Document:

exv10w1

 

Exhibit
10.1

Yishun Avenue

Execution Version

Sublease Agreement

By and Between

Agilent Technologies Singapore Pte Ltd

(“Landlord”)

And

Avago Technologies Manufacturing (Singapore) Pte. Ltd.

(“Tenant”)

 

 

SUBLEASE SUMMARY

	 	 	 
	Sublease Date:

	 	December 1, 2005
	 
	 	 
	Landlord:

	 	Agilent Technologies Singapore Pte Ltd, a Singapore company
	 
	 	 
	Tenant:

	 	Avago Technologies Manufacturing (Singapore)
Pte. Ltd., a Singapore company
	 
	 	 
	Contact (Landlord):

	 	Agilent Technologies Singapore Pte Ltd
	 

	 	No. 1 Yishun Avenue 7
	 

	 	Singapore 768923
	 

	 	Attn: Workplace Services Manager
	 
	 	 
	Contact (Tenant):

	 	Avago Technologies Manufacturing (Singapore)Pte. Ltd.,
	 

	 	No. 1 Yishun Avenue 7
	 

	 	Singapore 768923
	 

	 	Attn: Workplace Services Manager
	 
	 	 
	Premises:

	 	Those certain premises (deemed to contain
233,719 net lettable square feet or 21,713 net
lettable square meters of floor area) located on
the portions of the basement, 1st
storey, 2nd storey and
3rd storey of Phase 1 and Phase 2 of
the Building (as defined herein) located at No.
1 Yishun Avenue 7, Singapore 768923, as more
particularly described on the site map appended
hereto as Exhibit A-1 (the “Site Map”) and the
building plan appended hereto as Exhibit A-2
(the “Building Plan”).
	 
	 	 
	Project:

	 	That certain real estate project consisting of
the Building (as defined herein), the Common
Area (as defined herein) and other ancillary
improvements of which the Premises are a part,
as more particularly described on the Building
Plan.
	 
	 	 
	Sublease Term:

	 	The period of time commencing on the
Commencement Date (as defined in the Sublease
Agreement) and ending at midnight on the
Expiration Date (as defined in the Sublease
Agreement), unless sooner terminated or later
extended as provided in the Sublease Agreement.
	 
	 	 
	Monthly Base Rent:

	 	The sum of S$204,504.12 per month calculated at
the rate of S$0.875 per square foot per month
payable by Tenant pursuant to Section 3.1 of the
Sublease Agreement.

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	Permitted Use:

	 	The manufacture of semiconductor products and
components and office use relating thereto (the
“Business Use”), in any case in accordance with
applicable Laws and Private Restrictions; and no
other use.
	 
	 	 
	Tenant’s Contribution:

	 	The sum of S$105,173.55 per month calculated at
the rate of S$0.45 per square foot per month.
	 
	 	 
	Air-conditioning Charges:

	 	Charges will be calculated at the rate of
S$0.0008 per square foot per hour.
	 
	 	 
	Address for Notices:

(Section 17.12)

	 	To Landlord
	 

	 	Agilent Technologies Singapore Pte Ltd
	 

	 	No. 1 Yishun Avenue 7
	 

	 	Singapore 768923
	 

	 	Attn: Mr. Seah Teoh-Teh
	 

	 	Facsimile: +65 6822-8407
	 
	 	 
	 

	 	With a copy to
	 
	 	 
	 

	 	Agilent Technologies, Inc.
	 

	 	395 Page Mill Road
	 

	 	Palo Alto, CA 94306
	 

	 	United States of America
	 

	 	Attention: General Counsel
	 

	 	Facsimile: +1 650 752-5742
	 
	 	 
	 

	 	To Tenant
	 
	 	 
	 

	 	Avago Technologies Pte. Limited
	 

	 	No. 1 Yishun Avenue 7
	 

	 	Singapore 768923
	 

	 	Attention: Bian-Ee Tan
	 
	 	 
	 

	 	With copies to
	 
	 	 
	 

	 	Avago Technologies Pte. Limited
	 

	 	No. 1 Yishun Avenue 7
	 

	 	Singapore 768923
	 

	 	Attn: Workplace Services Manager
	 
	 	 
	 

	 	Kohlberg Kravis Roberts & Co.
	 

	 	9 West 57th St., Ste. 4200
	 

	 	New York, NY 10019
	 

	 	United States of America
	 

	 	Attention: William Cornog

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     The provisions of the Sublease Agreement identified above in parentheses are those provisions
making reference to the above-described Sublease Agreement terms. Each reference in the Sublease
Agreement shall incorporate the applicable Sublease Agreement terms. In the event of any conflict
between this Sublease Summary and the Sublease Agreement, the Sublease Agreement shall control.

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SUBLEASE AGREEMENT

     THIS SUBLEASE AGREEMENT(this “Sublease Agreement” or “Agreement”), dated this
1st day of December, 2005, is made by and between AGILENT TECHNOLOGIES SINGAPORE PTE LTD, a company
organized under the laws of Singapore and having its registered address at No. 1 Yishun Avenue 7,
Singapore 768923 (“Landlord”), and AVAGO TECHNOLOGIES MANUFACTURING (SINGAPORE) PTE. LTD.,
a company organized under the laws of Singapore and having its registered address at 8 Cross
Street, #11-00 PWC Building, Singapore 048424 (“Tenant”) (each of Landlord and Tenant being
a “Party” and collectively, the “Parties”).

RECITALS

     A. Agilent Technologies, Inc., a Delaware corporation (“Agilent”), and Avago
Technologies Pte. Limited. (formerly known as Argos Acquisition Pte. Ltd.), a Singapore private
limited company (“Avago”), have entered into that certain Asset Purchase Agreement dated as
of August 14, 2005 (as such may be amended from time to time, the “APA”), pursuant to which
Agilent has agreed to sell to Avago its semiconductor products business and related operations,
subject to the terms and conditions set forth in the APA and the local asset transfer agreement to
be entered into between, among others, the Parties in connection therewith (the “LATA”)
(collectively, the transactions contemplated thereby, the “Business Sale”).

     B. In connection with the Business Sale and pursuant to the APA, Landlord has agreed to grant
to Tenant a tenancy in the Premises pursuant to the terms and conditions set forth herein.

AGREEMENT

SECTION 1

DEFINITIONS

     Any term that is given a special meaning by this Section or by any other provision of this
Sublease Agreement (including the exhibits attached hereto) shall have such meaning when used in
this Sublease Agreement or any addendum or amendment hereto.

     1.1 “Additional Rent” is defined in Section 3.2.

