately represent the financial condition of the Property as of the date of such reports, and
(iii) have been prepared in
accordance with GAAP throughout the periods covered, except as disclosed therein. Borrower
does not have any contingent liabilities, liabilities for taxes, unusual forward or long-term
commitments or unrealized or anticipated losses from any unfavorable commitments that are known to
Borrower and reasonably likely to have a materially adverse effect on the Property or the operation
thereof, except as referred to or reflected in said financial

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statements. Since the date of the
financial statements, there has been no material adverse change in the financial condition,
operations or business of Borrower or the Property from that set forth in said financial
statements.

          3.1.11 Condemnation. No Condemnation or other proceeding has been commenced or, to
Borrower’s best knowledge, is contemplated with respect to all or any portion of the Property or
for the relocation of roadways providing access to the Property.

          3.1.12 Utilities and Public Access. The Property has adequate rights of access to
public ways and is served by water, sewer, sanitary sewer and storm drain facilities adequate to
service the Property for its intended uses.

          3.1.13 Separate Lots. The Property is comprised of one (1) or more parcels which
constitute separate tax lots and do not constitute a portion of any other tax lot not a part of the
Property.

          3.1.14 Assessments. Except as disclosed in the Title Insurance Policy, there are no
pending or, to the knowledge of Borrower, proposed special or other assessments for public
improvements or otherwise affecting the Property, nor, to the knowledge of Borrower, are there any
contemplated improvements to the Property that may result in such special or other assessments.

          3.1.15 Enforceability. The Loan Documents are not subject to any right of rescission,
set off, counterclaim or defense by Borrower or Operating Tenant, including the defense of usury,
nor would the operation of any of the terms of the Loan Documents, or the exercise of any right
thereunder, render the Loan Documents unenforceable, and Borrower has not asserted any right of
rescission, set off, counterclaim or defense with respect thereto.

          3.1.16 Assignment of Leases. The Assignment of Leases creates a valid assignment of,
or a valid security interest in, certain rights under the Leases, subject only to a license granted
to Borrower and/or Operating Tenant to exercise certain rights and to perform certain obligations
of the lessor under the Leases, including the right to operate the Property. No Person other than
Lender, Borrower
and/or Operating Tenant has any interest in or assignment of the Leases or any portion of the
Rents due and payable or to become due and payable thereunder.

          3.1.17 Insurance. Borrower has obtained and has delivered to Lender original or
certified copies of all of the Policies, or ACCORD certificates evidencing such Policies, with all
premiums prepaid thereunder, reflecting the insurance coverages, amounts and other requirements set
forth in this Agreement. No claims have been made under any of the Policies, and no Person,
including Borrower, has done, by act or omission, anything which would impair the coverage of any
of the Policies.

          3.1.18 Licenses. Except as set forth in the Property Condition Report or the Zoning
Report, all material permits and approvals, including without limitation, certificates of occupancy
and any applicable liquor license required by any Governmental Authority for the legal use,
occupancy and operation of the Property as a hotel and for such other uses as permitted pursuant to
this Agreement (collectively, the “Licenses”), have been obtained and are in full force and
effect. Borrower shall (and shall cause Operating Tenant and/or Hotel Manager to)

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keep and
maintain all Licenses necessary for the operation of the Property as a hotel and as presently
operated. To Borrower’s knowledge, the use being made of the Property is in conformity with the
certificate of occupancy issued for the Property.

          3.1.19 Flood Zone. None of the Improvements on the Property is located in an area
identified by the Federal Emergency Management Agency as a special flood hazard area.

          3.1.20 Physical Condition. Except as otherwise described in the Property Condition
Report, the Property, including, without limitation, all buildings, improvements, parking
facilities, sidewalks, storm drainage systems, roofs, plumbing systems, HVAC systems, fire
protection systems, electrical systems, equipment, elevators, exterior sidings and doors,
landscaping, irrigation systems and all structural components, are in good condition, order and
repair in all material respects; there exists no structural or other material defects or damages in
the Property, whether latent or otherwise, and Borrower has not received notice from any insurance
company or bonding company of any defects or inadequacies in the Property, or any part thereof,
which would adversely affect the insurability of the same or cause the imposition of extraordinary
premiums or charges thereon or of any termination or threatened termination of any policy of
insurance or bond.

          3.1.21 Boundaries. Except as shown on the Survey, all of the improvements which were
included in determining the appraised value of the Property lie wholly within the boundaries and
building restriction lines of the Property, and no improvements on adjoining properties encroach
upon the
Property, and no easements or other encumbrances affecting the Property encroach upon any of
the improvements, so as to materially and adversely affect the value or marketability of the
Property except those which are insured against by title insurance.

          3.1.22 Leases. Except as set forth on Schedule I attached hereto, no Leases
encumber the Property.

          3.1.23 Filing and Recording Taxes. All transfer taxes, deed stamps, intangible taxes
or other amounts in the nature of transfer taxes required to be paid under applicable Legal
Requirements in connection with the transfer of the Property to Borrower have been paid or are
being paid simultaneously herewith. All mortgage, mortgage recording, stamp, intangible or other
similar tax required to be paid under applicable Legal Requirements in connection with the
execution, delivery, recordation, filing, registration, perfection or enforcement of any of the
Loan Documents, including, without limitation, the Mortgage, have been paid or are being paid
simultaneously herewith. All taxes and governmental assessments due and owing in respect of the
Property have been paid, or an escrow of funds in an amount sufficient to cover such payments has
been established hereunder or are insured against by the title insurance policy to be issued in
connection with the Mortgage.

          3.1.24 Single Purpose. Borrower hereby represents and warrants to, and covenants
with, Lender that as of the date hereof and until such time as the Debt shall be paid in full:

          (a) (i) Borrower does not own and will not own any asset or property other than (y) the
Property, and (z) incidental personal property necessary for the ownership or

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operation of the
Property, and (ii) Operating Tenant does not own and will not own any asset or property other than
(y) its operating leasehold interest in the Property pursuant to the Operating Lease and (z)
incidental personal property necessary for the operation of the Property.

          (b) (i) Borrower will not engage in any business other than the ownership, management and
operation of the Property and Borrower will conduct and operate its business as presently conducted
and operated, (ii) Operating Tenant will not engage in any business other than the ownership,
leasing, management and operation of its operating leasehold interest in the Property pursuant to
the Operating Lease, and (iii) each of Borrower and Operating Tenant will conduct and operate its
business as presently conducted and operated.

          (c) Except for capital contributions or distributions permitted under the terms and conditions
of its respective limited liability company agreement and properly reflected on its books and
records, neither Borrower nor Operating Tenant will enter into any contract or agreement with any
Affiliate of Borrower or Operating Tenant, any constituent party of Borrower or Operating Tenant or
any Affiliate of any constituent party, except upon terms and conditions that are intrinsically
fair and substantially similar to those that would be available on an arm’s-length basis with third
parties other than any such party.

          (d) (i) Borrower and Operating Tenant have not incurred and will not incur any Indebtedness
other than (i) with respect to Borrower, the Debt, (ii) with respect to Borrower and Operating
Tenant, in the aggregate, unsecured trade payables and operational debt not evidenced by a note and
(iii) with respect to Borrower and Operating Tenant, in the aggregate, Indebtedness incurred in the
financing (including equipment leases) of equipment and other personal property used on the
Property (“FF&E Financing”); provided that any Indebtedness incurred pursuant to subclauses
(ii) and (iii) shall be (x) not in excess of $7,000,000 in the aggregate, (y) paid not more than
sixty (60) days from the date incurred as to the matters in subclause (ii) above (other than
deferred compensation for employees in the form of bonuses or other incentive compensation and
other liabilities being contested to the extent permitted by, and in accordance with, the Loan
Documents) and not more than sixty (60) days from the date due as to the matters in subclause (iii)
above and (z) incurred in the ordinary course of business. No Indebtedness other than the Debt may
be secured (subordinate or pari passu) by the Property.

          (e) Neither Borrower nor Operating Tenant has made and will not make any loans or advances to
any third party (including any Affiliate or constituent party), and shall not acquire obligations
or securities of its respective Affiliates or any other Person.

          (f) Each of Borrower and Operating Tenant is and will remain solvent and will pay its debts
and liabilities (including, as applicable, shared personnel and overhead expenses) from its
respective assets as the same shall become due.

          (g) Each of Borrower and Operating Tenant has done or caused to be done and will do all
things necessary to observe organizational formalities and preserve its respective existence, and
will not and will not permit any constituent party to amend, modify or otherwise change the
partnership certificate, partnership agreement, articles of incorporation and bylaws, operating
agreement, trust or other organizational documents of Borrower or Operating Tenant or such
constituent party without the prior consent of Lender in any manner that (i) violates the

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single
purpose covenants set forth in this Section 3.1.24, or (ii) amends, modifies or otherwise changes
any provision thereof that by its terms cannot be modified at any time when the Loan is outstanding
or by its terms cannot be modified without Lender’s consent.

          (h) Each of Borrower and Operating Tenant will maintain all of its respective books, records,
financial statements and bank accounts separate from those of its Affiliates and any constituent
party. Neither Borrower’s nor Operating Tenant’s assets will be listed as assets on the financial
statements of any other Person; provided, however, that such assets may be included
in a consolidated financial statement of such entity’s Affiliates provided that (i)
appropriate notation shall be made on such consolidated financial statements to indicate the
separateness of Borrower or Operating Tenant (as applicable) and such Affiliates and to indicate
that Borrower’s or Operating Tenant’s (as applicable) assets and credit are not available to
satisfy the debts and other obligations of such Affiliates or any other Person and (ii) such assets
shall be listed on Borrower’s or Operating Tenant’s (as applicable) own separate balance sheet.
Each of Borrower and Operating Tenant will file its own tax returns unless Borrower or Operating
Tenant is a tax-disregarded entity not required to file tax returns under applicable law, and
Borrower and Operating Tenant will not file a consolidated federal income tax return with any other
Person unless required by applicable law. Each of Borrower and Operating Tenant shall maintain its
books, records, resolutions and agreements as official records.

          (i) Each of Borrower and Operating Tenant will be, and at all times will hold itself out to
the public as, a legal entity separate and distinct from any other entity (including any Affiliate
or any constituent party of either Borrower or Operating Tenant, as applicable), shall correct any
known misunderstanding regarding its status as a separate entity, shall conduct business in its own
name, shall not identify itself or any of its Affiliates as a division or part of the other and
shall maintain and utilize separate stationery, invoices and checks bearing its own name.

          (j) Each of Borrower and Operating Tenant will maintain adequate capital for the normal
obligations reasonably foreseeable in a business of its size and character and in light of its
contemplated business operations.

          (k) To the fullest extent permitted by law, neither Borrower, Operating Tenant nor any
constituent party will seek or effect the liquidation, dissolution, winding up, consolidation,
merger, sale or other transfer, in whole or in part, of Borrower or Operating Tenant.

          (l) Neither Borrower nor Operating Tenant will commingle the funds and other assets of itself
with those of any Affiliate or constituent party or any other Person, and will hold all of its
assets in its own name.

          (m) Each of Borrower and Operating Tenant has and will maintain its assets in such a manner
that it will not be costly or difficult to segregate, ascertain or identify its individual assets
from those of any Affiliate or constituent party or any other Person.

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          (n) Neither Borrower nor Operating Tenant will guarantee or become obligated for the debts of
any other Person and does not and will not hold itself out to be responsible for or have its credit
available to satisfy the debts or obligations of any other Person.

          (o) (i) If either Borrower or Operating Tenant is a limited partnership or a limited liability
company (other than a single member limited liability company), each general partner or managing
member of either of them (each, an “SPC Party”) shall be a corporation or limited liability
company whose sole asset is its interest in Borrower or Operating Tenant, as applicable, and each
such SPC Party will at all times comply, and will cause Borrower or Operating Tenant’s, as
applicable, to comply, with each of the representations, warranties, and covenants contained in
this Section 3.1.24 as if such representation, warranty or covenant was made directly by such SPC
Party. Upon the withdrawal, resignation or the disassociation of an SPC Party from Borrower or
Operating Tenant’s, as applicable, Borrower or Operating Tenant shall immediately appoint a new SPC
Party whose articles or certificate of incorporation is substantially similar to those of such SPC
Party and deliver a new non-consolidation opinion to the Rating Agency or Rating Agencies, as
applicable, with respect to the new SPC Party and its equity owners.

     (ii) If Borrower or Operating Tenant is a single member limited liability company,
Borrower or Operating Tenant shall have at least two springing members, one of which, upon
the dissolution of such sole member or the withdrawal or the disassociation of the sole
member from Borrower or Operating Tenant, shall immediately
become the sole member of Borrower or Operating Tenant’s, as applicable, and the other
of which shall become the sole member of Borrower if the first such springing member no
longer is available to serve as such sole member.

          (p) Borrower shall at all times cause there to be at least two duly appointed members of the
board of managers who are provided by a nationally recognized company that provides professional
independent directors and independent managers (each, an “Independent Director”) of each
SPC Party and of Operating Tenant reasonably satisfactory to Lender who shall not have been at the
time of such individual’s appointment or at any time while serving as a director of such SPC Party
and Operating Tenant, and may not have been at any time during the preceding five years (i) a
stockholder, director (other than as an Independent Director), officer, employee, partner, attorney
or counsel of such SPC Party, Operating Tenant, Borrower or any Affiliate of either of them, (ii) a
customer, supplier or other Person who derives any of its purchases or revenues from its activities
with such SPC Party, Operating Tenant, Borrower or any Affiliate of either of them, (iii) a Person
or other entity controlling or under common control with any such stockholder, partner, customer,
supplier or other Person, or (iv) a member of the immediate family of any such stockholder,
director, officer, employee, partner, customer, supplier or other Person. A natural person who
otherwise satisfies the foregoing definition of Independent Director except for being the
independent director, manager or special member of a “special purpose entity” affiliated with the
Borrower or Operating Tenant that does not own a direct or indirect equity interest in the Borrower
or Operating Tenant shall not be disqualified from serving as an Independent Director if such
individual is at the time of initial appointment, or at any time while serving as an Independent
Director, an Independent Director of a “special purpose entity” affiliated with the Borrower or
Operating Tenant (other than any entity that owns a direct or indirect equity interest in the
Borrower or Operating Tenant) if such individual is an

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independent manager, director or special
member provided by a nationally-recognized company that provides professional independent managers,
directors or special members. As used in this definition, the term “control” means the
possession, directly or indirectly, of the power to direct or cause the direction of the
management, policies or activities of a Person, whether through ownership of voting securities, by
contract or otherwise.

          (q) Neither Borrower nor Operating Tenant shall cause or permit the board of directors of any
SPC Party or Operating Tenant to take any action which, under the terms of any certificate of
incorporation, by-laws or any voting trust agreement with respect to any common stock or under any
organizational document of Borrower, Operating Tenant or SPC Party, requires a vote of the board of
directors of SPC Party or Operating Tenant’s, as applicable, unless at the time of such action
there shall be at least two members who are each an Independent Director.

          (r) Each of Borrower and Operating Tenant shall conduct its business so that the assumptions
made with respect to Borrower and Operating Tenant in the Insolvency Opinion shall be true and
correct in all respects. In connection with the foregoing, Borrower hereby covenants and agrees
that each of Borrower and Operating Tenant will comply with or cause the compliance with, (i) all
of the facts and assumptions (whether regarding the Borrower, Operating Tenant or any other Person)
set forth in the Insolvency Opinion, (ii) all the representations, warranties and covenants in this
Section 3.1.24, and (iii) all the organizational documents of the Borrower, Operating Tenant and
any SPC Party.

          (s) Neither Borrower nor Operating Tenant will permit any Affiliate or constituent party
independent access to its bank accounts.

          (t) Each of Borrower and Operating Tenant shall pay the salaries of its own employees (if any)
from its own funds and maintain a sufficient number of employees (if any) in light of its
contemplated business operations.

          (u) Each of Borrower and Operating Tenant shall compensate each of its consultants and agents
from its funds for services provided to it and pay from its own assets all obligations of any kind
incurred.

          (v) Each of Borrower and Operating Tenant shall allocate fairly and reasonably any overhead
expenses that are shared with an Affiliate, including for shared office space and for services
performed by an employee of an Affiliate.

          (w) Each of Borrower and Operating Tenant shall not buy or hold evidence of indebtedness by
any other Person (other than cash or investment-grade securities).

          (x) Each of Borrower and Operating Tenant shall not form, acquire or hold any subsidiary
(whether corporate, partnership, limited liability company or other) or own any equity interest in
any other entity.

          3.1.25 Tax Filings. To the extent required, Borrower has timely filed (or has
obtained effective extensions for filing) all federal, state and local tax returns required to be
filed and have paid or made adequate provision for the payment of all federal, state and local
taxes,

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charges and assessments payable by Borrower. Borrower believes that its tax returns (if
any) properly reflect the income and taxes of Borrower for the periods covered thereby, subject
only to reasonable adjustments required by the Internal Revenue Service or other applicable tax
authority upon audit.

          3.1.26 Solvency. Borrower (a) has not entered into the transaction or any Loan
Document with the actual intent to hinder, delay, or defraud any creditor and (b) received
reasonably equivalent value in exchange for its obligations under the Loan Documents. Giving
effect to the Loan, the fair saleable value of Borrower’s assets exceeds and will, immediately
following the making of the Loan, exceed Borrower’s total liabilities, including, without
limitation, subordinated, unliquidated, disputed and contingent liabilities. The fair saleable
value of each of Borrower’s and Operating Tenant’s assets is and will, immediately following the
making of the Loan, be greater than Borrower’s and Operating Tenant’s, respectively, probable
liabilities, including the maximum amount of its contingent liabilities on its debts as such debts
become absolute and matured. Borrower’s assets do not and, immediately following the making of the
Loan will not, constitute unreasonably small capital to carry out its business as conducted or as
proposed to be conducted. Borrower does not intend to, and does not believe that it will, incur
Indebtedness and liabilities (including contingent liabilities and other commitments) beyond its
ability to pay such Indebtedness and liabilities as they mature (taking into account the timing and
amounts of cash
to be received by Borrower and the amounts to be payable on or in respect of obligations of
Borrower).

          3.1.27 Federal Reserve Regulations. No part of the proceeds of the Loan will be used
for the purpose of purchasing or acquiring any “margin stock” within the meaning of Regulation U of
the Board of Governors of the Federal Reserve System or for any other purpose which would be
inconsistent with such Regulation U or any other Regulations of such Board of Governors, or for any
purposes prohibited by Legal Requirements or by the terms and conditions of this Agreement or the
other Loan Documents.

          3.1.28 Organizational Chart. The organizational chart attached as Schedule III
hereto, relating to Borrower and certain Affiliates and other parties, is true, complete and
correct on and as of the date hereof.

          3.1.29 Bank Holding Company. Borrower is not a “bank holding company” or a direct or
indirect subsidiary of a “bank holding company” as defined in the Bank Holding Company Act of 1956,
as amended, and Regulation Y thereunder of the Board of Governors of the Federal Reserve System.

          3.1.30 No Other Debt. Borrower has not borrowed or received debt financing (other
than permitted pursuant to this Agreement) that has not been heretofore repaid in full.

          3.1.31 Investment Company Act. Borrower is not (1) an “investment company” or a
company “controlled” by an “investment company,” within the meaning of the Investment Company Act
of 1940, as amended; (2) a “holding company” or a “subsidiary company” of a “holding company” or an
“affiliate” of either a “holding company” or a “subsidiary company” within the meaning of the
Public Utility Holding Company Act of 1935,

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as amended; or (3) subject to any other federal or
state law or regulation which purports to restrict or regulate its ability to borrow money.

          3.1.32 Intentionally Omitted.

          3.1.33 No Bankruptcy Filing. Borrower is not contemplating either the filing of a
petition by it under any state or federal bankruptcy or insolvency laws or the liquidation of its
assets or property, and Borrower does not have any knowledge of any Person contemplating the filing
of any such petition against it.

          3.1.34 Full and Accurate Disclosure. To the best of Borrower’s knowledge, no
information contained in this Agreement, the other Loan Documents, or any written statement
furnished by or on behalf of Borrower pursuant to the terms of this Agreement contains any untrue
statement of a material fact or omits to state a material fact necessary to make the statements
contained herein or therein not misleading in light of the circumstances under which they were
made. There is no fact or circumstance presently known to Borrower which has not been disclosed to
Lender and which materially adversely affects, or is reasonably likely to materially adversely
affect, the Property, Borrower or its business, operations or condition (financial or otherwise).

          3.1.35 Foreign Person. Borrower is not a “foreign person” within the meaning of
Section 1445(f)(3) of the Code.

          3.1.36 Intentionally Omitted.

          3.1.37 No Change in Facts or Circumstances; Disclosure. To the best of Borrower’s
knowledge, there has been no material adverse change in any condition, fact, circumstance or event
that would make the financial statements, rent rolls, reports, certificates or other documents
submitted in connection with the Loan inaccurate, incomplete or otherwise misleading in any
material respect or that otherwise materially and adversely affects the business operations or the
financial condition of Borrower or the Property.

          3.1.38 Hotel Management Agreement. The Hotel Management Agreement is in full force
and effect and there is no default thereunder by any party thereto and no event has occurred that,
with the passage of time and/or the giving of notice would constitute a default thereunder. The
Hotel Management Agreement was entered into on commercially reasonable terms. All of the
representations and warranties with respect to the Hotel Management Agreement set forth in Article
VII of this Agreement are true and correct in all respects.

          3.1.39 Perfection of Accounts. Borrower hereby represents and warrants to Lender
that:

          (a) This Agreement, together with the other Loan Documents, create a valid and continuing
security interest (as defined in the Uniform Commercial Code) in the Accounts and the Control
Account in favor of Lender, which security interests are prior to all other Liens, other than
Permitted Encumbrances, and is enforceable as such against creditors of and purchasers from
Borrower. Other than in connection with the Loan Documents and except for

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Permitted Encumbrances, neither Borrower nor any other Person has sold or otherwise conveyed
the Accounts or the Control Account;

          (b) The Accounts and the Control Account constitute “deposit accounts” or “securities
accounts” within the meaning of the Uniform Commercial Code, as set forth in the Cash Management
Agreement;

          (c) Pursuant and subject to the terms of the Loan Documents, Agent (or in the case of the
Control Account from and after an Event of Default, Account Control Bank), has agreed to comply
with all instructions originated by Lender, without further consent by Borrower or Operating
Tenant, directing disposition of the Accounts (or the Control Account) and all sums at any time
held, deposited or invested therein, together with any interest or other earnings thereon, and all
proceeds thereof (including proceeds of sales and other dispositions), whether accounts, general
intangibles, chattel paper, deposit accounts, instruments, documents or securities; and

          (d) Neither the Accounts nor the Control Account are in the name of any Person other than
Borrower or Operating Tenant, as pledgor, or Lender, as pledgee. Borrower or Operating Tenant have
not consented to (x) Agent’s complying with instructions with respect to the Accounts and (y) from
and after an Event of Default, Account Control Bank’s complying with instructions with respect to
the Control Account, from any Person other than Lender.

          3.1.40 Intentionally Omitted.

          3.1.41 Inventory. Borrower and Operating Tenant are the owners of all of the
Equipment, Fixtures and Personal Property (as such terms are defined in the Mortgage) located on or
at the Property (other than as provided in the Management Agreement) and Borrower shall not (and
shall not permit Operating Tenant to) lease any such Equipment, Fixtures or Personal Property other
than as permitted hereunder. All of the Equipment, Fixtures and Personal Property are sufficient
to operate the Property in the manner required hereunder and in the manner in which it is currently
operated.

          Section 3.2 Survival of Representations. The representations and warranties set forth in
Section 3.1 shall survive, and any covenants contained in Section 3.1 shall continue, for so long
as any amount remains payable to Lender under this Agreement or any of the other Loan Documents.

          IV. BORROWER COVENANTS

          Section 4.1 Borrower Affirmative Covenants. Borrower hereby covenants and agrees with Lender
that:

          4.1.1 Existence; Compliance with Legal Requirements. Borrower and Operating Tenant shall do or cause to be done all things necessary to
preserve, renew and keep in full force and effect its existence, rights, licenses, permits and
franchises and comply in all material respects with all Legal Requirements applicable to it and the
Property, including, without limitation, Prescribed Laws.

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          4.1.2 Taxes and Other Charges. Borrower shall pay all Taxes and Other Charges now or
hereafter levied or assessed or imposed against the Property or any part thereof as the same become
due and payable; provided, however, Borrower’s obligation to directly pay Taxes shall be suspended
for so long as Borrower complies with the terms and provisions of Section 6.2 hereof. Borrower
shall furnish to Lender receipts for the payment of the Taxes and the Other Charges prior to the
date the same shall become delinquent; provided, however, that Borrower is not required to furnish
such receipts for payment of Taxes in the event that such Taxes have been paid by Lender pursuant
to Section 6.2 hereof. Borrower shall not permit or suffer and shall promptly discharge any lien
or charge against the Property. After prior notice to Lender, Borrower, at its own expense, may
contest by appropriate legal proceeding, conducted in good faith and with due diligence, the amount
or validity of any Taxes or Other Charges, provided that (i) no Default or Event of Default has
occurred and remains uncured; (ii) such proceeding shall be permitted under and be conducted in
accordance with all applicable statutes, laws and ordinances; (iii) neither the Property nor any
part thereof or interest therein will be in danger of being sold, forfeited, terminated, canceled
or lost; (iv) Borrower shall promptly upon final determination thereof pay the amount of any such
Taxes or Other Charges, together with all costs, interest and penalties which may be payable in
connection therewith; (v) such proceeding shall suspend the collection of Taxes or Other Charges
from the Property; and (vi) Borrower shall deposit with Lender cash, or other security as may be
approved by Lender, in an amount equal to one hundred twenty-five percent (125%) of the contested
amount, to insure the payment of any such Taxes or Other Charges, together with all interest and
penalties thereon. Lender may pay over any such cash or other security held by Lender to the
claimant entitled thereto at any time when, in the judgment of Lender, the entitlement of such
claimant is established.

          4.1.3 Litigation. Borrower shall give prompt notice to Lender of any litigation or
governmental proceedings pending or threatened against Borrower, Operating Tenant or the Property
which might materially adversely affect the Property or Borrower’s ability to perform its
obligations hereunder or under the other Loan Documents.

          4.1.4 Access to Property. Subject to the rights of tenants, licensees and guests,
Borrower shall permit agents, representatives and employees of Lender to inspect the Property or
any part thereof at reasonable hours upon reasonable advance notice.

          4.1.5 Further Assurances; Supplemental Mortgage Affidavits. Borrower shall, at
Borrower’s sole cost and expense:

          (a) execute and deliver to Lender such documents, instruments, certificates, assignments and
other writings, and do such other acts necessary or desirable, to evidence, preserve and/or protect
the collateral at any time securing or intended to secure the obligations of Borrower under the
Loan Documents, as Lender may reasonably require; and

          (b) do and execute all and such further lawful and reasonable acts, conveyances and assurances
for the better and more effective carrying out of the intents and purposes of this Agreement and
the other Loan Documents, as Lender shall reasonably require from time to time.

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          4.1.6 Financial Reporting. (a) Borrower shall keep and maintain or will cause to be
kept and maintained proper and accurate books and records, in accordance with the Uniform System of
Accounts and reconciled in accordance with GAAP, reflecting the financial affairs of Borrower.
Lender shall have the right from time to time during normal business hours upon reasonable notice
to Borrower to examine such books and records at the office of Borrower or other Person maintaining
such books and records and to make such copies or extracts thereof as Lender shall desire.

          (b) Borrower shall furnish or cause to be furnished to Lender annually, within ninety (90)
days following the end of each Fiscal Year, a complete copy of Borrower’s, Operating Tenant’s and
Guarantor’s annual financial statements audited by a “Big Four” accounting firm or other
independent certified public accountant acceptable to Lender prepared in accordance with GAAP
covering the Property, including statements of income and expense and cash flow for Borrower,
Operating Tenant and the Property and a balance sheet for Borrower and Operating Tenant. Such
statements shall set forth gross revenue and operating expenses for the Property. Borrower’s,
Operating Tenant’s and Guarantor’s annual financial statements shall be accompanied by a
certificate executed by the chief financial officer of Borrower stating that such annual financial
statement presents fairly the financial condition and the results of operations of Borrower,
Operating Tenant, Guarantor and the Property. Together with Borrower’s annual financial
statements, Borrower shall furnish to Lender an Officer’s Certificate certifying as of the date
thereof whether to the best of Borrower’s knowledge there exists an event or circumstance which
constitutes a Default or Event of Default by Borrower or Operating Tenant and if such Default or
Event of Default exists, the nature thereof, the period of time it has existed and the action then
being taken to remedy the same. Notwithstanding the foregoing, if Borrower, Operating Tenant and
Guarantor are majority owned and controlled (directly or indirectly) by a publicly traded company,
then the annual, audited financial statements of Borrower, Operating Tenant and Guarantor may be
included in consolidated, audited financial statements of such publicly traded company
provided that (i) Borrower delivers such audited consolidated financial statements
to Lender within ninety (90) days following the end of each Fiscal Year, (ii) such consolidated
financial statements otherwise comply with this subsection (b), (iii) Borrower delivers to Lender
separate unaudited operating statements for each of Guarantor, Borrower and Operating Tenant
covering the Property, such other information and statements required under this subsection (b) and
a certificate executed by the chief financial officer of Borrower stating that (A) such operating
statements presents fairly the financial condition and the results of operations of each of
Borrower, Operating Tenant, Guarantor and the
Property, and (B) the information contained in such operating statements is the same
information with respect to Borrower, Operating Tenant, Guarantor and the Property as included in
the audited consolidated financial statements of such publicly traded company.

          (c) Borrower will furnish Lender on or before the forty-fifth (45th) day after the end of each
fiscal quarter (based on Borrower’s Fiscal Year), the following items, accompanied by certificate
from the chief financial officer of Borrower, certifying that such items are true, correct,
accurate and complete and fairly present the financial condition and results of the operations of
Borrower and the Property in accordance with the Uniform System of Accounts and reconciled in
accordance with GAAP as applicable:

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     (i) quarterly and year-to-date statements of income and expense and cash flow prepared
for such quarter with respect to the Property, with a balance sheet for such quarter for
Borrower;

     (ii) a calculation reflecting the Debt Service Coverage Ratio as of the last day of
such quarter, for such quarter and the last four quarters;

     (iii) occupancy statistics for the Property; and

     (iv) a comparison of the budgeted income and expenses and the actual income and
expenses for such quarter and year to date for the Property, and, upon the request of
Lender, a detailed explanation of any variances of more than five percent (5%) between
budgeted and actual amounts for such period and year to date.

          (d) Borrower shall submit the Annual Budget to Lender not later than thirty (30) days prior to
the commencement of each Fiscal Year.

          (e) Borrower shall furnish to Lender, within five (5) Business Days after request (or as soon
thereafter as may be reasonably possible), such further detailed information with respect to the
operation of the Property and the financial affairs of Borrower as may be reasonably requested by
Lender, including, without limitation, a comparison of the budgeted income and expenses and the
actual income and expenses for a quarter and year to date for the Property, together with a
detailed explanation of any variances of more than the greater of five percent (5%) or $50,000
between budgeted and actual amounts for such period and year to date.

          (f) On or before thirty (30) days after the end of each calendar month, Borrower will furnish,
or cause to be furnished, to Lender the most current Smith Travel Research Reports then available
to Borrower reflecting market penetration and relevant hotel properties competing with the
Property.

          4.1.7 Title to the Property. Borrower will warrant and defend the validity and
priority of the Liens of the Mortgage and the Assignment of Leases on the Property against the
claims of all Persons whomsoever, subject only to Permitted Encumbrances.

          4.1.8 Estoppel Statement. (a) After request by Lender, Borrower shall within five (5) Business Days furnish Lender
with a statement, duly acknowledged and certified, stating (i) the unpaid principal amount of the
Note, (ii) the Interest Rate of the Note, (iii) the date installments of interest and/or principal
were last paid, (iv) any offsets or defenses to the payment of the Debt, if any, and (v) that this
Agreement and the other Loan Documents have not been modified or if modified, giving particulars of
such modification.

          (b) After request by Borrower, Lender shall within ten (10) Business Days furnish Borrower
with a statement, duly acknowledged and certified, stating (i) the unpaid principal amount of the
Note, (ii) the Interest Rate of the Note, (iii) the date installments of interest and/or principal
were last paid and (iv) whether or not Lender has sent any notice of default under the Loan
Documents which remains uncured in the opinion of Lender.

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          (c) Borrower shall deliver to Lender, upon request, an estoppel certificate from each Tenant
under any Lease (provided that Borrower shall only be required to use commercially reasonable
efforts to obtain an estoppel certificate from any Tenant not required to provide an estoppel
certificate under its Lease); provided that such certificate may be in the form required under such
Lease; provided, further, that Borrower shall not be required to deliver such certificates more
frequently than two (2) times in any calendar year.

          4.1.9 Leases (a). All Leases and all renewals of Leases executed after the date
hereof shall (i) provide for rental rates comparable to existing local market rates for similar
properties, (ii) be on commercially reasonable terms, (iii) provide that such Lease is subordinate
to the Mortgage and that the lessee will attorn to Lender and any purchaser at a foreclosure sale
and (iv) not contain any terms which would materially adversely affect Lender’s rights under the
Loan Documents. All Major Leases and all renewals, amendments and modifications thereof executed
after the date hereof shall be subject to Lender’s prior approval, which approval shall not be
unreasonably withheld, conditioned or delayed.

          (b) Borrower (i) shall and shall cause Operating Tenant to observe and perform the obligations
imposed upon the lessor under the Leases in a commercially reasonable manner; (ii) shall enforce
the terms, covenants and conditions contained in the Leases upon the part of the lessee thereunder
to be observed or performed in a commercially reasonable manner, provided, however, Borrower shall
not terminate or accept a surrender of a Major Lease without Lender’s prior approval; (iii) shall
not collect any of the Rents more than one (1) month in advance (other than security deposits);
(iv) shall not execute any assignment of lessor’s interest in the Leases or the Rents (except as
contemplated by the Loan Documents); (v) shall hold all security deposits under all Leases in
accordance with Legal Requirements; and (vi) shall have the right, without the consent of Lender,
to amend, modify or waive the provisions of any Lease (other than a Major Lease except to the
extent required under the terms of any Major Lease approved, or deemed approved, by Lender pursuant
to this Section 4.1.9), or terminate, reduce the rents under, accept the surrender of space under,
or shorten the term of, any Lease (other than a Major Lease) or of any guaranty, letter of credit
or other credit support with respect thereto, so long as such action does not have a material
adverse affect on the value of the Property, provided, however, that a termination
of a Lease (other than a Major Lease) with a tenant who is
in default beyond all applicable notice and cure periods shall not be considered an action
which has a material adverse affect on the value of the Property. Upon request, Borrower shall
furnish Lender with executed copies of all Leases.

          (c) Notwithstanding anything to the contrary contained in this Section 4.1.9:

     (i) whenever Lender’s approval or consent is required pursuant to the provisions of
this Section 4.1.9, Borrower shall have the right to submit a term sheet of such transaction
to Lender for Lender’s approval, such approval not to be unreasonably withheld or delayed.
Any such term sheet submitted to Lender shall set forth all material terms of the proposed
transaction including, without limitation, identity of tenant, square footage, term, rent,
rent credits, abatements, work allowances and tenant improvements to be constructed by
Borrower. Lender shall use good faith efforts to respond within ten (10)

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Business Days
after Lender’s receipt of Borrower’s written request for approval or consent of such term
sheet. If Lender fails to respond to such request within ten (10) Business Days, and
Borrower sends a second request containing a legend in bold letters stating that Lender’s
failure to respond within five (5) Business Days shall be deemed consent or approval, Lender
shall be deemed to have approved or consented to such term sheet if Lender fails to respond
to such second written request before the expiration of such five (5) Business Day period;

     (ii) whenever Lender’s approval or consent is required pursuant to the provisions of
this Section 4.1.9 for any matter that Lender has not previously approved a term sheet
pursuant to Section 4.1.9(c)(i) above, Lender shall use good faith efforts to respond within
ten (10) Business Days after Lender’s receipt of Borrower’s written request for such
approval or consent. If Lender fails to respond to such request within ten (10) Business
Days, and Borrower sends a second request containing a legend in bold letters stating that
Lender’s failure to respond within ten (10) Business Days shall be deemed consent or
approval, Lender shall be deemed to have approved or consented to the matter for which
Lender’s consent or approval was sought if Lender fails to respond to such second written
request before the expiration of such ten (10) Business Day period;

     (iii) whenever Lender’s approval or consent is required pursuant to the provisions of
this Section 4.1.9 for any matter that Lender has previously approved a term sheet pursuant
to Section 4.1.9(c)(i) above, Lender shall use good faith efforts to respond within five (5)
Business Days after Lender’s receipt of Borrower’s written request for such approval or
consent. If Lender fails to respond to such request within five (5) Business Days, and
Borrower sends a second request containing a legend in bold letters stating that Lender’s
failure to respond within five (5) Business Days shall be deemed consent or approval, Lender
shall be deemed to have approved or consented to the matter for which Lender’s consent or
approval was sought if Lender fails to respond to such second written request before the
expiration of such five (5) Business Day period, provided that there have been no material
deviations from the term sheet and that the aggregate economics of the transaction are no
less favorable to Borrower than as set forth in the term sheet;

     (iv) in the event that Lender shall have approved (or be deemed to have approved) a
term sheet submitted by Borrower with respect to a certain Lease, Lender shall not withhold
its approval or consent with respect to such Lease on the basis of any provisions of such
Lease dealing with the items contained in the approved term sheet.

          (d) Notwithstanding anything to the contrary set forth herein, neither Borrower nor Operating
Tenant shall enter into a Lease of all or substantially all of the Property without Lender’s prior
written consent. which consent may be withheld in Lender’s sole discretion.

          4.1.10 Alterations. Lender’s prior approval shall be required in connection with any
alterations or improvements to any Improvements (excluding the cost of FF&E Replacements) (a) that
may have a material adverse effect on Borrower’s financial condition, the value of the Property or
the ongoing revenues and expenses of the Property, or (b) the cost of which (including any related
alteration, improvement or replacement) is reasonably anticipated

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to exceed the Alteration
Threshold, which approval may be granted or withheld in Lender’s sole discretion. If the total
unpaid amounts incurred and to be incurred with respect to such alterations to the Improvements
shall at any time exceed the Alteration Threshold, Borrower shall promptly deliver to Lender as
security for the payment of such amounts and as additional security for Borrower’s obligations
under the Loan Documents any of the following (the “Alteration Security”): (i) cash, (ii)
Letters of Credit, (iii) U.S. Obligations, (iv) other securities acceptable to Lender, provided
that Lender shall have received a Rating Agency Confirmation as to the form and issuer of same, or
(v) a completion bond, provided that Lender shall have received a Rating Agency Confirmation as to
the form and issuer of same. Such security shall be in an amount equal to the excess of the total
unpaid amounts incurred and to be incurred with respect to such alterations to the Improvements
(other than such amounts to be paid or reimbursed by Tenants under the Leases) over the Alteration
Threshold. Upon Borrower’s request therefor, Lender shall disburse any Alteration Security that is
cash to Borrower to pay for work completed and paid for with respect to such alterations subject to
the same conditions to the release and disbursement of Required Repair Funds pursuant to section
6.1.2 hereof, provided, however, that Lender shall not have any obligation to
disburse any funds to Borrower for such alterations unless and until Lender has determined in its
sole discretion that, at the time of any such request from Borrower for such funds, the total
unpaid amounts incurred and to be incurred with respect to such alterations to the Improvements is
equal to or less than the amount of the Alteration Security then held by Lender.

          4.1.11 Material Agreements. Borrower shall and cause Operating Tenant to: (a)
promptly perform and/or observe all of the material covenants and agreements required to be
performed and observed by it under each Material Agreement to which it is a party, and do all
things necessary to preserve and to keep unimpaired its rights thereunder, (b) promptly notify
Lender in writing of the giving of any notice of any default by any party under any Material
Agreement of which it is aware and (c) promptly enforce the performance and observance of all of
the material covenants and agreements required to be performed and/or observed by the other party
under each Material Agreement to which it is a party in a commercially reasonable manner.

          4.1.12 Intentionally Omitted.

          4.1.13 Performance by Borrower. Borrower shall in a timely manner observe, perform
and fulfill each and every covenant, term and provision of each Loan Document executed and
delivered by Borrower, and shall not enter into or otherwise suffer or permit any amendment,
waiver, supplement, termination or other modification of any Loan Document executed and delivered
by Borrower without the prior consent of Lender.

          4.1.14 Costs of Enforcement/Remedying Defaults. In the event (a) that the Mortgage is
foreclosed in whole or in part or the Note or any other Loan Document is put into the hands of an
attorney for collection, suit, action or foreclosure, (b) of the foreclosure of any Lien or
Mortgage prior to or subsequent to the Mortgage in which proceeding Lender is made a party, (c) of
the bankruptcy, insolvency, rehabilitation or other similar proceeding in respect of Borrower or
Guarantor or an assignment by Borrower or Guarantor for the benefit of its creditors, or (d) Lender
shall remedy or attempt to remedy any Event of Default hereunder, Borrower shall be chargeable with
and agrees to pay all costs incurred by Lender as a result thereof, including costs of collection
and defense (including reasonable attorneys’, experts’,

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consultants’ and witnesses’ fees and
disbursements) in connection therewith and in connection with any appellate proceeding or
post-judgment action involved therein, which shall be due and payable on demand, together with
interest thereon from the date incurred by Lender at the Default Rate, and together with all
required service or use taxes.

          4.1.15 Business and Operations. Borrower shall continue to engage in the businesses
currently conducted by it as and to the extent the same are necessary for the ownership and leasing
of the Property. Borrower and Operating Tenant will qualify to do business and will remain in good
standing under the laws of each jurisdiction as and to the extent the same are required for the
ownership and leasing of the Property. Borrower and Operating Tenant shall at all times cause the
Property to be maintained as a hotel.

          4.1.16 Loan Fees. Borrower shall pay all fees and costs (including, without
limitation, all origination and commitment fees) required of Borrower pursuant to the terms of that
certain commitment letter between Ashford Hospitality Trust, Inc. and Morgan Stanley Mortgage
Capital Inc. dated October 10, 2006.

          4.1.17 Performance of FF&E Work.

          (a) Borrower shall perform, or cause Operating Tenant to perform, all FF&E Replacement Work
when required pursuant to the Hotel Management Agreement and as necessary to keep the Property in
condition and repair consistent with other hotels with the same class of service in the same market
segment in the metropolitan area in which the Property is located, and to keep the Property or any
portion thereof from deteriorating. Borrower shall complete, or cause Operating Tenant to
complete, all FF&E Replacement Work in a good and workmanlike manner as soon as practicable
following the commencement of performing such FF&E Replacement Work.

          (b) In the event Lender determines in its reasonable discretion that any FF&E Replacement Work
is not being performed in a workmanlike or timely manner or that any FF&E Replacement Work has not
been completed in a workmanlike or timely manner, Lender shall have the option to withhold all
disbursements of any FF&E Replacement Funds, to proceed under existing contracts or to contract
with third parties to complete such FF&E Replacement Work and to apply the FF&E Replacement Funds
toward the labor and materials necessary to complete such FF&E Replacement Work, provided that
Lender shall provide thirty (30) days’ prior written notice to Borrower before taking any such
action.

          (c) In order to facilitate Lender’s completion or performing such FF&E Replacement Work
pursuant to Section 4.1.16(b) above, Borrower grants Lender the right, and
Borrower shall cause Operating Tenant to permit Lender, to enter onto the Property and perform
any and all work and labor necessary to complete or perform such FF&E Replacement Work and/or
employ watchmen to protect the Property from damage. All sums so expended by Lender, to the extent
not from the FF&E Replacement Funds, shall be deemed to have been advanced under the Loan to
Borrower and secured by the Mortgage. For this purpose Borrower constitutes and appoints Lender
its true and lawful attorney-in-fact with full power of substitution to complete or undertake such
FF&E Replacement Work in the name of Borrower. Such power of attorney shall be deemed to be a
power coupled with an interest and cannot be

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revoked. Borrower empowers said attorney-in-fact as
follows: (i) to use any FF&E Replacement Funds for the purpose of making or completing such FF&E
Replacement Work; (ii) to make such additions, changes and corrections to such FF&E Replacement
Work as shall be necessary or desirable to complete such FF&E Replacement Work; (iii) to employ
such contractors, subcontractors, agents, architects and inspectors as shall be required for such
purposes; (iv) to pay, settle or compromise all existing bills and claims which are or may become
Liens against the Property, or as may be necessary or desirable for the completion of such FF&E
Replacement Work, or for clearance of title; (v) to execute all applications and certificates in
the name of Borrower which may be required by any of the contract documents; (vi) to prosecute and
defend all actions or proceedings in connection with the Property or the rehabilitation and repair
of the Property; and (vii) to do any and every act which Borrower might do in its own behalf to
fulfill the terms of this Agreement.