     1.2 “Agreed Interest Rate” means that interest rate determined as of the time it is to
be applied that is equal to the lesser of (i) two percent (2%) plus the base lending rate of DBS
Bank Ltd as published closest prior to the date when due, or (ii) the maximum interest rate
permitted by law.

     1.3 “Building” means the entire building comprised of two components commonly referred
to as Phase I and Phase II and located at No. 1 Yishun Avenue 7, Singapore, as more particularly
described on the Site Map.

     1.4 “Building Parking Areas” shall mean those portions of the Common Areas consisting
of all surface and basement parking stalls located on the Project.

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     1.5 “Building Plan” has the meaning set forth in the Sublease Summary.

     1.6 “Commencement Date” means December 1, 2005.

     1.7 “Common Area” means all areas and facilities within the Project that are not
designated by Landlord for the exclusive use of Tenant or Landlord or any other tenant or other
occupant of the Project, including without limitation, all entrances, hallways, bathrooms,
stairways, elevators, breakrooms and lobbies within the Buildings, as well as the Building Parking
Areas, loading docks, access and perimeter roads, pedestrian sidewalks, trash enclosures, and the
cafeteria, as more particularly described on the Site Map.

     1.8 “Consents” has the meaning set forth in Section 11.1.4.

     1.9 “Environmental Condition” means the Release of any Hazardous Substance caused or
permitted by Tenant or Tenant’s Agents in, over, on, under, through, from, or about the Premises or
Project. A Release shall not, however, have been “permitted” by Tenant or Tenant’s Agents solely
because Tenant or Tenant’s Agents are aware that Preexisting Hazardous Substances exist or are
migrating passively in, over, on, under, through, from, or about the Premises or Project.

     1.10 “Environmental Laws” means all Laws relating to, or imposing standards regarding,
the protection of clean-up of the environment (including, without limitation, ambient air, surface
water, groundwater, land surface or subsurface strata), any Hazardous Substances Activity, the
preservation or protection of waterways, groundwater, drinking water, air, wildlife, plants or
other natural resources, or the exposure of any individual to Hazardous Substances, including
without limitation protection of the health and safety of employees.

     1.11 “Event of Default” has the meaning set forth in Section 14.1.

     1.12 “Expiration Date” means November 30, 2008, subject to automatic extension to
November 30, 2010 without any further action on the part of Landlord or Tenant hereunder (other
than Landlord’s obligation hereunder to obtain any required HDB consent in connection therewith),
or the date upon which this Sublease Agreement is sooner terminated or later extended pursuant to
its terms.

     1.13 “Hazardous Substances” means any substance or material listed, defined, or
regulated by any Environmental Law, including without limitation: (i) any chemical, substance,
material, medical waste or other waste, living organism, or combination thereof which is or may be
hazardous to the environment or human or animal health or safety due to its radioactivity,
ignitability, corrosivity, reactivity, explosivity, toxicity, carcinogenicity, mutagenicity,
phytotoxicity, infectiousness or other harmful or potentially harmful properties or effects; (ii)
petroleum hydrocarbons, including crude oil or any fraction thereof, radon, polychlorinated
biphenyls (PCBs), methane; and (iii) anything which now or in the future may be defined, listed, or
regulated as “hazardous substances,” “hazardous wastes,” “extremely hazardous wastes,” “hazardous
materials,” “toxic substances,” or “pollutants” by any Environmental Law.

     1.14 “Hazardous Substances Activity” means the transportation, transfer, recycling,
storage, use, disposal, arranging for disposal, treatment, manufacture, removal, remediation,

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release, exposure of others to, sale, or distribution of Hazardous Substances or any product
or waste containing Hazardous Substances, or product manufactured with ozone depleting substances,
including, without limitation, any required labeling, payment of waste fees or charges (including
so-called e-waste fees) and compliance with any product take-back or product content requirements.

     1.15 “HDB” means the Housing and Development Board, the landlord under the Head Lease.

     1.16 “Head Lease” means, collectively, the following leases:

	 	(i)	 	Lease No.I/33183P issued by HDB to Compaq Asia Pte Ltd in respect of the land
and structure(s) comprised in Lot 1935X of Mukim 19, which Lease was transferred to
Landlord as Transferee/Lessee vide Transfer I/36944P registered on 6 December 2000, and
includes the Variation of Lease I/49501Q registered 15 January 2002.
	 
	 	(ii)	 	Lease No.I/31607P issued by HDB to Compaq Asia Pte Ltd in respect of the land
and structure(s) comprised in Lot 1937C of Mukim 19, which Lease was transferred to
Landlord as Transferee/Lessee vide Transfer I/36944P registered on 6 December 2000, and
includes the Variation of Lease I/49499Q registered 16 January 2002.
	 
	 	(iii)	 	Lease No.I/33182P issued by HDB to Compaq Asia Pte Ltd in respect of the land
and structure(s) comprised in Lot 2134N of Mukim 19, which Lease was transferred to
Landlord as Transferee/Lessee vide Transfer I/36944P registered on 6 December 2000, and
includes the Variation of Lease I/49500Q registered 15 January 2002.
	 
	 	(iv)	 	Lease No.I/33160P issued by HDB to Compaq Asia Pte Ltd in respect of the land
and structure(s) comprised in Lot 1975P of Mukim 19, which Lease was transferred to
Landlord as Transferee/Lessee vide Transfer I/36944P registered on 6 December 2000, and
includes the Variation of Lease I/49502Q registered 16 January 2002.

     1.17 “HVAC” has the meaning set forth in Section 4.1.

     1.18 “Improvements” means all improvements, additions, alterations and fixtures
installed in the Premises after the Commencement Date by Tenant or at Tenant’s request and expense
that are not Trade Fixtures, and shall include without limitation works relating to internal
partitions, floors and ceilings within the Premises, electrical wiring, conduits, light fittings
and fixtures, electrical wiring, conduits, light fittings and fixtures, fire protection devices,
all plumbing and gas installations, pipes, apparatus, fittings and fixtures; and all mechanical and
electrical engineering works.

     1.19 “Landlord” has the meaning set forth in the introductory paragraph.

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     1.20 “Landlord’s Agents” means the agents, employees and assigns (and their respective
agents and employees) of Landlord.

     1.21 “Landlord Services” is defined in Section 8.1.

     1.22 “Law” means any present or future judicial decision, statute, constitution,
ordinance, resolution, regulation, rule, administrative order, Permit, standard, directive, notice,
guideline, or other requirement of any local, state, federal, or other government agency or
authority, including the HDB (including quasi-official entities such as a board of fire examiners,
public utility or special district) having jurisdiction over the Parties to this Sublease Agreement
or the Project or any Permitted Use, including, as may be applicable, the HDB, Pollution Control
Department (National Environment Agency) and Urban Redevelopment Authority.