          (d) Nothing in Section 4.1.16 shall: (i) make Lender responsible for performing or completing
any FF&E Replacement Work; (ii) require Lender to expend funds in addition to the FF&E Replacement
Funds to perform or complete any FF&E Replacement Work; (iii) obligate Lender to proceed with any
FF&E Replacement Work; or (iv) obligate Lender to demand from Borrower additional sums to perform
or complete any FF&E Replacement Work.

          (e) The FF&E Replacement Work and all materials, equipment, fixtures, or any other item
comprising a part of any FF&E Replacement Work shall be constructed, installed or completed, as
applicable, free and clear of all mechanic’s, materialmen’s or other liens (except for those Liens
existing on the date of this Agreement which have been approved in writing by Lender).

          (f) Nothing in this Agreement shall obligate Lender to apply all or any portion of the FF&E
Replacement Funds on account of an Event of Default to payment of the Debt or in any specific order
or priority.

          4.1.18 Operating Leases. (a) The Operating Lease is in full force and effect and
there is no default, breach or violation existing thereunder by Borrower or Operating Tenant
thereunder and no event has occurred that, with the passage of time or the giving of notice, or
both, would constitute a default, breach or violation by any party thereunder. The terms and
provisions of the Operating Lease are subordinate to this Agreement and the Mortgage in all
respects. Neither the execution and delivery of the Loan Documents, Borrower’s performance
thereunder, nor the exercise of any remedies by Lender, will adversely affect Borrower’s rights
under the Operating Lease.

          (b) Borrower shall (i) cause the hotel located on Property to be operated pursuant to the
Operating Lease; (ii) promptly perform and/or observe all of the covenants,
agreements and obligations required to be performed and observed by Borrower under the
Operating Lease and do all things necessary to preserve and to keep unimpaired its material rights
thereunder; (iii) promptly notify Lender of any default under the Operating Lease; (iv) promptly
deliver to Lender a copy of each financial statement, business plan, capital expenditures plan,
notice, report and estimate received by Borrower under the Operating Lease; (v) promptly enforce
the performance and observance of all of the covenants and agreements required to be performed
and/or observed by the Operating Tenant under the Operating Lease;

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(vi) cause Operating Tenant to deposit all Operating Tenant’s Owner’s Distributions into the Deposit Account and (vii) not permit
the Operating Lease to be amended, modified, supplemented or terminated, in each case, without the
prior written consent of Lender; provided, however, that upon the expiration of the initial five
(5) year term of the Operating Lease, Borrower and Operating Tenant shall be permitted to renew or
extend the term of the Operating Lease on substantially the same terms as the Operating Lease in
effect on the date hereof with “market” rent as determined by Borrower and Operating Tenant
(provided, however, that the monthly base rent thereunder (less any credit for sums being deposited
in any capital improvements or FF&E reserves required under the Hotel Management Agreement or this
Agreement) shall in no event be less than the Monthly Payment Amount and the monthly amount of any
payments to the Reserve Funds required hereunder).

          Section 4.2 Borrower and Operating Tenant Negative Covenants. Borrower covenants and agrees
with Lender that:

          4.2.1 Due on Sale and Encumbrance; Transfers of Interests. Without the prior written
consent of Lender, neither Borrower nor Operating Tenant, nor any other Person having a direct or
indirect ownership or beneficial interest in Borrower or Operating Tenant shall sell, convey,
mortgage, grant, bargain, encumber, pledge, assign or transfer any interest, direct or indirect, in
the Borrower, Operating Tenant, the Property or any part thereof, whether voluntarily or
involuntarily, in violation of the covenants and conditions set forth in the Mortgage and this
Agreement.

          4.2.2 Liens. Borrower shall not, and shall not permit Operating Tenant to, create,
incur, assume or suffer to exist any Lien on any portion of the Property except for Permitted
Encumbrances.

          4.2.3 Dissolution. Neither Borrower nor Operating Tenant shall (i) engage in any
dissolution, liquidation or consolidation or merger with or into any other business entity, (ii)
engage in any business activity not related to the ownership, leasing management and operation of
the Property, (iii) transfer, lease or sell, in one transaction or any combination of transactions,
all or substantially all of the property or assets of Borrower or Operating Tenant, as applicable,
except to the extent expressly permitted by the Loan Documents, or (iv) cause, permit or suffer any
SPC Party to (A) dissolve, wind up or liquidate or take any action, or omit to take an action, as a
result of which such SPC Party would be dissolved, wound up or liquidated in whole or in part, or
(B) amend, modify, waive or terminate the certificate of incorporation or bylaws of such SPC Party,
in each case without obtaining the prior consent of Lender.

          4.2.4 Intentionally Omitted.

          4.2.5 Debt Cancellation. Borrower shall not cancel or otherwise forgive or release
any claim or debt (other than termination of Leases in accordance herewith) owed to Borrower by any
Person, except for adequate consideration and in the ordinary course of Borrower’s business.

          4.2.6 Affiliate Transactions. Neither Borrower nor Operating Tenant shall enter into,
or be a party to, any transaction with an Affiliate of Borrower or any of the partners of

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Borrower except in the ordinary course of business and on terms which are no less favorable to Borrower or
such Affiliate than would be obtained in a comparable arm’s length transaction with an unrelated
third party.

          4.2.7 Zoning. Neither Borrower nor Operating Tenant shall initiate or consent to any
zoning reclassification of any portion of the Property or seek any variance under any existing
zoning ordinance or use or permit the use of any portion of the Property in any manner that could
result in such use becoming a non conforming use under any zoning ordinance or any other applicable
land use law, rule or regulation, without the prior consent of Lender.

          4.2.8 Assets. Neither Borrower nor Operating Tenant shall purchase or own any
property other than the Property and any property necessary or incidental for the operation of the
Property.

          4.2.9 No Joint Assessment. Neither Borrower nor Operating Tenant shall suffer, permit
or initiate the joint assessment of the Property (i) with any other real property constituting a
tax lot separate from the Property, and (ii) with any portion of the Property which may be deemed
to constitute personal property, or any other procedure whereby the lien of any taxes which may be
levied against such personal property shall be assessed or levied or charged to the Property.

          4.2.10 Principal Place of Business. Borrower shall not (i) change its principal place
of business or name from the address and name set forth in the introductory paragraph hereof
without, in each instance, (A) giving Lender thirty (30) days’ prior written notice thereof and (B)
taking all action required by Lender for the purpose of perfecting or protecting the Lien and
security interest of Lender created pursuant to this Agreement and the other Loan Documents or (ii)
change its organizational structure without (A) obtaining the prior written consent of Lender
(except to the extent permitted hereunder without the consent of Lender) and (B) taking all action
required by Lender for the purpose of perfecting or protecting the Lien and security interest of
Lender created pursuant to this Agreement and the other Loan Documents. At the request of Lender,
Borrower shall execute a certificate in form reasonably satisfactory to Lender listing the trade
names under which Borrower intends to operate the Properties, and representing and warranting that
Borrower does business under no other trade name with respect to the Properties.

          4.2.11 ERISA. (a) Neither Borrower nor Operating Tenant shall engage in any
transaction which would cause any obligation, or action taken or to be taken, hereunder (or the
exercise by Lender of any of its rights under the Note, this Agreement or the other Loan Documents)
to be a non-exempt (under a statutory or administrative class exemption) prohibited transaction
under the ERISA or Section 4975 of the Code.

          (b) Borrower shall deliver to Lender such certifications or other evidence from time to time
throughout the term of the Loan, as requested by Lender in its sole discretion, that (A) neither
Borrower nor Operating Tenant is an “employee benefit plan” as defined in Section 3(3) of ERISA,
which is subject to Title I of ERISA, or a “plan” within the meaning of Section 4975 of the Code;
(B) neither Borrower nor Operating Tenant are subject to any state

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statute regulating investments
of, or fiduciary obligations with respect to, governmental plans as defined in Section 3(32) of
ERISA; and (C) one or more of the following circumstances is true:

     (i) Equity interests in Borrower are publicly offered securities, within the meaning of
the Plan Assets Regulation;

     (ii) Less than twenty-five percent (25%) of each outstanding class of equity interests
in Borrower is held by “benefit plan investors” within the meaning of the Plan Assets
Regulation; or

     (iii) Borrower qualifies as an “operating company” or a “real estate operating company”
within the meaning of the Plan Assets Regulation.

          4.2.12 Material Agreements. Borrower shall not, without Lender’s prior written
consent: (a) enter into, surrender or terminate any Material Agreement to which it is a party
(unless the other party thereto is in material default and/or the termination of such agreement or
new agreement would be commercially reasonable), (b) increase or consent to the increase of the
amount of any charges under any Material Agreement to which it is a party, except as provided
therein or on an arms’-length basis and commercially reasonable terms; or (c) otherwise modify,
change, supplement, alter or amend, or waive or release any of its rights and remedies under any
Material Agreement to which it is a party in any material respect, except on an arm’s-length basis
and commercially reasonable terms.

          V. INSURANCE, CASUALTY AND CONDEMNATION

          Section 5.1 Insurance.

          5.1.1 Insurance Policies. (a) Borrower or Hotel Manager shall obtain and maintain,
or cause to be maintained, insurance for Borrower, Operating Tenant and the Property providing at
least the following coverages:

     (i) comprehensive all risk insurance on the Improvements and the personal property at
the Property, including contingent liability from Operation of Building Laws, Demolition
Costs and Increased Cost of Construction Endorsements, in each case (A) in an amount equal
to one hundred percent (100%) of the “Full Replacement Cost,” which for purposes of this
Agreement shall mean actual replacement value (exclusive of costs of excavations,
foundations, underground utilities and footings) with a waiver of depreciation; (B)
containing an agreed amount endorsement with respect to the Improvements and personal
property at the Property waiving all co-insurance provisions; (C) providing for no
deductible in excess of One Hundred Thousand and No/100 Dollars ($100,000) for all such
insurance coverage; and (D) containing an “Ordinance or Law Coverage” or “Enforcement”
endorsement if any of the Improvements or the use of the Property shall at any time
constitute legal non-conforming structures or uses. In addition,
Borrower shall obtain: (y) if any portion of the Improvements is currently or at any
time in the future located in a federally designated “special flood hazard area,” flood
hazard insurance in an amount equal to the lesser of (1) the outstanding principal balance
of the Note or (2) the maximum amount of such insurance available under the National Flood

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Insurance Act of 1968, the Flood Disaster Protection Act of 1973 or the National Flood
Insurance Reform Act of 1994, as each may be amended or such greater amount as Lender shall
require; and (z) earthquake insurance in amounts and in form and substance satisfactory to
Lender in the event the Property is located in an area with a high degree of seismic
activity, provided that the insurance pursuant to clauses (y) and (z) hereof shall be on
terms consistent with the comprehensive all risk insurance policy required under this
subsection (i).

     (ii) commercial general liability insurance against claims for personal injury, bodily
injury, death or property damage occurring upon, in or about the Property, such insurance
(A) to be on the so-called “occurrence” form with a combined limit, excluding umbrella
coverage, of not less than One Million and No/100 Dollars ($1,000,000); (B) to continue at
not less than the aforesaid limit until required to be changed by Lender by reason of
changed economic conditions making such protection inadequate; and (C) to cover at least the
following hazards: (1) premises and operations; (2) products and completed operations on an
“if any” basis; (3) independent contractors; (4) blanket contractual liability for all legal
contracts; and (5) contractual liability covering the indemnities contained in Article 9 of
the Mortgage to the extent the same is available;

     (iii) business income insurance (A) with loss payable to Lender; (B) covering all risks
required to be covered by the insurance provided for in subsection (i) above for a period
commencing at the time of loss for such length of time as it takes to repair or replace with
the exercise of due diligence and dispatch; (C) containing an extended period of indemnity
endorsement which provides that after the physical loss to the Improvements and Personal
Property has been repaired, the continued loss of income will be insured until such income
either returns to the same level it was at prior to the loss, or the expiration of
twenty-four (24) months from the date that the Property is repaired or replaced and
operations are resumed, whichever first occurs, and notwithstanding that the policy may
expire prior to the end of such period; and (D) in an amount equal to one hundred percent
(100%) of the projected gross income from the Property for a period from the date of loss to
a date (assuming total destruction) which is twenty-four (24) months from the date that the
Property is repaired or replaced and operations are resumed. The amount of such business
income insurance shall be determined prior to the date hereof and at least once each year
thereafter based on Borrower’s reasonable estimate of the gross income from the Property for
the succeeding twenty-four (24) month period. All proceeds payable to Lender pursuant to
this subsection shall be held by Lender and shall be applied to the obligations secured by
the Loan Documents from time to time due and payable hereunder and under the Note; provided,
however, that nothing herein contained shall be deemed to relieve Borrower of its
obligations to pay the obligations secured by the Loan Documents on the respective dates of
payment provided for in the Note and the other Loan Documents except to the extent such
amounts are actually paid out of the proceeds of such business income insurance;

     (iv) at all times during which structural construction, repairs or alterations are
being made with respect to the Improvements, and only if the Property coverage form does not
otherwise apply, (A) owner’s contingent or protective liability insurance covering claims
not covered by or under the terms or provisions of the above mentioned

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commercial general liability insurance policy; and (B) the insurance provided for in subsection (i) above
written in a so-called builder’s risk completed value form (1) on a non-reporting basis, (2)
against all risks insured against pursuant to subsection (i) above, (3) including permission
to occupy the Property, and (4) with an agreed amount endorsement waiving co-insurance
provisions;

     (v) workers’ compensation, subject to the statutory limits of the state in which the
Property is located, and employer’s liability insurance with a limit of at least Five
Hundred Thousand and No/100 Dollars ($500,000) per accident and per disease per employee,
and Five Hundred Thousand and No/100 Dollars ($500,000) for disease aggregate in respect of
any work or operations on or about the Property, or in connection with the Property or its
operation (if applicable);

     (vi) comprehensive boiler and machinery insurance, if applicable, in amounts as shall
be reasonably required by Lender on terms consistent with the commercial property insurance
policy required under subsection (i) above;

     (vii) umbrella liability insurance in addition to primary coverage in an amount not
less than Fifty Million and No/100 Dollars ($50,000,000) per occurrence on terms consistent
with the commercial general liability insurance policy required under subsection (ii) above
and (viii) below;

     (viii) motor vehicle liability coverage for all owned and non-owned vehicles, including
rented and leased vehicles containing minimum limits per occurrence, including umbrella
coverage, of One Million and No/100 Dollars ($1,000,000);

     (ix) so-called “dramshop” insurance or other liability insurance required in connection
with the sale of alcoholic beverages;

     (x) insurance against employee dishonesty in an amount not less than one (1) month of
gross revenue from the Property and with a deductible not greater than Ten Thousand and
No/100 Dollars ($10,000); and

     (xi) if “acts of terrorism” or other similar acts or events or “fire following” are
hereafter excluded from Borrower’s comprehensive all risk insurance policy or policies
required under Sections 5.1.1(a)(i) and 5.1.1(a)(iii) above, Borrower shall obtain an
endorsement to such policy or policies, or a separate policy from an insurance provider
which maintains at least an investment grade rating from S&P (that is, “BBB-”) and, if they
are rating the Securities and if they rate the insurer from Fitch (that is, “BBB-”) and from
Moody’s (that is, “Baa3”), insuring against all such excluded acts or events and “fire
following”, to the extent such policy or endorsement is available, in an amount determined
by Lender in its sole discretion (but in no event more than an amount equal to the sum of
100% of the “Full Replacement Cost” and twelve (12) months business interruption insurance),
provided, however, Borrower shall not be required to pay annual premiums in excess of the
Required Amount for the coverage required under
this Section 5.1.1(a)(xi) for the Property, it being agreed that the endorsement or
policy shall be in form and substance reasonably satisfactory to Lender. Notwithstanding
the

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foregoing, for so long as the Terrorism Risk Insurance Act of 2002 (“TRIA”) is
in effect (including any extensions or if another federal governmental program is in effect
which provides substantially similar protections as TRIA), Lender shall accept terrorism
insurance which covers against “covered acts” as defined by TRIA (or such other program) as
full compliance with this Section 5.1.1(a)(xi) as it relates to the risks that are required
to be covered; and

          (xii) upon sixty (60) days’ notice, such other reasonable insurance and in such reasonable
amounts as Lender from time to time may reasonably request against such other insurable hazards
which at the time are commonly insured against for property similar to the Property located in or
around the region in which the Property is located.

          (b) All insurance provided for in Section 5.1.1(a) shall be obtained under valid and
enforceable policies (collectively, the “Policies” or, in the singular, the
“Policy”) and, to the extent not specified above, shall be subject to the approval of
Lender as to deductibles, loss payees and insureds. Not less than ten (10) days prior to the
expiration dates of the Policies theretofore furnished to Lender, certificates of insurance
evidencing the Policies accompanied by evidence satisfactory to Lender of payment of the premiums
then due thereunder (the “Insurance Premiums”), shall be delivered by Borrower or Operating
Tenant to Lender.

          (c) Any blanket insurance Policy (which may include coverage required under Section
5.1.1(a)(xi)) shall specifically allocate to the Property the amount of coverage from time to time
required hereunder and shall otherwise provide the same protection as would a separate Policy
insuring only the Property in compliance with the provisions of Section 5.1.1(a).

          (d) All Policies of insurance provided for or contemplated by Section 5.1.1(a) shall be
primary coverage and, except for the Policy referenced in Section 5.1.1(a)(v), shall name Borrower
as the insured and Lender and its successors and/or assigns as the additional insured, as its
interests may appear, and in the case of property damage, boiler and machinery, flood, earthquake
and terrorism insurance, shall contain a so-called New York standard non-contributing mortgagee
clause in favor of Lender providing that the loss thereunder shall be payable to Lender. Borrower
shall not procure or permit any of its constituent entities to procure any other insurance coverage
which would be on the same level of payment as the Policies or would adversely impact in any way
the ability of Lender or Borrower to collect any proceeds under any of the Policies.

          (e) All Policies of insurance provided for in Section 5.1.1(a), except for the Policies
referenced in Section 5.1.1(a)(v) and (a)(viii) shall contain clauses or endorsements to the effect
that:

     (i) no act or negligence of Borrower, or anyone acting for Borrower, or of any Tenant
or other occupant, or failure to comply with the provisions of any Policy, which might
otherwise result in a forfeiture of the insurance or any part thereof, shall in any way
affect the validity or enforceability of the insurance insofar as Lender is concerned;

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     (ii) the Policy shall not be canceled without at least thirty (30) days’ written notice
to Lender and any other party named therein as an additional insured and, if obtainable by
Borrower using commercially reasonable efforts, shall not be materially changed (other than
to increase the coverage provided thereby) without such a thirty (30) day notice; and

     (iii) Lender shall not be liable for any Insurance Premiums thereon or subject to any
assessments thereunder.

          (f) If at any time Lender is not in receipt of written evidence that all insurance required
hereunder is in full force and effect, Lender shall have the right, without notice to Borrower, to
take such action as Lender deems necessary to protect its interest in the Property, including,
without limitation, the obtaining of such insurance coverage as Lender in its sole discretion deems
appropriate and all premiums incurred by Lender in connection with such action or in obtaining such
insurance and keeping it in effect shall be paid by Borrower to Lender upon demand and until paid
shall be secured by the Mortgage and shall bear interest at the Default Rate.

          (g) In the event of foreclosure of the Mortgage or other transfer of title to the Property in
extinguishment in whole or in part of the Debt, all right, title and interest of Borrower in and to
the Policies that are not blanket Policies then in force concerning the Property and all proceeds
payable thereunder shall thereupon vest in the purchaser at such foreclosure or Lender or other
transferee in the event of such other transfer of title.

          5.1.2 Insurance Company. The Policies shall be issued by financially sound and
responsible insurance companies authorized to do business in the state in which the Property is
located and having a claims paying ability rating of “A” or better by S&P and Fitch and an
insurance financial strength rating of “A2” by Moody’s. If a Securitization occurs, (i) the
foregoing required insurance company rating by a Rating Agency not rating any Securities shall be
disregarded and (ii) if the insurance company complies with the aforesaid S&P required rating (and
S&P is rating the Securities) and the other Rating Agencies rating the Securities do not rate the
insurance company, such insurance company shall be deemed acceptable with respect to such Rating
Agency not rating such insurance company. Notwithstanding the foregoing, Borrower shall be
permitted to maintain the Policies with insurance companies which do not meet the foregoing
requirements (an “Otherwise Rated Insurer”), provided Borrower obtains a “cut-through”
endorsement (that is, an endorsement which permits recovery against the provider of such
endorsement) with respect to any Otherwise Rated Insurer from an insurance company which meets the
claims paying ability ratings required above. Moreover, if Borrower desires to maintain insurance
required hereunder from an insurance company which does not meet the claims paying ability ratings
set forth herein but the parent of such insurance company, which owns at least fifty-one percent
(51%) of such insurance company, maintains such ratings, Borrower may use such insurance companies
if approved by the Rating Agencies (such approval may be conditioned on items required by the
Rating Agencies including a requirement that the parent guarantee the obligations of such insurance
company).

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          Section 5.2 Casualty and Condemnation.

          5.2.1 Casualty. If the Property shall sustain a Casualty, Borrower shall give prompt
notice of such Casualty to Lender and shall promptly commence and diligently prosecute to
completion the repair and restoration of the Property as nearly as possible to the condition the
Property was in immediately prior to such Casualty (a “Restoration”) and otherwise in
accordance with Section 5.3, it being understood, however, that Borrower shall not be obligated to
restore the Property to the precise condition of the Property prior to such Casualty provided the
Property is restored, to the extent practicable, to be of at least equal value and of substantially
the same character as prior to the Casualty. Borrower shall pay all costs of such Restoration
whether or not such costs are covered by insurance. Lender may, but shall not be obligated to,
make proof of loss if not made promptly by Borrower. In the event of a Casualty where the loss
does not exceed Restoration Threshold, Borrower may settle and adjust such claim; provided that (a)
no Event of Default has occurred and is continuing and (b) such adjustment is carried out in a
commercially reasonable and timely manner. In the event of a Casualty where the loss exceeds the
Restoration Threshold or if an Event of Default then exists, Borrower may settle and adjust such
claim only with the consent of Lender (which consent shall not be unreasonably withheld or delayed)
and Lender shall have the opportunity to participate, at Borrower’s cost, in any such adjustments.
Notwithstanding any Casualty, Borrower shall continue to pay the Debt at the time and in the manner
provided for its payment in the Note and in this Agreement.

          5.2.2 Condemnation. Borrower shall give Lender prompt notice of any actual or
threatened Condemnation by any Governmental Authority of all or any part of the Property and shall
deliver to Lender a copy of any and all papers served in connection with such proceedings.
Provided no Event of Default has occurred and is continuing, in the event of a Condemnation where
the amount of the taking does not exceed the Restoration Threshold, Borrower may settle and
compromise such Condemnation; provided that the same is effected in a commercially reasonable and
timely manner. In the event a Condemnation where the amount of the taking exceeds the Restoration
Threshold or if an Event of Default then exists, Borrower may settle and compromise the
Condemnation only with the consent of Lender (which consent shall not be unreasonably withheld or
delayed) and Lender shall have the opportunity to participate, at Borrower’s cost, in any
litigation and settlement discussions in respect thereof and Borrower shall from time to time
deliver to Lender all instruments requested by Lender to permit such participation. Borrower
shall, at its expense, diligently prosecute any such proceedings, and shall consult with Lender,
its attorneys and experts, and cooperate with them in the carrying on or defense of any such
proceedings. Notwithstanding any Condemnation, Borrower shall continue to pay the Debt at the time
and in the manner provided for its payment in the Note and in this Agreement. Lender shall not be
limited to the interest paid on the Award by any Governmental Authority but shall be entitled to
receive out of the Award interest at the rate or rates provided herein or in the Note. If the
Property or any portion thereof is taken by any Governmental Authority, Borrower shall promptly
commence and diligently prosecute the Restoration of the Property and otherwise comply with the
provisions of Section 5.3. If the Property is sold, through foreclosure or otherwise, prior to the
receipt by Lender of the Award, Lender shall have the right, whether or not a deficiency judgment
on the Note shall have been sought, recovered or denied, to receive the Award, or a portion thereof
sufficient to pay the Debt.

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          Section 5.3 Delivery of Net Proceeds.

          5.3.1 Minor Casualty or Condemnation. If a Casualty or Condemnation has occurred to
the Property and the Net Proceeds shall be less than the Restoration Threshold and the costs of
completing the Restoration shall be less than the Restoration Threshold, and provided no Event of
Default shall have occurred and remain uncured, the Net Proceeds will be disbursed by Lender to
Borrower. Promptly after receipt of the Net Proceeds, Borrower shall commence and satisfactorily
complete with due diligence the Restoration in accordance with the terms of this Agreement. If any
Net Proceeds are received by Borrower and may be retained by Borrower pursuant to the terms hereof,
such Net Proceeds shall, until completion of the Restoration, be held in trust for Lender and shall
be segregated from other funds of Borrower to be used to pay for the cost of Restoration in
accordance with the terms hereof.

          5.3.2 Major Casualty or Condemnation. (a) If a Casualty or Condemnation has occurred
to the Property and the Net Proceeds are equal to or greater than the Restoration Threshold or the
costs of completing the Restoration is equal to or greater than the Restoration Threshold, Lender
shall make the Net Proceeds available for the Restoration, provided that each of the following
conditions are met:

     (i) no Event of Default shall have occurred and be continuing;

     (ii) (A) in the event the Net Proceeds are insurance proceeds, less than twenty-five
percent (25%) of the total floor area of the Improvements at the Property has been damaged,
destroyed or rendered unusable as a result of such Casualty or (B) in the event the Net
Proceeds are an Award, less than ten percent (10%) of the land constituting the Property is
taken, and such land is located along the perimeter or periphery of the Property, and no
portion of the Improvements is the subject of the Condemnation;

     (iii) Borrower shall commence the Restoration as soon as reasonably practicable (but in
no event later than sixty (60) days after such Casualty or Condemnation, whichever the case
may be, occurs; provided however, that Borrower shall have an additional one hundred twenty
(120) days to commence the Restoration provided that Borrower is diligently pursuing all
conditions required to commence such Restoration (including, without limitation, all permits
and licenses) and such delay shall not impair Borrower’s, Operating Tenant’s or Lender’s
ability to obtain the business interruption insurance proceeds required under Section
5.1.1(a)(iii) hereof) and shall diligently pursue the same to satisfactory completion;

     (iv) the Hotel Management Agreement shall remain in full force and effect during and
after the completion of the Restoration, notwithstanding the occurrence of such Casualty or
Condemnation;

     (v) Lender shall be satisfied that any operating deficits and all payments of principal
and interest under the Note will be paid during the period required for Restoration from (A)
the Net Proceeds, or (B) other funds of Borrower;

     (vi) Lender shall be satisfied that the Restoration will be completed on or before the
earliest to occur of (A) the date six (6) months prior to the Maturity Date, (B)

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such time as may be required under applicable Legal Requirements in order to repair and restore the
Property to the condition it was in immediately prior to such Casualty or to as nearly as
possible the condition it was in immediately prior to such Condemnation, as applicable or
(C) the expiration of the insurance coverage referred to in Section 5.1.1(a)(iii);

     (vii) the Property and the use thereof after the Restoration will be in compliance with
and permitted under all applicable Legal Requirements;

     (viii) the Restoration shall be done and completed by Borrower in an expeditious and
diligent fashion and in compliance with all applicable Legal Requirements; and

     (ix) such Casualty or Condemnation, as applicable, does not result in the loss of
access to the Property or the related Improvements.

          (b) The Net Proceeds shall be paid directly to Lender and held by Lender in an
interest-bearing account and, until disbursed in accordance with the provisions of this Section
5.3.2, shall constitute additional security for the Debt. The Net Proceeds shall be disbursed by
Lender to, or as directed by, Borrower from time to time during the course of the Restoration, upon
receipt of evidence satisfactory to Lender that (A) all requirements set forth in Section 5.3.2(a)
have been satisfied, (B) all materials installed and work and labor performed (except to the extent
that they are to be paid for out of the requested disbursement) in connection with the Restoration
have been paid for in full, and (C) there exist no notices of pendency, stop orders, mechanic’s or
materialman’s liens or notices of intention to file same, or any other liens or encumbrances of any
nature whatsoever on the Property arising out of the Restoration which have not either been fully
bonded to the satisfaction of Lender and discharged of record or in the alternative fully insured
to the satisfaction of Lender by the title company issuing the Title Insurance Policy.

          (c) All plans and specifications required in connection with the Restoration shall be subject
to prior reasonable approval of Lender and an independent architect selected by Lender (the
“Casualty Consultant”). The plans and specifications shall require that the Restoration be
completed in a first-class workmanlike manner at least equivalent to the quality and character of
the original work in the Improvements (provided, however, that in the case of a partial
Condemnation, the Restoration shall be done to the extent reasonably practicable after taking into
account the consequences of such partial Condemnation), so that upon completion thereof, the
Property shall be at least equal in value and general utility to the Property prior to the damage
or destruction; it being understood, however, that Borrower shall not be obligated to restore the
Property to the precise condition of the Property prior to such Casualty provided the Property is
restored, to the extent practicable, to be of at least equal value and of substantially the same
character as prior to the Casualty. Borrower shall restore all Improvements such that when they
are fully restored and/or repaired, such Improvements and their contemplated use fully comply with
all applicable material Legal Requirements. The identity of the contractors, subcontractors and
materialmen engaged in the Restoration, as well as the contracts under which
they have been engaged, shall be subject to reasonable approval of Lender and the Casualty
Consultant. All costs and expenses incurred by Lender in connection with recovering, holding

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and advancing the Net Proceeds for the Restoration including, without limitation, reasonable attorneys’
fees and disbursements and the Casualty Consultant’s fees and disbursements, shall be paid by
Borrower.

          (d) In no event shall Lender be obligated to make disbursements of the Net Proceeds in excess
of an amount equal to the costs actually incurred from time to time for work in place as part of
the Restoration, as certified by the Casualty Consultant, less the Casualty Retainage. The term
“Casualty Retainage” shall mean, as to each contractor, subcontractor or materialman
engaged in the Restoration, an amount equal to ten percent (10%) of the costs actually incurred for
work in place as part of the Restoration, as certified by the Casualty Consultant, until the
Restoration has been completed. The Casualty Retainage shall in no event, and notwithstanding
anything to the contrary set forth above in this Section 5.3.2(d), be less than the amount actually
held back by Borrower from contractors, subcontractors and materialmen engaged in the Restoration.
The Casualty Retainage shall not be released until the Casualty Consultant certifies to Lender that
the Restoration has been completed in accordance with the provisions of this Section 5.3.2(d) and
that all approvals necessary for the re-occupancy and use of the Property have been obtained from
all appropriate Governmental Authorities, and Lender receives evidence satisfactory to Lender that
the costs of the Restoration have been paid in full or will be paid in full out of the Casualty
Retainage; provided, however, that Lender will release the portion of the Casualty Retainage being
held with respect to any contractor, subcontractor or materialman engaged in the Restoration as of
the date upon which the Casualty Consultant certifies to Lender that the contractor, subcontractor
or materialman has satisfactorily completed all work and has supplied all materials in accordance
with the provisions of the contractor’s, subcontractor’s or materialman’s contract, the contractor,
subcontractor or materialman delivers the lien waivers and evidence of payment in full of all sums
due to the contractor, subcontractor or materialman as may be reasonably requested by Lender or by
the title company issuing the Title Insurance Policy, and Lender receives an endorsement to the
Title Insurance Policy insuring the continued priority of the lien of the Mortgage and evidence of
payment of any premium payable for such endorsement. If required by Lender, the release of any
such portion of the Casualty Retainage shall be approved by the surety company, if any, which has
issued a payment or performance bond with respect to the contractor, subcontractor or materialman.

          (e) Lender shall not be obligated to make disbursements of the Net Proceeds more frequently
than once every calendar month.

          (f) If at any time the Net Proceeds or the undisbursed balance thereof shall not, in the
opinion of Lender in consultation with the Casualty Consultant, be sufficient to pay in full the
balance of the costs which are estimated by the Casualty Consultant to be incurred in connection
with the completion of the Restoration, Borrower shall deposit the deficiency (the “Net
Proceeds Deficiency”) with Lender before any further disbursement of the Net Proceeds shall be
made. The Net Proceeds Deficiency deposited with Lender shall be held by Lender and shall be
disbursed for costs actually incurred in connection with the Restoration on the same conditions
applicable to the disbursement of the Net Proceeds, and until so disbursed pursuant to this Section
5.3.2 shall constitute additional security for the Debt.

          (g) The excess, if any, of the Net Proceeds and the remaining balance, if any, of the Net
Proceeds Deficiency deposited with Lender after the Casualty Consultant certifies to

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Lender that the Restoration has been completed in accordance with the provisions of this Section 5.3.2, and the
receipt by Lender of evidence satisfactory to Lender that all costs incurred in connection with the
Restoration have been paid in full, shall be remitted by Lender to Borrower, provided no Event of
Default shall have occurred and shall be continuing under any of the Loan Documents; provided,
however, the amount of such excess returned to Borrower in the case of a Condemnation shall not
exceed the amount of Net Proceeds Deficiency deposited by Borrower with the balance being applied
to the Debt in the manner provided for in Subsection 5.3.2(h).

          (h) All Net Proceeds not required (i) to be made available for the Restoration or (ii) to be
returned to Borrower as excess Net Proceeds pursuant to Section 5.3.2(g) may be retained and
applied by Lender toward the payment of the Debt, whether or not then due and payable, in such
order, priority and proportions as Lender in its sole discretion shall deem proper, or, at the
discretion of Lender, the same may be paid, either in whole or in part, to Borrower for such
purposes as Lender shall designate.

          (i) Notwithstanding anything contained herein to the contrary, Net Proceeds from the Policies
required to be maintained by Borrower pursuant to Section 5.1.1(a)(iii) (the “Business
Insurance Proceeds”) (i) shall be controlled by Lender at all times, (ii) shall constitute
additional security for the Debt and other obligations under the Loan Documents, (iii) shall not be
subject to the provisions of subsection (h) above and (iv) shall be used solely for the payment of
the Debt and other obligations under the Loan Documents and actual operating expenses of the
Property (as provided in the immediately following sentence). Notwithstanding the foregoing,
Lender hereby covenants to deliver to Hotel Manager on a monthly basis (to the extent Lender is in
actual possession of Business Insurance Proceeds at such time) an amount equal to the lesser of (x)
the Business Insurance Proceeds received by Lender relating to such month (and any prior period to
which such Business Insurance Proceeds relate) as such Business Insurance Proceeds relate to the
Interim Operating Expenses for the period for which the Business Insurance Proceeds have been
disbursed and (y) Interim Operating Expenses less Gross Revenue for the Property for the period for
which the Business Insurance Proceeds have been disbursed (provided that Lender has received
reasonably satisfactory evidence of the amount of such shortfall) (such amount, whether (x) or (y),
as applicable, the “Manager BI Proceeds Amount”). In the event that the Business Insurance
Proceeds are paid in a lump sum in advance, Lender shall hold such Business Insurance Proceeds in a
segregated interest-bearing escrow account, which shall be an Eligible Account pledged to the
Lender and Lender shall estimate, in Lender’s reasonable discretion, the number of months required
for Borrower to complete the Restoration caused by the Casualty or Condemnation, shall divide the
aggregate Business Insurance Proceeds by such number of months, and shall disburse from such bank
account each month during the performance of such Restoration such monthly installment of said
Business Insurance Proceeds (such amount, the “Anticipated Monthly BI Amount”). Lender
shall disburse the Anticipated Monthly BI Amount from such bank account or the Deposit Account, as
the case may be, (A) first, upon the request of Hotel Manager, the Manager BI Proceeds Amount and
(B) second, into the Deposit Account on each Monthly Payment Date during the Restoration in an
amount necessary to pay all amounts payable pursuant to this Agreement and the Cash Management
Agreement (including, without limitation, that which is set forth in Sections 3.3(a)
(i) through (v) thereof but specifically excluding the payment of any Incentive Management
Fees (as defined in the Management Agreement)), provided, that, in no event shall the amount

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disbursed pursuant to the immediately preceding clauses (A) and (B) exceed the Anticipated Monthly
BI Amount in the aggregate. If any Business Insurance Proceeds are received by Borrower or Hotel
Manager, such Business Insurance Proceeds shall be received in trust for Lender, shall be
segregated from other funds of Borrower or Hotel Manager, as the case may be, and shall be applied
or paid to Lender in accordance with the terms of this Article V. Nothing herein contained shall
be deemed to relieve Borrower of its obligations to pay the obligations secured by the Loan
Documents on the respective dates of payment provided for in the Note, this Agreement and the other
Loan Documents except to the extent such amounts are actually paid out of the proceeds of such
Business Insurance Proceeds.

          
VI. RESERVE FUNDS

          Section 6.1 Required Repairs.

          6.1.1 Required Repairs. Borrower shall perform, or cause Operating Tenant to perform,
the repairs at the Property as set forth on Schedule II hereto (such repairs hereinafter
referred to as “Required Repairs”) and shall complete, or cause Operating Tenant to
complete, each of the Required Repairs on or before the respective deadline for each repair as set
forth on Schedule II. On the Closing Date, Borrower shall deposit with Agent an amount
equal to $0 to perform the Required Repairs. Amounts deposited pursuant to this Section
6.1.1 are referred to herein as the “Required Repair Funds.”

          6.1.2 Release of Required Repair Funds. Lender shall direct Agent to disburse to
Borrower the Required Repair Funds upon satisfaction by Borrower of each of the following
conditions: (a) Borrower shall submit a request for payment to Lender at least ten (10) days prior
to the date on which Borrower requests such payment be made and specifies the Required Repairs to
be paid, (b) on the date such request is received by Lender and on the date such payment is to be
made, no Event of Default shall exist and remain uncured, (c) Lender shall have received a
certificate from Borrower (i) stating that all Required Repairs to be funded by the requested
disbursement have been completed in a good and workmanlike manner and in accordance with all
applicable Legal Requirements, such certificate to be accompanied by a copy of any license, permit
or other approval by any Governmental Authority required in connection with the Required Repairs,
(ii) identifying each Person that supplied materials or labor in connection with the Required
Repairs to be funded by the requested disbursement, and (iii) stating that each such Person has
been paid in full or will be paid in full upon such disbursement, such certificate to be
accompanied by lien waivers or other evidence of payment satisfactory to Lender, (d) at Lender’s
option, a title search for the Property indicating that the Property is free from all liens, claims
and other encumbrances not previously approved by Lender, (e) at Lender’s option, if the cost of
the Required Repairs exceeds $25,000, Lender shall have received a report satisfactory to Lender in
its reasonable discretion from an
architect or engineer approved by Lender in respect of such architect or engineer’s inspection
of the required repairs, and (f) Lender shall have received such other evidence as Lender shall
reasonably request that the Required Repairs to be funded by the requested disbursement have been
completed and are paid for or will be paid upon such disbursement to Borrower. Lender shall not be
required to disburse Required Repair Funds more frequently than once each calendar month, unless
such requested disbursement is in an amount greater than the Minimum Disbursement Amount (or a
lesser

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amount if the total Required Repair Funds is less than the Minimum Disbursement Amount, in
which case only one disbursement of the amount remaining in the account shall be made).

          Section 6.2 Tax Funds.

          6.2.1 Deposits of Tax Funds. On the Closing Date, Borrower shall deposit with Agent
the amount of                      and No/100 Dollars and, pursuant to the Cash Management Agreement, there
shall be deposited on each Monthly Payment Date an amount equal to one-twelfth of the Taxes that
Lender estimates will be payable during the next ensuing twelve (12) months in order to accumulate
sufficient funds to pay all such Taxes at least ten (10) days prior to their respective due dates.
Amounts deposited pursuant to this Section 6.2.1 are referred to herein as the “Tax Funds.”
If at any time Lender reasonably determines that the Tax Funds will not be sufficient to pay the
Taxes, Lender shall notify Borrower of such determination and the monthly deposits for Taxes shall
be increased by the amount that Lender estimates is sufficient to make up the deficiency at least
ten (10) days prior to the respective due dates for the Taxes; provided that if Borrower receives
notice of any deficiency after the date that is ten (10) days prior to the date that Taxes are due,
Borrower will deposit such amount within one (1) Business Day after its receipt of such notice.
Notwithstanding anything to the contrary contained herein, Borrower’s obligation to make deposits
of Insurance Funds required by this Section 6.2.1 shall be suspended during any time Borrower
provides evidence, reasonably satisfactory to Lender, that Borrower is reserving for Taxes pursuant
to and in accordance with the Hotel Management Agreement, no Event of Default shall have occurred
and be continuing and Lender shall have received evidence of payment of the related Taxes in
accordance with Section 4.1.2 hereof.

          6.2.2 Release of Tax Funds. Lender shall, or shall cause Agent to, apply the Tax
Funds to payments of Taxes and Lender or Agent shall provide evidence of such payment to Borrower
after payment thereof. In making any payment relating to Taxes, Lender may do so according to any
bill, statement or estimate procured from the appropriate public office (with respect to Taxes)
without inquiry into the accuracy of such bill, statement or estimate or into the validity of any
tax, assessment, sale, forfeiture, tax lien or title or claim thereof. If the amount of the Tax
Funds shall exceed the amounts due for Taxes, Lender shall return any excess to Borrower. Any Tax
Funds remaining after the Debt has been paid in full shall be returned to Borrower.

          Section 6.3
Insurance Funds.

          6.3.1  Deposits of Insurance Funds. On the Closing Date, Borrower
shall deposit with Agent the amount of                      and No/100
Dollars and, pursuant to the Cash Management Agreement, there shall be deposited on each Monthly
Payment Date an amount equal to one-twelfth of the Insurance Premiums that Lender estimates will be
payable for the renewal of the coverage afforded by the Policies upon the expiration thereof in
order to accumulate sufficient funds to pay all such Insurance Premiums at least thirty (30) days
prior to the expiration of the Policies. Amounts deposited pursuant to this Section 6.3.1 are
referred to herein as the “Insurance Funds.” If at any time Lender reasonably determines
that the Insurance Funds will not be sufficient to pay the Insurance Premiums, Lender shall notify
Borrower of such determination and the monthly deposits for Insurance Premiums shall be increased
by the

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amount that Lender estimates is sufficient to make up the deficiency at least thirty (30)
days prior to expiration of the Policies. Notwithstanding anything to the contrary contained
herein, Borrower’s obligation to make deposits of Insurance Funds required by this Section 6.3.1
shall be suspended during any time Borrower provides evidence, reasonably satisfactory to Lender,
that Borrower is reserving for Insurance Premiums pursuant to and in accordance with the Hotel
Management Agreement, no Event of Default shall have occurred and be continuing and Lender shall
have received evidence of payment of the related Insurance Premiums in accordance with Section
5.1.1(b); provided, however, that the foregoing shall in no way relieve Borrower of
its obligations to (a) deposit funds with Agent for Insurance Premiums to the extent that Borrower
is not reserving for such Insurance Premiums under the Hotel Management agreement and (b) to
maintain all of the insurance coverage required under Section 5.1.1(a).

          6.3.2 Release of Insurance Funds. Lender shall apply, or cause Agent to apply, the
Insurance Funds to payment of Insurance Premiums and Lender or Agent shall provide evidence of such
payment to Borrower after payment thereof. In making any payment relating to Insurance Premiums,
Lender may do so according to any bill, statement or estimate procured from the insurer or its
agent, without inquiry into the accuracy of such bill, statement or estimate. If the amount of the
Insurance Funds shall exceed the amounts due for Insurance Premiums, Lender shall return any excess
to Borrower. Any Insurance Funds remaining after the Debt has been paid in full shall be returned
to Borrower.