     1.23 “Monthly Base Rent” has the meaning set forth in the Sublease Summary.

     1.24 “Option Term” and “Option Terms” have the meanings set forth in Section 2.2.

     1.25 “Permitted Use” has the meaning set forth in the Sublease Summary.

     1.26 “Preexisting Hazardous Substances” means Hazardous Substances, if any, existing
in, on, under or about the Premises, Building or Project on or before the Commencement Date in
violation of applicable Environmental Laws.

     1.27 “Premises” has the meaning set forth in the Sublease Summary.

     1.28 “Private Restrictions” means all recorded covenants, conditions and restrictions,
private agreements, reciprocal easement agreements and any other recorded instruments (herein
“encumbrances”) affecting the use of the Premises as of the date hereof, including without
limitation the terms and conditions of the Head Lease and any other conditions imposed by HDB in
relation to the Premises or the Building, and all encumbrances so recorded after the date hereof
which do not materially interfere with Tenant’s then existing use of the Premises or,
alternatively, which are approved by Tenant, which approval shall not be unreasonably withheld or
delayed; provided, however, that in no event shall any Private Restriction prevent, limit or
restrict Tenant from utilizing the Premises for the Business Use.

     1.29 “Project” has the meaning set forth in the Sublease Summary.

     1.30 “Release” means any accidental or intentional spilling, leaking, pumping,
pouring, emitting, discharging, injecting, escaping, leaching, migrating, dumping or disposing in,
over, on, under, through, or about the air, land, surface water, ground water, or the environment
(including without limitation the abandonment or discarding of receptacles containing any Hazardous
Substances), unless and to the extent permitted or authorized by a governmental agency.

     1.31 “Rent” is defined in Section 3.3.

     1.32 “Rules and Regulations” is defined in Section 4.3.

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     1.33 “Security Deposit Amount” is the amount equivalent to three (3) months of the
Monthly Base Rent and Tenant’s Contribution to be dealt with pursuant to Section 3.5, which amount
shall be paid in bank guaranty or letter of credit reasonably satisfactory to Landlord.

     1.34 “Service Failure” is defined in Section 7.3.

     1.35 “Singapore Dollar” means the legal currency of Singapore and indicated herein as
“S$” before a dollar amount.

     1.36 “Site Map” has the meaning set forth in the Sublease Summary.

     1.37 “Sublease Agreement” or “Agreement” means this printed agreement, and all
exhibits attached hereto, as the same may be amended in accordance with this Sublease Agreement
from time to time; all of which are attached hereto and incorporated herein by this reference.

     1.38 “Sublease Term” shall be for a period of time commencing on the Commencement Date
and ending at midnight on the Expiration Date (which shall be inclusive of the automatic extension
period from December 1, 2008 through November 30, 2010 as well as any Option Terms), unless sooner
terminated as provided herein.

     1.39 “Tenant” has the meaning set forth in the introductory paragraph.

     1.40 “Tenant’s Agents” means the agents, employees and assigns (and their respective
agents and employees) of Tenant.

     1.41 “Tenant’s Contribution” has the meaning set forth in the Sublease Summary.

     1.42 “Tenant’s Minimum Liability Insurance Coverage” means a minimum limit of Ten
Million Dollars (S$10,000,000.00) per occurrence.

     1.43 “Trade Fixtures” means (i) Tenant’s inventory, furniture, and business equipment,
and (ii) anything affixed to the Premises for purposes of trade, manufacture, ornament or domestic
use which is owned by Tenant as of the Commencement Date or thereafter acquired by Tenant at its
own expense (or by another party on its behalf) and which can be removed without material injury to
the Premises. Such affixed items which are an integral part of the Premises shall not constitute
Trade Fixtures. Notwithstanding the foregoing, all of Tenant’s signs shall be deemed Trade
Fixtures, in each case regardless of how affixed to the Premises or Common Area.

     1.44 “Transfer” has the meaning set forth in Section 15.1.1.

     1.45 “Transferee” has the meaning set forth in Section 15.2.

SECTION 2

LETTING

     2.1 Letting. Subject to Section 17.21 hereof, Landlord hereby lets to Tenant, and Tenant rents from
Landlord, for the Sublease Term upon the terms and conditions of this

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Sublease Agreement, the
Premises for Tenant’s own use in the conduct of Tenant’s business together with the non-exclusive
right to use (which includes the permitted use by Tenant’s Agents, customers and invitees of) the
Common Area, including, without limitation, subject to Section 4.6 hereof, the Building Parking
Areas. Landlord shall not increase the area comprising the Premises without the prior written
approval of HDB. Landlord reserves for its exclusive use all areas in the Project other than the
Common Areas and the Premises, as well as the exterior walls, the roof and the area beneath and
above the Premises, and Landlord reserves the right to install, maintain, use, and replace ducts,
wires, conduits and pipes leading through the Premises; provided, however, that in its exercise of
such rights, Landlord shall use reasonable efforts to minimize interference with Tenant’s access to
and use of the Premises. By taking possession of the Premises, Tenant shall be conclusively deemed
to have accepted the Premises in their then existing condition as of the Commencement Date, “AS-IS,
WITH ALL FAULTS.” Tenant acknowledges and agrees that, except for the representations set forth in
Section 17.18 hereof and in the APA, Landlord has made no representations or warranties to Tenant,
express or implied, with respect to the Premises, whatsoever, including, without limitation, any
representation or warranty as to the suitability of the Premises for Tenant’s intended use.