          Section 6.4 FF&E Replacement Funds

          6.4.1 Deposits of FF&E Replacement Funds. Pursuant to the Cash Management Agreement,
but subject to the terms and conditions of Section 6.4.5, there shall be deposited on each Monthly
Payment Date an amount equal to one-twelfth of the amount set forth the Annual Budget for FF&E
Replacements (such amounts so deposited shall hereinafter be referred to as the “FF&E
Replacement Funds”). The amount of FF&E Replacement Funds that shall be included in the Annual
Budget shall be the product of four (4%) and the Gross Revenues derived from the Property.

          6.4.2 Withdrawals of FF&E Funds. Borrower shall be entitled to make withdrawals from
FF&E Replacement Funds to pay for FF&E expenditures consistent with the Annual Budget for the
Property provided that no Event of Default shall exist. Borrower will be permitted to
request a single disbursement of funds from the FF&E Replacement Funds not more frequently than
once each thirty (30) days (or at any time permitted under this Agreement in the case of an
emergency expenditure), based on its reasonable estimate of upcoming, near-term FF&E expenditures
as set forth in the Annual Budget for the Property. Upon the request of Lender, Borrower or Owner
will provide a detailed written accounting of expenditures for the Annual Budget, in a form
customarily maintained by Borrower or Owner in the ordinary course of business and reasonably
acceptable to Lender, together with copies of paid invoices for items that have been paid from
prior withdrawals of the FF&E Replacement Funds. In addition to the foregoing, in the event that
SLC Operating Limited Partnership or an Affiliate thereof is no longer managing the Property
pursuant to the Hotel Management Agreement, Borrower shall be permitted to obtain withdrawals of
FF&E Funds to pay for Capital Expenditures at the Property, provided that (i) such withdrawals
shall be subject to the same provisions and conditions set forth in Section 6.1.2 hereof with
respect to Required Repairs and (ii) such Capital Expenditures

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shall be subject to the prior approval of Lender, which approval shall not be unreasonably withheld or delayed.

          6.4.3 True-Up Procedures. (a)Within fifteen (15) days after the end of each calendar
quarter, the amount of FF&E Replacement Funds shall be adjusted to ensure that the aggregate amount
of all FF&E Replacement Funds during such calendar quarter is equal to the amount required to have
been deposited therein in accordance with this Agreement. Any shortfall in the amount of FF&E
Replacement Funds deposited hereunder on the date such adjustment is computed, to the extent not
otherwise funded by Borrower, shall be deposited by Borrower on the Monthly Payment Date
immediately following the end of the calendar month in which such adjustment is computed, and any
overages shall be paid to or as directed by Borrower on such date.

          (b) Within fifteen (15) days after the end of each calendar quarter, amounts withdrawn from
the FF&E Replacement Funds during such calendar quarter shall be reconciled to ensure that the
aggregate amount of withdrawals from the FF&E Replacement Funds during such Fiscal Year does not
exceed the amount that Owner is permitted to have withdrawn therefrom in accordance with this
Agreement and the Annual Budget. Any shortfall in the FF&E Replacement Funds on the date such
reconciliation is computed shall be deposited by Owner into the FF&E Replacement Funds on the
Monthly Payment Date immediately following the end of the calendar month in which such
reconciliation is computed.

          6.4.4 Application of FF&E Replacement Funds. Upon the occurrence and during the
continuance of an Event of Default, Lender, at its option, may withdraw the FF&E Replacement Funds
and apply the FF&E Replacement Funds to payment of the Debt in such order, proportion and priority
as Lender may determine in its sole discretion. Lender’s right to withdraw and apply the FF&E
Replacement Funds shall be in addition to all other rights and remedies provided to Lender under
the Loan Documents.

          6.4.5 Exception . Notwithstanding anything to the contrary contained herein, if Borrower reserves for FF&E
expenditures pursuant to the Hotel Management Agreement in amounts consistent with the amounts
required hereunder Borrower shall not be required to make deposits to the FF&E Replacement Funds
pursuant to the first sentence of Section 6.4.1, provided that Borrower shall have
delivered to Lender evidence reasonably acceptable to Lender that Borrower is reserving such funds
in accordance with the terms of the Hotel Management Agreement, no Event of Default shall have
occurred and be continuing and Lender receives an acceptable pledge giving Lender a security
interest is such reserves. Additionally, if Hotel Manager shall require reserves for FF&E
expenditures in amounts less than the amounts required hereunder, Borrower shall make monthly
deposits of FF&E Replacement Funds in an amount necessary to eliminate the deficiency of reserves
by Hotel Manager to be held and disbursed by Agent in accordance with this Agreement.

          Section 6.5 Application of Reserve Funds. Upon the occurrence of an Event of Default, Lender,
at its option, may withdraw the Reserve Funds and apply the Reserve Funds to the items for which
the Reserve Funds were established or to payment of the Debt in such order, proportion and priority
as Lender may determine in its sole discretion. Lender’s right to

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withdraw and apply the Reserve Funds shall be in addition to all other rights and remedies provided to Lender under the Loan
Documents.

          Section 6.6 Security Interest in Reserve Funds.

          6.6.1 Grant of Security Interest. Borrower shall be the owner of the Reserve Funds.
Borrower hereby pledges, assigns and grants a security interest to Lender, as security for payment
of the Debt and the performance of all other terms, conditions and covenants of the Loan Documents
on Borrower’s part to be paid and performed, in all of Borrower’s right, title and interest in and
to the Reserve Funds. The Reserve Funds shall be under the sole dominion and control of Lender.

          6.6.2 Income Taxes. Borrower shall report on its federal, state and local income tax
returns all interest or income accrued on the Reserve Funds.

          6.6.3 Prohibition Against Further Encumbrance. Borrower shall not, without the prior
consent of Lender, further pledge, assign or grant any security interest in the Reserve Funds or
permit any lien or encumbrance to attach thereto, or any levy to be made thereon, or any UCC-1
Financing Statements, except those naming Lender as the secured party, to be filed with respect
thereto.

           VII. PROPERTY MANAGEMENT

          Section 7.1 The Hotel Management Agreement. Borrower shall cause Operating Tenant to cause
the Hotel Manager to manage the Property in accordance with the Hotel Management Agreement.
Borrower shall (and shall cause Operating Tenant to) (i) diligently perform and observe all of the
terms, covenants and conditions of the Hotel Management Agreement to be performed and observed,
(ii) promptly notify Lender of any notice to Borrower of any default by Borrower in the performance
or observance of any of the terms, covenants or conditions of the Hotel Management Agreement on the
part of Borrower to be performed and observed, and (iii) promptly deliver to Lender a copy of each
financial statement, business plan, capital expenditures plan, report and estimate received by it
under the Hotel Management Agreement. If Borrower or Operating Tenant shall default in the
performance or observance of any material term, covenant or condition of the Hotel Management
Agreement on the part of Borrower to be performed or observed, then, without limiting Lender’s
other rights or remedies under this Agreement or the other Loan Documents, and without waiving or
releasing Borrower from any of its obligations hereunder or Borrower or Operating Tenant under the
Hotel Management Agreement, Lender shall have the right, but shall be under no obligation, to pay
any sums and to perform any act as may be appropriate to cause all the material terms, covenants
and conditions of the Hotel Management Agreement on the part of Borrower or Operating Tenant to be
performed or observed.

          Section 7.2 Prohibition Against Termination or Modification. Borrower shall not surrender,
terminate, cancel, modify in any material respect, renew or extend the Hotel Management Agreement,
or enter into any other agreement relating to the management or operation of the Property with
Hotel Manager or any other Person, or consent to the assignment by the Hotel Manager of its
interest under the Hotel Management Agreement, in each case

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without the express consent of Lender, which consent shall not be unreasonably withheld or delayed; provided, however, with respect to a
new hotel manager such consent may be conditioned upon Borrower delivering a Rating Agency
Confirmation as to such new manager and management agreement and, if such new manager is an
Affiliate of Borrower, upon delivery of a non-consolidation opinion acceptable to the Rating
Agencies. If at any time Lender consents to the appointment of a new hotel manager, such new hotel
manager and Borrower shall, as a condition of Lender’s consent, execute a subordination of
management agreement in the form then used by Lender.

          Section 7.3 Replacement of Hotel Manager. Lender shall have the right to require Borrower to
replace the Hotel Manager with a Person chosen by Borrower and approved by Lender upon the
occurrence of any one or more of the following events: (i) if the Hotel Manager shall be in
default under the Hotel Management Agreement beyond any applicable notice and cure period or (ii)
if at any time the Hotel Manager has engaged in gross negligence, fraud or willful misconduct.

           VIII. PERMITTED TRANSFERS

          Section 8.1 Permitted Transfer of the Property. Lender shall not withhold its consent to a
conveyance of the Property (i) to a Permitted Transferee or (ii) to another entity that is
reasonably acceptable to Lender, provided that (a) as to (ii) Lender has received a Rating Agency
Confirmation as to the conveyance of the Property to the transferee, (b) Lender has received an
agreement, acceptable to it in its sole discretion, pursuant to which the transferee assumes all of
Borrower’s obligations under the Loan Documents and a guarantee from a replacement guarantor
reasonably acceptable to Lender with respect to any guaranty delivered in connection with the Loan
substantially in the form of any such guaranty, (c) Lender receives a transfer fee equal to
$150,000.00 and (d) Lender shall have received such documents, certificates and legal opinions as
it may reasonably request.

          Section 8.2 Permitted Mezzanine Financing. Notwithstanding anything to contrary contained in
this Loan Agreement, provided no Event of Default has occurred and is continuing and upon not less
than thirty (30) days’ prior written notice to Lender, the owner(s) (collectively, the
“Permitted Mezzanine Borrowers”) of (i) the direct or indirect limited partnership
interests in Borrower, (ii) the direct or indirect limited liability company interests in Ashford
Chicago O’Hare GP, LLC, the general partner of Borrower, and/or (iii) the limited liability company
interests in Operating Tenant, shall be permitted to obtain one or more mezzanine loans (the
“Permitted Mezzanine Loans”) provided the following conditions and requirements are
satisfied:

          (a) one or more Qualified Transferees (collectively the “Permitted Mezzanine Lenders”)
originate each Permitted Mezzanine Loan and one or more Qualified Transferees at all times holds
and owns the Permitted Mezzanine Loans;

          (b) the collateral for the Permitted Mezzanine Loans shall include (i) only pledges of (A) the
direct or indirect limited partnership interests in Borrower, (B) the direct or indirect limited
liability company interests in Ashford Chicago O’Hare GP, LLC, the general partner of Borrower,
and/or (C) the limited liability company interests in Operating Tenant, and

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(ii) any accounts established under a separate mezzanine cash management arrangement (which shall not include the
Reserve Funds, or any account under the Control Account Agreement or the Cash Management Agreement,
and shall not include any portion of the Property or any portion of the collateral securing the
Loan);

          (c) the Permitted Mezzanine Lenders enter into an intercreditor agreement in form and
substance acceptable to the Rating Agencies and reasonably acceptable to Lender (“Mezzanine
Intercreditor Agreement”);

          (d) all Permitted Mezzanine Loan documents shall be reasonably acceptable to Lender and
customary in connection with mezzanine loans;

          (e) if any of the Permitted Mezzanine Loans bear interest at a floating rate, the applicable
Permitted Mezzanine Loan documents shall require, and the applicable Permitted
Mezzanine Borrower shall obtain and maintain during the term of the Loan, an interest rate cap
at a fixed strike price,

          (f) the Debt Service Coverage Ratio immediately following the closing of each Permitted
Mezzanine Loan, taking into account (i) the Debt Service payments under the Loan and the debt
service payments under all of the Permitted Mezzanine Loans (and, if any of the Mezzanine Loans
bear interest at a floating rate, the debt service payments under such Permitted Mezzanine Loans
shall be calculated using an interest rate equal to the fixed strike price under the applicable
interest rate caps plus the applicable spread of such Permitted Mezzanine Loans) and (ii) the
projected Underwritable Cash Flow for the twelve (12) month period immediately after completion of
the Permitted Capital Improvements, as determined by an appraiser acceptable to Lender and set
forth in an appraisal reasonably acceptable to Lender, is no less than 1.46:1.00;

          (g) the Loan to Value Ratio immediately following the closing of each Permitted Mezzanine
Loan, taking into account (i) the outstanding principal amount of all of the Permitted Mezzanine
Loans and the Loan and (ii) the projected fair market value of the Property after the completion of
the Permitted Capital Improvements, as determined by an appraiser acceptable to Lender and set
forth in an appraisal reasonably acceptable to Lender, is not less than 77.1%;

          (h) the proceeds of the Mezzanine Loans shall be used solely to pay for Capital Expenditures
incurred by Borrower and/or Operating Tenant with respect to alterations, improvements and
expansion of the Property (including, without limitation, for the Capital Expenditures incurred by
Borrower and/or Operating Tenant in connection with the Expansion described in Section 11.29) (the
“Permitted Capital Improvements”), and the aggregate principal amount of all the Permitted
Mezzanine Loans shall not exceed the sum of all such Capital Expenditures;

          (i) Borrower and Operating Tenant shall enter into a cash management agreement acceptable to
Lender providing for all Reserves, Debt Service and Operating Expenses to be paid when due and
payable before any debt service is paid on any of the Permitted Mezzanine Loans;

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          (j) the Permitted Mezzanine Borrower and pledgors of interests in Borrower and Operating
Tenant shall be structured into the organizational structure of Borrower and Operating Tenant in a
manner such as not to adversely affect the bankruptcy remote nature of Borrower and Operating
Tenant, and shall not be contrary to Rating Agency criteria, all in the reasonable opinion of
Lender, and all organizational documents of Borrower and Operating Tenant shall be revised to the
reasonable satisfaction of Lender;

          (k) after a Securitization, the applicable Rating Agencies have confirmed in writing that the
Permitted Mezzanine Loan will not, in and of itself, result in a downgrade, withdrawal or
qualification of the then current ratings assigned in connection with any Securitization;

          (l) Borrower and such mezzanine borrower satisfy such other conditions as are customary in
connection with mezzanine loans and delivers such other documents, agreements, certificates and
legal opinions (including but not limited to a revised substantive non-consolidation opinion which
shall be in form, scope and substance reasonably acceptable in all respects to Lender and the
Rating Agencies) as Lender shall reasonably request; and

          (m) Borrower agrees to bear, and shall reimburse Lender on demand for, all reasonable third
party out-of-pocket expenses incurred by Lender in connection with this Section 8.2.

          Section 8.3 Permitted Transfers of Interests in Borrower and Operating Tenant. The
restrictions on transfers of direct or indirect ownership interests in Borrower and Operating
Tenant set forth herein or in the Mortgage shall not apply to the transfer of (i) the direct or
indirect limited partnership interests in Borrower, or (ii) direct or indirect ownership interests
in Ashford TRS Corporation; provided that, in each case, (A) no Event of Default shall have
occurred and be continuing, (B) Borrower shall pay all out-of-pocket costs and expenses of Lender
in connection with such transfer, (C) Lender shall have received such documents, certificates and
legal opinions as it may reasonably request, (D) after such transfer Borrower, Operating Tenant and
all SPC Parties shall maintain their status as a single purpose, bankruptcy remote entity under
criteria established herein, (E) if after giving effect to such transfer and all prior transfers,
more than forty nine percent (49%) in the aggregate of direct or indirect interests in Borrower,
Operating Tenant or any SPC Party are owned by any Person and its Affiliates that owned less than a
forty nine percent (49%) direct or indirect interest in Borrower, Operating Tenant or any SPC Party
as of the Closing Date, Lender shall receive a non-consolidation opinion reasonably acceptable to
Lender and acceptable to the Rating Agencies and (F) following such transfer (A) Ashford
Hospitality Limited Partnership owns directly or indirectly at least fifty-one percent (51%) or
more of the direct or indirect ownership and economic interests in Borrower, Operating Tenant and
all SPC Parties and (B) Ashford Hospitality Limited Partnership controls Borrower, Operating Tenant
and all SPC Parties. For purposes of this Section 8.2, “control” shall mean the ability to
control the day to day and general management decisions regarding the Property. Notwithstanding
the foregoing, nothing contained in this Agreement or the other Loan Documents shall in any way
restrict or prohibit, nor shall any notice to Lender or consent of Lender be required in connection
with (A) the transfer, mortgage, pledge, hypothecation, encumbrance or issuance of any securities
or other interests in Ashford Hospitality Limited Partnership (or of any Persons owning a direct or
indirect interest in Ashford

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Hospitality Limited Partnership), or (B) the merger or consolidation
of Ashford Hospitality Limited Partnership (or any other publicly traded Person owning a direct or
indirect interest in Ashford Hospitality Limited Partnership) with or into any other Person
provided that, in connection with such merger or consolidation, Lender shall receive a
non-consolidation opinion reasonably acceptable to Lender and acceptable to the Rating Agencies
and, following such merger or consolidation (A) the merged or consolidated company owns directly or
indirectly at least fifty-one percent (51%) or more of the direct or indirect ownership and
economic interests in Borrower, Operating Tenant and all SPC Parties and controls Borrower,
Operating Tenant and all SPC Parties.

          
IX. SALE AND SECURITIZATION OF MORTGAGE

          Section 9.1 Sale of Mortgage and Securitization.

          (a) Subject to the limitations in Section 11.27, Lender shall have the right (i) to sell or
otherwise transfer the Loan or any portion thereof as a whole loan, (ii) to sell participation
interests in the Loan or (iii) to securitize the Loan or any portion thereof in a single asset
securitization or a pooled loan securitization. (The transaction referred to in clauses (i), (ii)
and (iii) shall hereinafter be referred to collectively as “Secondary Market Transactions”
and the transactions referred to in clause (iii) shall hereinafter be referred to as a
“Securitization.” Any
certificates, notes or other securities issued in connection with a Securitization are
hereinafter referred to as “Securities.”)

          (b) If requested by Lender, Borrower shall assist Lender in satisfying the market standards to
which Lender customarily adheres or which may be reasonably required in the marketplace or by the
Rating Agencies in connection with any Secondary Market Transactions, including, without
limitation, to:

     (i) (A) provide updated financial and other information with respect to the Property,
the business operated at the Property, Borrower and the Manager, (B) provide updated budgets
relating to the Property and (C) provide updated appraisals, market studies, environmental
reviews (Phase I’s and, if appropriate, Phase II’s), property condition reports and other
due diligence investigations of the Property (the “Updated Information”), together,
if customary, with appropriate verification of the Updated Information through letters of
auditors or opinions of counsel acceptable to Lender and the Rating Agencies;

     (ii) provide opinions of counsel, which may be relied upon by Lender, the Rating
Agencies and their respective counsel, agents and representatives, as to non-consolidation,
fraudulent conveyance, and true sale or any other opinion customary in Secondary Market
Transactions or required by the Rating Agencies with respect to the Property and Borrower
and Affiliates, which counsel and opinions shall be satisfactory to Lender and the Rating
Agencies; and

     (iii) execute amendments to the Loan Documents and Borrower’s organizational documents
reasonably requested by Lender; provided, however, that Borrower shall not be required to
modify or amend any Loan Document if such

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modification or amendment would (A) change the
interest rate, the stated maturity or the amortization of principal as set forth herein or
in the Note, (B) modify or amend any other material economic term of the Loan or (C)
materially increase Borrower’s obligations, or materially decrease Borrower’s rights, under
the Loan Documents.

          (c) If, at the time one or more Disclosure Documents are being prepared for a Securitization,
Lender expects that Borrower alone or Borrower and one or more Affiliates of Borrower collectively,
or the Properties alone or the Properties and Related Properties collectively, will be a
Significant Obligor, Borrower shall furnish to Lender upon request (i) the selected financial data
or, if applicable, Net Operating Income, required under Item 1112(b)(1) of Regulation AB, if Lender
expects that the principal amount of the Loan together with any Related Loans as of the cut-off
date for such Securitization may, or if the principal amount of the Loan together with any Related
Loans as of the cut-off date for such Securitization and at any time during which the Loan and any
Related Loans are included in a Securitization does, equal or exceed ten percent (10%) (but less
than twenty percent (20%)) of the aggregate principal amount of all mortgage loans included or
expected to be included, as applicable, in the Securitization or (ii) the financial statements
required under Item 1112(b)(2) of Regulation AB, if Lender expects that the principal amount of the
Loan together with any Related Loans as of the cut-off date for such Securitization may, or if the
principal amount of the Loan together with any Related Loans as of the cut-off date for such
Securitization and at any time during which the
Loan and any Related Loans are included in a Securitization does, equal or exceed twenty
percent (20%) of the aggregate principal amount of all mortgage loans included or expected to be
included, as applicable, in the Securitization. Such financial data or financial statements shall
be furnished to Lender (A) within ten (10) Business Days after notice from Lender in connection
with the preparation of Disclosure Documents for the Securitization, (B) not later than thirty (30)
days after the end of each fiscal quarter of Borrower and (C) not later than seventy-five (75) days
after the end of each fiscal year of Borrower; provided, however, that Borrower shall not be
obligated to furnish financial data or financial statements pursuant to clauses (B) or (C) of this
sentence with respect to any period for which a filing pursuant to the Exchange Act in connection
with or relating to the Securitization (an “Exchange Act Filing”) is not required. If
requested by Lender, Borrower shall furnish to Lender financial data and/or financial statements
for any tenant of any of the Properties if, in connection with a Securitization, Lender expects
there to be, with respect to such tenant or group of affiliated tenants, a concentration within all
of the mortgage loans included or expected to be included, as applicable, in the Securitization
such that such tenant or group of affiliated tenants would constitute a Significant Obligor.

     (d) All financial data and financial statements provided by Borrower hereunder pursuant to
Section 9.1(c) and (d) hereof shall be prepared in accordance with GAAP, and shall meet the
requirements of Regulation AB and other applicable legal requirements. All financial statements
referred to in Section 9.1(c) above shall be audited by independent accountants of Borrower
acceptable to Lender in accordance with Regulation AB and all other applicable legal requirements,
shall be accompanied by the manually executed report of the independent accountants thereon, which
report shall meet the requirements of Regulation AB and all other applicable legal requirements,
and shall be further accompanied by a manually executed written consent of the independent
accountants, in form and substance acceptable to Lender, to the inclusion of such financial
statements in any Disclosure Document and any Exchange Act Filing and to the use of the name of
such independent accountants and the

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reference to such independent accountants as “experts” in any
Disclosure Document and Exchange Act Filing, all of which shall be provided at the same time as the
related financial statements are required to be provided. All financial data and financial
statements (audited or unaudited) provided by Borrower under Section 9.1(c) shall be accompanied by
an Officer’s Certificate which shall state that such financial statements meet the requirements set
forth in the first sentence of this Section 9.1(d). Notwithstanding anything to the contrary set
forth herein or tin other Loan Documents, Lender shall be responsible for the difference in: (i)
the costs incurred by Borrower in complying with the requirements set forth in Sections 9.1(c),
9.1(d), 9.1(e) and 9.1(f) and (ii) the costs incurred by Borrower in otherwise complying with the
financial reporting requirements of this Agreement and the Loan Documents.

          (e) If requested by Lender, Borrower shall provide Lender, promptly upon request, with any
other or additional financial statements, or financial, statistical or operating information, as
Lender shall determine to be required pursuant to Regulation AB or any amendment, modification or
replacement thereto or other legal requirements in connection with any Disclosure Document or any
Exchange Act Filing or as shall otherwise be reasonably requested by Lender.

          (f) In the event Lender determines, in connection with a Securitization, that the financial
data and financial statements required in order to comply with Regulation AB or
any amendment, modification or replacement thereto or other legal requirements are other than
as provided herein, then notwithstanding the provisions of Section 9.1(c) and (d), Lender may
request, and Borrower shall promptly provide, such other financial statements as Lender determines
to be necessary or appropriate for such compliance.

          Section 9.2 Securitization Indemnification.

          (a) Borrower understands that information provided to Lender by Borrower and its agents,
counsel and representatives may be included in disclosure documents in connection with the
Securitization, including, without limitation, an offering circular, a prospectus, prospectus
supplement, private placement memorandum or other offering document (each, an “Disclosure
Document”) and may also be included in filings with the Securities and Exchange Commission
pursuant to the Securities Act of 1933, as amended (the “Securities Act”), or the
Securities and Exchange Act of 1934, as amended (the “Exchange Act”), and may be made
available to investors or prospective investors in the Securities, the Rating Agencies, and service
providers relating to the Securitization.

          (b) Borrower shall provide in connection with each of (i) a preliminary and a final private
placement memorandum or (ii) a preliminary and final prospectus or prospectus supplement, as
applicable, an agreement (A) certifying that Borrower has examined such Disclosure Documents
specified by Lender and that each such Disclosure Document, as it relates to Borrower, Borrower
Affiliates, the Property, Manager and all other aspects of the Loan (the “Relevant
Sections”), does not contain any untrue statement of a material fact or omit to state a
material fact necessary in order to make the statements made, in the light of the circumstances
under which they were made, not misleading, (B) indemnifying Lender (and for purposes of this
Section 9.2, Lender hereunder shall include its officers and directors), the Affiliate of Morgan
Stanley that has filed the registration statement, if any, relating to the Securitization (the

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“Registration Statement”), each of its directors, each of its officers who have signed the
Registration Statement and each Person that controls the Affiliate within the meaning of Section 15
of the Securities Act or Section 20 of the Exchange Act (collectively, the “Morgan Stanley
Group”), and Morgan Stanley, and any other placement agent or underwriter with respect to the
Securitization, each of their respective directors and each Person who controls Morgan Stanley or
any other placement agent or underwriter within the meaning of Section 15 of the Securities Act and
Section 20 of the Exchange Act (collectively, the “Underwriter Group”) for any losses,
claims, damages or liabilities (collectively, the “Liabilities”) to which Lender, the
Morgan Stanley Group or the Underwriter Group may become subject insofar as the Liabilities arise
out of or are based upon any untrue statement or alleged untrue statement of any material fact
contained in the Relevant Sections or arise out of or are based upon the omission or alleged
omission to state therein a material fact required to be stated in the Relevant Sections or
necessary in order to make the statements in the Relevant Sections, in light of the circumstances
under which they were made, not misleading and (C) agreeing to reimburse Lender, the Morgan Stanley
Group and/or the Underwriter Group for any legal or other expenses reasonably incurred by Lender,
the Morgan Stanley Group and the Underwriter Group in connection with investigating or defending
the Liabilities; provided, however, that Borrower will be liable in any such case
under clauses (B) or (C) above only to the extent that any such loss claim, damage or
liability arises out of or is based upon any such untrue statement or omission made therein in
reliance upon and in conformity with information furnished to Lender by or on behalf of Borrower in
connection with the preparation of the Disclosure Document or in connection with the underwriting
or closing of the Loan, including, without limitation, financial statements of Borrower, operating
statements and rent rolls with respect to the Property; provided, further,
however, that with respect to statements made in such Relevant Sections that are based upon
information provided by third parties, Borrower will be liable only if Borrower knew that such
information was false or omitted to state a material fact known to Borrower and necessary in order
to make the statements made, in light of the circumstances under which they were made, not
misleading. This indemnity agreement will be in addition to any liability which Borrower may
otherwise have.

          (c) In connection with Exchange Act Filings, Borrower shall (i) indemnify Lender, the Morgan
Stanley Group and the Underwriter Group for Liabilities to which Lender, the Morgan Stanley Group
or the Underwriter Group may become subject insofar as the Liabilities arise out of or are based
upon any untrue statement or alleged untrue statement of any material fact in the Relevant Sections
of the Disclosure Document or upon the omission or alleged omission to state in the Disclosure
Document a material fact required to be stated in the Disclosure Document in order to make the
statements in the Disclosure Document related to Relevant Sections, in light of the circumstances
under which they were made, not misleading and (ii) reimburse Lender, the Morgan Stanley Group or
the Underwriter Group for any legal or other expenses reasonably incurred by Lender, the Morgan
Stanley Group or the Underwriter Group in connection with defending or investigating the
Liabilities.

          (d) Promptly after receipt by an indemnified party under this Section 9.2 of notice of the
commencement of any action, such indemnified party will, if a claim in respect thereof is to be
made against the indemnifying party under this Section 9.2, notify the indemnifying party in
writing of the commencement thereof, but the omission to so notify the indemnifying party will not
relieve the indemnifying party from any liability which the

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indemnifying party may have to any
indemnified party hereunder except to the extent that failure to notify causes prejudice to the
indemnifying party. In the event that any action is brought against any indemnified party, and it
notifies the indemnifying party of the commencement thereof, the indemnifying party will be
entitled, jointly with any other indemnifying party, to participate therein and, to the extent that
it (or they) may elect by written notice delivered to the indemnified party promptly after
receiving the aforesaid notice from such indemnified party, to assume the defense thereof with
counsel satisfactory to such indemnified party. After notice from the indemnifying party to such
indemnified party under this Section 9.2, such indemnified party shall pay for any legal or other
expenses subsequently incurred by such indemnified party in connection with the defense thereof
other than reasonable costs of investigation; provided, however, if the defendants in any such
action include both the indemnified party and the indemnifying party and the indemnified party
shall have reasonably concluded that there are any legal defenses available to it and/or other
indemnified parties that are different from or additional to those available to the indemnifying
party, the indemnified party or parties shall have the right to select separate counsel to assert
such legal defenses and to otherwise participate in the defense of such action on behalf of such
indemnified party at the cost of the indemnifying party. The indemnifying party shall not be
liable for the expenses of more than one separate counsel unless
an indemnified party shall have reasonably concluded that there may be legal defenses
available to it that are different from or additional to those available to another indemnified
party.

          (e) In order to provide for just and equitable contribution in circumstances in which the
indemnity agreement provided for in Section 9.2(b) or (c) is for any reason held to be
unenforceable as to an indemnified party in respect of any losses, claims, damages or liabilities
(or action in respect thereof) referred to therein which would otherwise be indemnifiable under
Section 9.2(b) or (c), the indemnifying party shall contribute to the amount paid or payable by the
indemnified party as a result of such losses, claims, damages or liabilities (or action in respect
thereof); provided, however, that no Person guilty of fraudulent misrepresentation (within the
meaning of Section 11(f) of the Securities Act) shall be entitled to contribution from any Person
who was not guilty of such fraudulent misrepresentation. In determining the amount of contribution
to which the respective parties are entitled, the following factors shall be considered: (i)
Morgan Stanley’s and Borrower’s relative knowledge and access to information concerning the matter
with respect to which the claim was asserted; (ii) the opportunity to correct and prevent any
statement or omission; and (iii) any other equitable considerations appropriate in the
circumstances. Lender and Borrower hereby agree that it would not be equitable if the amount of
such contribution were determined by pro rata or per capita allocation.

          (f) Notwithstanding anything to the contrary set forth herein, including any references to a
registration statement contained herein, Borrower shall not have any obligation to act as depositor
with respect to the Loan or an issuer or registrant with respect to the Securities issued in any
Securitization.

          (g) The liabilities and obligations of both Borrower and Lender under this Section 9.2 shall
survive the termination of this Agreement and the satisfaction and discharge of the Debt.

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          X. DEFAULTS

          Section 10.1 Event of Default.

          (a) Each of the following events shall constitute an event of default hereunder (an “Event
of Default”):

     (i) if (A) any monthly installment of principal and/or interest due under the Note or
the payment due on the Maturity Date is not paid when due; provided that it shall
not be an Event of Default if a monthly installment of interest is not paid when due if
sufficient funds are in the Debt Service Account (as defined in the Cash Management
Agreement) to make such payment on the Monthly Payment Date in question and Borrower has not
attempted to delay, prevent, enjoin or otherwise disrupt or interfere with the payment of
such sums or (B) any other portion of the Debt is not paid when due and such non-payment
continues for five (5) days following notice to Borrower that the same is due and payable;

     (ii) if any of the Taxes or Other Charges are not paid when due; provided that
it shall not be an Event of Default if Taxes or Other Charges are not paid when due if
sufficient Tax Funds to pay currently due Taxes and Other Charges are on deposit with Lender
or Agent at the time when such Taxes and Other Charges are due and Borrower not has
attempted to delay, prevent, enjoin or otherwise disrupt or interfere with the payment of
such sum;

     (iii) if the Policies are not kept in full force and effect;

     (iv) if Borrower breaches or permits or suffers a breach of Article 6 of the Mortgage;

     (v) if any representation or warranty made by Borrower herein or in any other Loan
Document, or in any report, certificate, financial statement or other instrument, agreement
or document furnished to Lender shall have been false or misleading in any material respect
as of the date the representation or warranty was made, and, if susceptible of cure, the
Loan Parties shall not have cured the same within thirty (30) days of written notice from
Lender;;

     (vi) if Borrower, Operating Tenant, any SPC Party or Guarantor shall make an assignment
for the benefit of creditors;

     (vii) if a receiver, liquidator or trustee shall be appointed for Borrower, Operating
Tenant, any SPC Party or Guarantor or if Borrower, any SPC Party or Guarantor shall be
adjudicated a bankrupt or insolvent, or if any petition for bankruptcy, reorganization or
arrangement pursuant to federal bankruptcy law, or any similar federal or state law, shall
be filed by or against, consented to, or acquiesced in by, Borrower, Operating Tenant, any
SPC Party or Guarantor, or if any proceeding for the dissolution or liquidation of Borrower,
Operating Tenant, any SPC Party or Guarantor shall be instituted; provided, however, if such
appointment, adjudication, petition or proceeding was involuntary
and not consented to by Borrower, Operating Tenant, any SPC Party or

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Guarantor, upon the same not being discharged,
stayed or dismissed within sixty (60) days;

     (viii) if Borrower attempts to assign its rights under this Agreement or any of the
other Loan Documents or any interest herein or therein in contravention of the Loan
Documents;

     (ix) if any of the assumptions contained in the Insolvency Opinion, or in any other
non-consolidation opinion delivered to Lender in connection with the Loan, or in any other
non-consolidation delivered subsequent to the closing of the Loan, is or shall become untrue
in any material respect;

     (x) if Borrower breaches any representation, warranty or covenant contained in Section
3.1.24 hereof, and, provided that if such default is susceptible of cure, Borrower
shall not have (x) cured such default and (y) delivered to Lender a new non-consolidation
opinion acceptable to Lender and the Rating Agencies acknowledging such
default and the cure thereof by the Loan Parties, in each case, within thirty (30) days
of written notice thereof from Lender;

     (xi) if Borrower fails to comply with the covenants as to Prescribed Laws set forth in
Section 4.1.1;

     (xii) if Guarantor breaches in any material respect any covenant, warranty or
representation contained in the Guaranty and such breach continues beyond any applicable
notice or cure period set forth therein;

     (xiii) if Borrower shall continue to be in Default under any of the other terms,
covenants or conditions of this Agreement not specified in Subsections (i) to (xiii) above,
for ten (10) days after notice to Borrower from Lender, in the case of any Default which can
be cured by the payment of a sum of money, or for thirty (30) days after notice from Lender
in the case of any other Default; provided, however, that if such non monetary Default is
susceptible of cure but cannot reasonably be cured within such 30 day period and provided
further that Borrower shall have commenced to cure such Default within such 30 day period
and thereafter diligently and expeditiously proceeds to cure the same, such 30 day period
shall be extended for such time as is reasonably necessary for Borrower in the exercise of
due diligence to cure such Default, such additional period not to exceed sixty (60) days;

     (xiv) if there shall be default under any of the other Loan Documents beyond any
applicable cure periods contained in such Loan Documents, whether as to Borrower, Operating
Tenant or the Property, or if any other such event shall occur or condition shall exist, if
the effect of such event or condition is to accelerate the maturity of any portion of the
Debt or to permit Lender to accelerate the maturity of all or any portion of the Debt;

     (xv) if a material default has occurred and continues beyond any applicable cure period
under the Hotel Management Agreement and if such default permits the Hotel Manager
thereunder to terminate or cancel the Hotel Management Agreement; or

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     (xvi) if Borrower ceases to do business as a hotel at the Property or terminates such
business for any reason whatsoever (other than temporary cessation in connection with any
diligent renovation or restoration of the Property following a Casualty or Condemnation or
in connection with any other force majeure event).

          (b) Upon the occurrence and during the continuance of an Event of Default (other than an Event
of Default described in clause (vi), (vii) or (viii) above) and at any time thereafter Lender may,
in addition to any other rights or remedies available to it pursuant to this Agreement and the
other Loan Documents or at law or in equity, take such action, without notice or demand, that
Lender deems advisable to protect and enforce its rights against Borrower, Operating Tenant and in
and to the Property, including, without limitation, declaring the Debt to be immediately due and
payable, and Lender may enforce or avail itself of any or all rights or remedies provided in the
Loan Documents against Borrower and the Property, including, without limitation, all rights or
remedies available at law or in equity; and upon any Event of Default described in clause (vi),
(vii) or (viii) above, the Debt and all other obligations of Borrower
hereunder and under the other Loan Documents shall immediately and automatically become due
and payable, without notice or demand, and Borrower hereby expressly waives any such notice or
demand, anything contained herein or in any other Loan Document to the contrary notwithstanding.

          Section 10.2 Remedies.

          (a) Upon the occurrence and during the continuance of an Event of Default, all or any one or
more of the rights, powers, privileges and other remedies available to Lender against Borrower
under this Agreement or any of the other Loan Documents executed and delivered by, or applicable
to, Borrower or at law or in equity may be exercised by Lender at any time and from time to time,
whether or not all or any of the Debt shall be declared due and payable, and whether or not Lender
shall have commenced any foreclosure proceeding or other action for the enforcement of its rights
and remedies under any of the Loan Documents with respect to the Property. Any such actions taken
by Lender shall be cumulative and concurrent and may be pursued independently, singly,
successively, together or otherwise, at such time and in such order as Lender may determine in its
sole discretion, to the fullest extent permitted by law, without impairing or otherwise affecting
the other rights and remedies of Lender permitted by law, equity or contract or as set forth herein
or in the other Loan Documents. Without limiting the generality of the foregoing, if an Event of
Default is continuing (i) Lender is not subject to any “one action” or “election of remedies” law
or rule, and (ii) all liens and other rights, remedies or privileges provided to Lender shall
remain in full force and effect until Lender has exhausted all of its remedies against the Property
and the Mortgage has been foreclosed, sold and/or otherwise realized upon in satisfaction of the
Debt or the Debt has been paid in full.

          (b) Upon the occurrence and during the continuance of an Event of Default, Lender shall have
the right from time to time to partially foreclose the Mortgage in any manner and for any amounts
secured by the Mortgage then due and payable as determined by Lender in its sole discretion
including, without limitation, the following circumstances: (i) in the event Borrower defaults
beyond any applicable grace period in the payment of one or more scheduled payments of principal
and interest, Lender may foreclose the Mortgage to recover such

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delinquent payments, or (ii) in the
event Lender elects to accelerate less than the entire outstanding principal balance of the Loan,
Lender may foreclose the Mortgage to recover so much of the principal balance of the Loan as Lender
may accelerate and such other sums secured by the Mortgage as Lender may elect. Notwithstanding
one or more partial foreclosures, the Property shall remain subject to the Mortgage to secure
payment of sums secured by the Mortgage and not previously recovered.

          (c) Lender shall have the right from time to time to sever the Note and the other Loan
Documents into one or more separate notes, mortgages and other security documents (the “Severed
Loan Documents”) in such denominations as Lender shall determine in its sole discretion for
purposes of evidencing and enforcing its rights and remedies provided hereunder. Borrower shall
execute and deliver to Lender from time to time, promptly after the request of Lender, a severance
agreement and such other documents as Lender shall request in order to
effect the severance described in the preceding sentence, all in form and substance reasonably
satisfactory to Lender. Borrower hereby absolutely and irrevocably appoints Lender as its true and
lawful attorney, coupled with an interest, in its name and stead to make and execute all documents
necessary or desirable to effect the aforesaid severance, Borrower ratifying all that its said
attorney shall do by virtue thereof; provided, however, Lender shall not make or execute any such
documents under such power until three (3) days after notice has been given to Borrower by Lender
of Lender’s intent to exercise its rights under such power. Except as may be required in
connection with a Securitization pursuant to Section 9.1 hereof, (i) Borrower shall not be
obligated to pay any costs or expenses incurred in connection with the preparation, execution,
recording or filing of the Severed Loan Documents, and (ii) the Severed Loan Documents shall not
contain any representations, warranties or covenants not contained in the Loan Documents and any
such representations and warranties contained in the Severed Loan Documents will be given by
Borrower only as of the Closing Date.

          (d) Any amounts recovered from the Property or any other collateral for the Loan after an
Event of Default may be applied by Lender toward the payment of any interest and/or principal of
the Loan and/or any other amounts due under the Loan Documents in such order, priority and
proportions as Lender in its sole discretion shall determine.

          Section 10.3 Right to Cure Defaults. Lender may, but without any obligation to do so and
without notice to or demand on Borrower and without releasing Borrower from any obligation
hereunder or being deemed to have cured any Event of Default hereunder, make, do or perform any
obligation of Borrower hereunder in such manner and to such extent as Lender may deem necessary.
Lender is authorized to enter upon the Property for such purposes, or appear in, defend, or bring
any action or proceeding to protect its interest in the Property for such purposes, and the cost
and expense thereof (including reasonable attorneys’ fees to the extent permitted by law), with
interest as provided in this Section 10.3, shall constitute a portion of the Debt and shall be due
and payable to Lender upon demand. All such costs and expenses incurred by Lender in remedying
such Event of Default or such failed payment or act or in appearing in, defending, or bringing any
action or proceeding shall bear interest at the Default Rate, for the period after such cost or
expense was incurred into the date of payment to Lender. All such costs and expenses incurred by
Lender together with interest thereon calculated at the Default Rate shall be deemed to constitute
a portion of the Debt and be secured by the liens, claims and

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security interests provided to Lender
under the Loan Documents and shall be immediately due and payable upon demand by Lender therefore.

          Section 10.4 Remedies Cumulative. The rights, powers and remedies of Lender under this
Agreement shall be cumulative and not exclusive of any other right, power or remedy which Lender
may have against Borrower pursuant to this Agreement or the other Loan Documents, or existing at
law or in equity or otherwise. Lender’s rights, powers and remedies may be pursued singly,
concurrently or otherwise, at such time and in such order as Lender may determine in Lender’s sole
discretion. No delay or omission to exercise any remedy, right or power accruing upon an Event of
Default shall impair any such remedy, right or power or shall be construed as a waiver
thereof, but any such remedy, right or power may be exercised from time to time and as often
as may be deemed expedient. A waiver of one Default or Event of Default with respect to Borrower
shall not be construed to be a waiver of any subsequent Default or Event of Default by Borrower or
to impair any remedy, right or power consequent thereon.

          XI. MISCELLANEOUS

          Section 11.1 Successors and Assigns. All covenants, promises and agreements in this
Agreement, by or on behalf of Borrower, shall inure to the benefit of the legal representatives,
successors and assigns of Lender.

          Section 11.2 Lender’s Discretion. Whenever pursuant to this Agreement Lender exercises any
right given to it to approve or disapprove, or any arrangement or term is to be satisfactory to
Lender, the decision of Lender to approve or disapprove or to decide whether arrangements or terms
are satisfactory or not satisfactory shall (except as is otherwise specifically herein provided) be
in the sole discretion of Lender and shall be final and conclusive. Prior to a Securitization,
whenever pursuant to this Agreement the Rating Agencies are given any right to approve or
disapprove, or any arrangement or term is to be satisfactory to the Rating Agencies, the decision
of Lender to approve or disapprove or to decide whether arrangements or terms are satisfactory or
not satisfactory, based upon Lender’s determination of Rating Agency criteria, shall be substituted
therefore. Whenever Lender’s consent, approval or satisfaction is expressly required as in any
Loan Document to be reasonable, Lender shall apply the standards of a reasonably prudent
institutional lender dealing with a loan secured by property comparable to the Property.

          Section 11.3 Governing Law.