     2.2 Option to Extend Sublease Term. Tenant shall have the option to extend the
Sublease Term for two consecutive additional terms of five (5) years each (each, an “Option
Term” and, collectively, the “Option Terms”) at the then prevailing market rent and on
such terms and conditions as may be imposed by HDB in granting its approval for such extension, by
submitting to Landlord a written request for such extension not less than six (6) months before the
expiry of the then-Sublease Term, provided that there shall not at the time of such request exist
any Event of Default hereunder. Tenant’s option to extend the Sublease Term under this Section 2.2
is subject to all necessary approvals having been obtained and remaining in force, including but
not limited to such approvals as may be required under HDB’s Terms of Approval for Subletting. If
HDB approves any extension of the Sublease Term for a period shorter than five (5) years, then such
extension of the Sublease Term shall be reduced to such shorter term as may be approved by HDB from
time to time. Landlord shall take all steps including applying for all necessary approvals, to
enable the Sublease Term to be extended in accordance with this Section 2.2 (and, for the avoidance
of doubt, as contemplated in Section 1.12 hereof). Landlord shall bear all costs and expenses
incurred by Landlord in connection with any extension of the Sublease Term, including without
limitation legal costs and the costs of obtaining any necessary approvals. For the avoidance of
any doubt, the Parties hereby confirm that it is their intention that if the Sublease Term or any
Option Term as approved by HDB is less than five (5) years or if HDB’s approval for any extension
of the Sublease Term or Option Term is for a period less than five (5) years, Tenant shall have the
option to extend the Sublease Term and subsequent terms such that the aggregate period comprising
(x) the Sublease Term; (y) Option Terms; and/or (z) extended term(s) of the sublease of the
Premises granted to Tenant with effect from the Commencement Date shall not be less than fifteen
(15) years. Landlord shall use good faith, best endeavors to secure such approvals (including from
the HDB) as necessary to ensure that the intention of the Parties may be realized;
provided, however, that the foregoing covenant shall not require Landlord to pay
any amounts in connection with obtaining such approvals, other than filing or
similar fees which have been allocated among the Parties pursuant to this Agreement.
Notwithstanding anything to the contrary hereinabove, and in addition to the renewal options set
forth herein, Landlord and Tenant agree that in accordance with market practice, in connection with
any discussions regarding renewal or extension of the Sublease Term, Landlord and Tenant

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shall negotiate in good faith regarding the reduction of floor area of which the Premises shall be
comprised in any such extended term.

The expression “prevailing market rent” for the purpose of this Section 2.2 means the market rent
(inclusive of Tenant’s Contribution) determined as being at the time of such determination, the
prevailing market rent for the Premises. The Parties shall endeavour to agree on the prevailing
market rent. If the Parties have not reached an agreement on the prevailing market rent by two (2)
months before the expiry of the initial Sublease Term or any Option Term, as applicable, Landlord
and Tenant shall within two (2) weeks thereof each appoint a reputable licensed valuer (and in the
absence of appointment by either Party within the said two (2) week period, the Party who has
appointed its licensed valuer may appoint the second licensed valuer) to determine the prevailing
market rent and the average of the two (2) valuations shall be accepted by the Parties as the
prevailing market rent for the Premises. Each Party shall bear the costs and expenses of and in
connection with the appointment of its own licensed valuer but if two (2) licensed valuers are
appointed by one (1) Party pursuant to the above provisions, then the costs and expenses of and in
connection with the appointment of the two (2) licensed valuers shall be borne by Landlord and
Tenant in equal shares. The licensed valuers shall act as experts and not as arbitrators and their
determination shall be conclusive and binding on the Parties.

     2.3 Compliance with the Head Lease and Laws. This Sublease Agreement, including the
Sublease Term and Tenant’s option to extend under Section 2.2, is subject always to the terms of
the Head Lease executed between HDB and Landlord and any applicable Laws. If HDB approves this
Sublease Agreement for a period shorter than the Sublease Term, then the Sublease Term shall be
reduced to such shorter term as approved by HDB from time to time without prejudice to Tenant’s
rights to obtain the benefit of this Agreement for the entire Sublease and Option Terms as provided
in Section 2.2 above. Landlord shall bear all costs and expenses incurred by Landlord in
connection with such approvals, licenses or permits, including the subletting fee payable to HDB.
Without prejudice to the generality of the foregoing, Tenant shall: (a) observe and perform all
the terms and covenants set out in the Head Lease executed between HDB and Landlord and on the part
of Landlord to be observed and performed, insofar as the same are applicable to the Premises
(except for the obligation to pay rent and service charge); (b) comply with all terms and
conditions imposed by HDB on granting its approval to this Sublease Agreement in so far as they
relate to the Premises (including HDB’s Terms of Approval of Subletting); and (c) comply with any
additional obligations with which Landlord may be liable to comply with by any direction or
requirement of HDB in so far as they relate to the Premises. In the event of any conflict or
inconsistency between the terms of this Sublease Agreement and the terms of the Head Lease executed
between HDB and Landlord, the latter shall prevail. Landlord warrants and represents that a true
and complete copy of each of the Head Lease executed between HDB and Landlord, HDB’s Terms of
Approval for Subletting and (if any) the additional obligations to be complied with by Landlord,
are attached hereto as Exhibit D.

     2.4 Termination of Head Lease.

               (a) The Parties acknowledge that, under HDB’s Terms of Approval of Subletting, HDB may revoke
its subletting approval for this Sublease Agreement upon giving

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Landlord three (3) months’ written
notice without being liable for any inconvenience, loss damages, compensation, costs or expenses
whatsoever.

               (b) If (a) HDB gives Landlord notice to revoke its subletting approval for this Sublease
Agreement pursuant to the aforesaid, or (b) the Head Lease is terminated for whatever reason then
on the expiry of such notice or on such termination (as the case may be), this Sublease Agreement
will terminate immediately and Landlord will immediately notify Tenant of such termination. The
termination will not affect the rights of either Party against the other Party for any previous
default of that other Party of the provisions of this Sublease Agreement. Landlord will not be
liable for any inconvenience, loss, damage, cost expense or compensation in connection with the
termination of this Sublease Agreement pursuant to this Section 2.4, unless such termination arises
as a result of either a default under the Head Lease by Landlord or any other willful act or
omission of Landord.

SECTION 3

RENT

     3.1 Monthly Base Rent. Commencing on the Commencement Date and continuing on the
first day of each month throughout the Sublease Term, Tenant shall pay Landlord without offset,
deduction or prior notice except as otherwise provided hereunder, the Monthly Base Rent, as base
rent for the Premises. Landlord shall at all times inform HDB of any changes in the Monthly Base
Rent charged. In the event of any changes, HDB reserves the right to revise the applicable
subletting fee, which is subject to applicable goods and services tax.

     3.2 Additional Rent. Commencing on the Commencement Date and continuing throughout
the Sublease Term, subject to Section 8 of this Agreement, Tenant shall pay the following as
additional rent (the “Additional Rent”): (i) Tenant’s Contribution; (ii) the
Air-conditioning Charges (Landlord reserves the right to adjust such Air-conditioning Charges (and
shall reduce same if applicable) from time to time during the Sublease Term in accordance with
prevailing market rates); and (iii) any other charges due Landlord pursuant to this Sublease
Agreement.