          (A) THIS AGREEMENT WAS NEGOTIATED IN THE STATE OF NEW YORK, THE LOAN WAS MADE BY LENDER AND
ACCEPTED BY BORROWER IN THE STATE OF NEW YORK, AND THE PROCEEDS OF THE LOAN DELIVERED PURSUANT
HERETO WERE DISBURSED FROM THE STATE OF NEW YORK, WHICH STATE THE PARTIES AGREE HAS A SUBSTANTIAL
RELATIONSHIP TO THE PARTIES AND TO THE UNDERLYING TRANSACTION EMBODIED HEREBY, AND IN ALL RESPECTS,
INCLUDING, WITHOUT LIMITING THE GENERALITY OF THE FOREGOING, MATTERS OF CONSTRUCTION, VALIDITY AND
PERFORMANCE, THIS AGREEMENT, THE NOTE AND THE OTHER LOAN DOCUMENTS AND THE OBLIGATIONS ARISING
HEREUNDER

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AND THEREUNDER SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE
STATE OF NEW YORK APPLICABLE TO CONTRACTS MADE AND PERFORMED IN SUCH STATE (WITHOUT REGARD TO
PRINCIPLES OF CONFLICT OF LAWS) AND ANY APPLICABLE LAW OF THE UNITED STATES OF AMERICA, EXCEPT THAT
AT ALL TIMES THE PROVISIONS
FOR THE CREATION, PERFECTION, PRIORITY AND ENFORCEMENT OF THE LIEN AND SECURITY INTEREST
CREATED PURSUANT HERETO AND PURSUANT TO THE OTHER LOAN DOCUMENTS (OTHER THAN WITH RESPECT TO LIENS
AND SECURITY INTERESTS IN PROPERTY WHOSE PERFECTION AND PRIORITY IS COVERED BY ARTICLE 9 OF THE UCC
(INCLUDING, WITHOUT LIMITATION, THE ACCOUNTS) WHICH SHALL BE GOVERNED BY THE LAW OF THE
JURISDICTION APPLICABLE THERETO IN ACCORDANCE WITH SECTIONS 9-301 THROUGH 9-307 OF THE UCC AS IN
EFFECT IN THE STATE OF NEW YORK) SHALL BE GOVERNED BY AND CONSTRUED ACCORDING TO THE LAW OF THE
STATE IN WHICH THE PROPERTY IS LOCATED, IT BEING UNDERSTOOD THAT, TO THE FULLEST EXTENT PERMITTED
BY THE LAW OF SUCH STATE, THE LAW OF THE STATE OF NEW YORK SHALL GOVERN THE CONSTRUCTION, VALIDITY
AND ENFORCEABILITY OF ALL LOAN DOCUMENTS AND ALL OF THE OBLIGATIONS ARISING HEREUNDER OR
THEREUNDER. TO THE FULLEST EXTENT PERMITTED BY LAW, BORROWER HEREBY UNCONDITIONALLY AND
IRREVOCABLY WAIVES ANY CLAIM TO ASSERT THAT THE LAW OF ANY OTHER JURISDICTION GOVERNS THIS
AGREEMENT, THE NOTE AND THE OTHER LOAN DOCUMENTS, AND THIS AGREEMENT, THE NOTE AND THE OTHER LOAN
DOCUMENTS SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK
PURSUANT TO SECTION 5-1401 OF THE NEW YORK GENERAL OBLIGATIONS LAW EXCEPT AS SPECIFICALLY SET FORTH
ABOVE.

          (B) ANY LEGAL SUIT, ACTION OR PROCEEDING AGAINST LENDER OR BORROWER ARISING OUT OF OR RELATING
TO THIS AGREEMENT MAY AT LENDER’S OPTION BE INSTITUTED IN ANY FEDERAL OR STATE COURT IN THE CITY OF
NEW YORK, COUNTY OF NEW YORK, PURSUANT TO SECTION 5-1402 OF THE NEW YORK GENERAL OBLIGATIONS LAW
AND BORROWER WAIVES ANY OBJECTIONS WHICH IT MAY NOW OR HEREAFTER HAVE BASED ON VENUE AND/OR FORUM
NON CONVENIENS OF ANY SUCH SUIT, ACTION OR PROCEEDING, AND BORROWER HEREBY IRREVOCABLY SUBMITS TO
THE JURISDICTION OF ANY SUCH COURT IN ANY SUIT, ACTION OR PROCEEDING. BORROWER DOES HEREBY
DESIGNATE AND APPOINT:

CORPORATION SERVICE COMPANY

80 STATE STREET

ALBANY, NEW YORK 12207

AS ITS AUTHORIZED AGENT TO ACCEPT AND ACKNOWLEDGE ON ITS BEHALF SERVICE OF ANY AND ALL PROCESS
WHICH MAY BE SERVED IN ANY SUCH SUIT, ACTION OR PROCEEDING IN ANY FEDERAL OR STATE COURT IN NEW

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YORK, NEW YORK, AND AGREES THAT SERVICE OF PROCESS UPON SAID AGENT AT SAID ADDRESS AND WRITTEN
NOTICE OF SAID SERVICE MAILED OR DELIVERED TO BORROWER IN THE MANNER PROVIDED HEREIN SHALL BE
DEEMED IN EVERY RESPECT EFFECTIVE SERVICE OF PROCESS UPON BORROWER, IN ANY SUCH SUIT, ACTION OR
PROCEEDING IN THE STATE OF
NEW YORK. BORROWER (I) SHALL GIVE PROMPT NOTICE TO LENDER OF ANY CHANGED ADDRESS OF ITS AUTHORIZED
AGENT HEREUNDER, (II) MAY AT ANY TIME AND FROM TIME TO TIME DESIGNATE A SUBSTITUTE AUTHORIZED AGENT
WITH AN OFFICE IN NEW YORK, NEW YORK (WHICH SUBSTITUTE AGENT AND OFFICE SHALL BE DESIGNATED AS THE
PERSON AND ADDRESS FOR SERVICE OF PROCESS), AND (III) SHALL PROMPTLY DESIGNATE SUCH A SUBSTITUTE IF
ITS AUTHORIZED AGENT CEASES TO HAVE AN OFFICE IN NEW YORK, NEW YORK OR IS DISSOLVED WITHOUT LEAVING
A SUCCESSOR.

          Section 11.4 Modification, Waiver in Writing. No modification, amendment, extension,
discharge, termination or waiver of any provision of this Agreement or of any other Loan Document,
nor consent to any departure by Borrower therefrom, shall in any event be effective unless the same
shall be in a writing signed by the party against whom enforcement is sought, and then such waiver
or consent shall be effective only in the specific instance, and for the purpose, for which given.
Except as otherwise expressly provided herein, no notice to, or demand on Borrower, shall entitle
Borrower to any other or future notice or demand in the same, similar or other circumstances.

          Section 11.5 Delay Not a Waiver. Neither any failure nor any delay on the part of Lender in
insisting upon strict performance of any term, condition, covenant or agreement, or exercising any
right, power, remedy or privilege hereunder, or under any other Loan Document, shall operate as or
constitute a waiver thereof, nor shall a single or partial exercise thereof preclude any other
future exercise, or the exercise of any other right, power, remedy or privilege. In particular,
and not by way of limitation, by accepting payment after the due date of any amount payable under
this Agreement or any other Loan Document, Lender shall not be deemed to have waived any right
either to require prompt payment when due of all other amounts due under this Agreement or the
other Loan Documents, or to declare a default for failure to effect prompt payment of any such
other amount. Lender shall have the right to waive or reduce any time periods that Lender is
entitled to under the Loan Documents in its sole and absolute discretion.

          Section 11.6 Notices. All notices, demands, requests, consents, approvals or other
communications (any of the foregoing, a “Notice”) required, permitted, or desired to be
given hereunder shall be in writing sent by telefax (with answer back acknowledged) or by
registered or certified mail, postage prepaid, return receipt requested, or delivered by hand or
reputable overnight courier addressed to the party to be so notified at its address hereinafter set
forth, or to such other address as such party may hereafter specify in accordance with the
provisions of this Section 11.6. Any Notice shall be deemed to have been received: (a) three (3)
days after the date such Notice is mailed, (b) on the date of sending by telefax if sent during
business hours on a Business Day (otherwise on the next

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Business Day), (c) on the date of delivery
by hand if delivered during business hours on a Business Day (otherwise on the next Business Day),
and (d)
on the next Business Day if sent by an overnight commercial courier, in each case addressed to
the parties as follows:

	 	 	 	 	 
	 

	 	If to Lender:
	 	Morgan Stanley Mortgage Capital Inc.
	 

	 	 	 	1221 Avenue of the Americas, 27th Floor
	 

	 	 	 	New York, New York 10020
	 

	 	 	 	Attention: James Flaum and Kevin Swartz
	 

	 	 	 	Facsimile No. (212) 507-4146
	 

	 	 	 	Facsimile No. (212) 507-4139
	 
	 	 	 	 
	 

	 	with a copy to:
	 	Cadwalader, Wickersham & Taft LLP
	 

	 	 	 	One World Financial Center
	 

	 	 	 	New York, New York 10281
	 

	 	 	 	Attention: John M. Zizzo, Esq.
	 

	 	 	 	Facsimile No. (212) 504-6666
	 
	 	 	 	 
	 

	 	If to Borrower:
	 	Ashford Chicago O’Hare LP
	 

	 	 	 	14185 Dallas Parkway, Suite 1100
	 

	 	 	 	Dallas, Texas 75254
	 

	 	 	 	Attention: David Brooks
	 

	 	 	 	Facsimile No.: (972) 490-9605
	 
	 	 	 	 
	 

	 	with a copy to:
	 	Akin Gump Strauss Hauer & Feld LLP
	 

	 	 	 	1700 Pacific Avenue, Suite 4100
	 

	 	 	 	Dallas, Texas 75201-4675
	 

	 	 	 	Attention: Carl B. Lee, Esq.
	 

	 	 	 	Facsimile No.: (214) 969-4343

          Section 11.7 Trial by Jury. BORROWER AND LENDER EACH HEREBY AGREES NOT TO ELECT A TRIAL BY
JURY OF ANY ISSUE TRIABLE OF RIGHT BY JURY, AND WAIVES ANY RIGHT TO TRIAL BY JURY FULLY TO THE
EXTENT THAT ANY SUCH RIGHT SHALL NOW OR HEREAFTER EXIST WITH REGARD TO THE LOAN DOCUMENTS, OR ANY
CLAIM, COUNTERCLAIM OR OTHER ACTION ARISING IN CONNECTION THEREWITH. THIS WAIVER OF RIGHT TO TRIAL
BY JURY IS GIVEN KNOWINGLY AND VOLUNTARILY BY BORROWER AND LENDER, AND IS INTENDED TO ENCOMPASS
INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT TO A TRIAL BY JURY WOULD OTHERWISE
ACCRUE. EACH PARTY IS HEREBY AUTHORIZED TO FILE A COPY OF THIS PARAGRAPH IN ANY PROCEEDING AS
CONCLUSIVE EVIDENCE OF THIS WAIVER.

          Section 11.8 Headings. The Article and/or Section headings and the Table of Contents in this
Agreement are included herein for convenience of reference only and shall not constitute a part of
this Agreement for any other purpose.

          Section 11.9 Severability. Wherever possible, each provision of this Agreement shall be
interpreted in such manner as to be effective and valid under applicable law,

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but if any provision
of this Agreement shall be prohibited by or invalid under applicable law,
such provision shall be
ineffective to the extent of such prohibition or invalidity, without invalidating the remainder of
such provision or the remaining provisions of this Agreement.

          Section 11.10 Preferences. Lender shall have the continuing and exclusive right to apply or
reverse and reapply any and all payments by Borrower to any portion of the obligations of Borrower
hereunder. To the extent Borrower makes a payment or payments to Lender, which payment or proceeds
or any part thereof are subsequently invalidated, declared to be fraudulent or preferential, set
aside or required to be repaid to a trustee, receiver or any other party under any bankruptcy law,
state or federal law, common law or equitable cause, then, to the extent of such payment or
proceeds received, the obligations hereunder or part thereof intended to be satisfied shall be
revived and continue in full force and effect, as if such payment or proceeds had not been received
by Lender.

          Section 11.11 Waiver of Notice. Borrower shall not be entitled to any notices of any nature
whatsoever from Lender except with respect to matters for which this Agreement or the other Loan
Documents specifically and expressly provide for the giving of notice by Lender to Borrower and
except with respect to matters for which Borrower is not, pursuant to applicable Legal
Requirements, permitted to waive the giving of notice. Borrower hereby expressly waives the right
to receive any notice from Lender with respect to any matter for which this Agreement or the other
Loan Documents do not specifically and expressly provide for the giving of notice by Lender to
Borrower.

          Section 11.12 Remedies of Borrower. In the event that a claim or adjudication is made that
Lender or its agents have acted unreasonably or unreasonably delayed acting in any case where, by
law or under this Agreement or the other Loan Documents, Lender or such agent, as the case may be,
has an obligation to act reasonably or promptly, neither Lender nor its agents shall be liable for
any monetary damages, and Borrower’s sole remedy shall be limited to commencing an action seeking
injunctive relief or declaratory judgment. Any action or proceeding to determine whether Lender
has acted reasonably shall be determined by an action seeking declaratory judgment.

          Section 11.13 Expenses; Indemnity.

          (a) Borrower shall pay or, if Borrower and Operating Tenant fail to pay, reimburse Lender upon
receipt of notice from Lender, for all reasonable costs and expenses
(including reasonable attorneys’ fees and disbursements) incurred by Lender in connection with
(i) Borrower’s ongoing performance of and compliance with Borrower’s agreements and covenants
contained in this Agreement and the other Loan Documents on its part to be performed or complied
with after the Closing Date, including, without limitation, confirming compliance with
environmental and insurance requirements; (ii) Lender’s ongoing performance of and compliance with
all agreements and covenants contained in this Agreement and the other Loan Documents on its part
to be performed or complied with after the Closing Date; (iii) the negotiation, preparation,
execution, delivery and administration of any consents, amendments, waivers or other modifications
to this Agreement and the other Loan Documents and any other documents or matters requested by
Borrower; (iv) the filing and recording fees and expenses, title insurance and reasonable fees and
expenses of counsel for providing to Lender all required

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legal opinions, and other similar expenses
incurred, in creating and perfecting the Liens in favor of Lender pursuant to this Agreement and
the other Loan Documents; (v) enforcing or preserving any rights, in response to third party claims
or the prosecuting or defending of any action or proceeding or other litigation or otherwise, in
each case against, under or affecting Borrower, this Agreement, the other Loan Documents, the
Property, or any other security given for the Loan; and (vi) enforcing any obligations of or
collecting any payments due from Borrower under this Agreement, the other Loan Documents or with
respect to the Property or in connection with any refinancing or restructuring of the credit
arrangements provided under this Agreement in the nature of a “work out” or of any insolvency or
bankruptcy proceedings; provided, however, that Borrower shall not be liable for the payment of any
such costs and expenses to the extent the same arise by reason of the gross negligence, illegal
acts, fraud or willful misconduct of Lender. Any costs due and payable to Lender may be paid to
Lender pursuant to the Cash Management Agreement.

          (b) Borrower shall indemnify, defend and hold harmless Lender and its officers, directors,
agents, employees (and the successors and assigns of the foregoing) (the “Lender
Indemnitees”) from and against any and all liabilities, obligations, losses, damages,
penalties, actions, judgments, suits, claims, costs, expenses and disbursements of any kind or
nature whatsoever (including, without limitation, the reasonable fees and disbursements of counsel
for the Lender Indemnitees in connection with any investigative, administrative or judicial
proceeding commenced or threatened, whether or not the Lender Indemnitees shall be designated a
party thereto), that may be imposed on, incurred by, or asserted against the Lender Indemnitees in
any manner relating to or arising out of (i) any breach by Borrower of its obligations under, or
any material misrepresentation by Borrower contained in, this Agreement or the other Loan
Documents, or (ii) the use or intended use of the proceeds of the Loan (collectively, the
“Indemnified Liabilities”); provided, however, that Borrower shall not have any obligation
to the Lender Indemnitees hereunder to the extent that such Indemnified Liabilities arise from the
gross negligence, illegal acts, fraud or willful misconduct of the Lender Indemnitees. To the
extent that the undertaking to indemnify, defend and hold harmless set forth in the preceding
sentence may be unenforceable because it violates any law or public policy, Borrower shall pay the
maximum portion that it is permitted to pay and satisfy under applicable law to the payment and
satisfaction of all Indemnified Liabilities incurred by the Lender Indemnitees.

          Section 11.14 Schedules Incorporated. The Schedules annexed hereto are hereby incorporated herein as a part of this Agreement
with the same effect as if set forth in the body hereof.

          Section 11.15 Offsets, Counterclaims and Defenses. Any assignee of Lender’s interest in and
to this Agreement and the other Loan Documents shall take the same free and clear of all offsets,
counterclaims or defenses which are unrelated to such documents which Borrower may otherwise have
against any assignor of such documents, and no such unrelated counterclaim or defense shall be
interposed or asserted by Borrower in any action or proceeding brought by any such assignee upon
such documents and any such right to interpose or assert any such unrelated offset, counterclaim or
defense in any such action or proceeding is hereby expressly waived by Borrower.

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          Section 11.16 No Joint Venture or Partnership; No Third Party Beneficiaries.

          (a) Borrower and Lender intend that the relationships created hereunder and under the other
Loan Documents be solely that of borrower and lender. Nothing herein or therein is intended to
create a joint venture, partnership, tenancy in common, or joint tenancy relationship between
Borrower and Lender nor to grant Lender any interest in the Property other than that of mortgagee,
beneficiary or lender.

          (b) This Agreement and the other Loan Documents are solely for the benefit of Lender and
nothing contained in this Agreement or the other Loan Documents shall be deemed to confer upon
anyone other than Lender any right to insist upon or to enforce the performance or observance of
any of the obligations contained herein or therein. All conditions to the obligations of Lender to
make the Loan hereunder are imposed solely and exclusively for the benefit of Lender and no other
Person shall have standing to require satisfaction of such conditions in accordance with their
terms or be entitled to assume that Lender will refuse to make the Loan in the absence of strict
compliance with any or all thereof and no other Person shall under any circumstances be deemed to
be a beneficiary of such conditions, any or all of which may be freely waived in whole or in part
by Lender if, in Lender’s sole discretion, Lender deems it advisable or desirable to do so.

          Section 11.17 Publicity. All news releases, publicity or advertising by Borrower or its
Affiliates through any media intended to reach the general public which refers to the Loan
Documents or the financing evidenced by the Loan Documents, to Lender, Morgan Stanley Mortgage
Capital Inc., or any of their Affiliates shall be subject to the prior approval of Lender.

          Section 11.18 Waiver of Marshalling of Assets. To the fullest extent permitted by law,
Borrower, for itself and its successors and assigns, waives all rights to a marshalling of the
assets of Borrower, Borrower’s partners and others with interests in Borrower, and of the Property,
and shall not assert any right under any laws pertaining to the marshalling of assets, the sale in
inverse order of alienation, homestead
exemption, the administration of estates of decedents, or any other matters whatsoever to
defeat, reduce or affect the right of Lender under the Loan Documents to a sale of the Property for
the collection of the Debt without any prior or different resort for collection or of the right of
Lender to the payment of the Debt out of the net proceeds of the Property in preference to every
other claimant whatsoever.

          Section 11.19 Waiver of Offsets/Defenses/Counterclaims. Borrower hereby waives the right to
assert a counterclaim, other than a compulsory counterclaim, in any action or proceeding brought
against it by Lender or its agents or otherwise to offset any obligations to make the payments
required by the Loan Documents. No failure by Lender to perform any of its obligations hereunder
shall be a valid defense to, or result in any offset against, any payments which Borrower is
obligated to make under any of the Loan Documents.

          Section 11.20 Conflict; Construction of Documents; Reliance. In the event of any conflict
between the provisions of this Agreement and any of the other Loan Documents, the provisions of
this Agreement shall control. The parties hereto acknowledge that they were represented by
competent counsel in connection with the negotiation, drafting and execution of

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the Loan Documents
and that such Loan Documents shall not be subject to the principle of construing their meaning
against the party which drafted same. Borrower acknowledges that, with respect to the Loan,
Borrower shall rely solely on its own judgment and advisors in entering into the Loan without
relying in any manner on any statements, representations or recommendations of Lender or any
parent, subsidiary or Affiliate of Lender. Lender shall not be subject to any limitation
whatsoever in the exercise of any rights or remedies available to it under any of the Loan
Documents or any other agreements or instruments which govern the Loan by virtue of the ownership
by it or any parent, subsidiary or Affiliate of Lender of any equity interest any of them may
acquire in Borrower, and Borrower hereby irrevocably waives the right to raise any defense or take
any action on the basis of the foregoing with respect to Lender’s exercise of any such rights or
remedies. Borrower acknowledges that Lender engages in the business of real estate financings and
other real estate transactions and investments which may be viewed as adverse to or competitive
with the business of Borrower or its Affiliates.

          Section 11.21 Brokers and Financial Advisors. Borrower hereby represents that it has dealt
with no financial advisors, brokers, underwriters, placement agents, agents or finders in
connection with the transactions contemplated by this Agreement. Borrower shall indemnify, defend
and hold Lender harmless from and against any and all claims, liabilities, costs and expenses of
any kind (including Lender’s attorneys’ fees and expenses) in any way relating to or arising from a
claim by any Person that such Person acted on behalf of Borrower or Lender in connection with the
transactions contemplated herein. The provisions of this Section 11.21 shall survive the
expiration and termination of this Agreement and the payment of the Debt.