     3.3 Payment of Rent. All Monthly Base Rent, Tenant’s Contribution and
Air-conditioning Charges (collectively, the “Rent”) shall be paid in advance on the first
day of each calendar month during the Sublease Term. All amounts due hereunder shall be paid in
the lawful currency of Singapore, without any abatement, deduction or offset whatsoever or without
any prior demand therefor (except, in any case, as otherwise expressly provided herein). Rent
shall be paid directly
to Landlord at the primary Landlord notice address set forth on the Sublease Summary, or such
other address as may be designated in writing by Landlord upon 30 days’ prior written notice to
Tenant in accordance with Section 17.12. Tenant’s obligation to pay Monthly Base Rent and Tenant’s
Contribution shall be prorated for any partial month based on a thirty (30) day month. As used
herein, the word “month” shall mean a period beginning on the first (1st) day of a calendar month
and ending on the last day of that calendar month.

     3.4  Late Charge and Interest on Rent in Default. Tenant acknowledges that the late
payment by Tenant of any monthly installment of Monthly Base Rent or any Additional Rent will cause
Landlord to incur certain costs and expenses not contemplated under this Sublease

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Agreement, the
exact amount of which are extremely difficult or impractical to fix. Such costs and expenses will
include, without limitation, administration and collection costs and processing and accounting
expenses. Therefore, if any such Monthly Base Rent or Additional Rent is not received by Landlord
from Tenant within five (5) days after the delinquent amount became due, Tenant shall immediately
pay to Landlord a late charge equal to S$4,000; provided, however, that the
aforementioned late charge will not apply to the first late payment, if any, during the period
commencing on the Commencement Date and ending on the first anniversary thereof. Landlord and
Tenant agree that this late charge represents a reasonable estimate of such costs and expenses and
is fair compensation to Landlord for its loss suffered by Tenant’s failure to make timely payment.
In no event shall this provision for a late charge be deemed to grant to Tenant a grace period or
extension of time within which to pay any rent or prevent Landlord from exercising any right or
remedy available to Landlord upon Tenant’s failure to pay any rent due under this Sublease
Agreement in a timely fashion, including the right to terminate this Sublease Agreement. If any
amount due hereunder is not paid on or before the fifth (5th) day following the due date, then,
without prejudice to any of Landlord’s other rights and remedies and in addition to such late
charge, Tenant shall pay to Landlord interest on the delinquent amount at the Agreed Interest Rate
from the date such amount became due until paid.

     3.5 Security Deposit.

          3.5.1 Tenant shall, as soon as commercially practicable hereafter but in no event later than
December 31, 2005, pay to and maintain with Landlord the Security Deposit Amount:

               (a) as security for compliance by Tenant of all the provisions in this Sublease Agreement; and

               (b) to secure or indemnify Landlord against:

	 	(i)	 	any loss or damage from any default by Tenant under the Sublease Agreement; and
	 
	 	(ii)	 	any other claim by Landlord at any time against Tenant in relation to any
matter arising out of or in connection with the Premises.

          3.5.2 Without prejudice to any of Landlord’s rights or remedies, if any default by Tenant
under this Sublease Agreement occurs, Landlord is entitled (but not obliged) to apply the whole or
part of the Security Deposit Amount in or towards making good any loss or damage sustained by
Landlord as a result of that default and any expense incurred by Landlord in making good the loss
or damage, in any manner as may be prescribed by Landlord.

          3.5.3 Tenant must pay to Landlord within seven (7) days of the demand being made (a) an amount
equal to the amount applied by Landlord under Section 3.5.2 above, as replacement of the part or
whole of the Security Deposit Amount applied, (b) any shortfall in the Security Deposit Amount in
the event of a change in the Monthly Base Rent and/or Tenant’s Contribution.

          3.5.4 Landlord must repay to Tenant, the Security Deposit Amount, without interest and after
proper deductions by Landlord, within one (1) month after the end of the

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Sublease Term if Tenant has then paid all sums owing and performed all other obligations under this Sublease Agreement to
the satisfaction of Landlord.

          3.5.5 Tenant must not set-off any part of the Security Deposit Amount against any Rent or
other sums owing to Landlord.

          3.5.6 The rights of Landlord under this Section 3.5 are in addition to and will not affect the
other rights of Landlord under this Sublease Agreement.

SECTION 4

USE OF PREMISES

     4.1 Limitation on Type. Tenant shall use the Premises solely for the Permitted Use
and for no other purpose. Tenant shall not do or permit anything to be done or omit to do anything
in or about the Premises that will (i) cause structural injury to the Premises or Project, (ii)
cause damage to any part of the Premises or Project, or (iii) violate, or cause Landlord to be in
violation of, any Laws or Private Restrictions. Tenant shall not operate any equipment within the
Premises that will (iv) injure, vibrate or shake the Premises or Project, (v) interfere with,
imposes additional load on or overload existing electrical systems or other mechanical equipment
servicing the Premises or Project, (vi) impair the efficient operation of the sprinkler system or
the heating, ventilating or air conditioning (“HVAC”) equipment within or servicing the
Premises or Project, or (vii) damage, overload, or corrode the plumbing or sanitary sewer system.
Tenant shall not attach, hang or suspend anything from the ceiling, roof, walls or columns of the
Premises or set any load on the floor in excess of the load limits for which such items are
designed nor operate hard wheel forklifts within the Premises. Tenant’s use of the Premises shall
not (viii) create a fire or health hazard, (ix) damage the Premises, or (x) violate any
Environmental Laws. Tenant shall keep the Premises in a neat, clean, attractive and orderly
condition, free of any objectionable noises, odors, dust or nuisances.

     4.2 Compliance with Laws and Private Restrictions. Tenant’s lease of the Premises shall be subject to (i) all Laws, (ii) all Private
Restrictions, and (iii) to the extent same do not increase Tenant’s obligations or reduce its
rights under this Agreement or otherwise conflict with this Agreement, the Rules and Regulations
from time to time promulgated by Landlord pursuant to Section 4.3, governing the use of the
Premises. Tenant shall not use or permit any person to use the Premises in any manner which
violates any Laws or Private Restrictions. Tenant shall abide by and promptly observe and comply
with all Laws and Private Restrictions. Without prejudice to the above, Tenant shall: (i) comply
with all requirements under any present or future Act of Parliament, order, by-law or regulation as
to the use or occupation of the Premises; (ii) execute with all due diligence all works to the
Premises for which Tenant is liable in accordance with this Section 4 and of which Landlord has
given written notice to Tenant, and if Tenant shall fail to do so after adequate notice and
opportunity to undertake same, Tenant shall permit Landlord to enter the Premises to carry out such
works and to pay to Landlord on demand the expense of so doing (including surveyors’ and other
professional advisers’ fees) together with interest at the Agreed Interest Rate from the date of
expenditure until payment by Tenant to Landlord (such monies to be recoverable as if they were rent
in arrears); and (iii) not allow the Premises to enter, remain or be used as a place in which any
person is employed in contravention

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of Section 57(1)(e) of the Immigration Act (Cap. 133), Section
5 of the Employment of Foreign Workers Act (Cap. 91A) and any other similar Law in force at the
moment.