          Section 11.22 Exculpation. Subject to the qualifications below, Lender shall not enforce the
liability and obligation of Borrower to perform and observe the obligations contained in the Note,
this Agreement, the Mortgage or the other Loan Documents by any action or proceeding wherein a
money judgment shall be sought against Borrower or Operating Tenant, except that Lender may bring a
foreclosure action, an action for specific performance or any other appropriate action or
proceeding to enable Lender to enforce and realize upon its interest under the Note, this
Agreement, the Mortgage and the other Loan Documents, or in the Property, the Rents, or any other
collateral given to Lender pursuant to the Loan Documents; provided, however, that,
except as specifically provided herein, any judgment in any such action or proceeding shall be
enforceable against Borrower and Operating Tenant only to the extent of Borrower’s and Operating
Tenant’s interest in the Property, in the Rents and in any other collateral given to Lender, and
Lender, by accepting the Note, this Agreement, the Mortgage and the other Loan Documents, shall not
sue for, seek or demand any deficiency judgment against Borrower or Operating Tenant in any such
action or proceeding under or by reason of or under or in connection with the Note, this Agreement,
the Mortgage or the other Loan Documents. The provisions of this Section shall not, however, (a)
constitute a waiver, release or impairment of any obligation evidenced or secured by any of the
Loan Documents; (b) impair the right of Lender to name Borrower and/or Operating Tenant as a party
defendant in any action or suit for foreclosure and sale under the Mortgage; (c) affect the
validity or enforceability of any guaranty made in connection with the Loan or any of the rights
and remedies of Lender thereunder; (d) impair the right of Lender to obtain the appointment of a
receiver; (e) impair the enforcement of the Assignment of Leases; (f) constitute a prohibition
against Lender to seek a deficiency judgment against Borrower and/or Operating Tenant in order to
fully realize on any security

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given by Borrower in connection with the Loan or to commence any
other appropriate action or proceeding in order for Lender to exercise its remedies against such
security; or (g) constitute a waiver of the right of Lender to enforce the liability and obligation
of Borrower and Operating Tenant, by money judgment or otherwise, to the extent of any loss,
damage, cost, expense, liability, claim or other obligation actually incurred by Lender (including
attorneys’ fees and costs reasonably incurred) arising out of or in connection with the following:

     (i) fraud or intentional misrepresentation by Borrower, Operating Tenant or any
guarantor in connection with the Loan;

     (ii) the gross negligence or willful misconduct of Borrower;

     (iii) the breach of any representation, warranty, covenant or indemnification provision
in the Environmental Indemnity or in the Mortgage concerning environmental laws, hazardous
substances and asbestos and any indemnification of Lender with respect thereto in either
document;

     (iv) the removal or disposal of any portion of the Property after an Event of Default;

     (v) the misapplication or conversion by Borrower or Operating Tenant of (A) any
insurance proceeds paid by reason of any loss, damage or destruction to the Property, (B)
any Awards or other amounts received in connection with the Condemnation of all or a portion
of the Property, or (C) any Rents following an Event of Default;

     (vi) failure to pay charges for labor or materials or other charges that can create
Liens on any portion of the Property;

     (vii) any security deposits, advance deposits or any other deposits collected with
respect to the Property which are not delivered to Lender upon a foreclosure of the Property
or action in lieu thereof, except to the extent any such security deposits were applied in
accordance with the terms and conditions of any of the Leases prior to the occurrence of the
Event of Default that gave rise to such foreclosure or action in lieu thereof; and

     (viii) Borrower’s indemnification of Lender set forth in Section 9.2 hereof.

          Notwithstanding anything to the contrary in this Agreement, the Note or any of the Loan
Documents, (A) Lender shall not be deemed to have waived any right which Lender may have under
Section 506(a), 506(b), 1111(b) or any other provisions of the Bankruptcy Code to file a claim for
the full amount of the Debt or to require that all collateral shall continue to secure all of the
Debt owing to Lender in accordance with the Loan Documents, and (B) the Debt shall be fully
recourse to Borrower in the event that: (i) Borrower fails to obtain Lender’s prior consent to any
subordinate financing or other voluntary Lien encumbering the Property (for which Lender’s consent
is required under the Loan Document); (ii) Borrower fails to obtain Lender’s prior consent to any
assignment, transfer, or conveyance, direct or indirect, of the Property or any interest therein,
the Borrower, any SPC Party, the Operating Tenant or any interest in Borrower or the Operating
Tenant, as applicable, as required by the Mortgage or this

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Agreement; (iii) Borrower files a
voluntary petition under the Bankruptcy code or any other Federal or state bankruptcy or insolvency
law; (iv) an Affiliate, officer, director, or representative which controls, directly or
indirectly, Borrower or Operating Tenant files, or joins in the filing of, an involuntary petition
against Borrower or Operating Tenant under the Bankruptcy Code or any other Federal or state
bankruptcy or insolvency law, or solicits or causes to be solicited petitioning creditors for any
involuntary petition against Borrower from any Person; (v) Borrower files an answer consenting to
or otherwise acquiescing in or joining in any involuntary petition filed against it, by any other
Person under the Bankruptcy Code or any other Federal or state bankruptcy or insolvency law, or
solicits or causes to be solicited petitioning creditors for any involuntary petition from any
Person; (vi) Borrower, Operating Tenant or an Affiliate, officer, director, or representative which
controls Borrower or Operating Tenant consents to or acquiesces in or joins in an application for
the appointment of a custodian, receiver, trustee, or examiner for Borrower or Operating Tenant or
any portion of the Property; or (vii) Borrower or Operating Tenant makes an assignment for the
benefit of creditors, or admits, in writing or in any legal proceeding, its insolvency or inability
to pay its debts as they become due.

          Section 11.23 Prior Agreements. This Agreement and the other Loan Documents contain the
entire agreement of the parties hereto and thereto in respect of the transactions contemplated
hereby and thereby, and all prior agreements among or between such parties, whether oral or
written, including, without limitation, the Commitment Letter dated October 10, 2006 (as amended)
between Borrower and Lender, are superseded by the terms of this Agreement and the other Loan
Documents.

          Section 11.24 Servicer.

          (a) At the option of Lender, the Loan may be serviced by a servicer (the “Servicer”)
selected by Lender and Lender may delegate all or any portion of its responsibilities under this
Agreement and the other Loan Documents to the Servicer pursuant to a servicing agreement (the
“Servicing Agreement”) between Lender and Servicer. Borrower shall be responsible for any
reasonable set-up fees or any other initial costs relating to or arising under the Servicing
Agreement; provided, however, that Borrower shall not be responsible for payment of the monthly
servicing fee due to the Servicer under the Servicing Agreement. Servicer shall, however, be
entitled to reimbursement of costs and expenses as and to the same extent (but without duplication)
as Lender is entitled thereto under the applicable provisions of this Agreement and the other Loan
Documents.

          (b) Upon notice thereof from Lender, Servicer shall have the right to exercise all rights of
Lender and enforce all obligations of Borrower pursuant to the provisions of this Agreement, the
Note and the other Loan Documents.

          (c) Provided Borrower shall have been given notice of Servicer’s address by Lender, Borrower
shall deliver to Servicer duplicate originals of all notices and other instruments which Borrower
may or shall be required to deliver to Lender pursuant to this Agreement, the Note and the other
Loan Documents (and no deliver of such notices or other instruments by Borrower shall be of any
force or effect unless delivered to Lender and Servicer as provided above).

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          Section 11.25 Joint and Several Liability. If more than one Person has executed this
Agreement as “Borrower,” the representations, covenants, warranties and obligations of all such
Persons hereunder shall be joint and several.

          Section 11.26 Creation of Security Interest. Notwithstanding any other provision set forth in
this Agreement, the Note, the Mortgage or any of the other Loan Documents, Lender may at any time
create a security interest in all or any portion of its rights under this Agreement, the Note, the
Mortgage and any other Loan Document (including, without limitation, the advances owing to it) in
favor of any Federal Reserve Bank in accordance with Regulation A of the Board of Governors of the
Federal Reserve System.

          Section 11.27 Assignments and Participations.

          (a) The Lender may assign to one or more Persons all or a portion of its rights and
obligations under this Loan Agreement.

          (b) Lender may sell participations to one or more Persons in or to all or a portion of its
rights and obligations under this Loan Agreement; provided, however, that (i) Lender’s obligations
under this Loan Agreement shall remain unchanged, (ii) Lender shall remain solely responsible to
the other parties hereto for the performance of such obligations, (iii) Lender shall remain the
holder of any Note for all purposes of this Loan Agreement and (iv) Borrower shall continue to deal
solely and directly with Lender in connection with Lender’s rights and obligations under and in
respect of this Loan Agreement and the other Loan Documents.

          (c) Lender may, in connection with any assignment or participation or proposed assignment or
participation pursuant to this Section 11.27, disclose to the assignee or participant or proposed
assignee or participant, as the case may be, any information relating to Borrower or any of its
Affiliates or to any aspect of the Loan that has been furnished to the Lender by or on behalf of
the Borrower or any of its Affiliates.

          (d) Subject to Lender and the assignee entering into an assignment and acceptance and to the
recording thereof pursuant to paragraph (e) of this Section 11.27, upon such assignment the
assignee thereunder shall be a party hereto and, to the extent of the interest assigned by such
assignment, have the rights and obligations of Lender under this Agreement. Any assignment or
transfer by Lender of rights or obligations under this Agreement that does not comply with this
Section 11.27 shall be treated for purposes of this Agreement as a sale by such Lender of a
participation in such rights and obligations in accordance with clause (b) of this Section
11.27.

          (e) Lender (as agent for Borrower) shall maintain a register (the “Register”) for the
recordation of the names and addresses of Lender and any successors, assigns and Prticipants, and
the principal amount of the Loan owing to each such Lender and Participant from time to time.
Failure to make any such recordation, or any error in such recordation shall not affect the
Borrower’s obligations in respect of the Loan. Provided Lender (as agent for Borrower) maintains
such Register and enters assignments by Lender of any obligations hereunder in the manner herein
required, the entries in the Register shall be conclusive, in the

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absence of manifest error, and
Borrower and Lender shall treat each Person whose name is recorded in the Register as the owner of
the Loan or other obligation hereunder as the owner thereof for all purposes of this Agreement,
notwithstanding any notice to the contrary. Any assignment of any obligation hereunder shall be
effective only upon appropriate entries with respect thereto being made in the Register. The
Register shall be available for inspection by Borrower or Lender at any reasonable time and from
time to time upon reasonable prior notice.

          Section 11.28 Set-Off. In addition to any rights and remedies of Lender provided by this Loan
Agreement and by law, the Lender shall have the right, without prior notice to Borrower, any such
notice being expressly waived by Borrower to the extent permitted by applicable law, upon any
amount becoming due and payable by Borrower hereunder (whether at the stated maturity, by
acceleration or otherwise) to set-off and appropriate and apply against such amount any and all
deposits (general or special, time or demand, provisional or final), in any currency, and any other
credits, indebtedness or claims, in any currency, in each case whether direct or indirect, absolute
or contingent, matured or unmatured, at any time held or owing by Lender or any Affiliate thereof
to or for the credit or the account of Borrower. Lender agrees promptly to notify Borrower after
any such set-off and application made by Lender; provided that the failure to give such notice
shall not affect the validity of such set-off and application.

          Section 11.29
Expansion of the Property Section 11.30 . Borrower shall be permitted to construct
additional improvements on the Property in order to increase the number of guest rooms at the
Property (the “Expansion”) provided the following conditions and requirements are
satisfied:

          (a) As conditions precedent to the commencement of any construction of the Expansion, Borrower
shall satisfy the following conditions and requirements:

     (i) Borrower shall provide Lender not less than thirty (30) days written notice (the
“Expansion Notice”) specifying the date on which such Expansion shall commence;

     (ii) No Event of Default shall have occurred and be continuing on the date Lender
receives the Expansion Notice or on the date on which such Expansion commences;

     (iii) A budget, which details the direct and indirect costs estimated to be incurred by
Borrower through the date of substantial completion of the Expansion (the “Expansion
Budget”), shall be prepared by Borrower and delivered to Lender, which Expansion Budget
shall be subject to the review and approval of Lender in its reasonable discretion.

     (iv) Lender shall have received written evidence satisfactory to Lender in its
reasonable discretion that Borrower and Operating Tenant shall have sufficient funds to
cover all costs and expenses reasonably anticipated to be incurred by Borrower and/or
Operating Tenant in order to complete the Expansion, together with evidence of the source of
such funds or the financing of such funds, all of which shall be subject to the approval of
Lender in its reasonable discretion (the “Approved Expansion Financing”);

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provided,
however, that (i) Permitted Mezzanine Borrowers shall be permitted to enter into a Permitted
Mezzanine Loan in connection with the Expansion in accordance with, and subject to, the
terms of Section 8.2 and (ii) in no event shall Borrower, any SPC Party or Operating Tenant
incur any Indebtedness or permit any Liens to encumber the Property in violation of the
terms of the Loan Documents, including, without limitation, any mortgage financing
(regardless of whether such mortgage financing is superior, pari passu or subordinate to the
Loan or the Mortgage).

     (v) Borrower shall have delivered to Lender (A) fully executed Assignments of
Construction Contracts. and (B) an executed guaranty of completion reasonably satisfactory
to Lender from Guarantor or such other Person acceptable to lender in its sole and absolute
discretion (the “Completion Guarantor”) pursuant to which Completion Guarantor has
agreed to guaranty completion of the construction of the Expansion.

     (vi) Borrower shall deliver to Lender a site plan depicting the placement of the
Improvements to be constructed in connection with the Expansion and verifying that all of
such Improvements will be within the lot lines of the Property and in compliance with all
set-back requirements and a Survey prepared in accordance with Lender’s survey requirements,
certified by a land surveyor registered as such in the State, which Survey shall be in form
and substance reasonably satisfactory to Lender.

     (vii) Borrower shall deliver to the Lender a complete set of the Plans and
Specifications and any and all modifications and amendments made thereto, all of which shall
be subject to the reasonable approval of Lender. Borrower shall deliver to Lender a list
identifying the Plans and Specifications and any and all modifications and amendments made
thereto.

     (viii) Borrower shall deliver to Lender written evidence that all Government Approvals
necessary for the construction of the Expansion as contemplated by the Plans and
Specifications, have been obtained, including, without limitation, a building permit, and
that Borrower shall have complied with all Legal Requirements, including all land use,
building, subdivision, zoning and similar ordinances and regulations promulgated by any
Governmental Authority and applicable to the commencement of the construction of the
Expansion and to permit the construction to continue to progress to completion of the
Expansion.

     (ix) Borrower shall deliver to Lender a fully executed copy of the General Contractor’s
Agreement, which agreement shall be subject to the approval of Lender in its reasonable
discretion. General Contractor shall have executed and delivered to Lender an original
certificate reasonably satisfactory to Lender consenting to the assignment of the General
Contractor’s Agreement to Lender.

     (x) Borrower shall deliver to Lender fully executed copies of all Major Trade
Contracts, which agreements shall be subject to the approval of Lender in its reasonable
discretion.

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     (xi) Borrower shall cause Payment and Performance Bonds to be maintained with respect
to the obligations of the General Contractor and each Major Trade Contractor, whether
pursuant to one contract or agreement or multiple contracts or agreements, after taking into
account all change orders. The Payment and Performance Bonds shall be in an amount not less
than the full contract price for the General Contractor’s Agreement and for each such Major
Trade Contract, respectively.

     (xii) Borrower shall cause to be delivered to Lender a certificates from the Borrower’s
architect (the “Architect’s Certificate”) substantially in the form attached hereto
as Schedule IV attached hereto.

     (xiii) Borrower shall cause to be delivered to Lender a paid endorsement to the Title
Policy in all respects reasonably satisfactory to Lender and its counsel, insuring Lender
that the property is free and clear of all Liens other than Permitted Encumbrances.

     (xiv) Borrower shall cause to be delivered to policies of all insurance (or
certificates thereof) required by Section 5.1.1(a)(iv) of this Agreement, and the same shall
be in form and substance reasonably satisfactory to Lender.

     (xv) Borrower shall cause to be delivered to Lender letters from those local utility
companies whose services are necessary to complete the Expansion in accordance with the
Plans and Specifications and to operate the Improvements thereafter or the appropriate local
Governmental Authority stating that sufficient electric, steam, gas, storm and sanitary
sewer, telephone, cable and water facilities will be available to the Property upon the
completion of the Expansion.

     (xvi) Lender shall have received a land use and zoning opinion in form, substance and
scope reasonably satisfactory to Lender and Lender’s counsel from counsel reasonably
satisfactory to Lender.

     (xvii) All notices required by any Governmental Authority or by any applicable Legal
Requirement to be filed prior to commencement of construction of the Expansion shall have
been filed.

     (xviii) Borrower shall have delivered written evidence reasonably satisfactory to
Lender that Borrower has satisfied all conditions precedent to the closing and initial
funding of the Approved Expansion Financing (including the applicable Permitted Mezzanine
Loan if same is used to fund all or a portion of the Expansion).

     (xix) Borrower shall deliver to Lender written evidence reasonably satisfactory to
Lender that the Hotel Manager has approved the construction of the Expansion in accordance
with the Hotel Management Agreement.

     (xx) the Expansion shall not result in the loss of access to the Property or the
Improvements and shall not materially interfere with or materially adversely impact the
business or operation of the Property.

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     (xxi) Borrower shall have delivered such other documents and certificates as Lender or
its counsel may reasonably require.

     (xxii) Borrower shall pay to Lender all costs, fees and expenses (including reasonable
attorneys’ fees and expenses) incurred by Lender in connection with this Section 11.29(a).

          (b) After the commencement of construction of the Expansion and until the completion of
construction of the Expansion, Borrower agrees to comply with the following conditions and
requirements:

     (i) In connection with each advance under the Approved Expansion Financing, Borrower
shall deliver to Lender simultaneously with the delivery to the Permitted Mezzanine Lender
or other source of the Approved Expansion Financing all certificates, reports, requests,
notices, surveys and other documents and information (addressed and/or certified to Lender)
required as a condition to any such advance pursuant to the Approved Expansion Financing.
In addition and within five (5) Business days of Lender’s written request, Borrower shall
deliver to Lender (A) written evidence reasonably satisfactory to Lender that the portion of
the Expansion completed as of such request has been completed substantially in accordance
with the Plans and Specifications; (B) an estimate of (1) the percentages of the
construction of the Expansion completed on the basis of work in place as part of the
Expansion and the Expansion Budget, (2) the Hard Costs actually incurred for work in place
as part of the Expansion, (3) the sum necessary to complete construction of the Expansion in
accordance with the Plans and Specifications; and (4) the amount of time from the date of
such inspection that will be required to achieve completion of the Expansion; (C) a
Spreadsheet of line-items (the “Spreadsheet”) in the form set forth in Schedule
V attached hereto; (D) an Anticipated Cost Report in the form set forth in Schedule
VI attached hereto provided by the General Contractor, which indicates the costs
anticipated to complete the construction of the Expansion; (E) to the extent not previously
delivered to Lender, duly executed lien waivers in form and substance reasonably
satisfactory to Lender from all Major Trade Contractors for all work performed, and all
labor or material supplied for which payment thereof has been made; (F) evidence reasonably
satisfactory to Lender that all Government Approvals necessary for the construction of the
Expansion as contemplated by the Plans and Specifications have been obtained and that
Borrower shall have complied with all Legal Requirements, including all land use, building,
subdivision, zoning and similar ordinances and regulations promulgated by any Governmental
Authority and applicable to the construction of the Expansion and to permit construction to
continue to progress to completion of the Expansion; and (G) a paid endorsement to the Title
Policy which shall amend the effective date of the Title Policy to the date of such request,
continue to insure the lien of the Mortgage subject to no liens or encumbrances other than
the Permitted Encumbrances and which shall state that there have been no changes in the
state of title to the Property (other than Permitted Encumbrances) and that there are no
additional survey exceptions not previously approved by Lender.

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     (ii) The Mortgage shall at all times constitute a valid first lien on the Property for
the full amount of the Loan, free and clear of all liens except for Permitted Encumbrances.

     (iii) All materials and fixtures incorporated in the construction of the Expansion
shall have been purchased so that their absolute ownership shall have vested in Borrower
immediately upon delivery to the Property and Borrower shall have produced and furnished, if
required by Lender, the contracts, bills of sale or other agreements under which title to
such materials and fixtures is claimed.

     (iv) Prior to any advance under the Approved Expansion Financing for any work done by
or on behalf of any Major Trade Contractor and to the extent not already delivered to
Lender, Borrower shall have delivered to Lender Payment and Performance Bonds with respect
to such Major Trade Contractor.

     (v) the Expansion shall be done and completed by Borrower in an expeditious and
diligent fashion and in compliance with all applicable Legal Requirements.

     (vi) the Expansion shall not result in the loss of access to the Property or the
Improvements and shall not materially interfere with or adversely impact the business or
operation of the Property.

     (vii) In addition to the other conditions and requirements set forth in this subsection
(b), prior to the final advance of funds under the Approved Expansion Financing, Borrower
shall deliver to Lender (A) evidence satisfactory to Lender that the Expansion has been
completed and that all utilities necessary to service the Property and the Expansion have
been connected and are in operation; (B) certificates of completion reasonably satisfactory
to Lender from the General Contractor and from Borrower’s architect; (C) duly executed Final
Unconditional Lien Waivers and Release/Payment Receipts in form and substance reasonably
satisfactory to Lender from the General Contractor and all Major Trade Contractors who have
performed work in connection with the Expansion and/or who have supplied labor and/or
materials in connection with the Expansion; (D) a final survey acceptable to Lender and the
Title Company showing the as-built location of the completed Improvements (all of which
shall be within lot lines of the Property and in compliance with all set-back requirements)
and all easements appurtenant thereto; (E) evidence reasonably satisfactory to Lender that
all sums due in connection with the construction of the Expansion have been paid in full (or
will be paid out of the funds requested to be advanced) and that no Person claims or has a
right to claim any statutory or common law lien arising out of the construction of the
Expansion or the supplying of labor, material, and/or services in connection therewith; (F)
a full and complete set of “as built” Plans and Specifications certified to by Borrower’s
architect; and (G) such other documents, letters, affidavits, reports and assurances, as
Lender may reasonably require.

     (viii) Borrower shall pay to Lender all costs, fees and expenses (including reasonable
attorneys’ fees and expenses) incurred by Lender in connection with this Section 11.29(b).

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          IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly executed
by their duly authorized representatives, all as of the day and year first above written.

	 	 	 	 	 
	 	LENDER:

MORGAN STANLEY MORTGAGE CAPITAL INC., a New York corporation

 	 
	 	By:  	/S/ STEVEN MAEGLIN
 	 
	 	 	Name:  	Steven Maeglin 	 
	 	 	Title:  	 	 
	 

 

 

	 	 	 	 	 
	 	BORROWER:

                    , a                     

 	 
	 	By:  	/S/ DAVID A. BROOKS
 	 
	 	 	Name:  	David A. Brooks 	 
	 	 	Title:  	Chief Legal Officer 	 
	 

Sch. VIII-1

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