     4.3 Rules and Regulations. Tenant shall observe and comply with the Rules and
Regulations attached to this Sublease Agreement as Exhibit B attached hereto and made a
part hereof (the “Rules and Regulations”). Subject to the limitation in Section 4.2 above,
Landlord shall have the right at any time and from time to time to make, add to, amend, cancel or
suspend such Rules and Regulations in respect of the Building as in the judgment of Landlord may
from time to time be required for the management, safety, care or cleanliness of the Building or
for the preservation of good order therein or for the convenience of tenants or for the use of the
common areas of the Building, including without limitation, the hours of access and fees, if any,
payable by the users therefor, for the use of the facilities (if any) in the Building provided by
Landlord and all such Rules and Regulations shall bind Tenant upon delivery of a copy thereof to
Tenant upon and from the date on which notice in writing thereof is given to Tenant by Landlord;
provided, however, that Landlord shall not be liable to Tenant in any way for violation of the
Rules and Regulations by any person including other tenants of the Building or the employees,
independent contractors, agents, visitors, invitees or licensees of any such persons. If there
shall be any inconsistency between the provisions of this Sublease Agreement and the provisions of
such Rules and Regulations then the provisions of this Sublease Agreement shall prevail. Landlord
shall not be responsible for, or subject to any liability as a result of, the violation by Tenant
or any other person of any such Rules and Regulations. Landlord shall use best endeavors to
uniformly enforce the Rules and Regulations.

     4.4 Insurance Requirements. Tenant shall not use or permit any person to use the
Premises in any manner whereby any policy of insurance on including or in any way relating to the
Premises taken out by
Landlord may become void or voidable or whereby the rate of premium thereon or on the
remainder of the Building may be increased.

     4.5 External Areas and Outer Doors. No materials, supplies, tanks or containers,
equipment, finished products or semi-finished products, raw materials, inoperable vehicles or
articles of any nature shall be stored upon or permitted to remain outside of the Premises except
by the loading docks and related holding areas. Landlord shall so far as practicable keep the
outer doors of the Building open so as to provide Tenant and Tenant’s employees, independent
contractors, agents and permitted occupiers uninterrupted access subject always to the closure of
the outer doors of the Building at such time as Landlord in its own discretion shall think fit.
Landlord may in the case of invasion, mob, riot, public excitement or other circumstances rendering
such action advisable in Landlord’s opinion, prevent access to the Building during the continuance
of the same and for so long and in such manner as Landlord deems necessary including the closure of
all doors and entrances of the Building.

     4.6 Parking and Loading Docks. Tenant is allocated and shall have the guaranteed
right to use a number of parking stalls in the Building Parking Area determined based on a ratio of
1 stall per each 110 square meters of lettable space then-leased by Tenant hereunder for its use
and the use of Tenant’s Agents, customers and invitees throughout the Sublease Term, Option Terms
and any other extension term of this lease. At no time shall Landlord grant the right to use
parking stalls to other tenants, subtenants, licensees or other persons in such number as shall
impair Tenant’s right to use its allocated number of parking stalls hereunder. Tenant shall not at

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any time use more parking stalls than the number so allocated to Tenant or park its vehicles or the
vehicles of others in any portion of the Project outside of the Building Parking Areas. Tenant
shall not have the exclusive right to use any specific parking stall but Landlord shall provide
Tenant access to all Building Parking Areas including the basement parking area. Landlord reserves
the right, after having given Tenant reasonable written notice, to have any vehicles owned by
Tenant or Tenant’s Agents utilizing parking spaces in excess of the parking spaces allowed for
Tenant’s use or in any portion of the Project outside of the Building Parking Areas, to
be towed away at Tenant’s cost. All trucks and delivery vehicles shall be (i) parked at the rear
of the Building, (ii) loaded and unloaded in a manner which does not unreasonably interfere with
the businesses of Landlord or other occupants of the Project, and (iii) permitted to remain on the
Project only so long as is reasonably necessary to complete loading and unloading. In the event
Landlord elects or is required by any Law to limit or control parking in the Project, whether by
validation of parking tickets or any other method of assessment, Tenant agrees, at no expense or
inconvenience to Tenant or Tenant’s Agents, to participate in such validation or assessment program
under such reasonable rules and regulations as are from time to time established by Landlord.

     4.7 Fire Prevention. Tenant shall co-operate with Landlord to establish a fire-safe
environment for all users of the Building. For this purpose, Tenant shall: (i) participate in all
fire drills; (ii) attend fire
safety awareness talks; (iii) practice the use of fire extinguishers; and (iv) participate in
any other activities deemed necessary by Landlord or as directed by the authorities from time to
time.

     4.8 Weights and Stresses. Tenant shall obtain the prior written consent of Landlord
before bringing upon the Premises any heavy machinery or other plant, equipment or goods with an
imposed load in excess of 4 KN/m2 (or such other weight as may be prescribed by Landlord as being
applicable to the Premises). Landlord may direct the routing, installation and location of all
such machinery, plant, equipment and goods and Tenant shall comply with all such directions.
Landlord shall in all cases retain and have the power to prescribe the weight and proper position
of all iron or steel safes and other heavy machinery and equipment, articles or goods whatsoever in
the Premises and any or all damage caused to the Building or any part thereof by Tenant or anyone
on its behalf by taking in or moving out any safe, items of machinery and equipment, furniture,
goods or other articles or during the time such are in the Building, shall be made good by Tenant.
If Tenant shall not within seven (7) days of Landlord’s notice, proceed diligently to repair or
make good the damage, Landlord may repair or make good the same and the expenses of Landlord
together with interest at the Agreed Interest Rate from date of expenditure until payment by Tenant
to Landlord shall be paid by Tenant on demand and such monies shall be recoverable as if they were
rent in arrears. Notwithstanding anything to the contrary hereinabove, Landlord acknowledges and
covenants that the location and load of any such machinery, plant, equipment and goods as of the
date of this Agreement is in compliance with the aforesaid requirements.

     4.9 Upkeep of the Premises. Tenant shall: (i) keep the Premises free of pests,
rodents, vermin and insects; (ii) keep the windows of the Premises closed at all times and not to
erect or install any sign, device, furnishing, ornament or object which is visible from the street
or from any other building and which, in the reasonable opinion of Landlord, is incongruous or
unsightly and will detract from the general appearance of the Building; (iii) ensure that the decor

12

 

and design of the exterior of the Premises are in accordance with plans and specifications
previously submitted to and approved by Landlord, and not to make any changes to such external
parts without the prior written consent of Landlord; (iv) ensure that all doors of the Premises are
safely and properly locked and secured when the Premises are not occupied; (v) not cover or
obstruct or permit to be covered or obstructed in any manner or by any other article or thing
(other than window blinds approved by Landlord), the windows, sky-lights or ventilating shafts or
air inlets or outlets which reflect or admit light or enable air to flow into or out of the
Premises or any part of the Building; (vi) not employ in or about the Premises any cleaner other
than a cleaning contractor approved by Landlord to carry out the cleaning work for the Premises and
Tenant shall not have any claim against Landlord for any act, omission or negligence of such
cleaner in or about the performance or purported performance of his duties; and (vii) ensure that
all sweepings, rubbish, refuse, waste paper or other similar substances are properly disposed of in
accordance with the guidelines, rules and regulations prescribed by Landlord from time to time and
not to throw, place or allow to fall or cause or permit to be thrown or placed any sweepings,
rubbish, refuse, waste paper or other similar substances in the lift shafts, water-closets or other
conveniences in the Building and
Tenant shall on demand pay to Landlord the costs of repairing any damage to such lift shafts,
water-closets or other conveniences arising therefrom.

     4.10 Nuisance and Other Restrictions. Tenant shall not: (i) use the Premises for any
noxious, noisy or offensive trade or business nor for any illegal or immoral act or purpose; (ii)
hold in or on the Demised Premises any public entertainment; (iii) permit any vocal or instrumental
music in the Premises so that it can be heard outside the Premises; (iv) permit pets of any kind to
be kept on the Premises; (v) do in or upon or permit to be done in or upon the Premises anything
which may be or may become or cause a nuisance, annoyance, disturbance, inconvenience or damage to
Landlord or its other tenants of the Building or to the owners, tenants and occupiers of adjoining
and neighboring properties; (vi) allow any person to sleep in the Premises nor to use the Premises
for residential purposes; (vii) permit or cause to be permitted other than in designated areas the
placing or parking of bicycles, motor cycles or scooters, trolleys and other wheeled vehicles
and/or the stocking or storage or littering of goods or things in the common parts of the Building,
the corridors, passageways, pavements and the car-parking areas, and Tenant shall keep all such
internal and external parts of the Building clear and free of all obstruction at all times;
provided that motorcycles shall continue to be permitted to be parked on the surface parking areas
and in the basement parking area and bicycles may be parked on corners not obstructing any traffic;
(viii) place or take into the passenger lifts any baggage, furniture, parcels, sacks, bags, heavy
articles or other goods or other merchandise save only such light articles as brief-cases, attaché
cases and handbags and to use only the service lift prescribed by Landlord for the transportation
of furniture, goods and other heavy equipment; (ix) permit or allow food trays and tiffin carriers
to be brought into or carried in any passenger lift and Tenant shall ensure that such items are
conveyed in the service lift only; (x) permit or allow the contractors, workmen or cleaners (with
or without equipment and tools) engaged by Tenant to use the passenger lifts of the Building and to
ensure that they use only the service lift prescribed by Landlord; (xi) solicit business, display
or distribute advertising material in the carparks or other common areas of the Building; (xii)
ensure that Tenant and Tenant’s Agents shall use the utility areas, water closets and toilet
facilities in the common parts of the Building in such a manner that (a) such utility areas, water
closets and toilet facilities will not be left by Tenant and Tenant’s servants, agents independent
contractors and permitted occupiers in an

13

 

unhygienic condition nor left in an untidy or dirty state
or condition, (b) the pipes, drains, basins and sinks in such utility areas, water closets and
toilet facilities are clean and unblocked and (c) does not result in excessive and unreasonable
water consumption in the utility areas, water closets and toilet facilities; (xiii) permit trade
vehicles while being used for delivery and pick up of merchandise to or from the Premises to be
driven parked or stopped at any place or time within the Building except within the loading dock of
the Building and except at such other place or places and at such time or times as Landlord may
specifically allow and Tenant shall prohibit its employees service suppliers and others over whom
Tenant may have control from parking delivery vehicles during loading or unloading in any place
other than the specifically approved loading dock and such other specifically approved places as
aforesaid, and from obstructing in any manner howsoever the entrances exits and driveways in and to
the common parking areas and also the pedestrian footways in or to the common parts of the
Building; or (xiv) carry out or permit unauthorized smoking in the Premises and the lobbies,
corridors, staircases, lifts, hoists, lavatories and other parts in common use in the Building, and
Tenant shall in accordance with the Smoking (Prohibition in Certain Places) Act
(Cap. 310) appoint a manager who may adopt any means to bring to Tenant’s Agents attention to
such prohibition.

     4.11 Use and Name of Building. Landlord shall have the right at all times to change
the name or number by which the Building is known, subject to Tenant’s prior consent which consent
may not be unreasonably withheld, unless the desired name is that of another company or entity
whose business is substantially similar to the Business Use in which case such consent may be
withheld in its sole discretion. So long as Tenant occupies at least 50% of the Premises, Landlord
shall not lease, license, sublease or otherwise permit occupancy in the Building by any entity or
person whose primary business is the Business Use, unless the parties otherwise agree. Tenant
shall not use the name of the Building as part of its trade or business name, other than as its
address and place of business. Tenant shall not use a name, trade mark or service mark which
includes the name of the Building or any derivative name sounding similar thereto for any purpose
whatsoever.

     4.12 Signs. Tenant shall not place or display on the exterior of the Premises or on
the windows or inside the Premises so as to be visible from the exterior of the Premises any name,
writing, notice, sign, illuminated sign, display of lights, placard, poster, sticker or
advertisement other than (i) the name of Tenant sign written on the entrance doors of the Premises
in a style and manner previously approved in writing by Landlord, (ii) the name of Tenant displayed
in such indicator board in the Building as Landlord may designate from time to time, and (iii)
exterior signage on the Building and at the Project as hereinafter provided and as may otherwise be
agreed to between Landlord and Tenant. All such approved signs shall strictly conform to all Laws
and Private Restrictions and shall be installed at the expense of Tenant. If any name, writing,
notice, sign, placard, poster, sticker or advertisement shall be placed or displayed in breach of
these provisions, Tenant hereby agrees to permit Landlord to enter the Premises and to remove such
name, writing, notice, sign, placard, poster, sticker or advertisement and to pay to Landlord on
demand the expense of so doing. If Landlord so elects, Tenant shall, at the expiration or sooner
termination of this Sublease Agreement, remove all signs installed by it and repair any damage
caused by such removal. Tenant shall at all times maintain such signs in good condition and
repair. Notwithstanding the foregoing, Tenant shall have the right to install three (3) external
signs as follows: two to be located at the entrances to the Project as located on the Site Map and
one on the façade of the Building, in each instance next to (and of comparable size

14

 

and prominence)
as the existing Agilent signs. Tenant shall maintain such signs at its own cost and expense.

     4.13 Landlord’s Right to Deal with Adjoining Property. Landlord may deal as it may
think fit with other property belonging to Landlord adjoining or nearby the Project and to erect or
suffer to be erected on such property in compliance with Law any buildings whatsoever whether or
not such buildings shall affect or diminish the light or air which may now or at any time be
enjoyed by Tenant in respect of the Premises. Landlord shall have the right at all times without
obtaining any consent from or making any arrangement with Tenant to alter, reconstruct or modify in
any way whatsoever or
change the use of the parts of the Building (including all fixtures, fittings, machinery and
apparatus therein and thereto), which are defined to be common property under the Land Titles
(Strata) Act or if the Building is not subdivided and registered under the Land Titles (Strata)
Act, those parts of the Building which would reasonably be deemed to be common property if the
Building had been subdivided and registered under that Act, so long as proper means of access to
and egress from the Premises are afforded and essential services are maintained at all times.
Nothing contained in this Sublease Agreement shall confer on Tenant any right to enforce any
covenant or agreement relating to other parts of the Building demised by Landlord to others, or
limit or affect the right of Landlord in respect of any such other premises to deal with the same
and impose and vary such terms and conditions in respect thereof in any manner as Landlord may
think fit. Landlord and its workmen and agents shall be entitled, at any time after delivery of
the Premises to Tenant and prior to the issue of the Certificate of Statutory Completion, to make
such alterations or additions to the Premises as may be required by the competent authorities for
purpose of the issue of the Certificate of Statutory Completion and Tenant shall permit Landlord,
its workmen and agents access into the Premises at all reasonable times for that purpose. In the
event that the issue of the Certificate of Statutory Completion is rejected or otherwise withheld
or delayed as a result of any deviation, alteration, addition or installation carried out or caused
to be carried out by Tenant without the written consent of Landlord or as a result of any act,
default or omission on the part of Tenant, Landlord may by notice in writing require Tenant to
rectify the same within a period of seven (7) days and if Tenant does not comply with Landlord’s
notice within the said period of seven (7) days, Landlord and its workmen and agents shall be
entitled to enter into the Premises to make such necessary alterations or additions to the Premises
as may be required by the competent authorities, and to recover from Tenant the cost of such
alterations or additions together with interest at the Agreed Interest Rate thereon from and
including the date the costs were so incurred by Landlord until the date they are paid (such costs
and interest to be recoverable as if they were rent in arrears).

SECTION 5

TRADE FIXTURES AND IMPROVEMENTS

     5.1 Trade Fixtures. All Trade Fixtures shall remain Tenant’s property.

     5.2 Landlord’s Approval for Improvements. Tenant shall not construct any Improvements
or otherwise make any alterations or additions to the Premises or Project without Landlord’s prior
written approval which approval shall not be unreasonably withheld or delayed, and not until
Landlord shall have first approved the plans and specifications therefor. For purpose of seeking
Landlord’s approval herein, Tenant shall submit to Landlord all plans,

15

 

layouts, designs, drawings,
specifications and details of proposed materials to be used for any proposed Improvements.
Landlord shall be entitled to require Tenant to engage an architect, engineer or other
consultant(s) for the purpose of considering the plans, specifications and materials relating to
the proposed Improvements and for the purpose of supervising all works carried out by Tenant, if
necessary, having regard to the Improvements. Tenant shall obtain the prior written approval of
Landlord to its appointment of
the architect, engineer or other consultant(s) pursuant to this Section (such approval not to
be unreasonably withheld or delayed).

     5.3 Carrying out of Improvements. All Improvements to the Premises shall only be
carried out (i) in the case of any mechanical and electrical engineering works by a specialist
contractor employed by Tenant subject to consent of Landlord (such consent not to be unreasonably
withheld or delayed). All Improvements undertaken by Tenant shall be done in accordance with all
Laws, and all planning and other consents necessary or required pursuant to the provisions of any
statute, rule, order, regulation or by-law for any Improvement to the Premises or any part thereof,
shall be applied for and obtained by Tenant at its own cost and expense. Tenant shall not commence
construction of any Improvements until (i) all required governmental and regulatory approvals and
permits shall have been obtained and copies of same have been provided to Landlord, (ii) all
requirements regarding insurance imposed by this Sublease Agreement have been satisfied, (iii)
Tenant shall have given Landlord at prior written notice of its intention to commence such
construction, (iv) Tenant shall have notified Landlord by telephone of the commencement of
construction on the day it commences, and (v) if requested by Landlord in its reasonable
discretion, Tenant shall have obtained or caused its general contractor to obtain contingent
liability and broad form builders risk and/or such forms of insurance and/or completion and
performance bonds in an amount reasonably satisfactory to Landlord. Tenant shall carry out and
complete all Improvements to the Premises in accordance with plans, layouts, designs, drawings,
specifications and using materials approved by Landlord, in a good and workmanlike manner using new
materials of good quality, in accordance with all planning and other consents referred to above,
and in compliance with the reasonable requirements of appointment consultant(s). All Improvements
shall remain the property of Tenant during the Sublease Term, but shall not be damaged, altered, or
removed from the Premises. At the expiration or sooner termination of the Sublease Term, all
Improvements shall be removed from the Premises in accordance with the provisions of Section 17.5.

     5.4 Alterations Required by Law. Tenant shall, at its own cost, make any alteration,
addition or change of any sort to the Premises that is required by any Law because of (i) Tenant’s
particular use or change of use of the Premises, (ii) Tenant’s application for any permit or
governmental approval, or (iii) Tenant’s construction or installation of any Improvements or Trade
Fixtures. Any other alteration, addition or change required by Law that is not the responsibility
of Tenant pursuant to the foregoing shall be made by Landlord at Landlord’s own cost and expense.

     5.5 Prohibited Alterations. In no event shall Tenant make any Improvements to the
Premises or the Project which could affect the structural integrity or the exterior design of the
Premises or the Project, or paint or make any Improvements or exert any force or load on the
curtain wall, its frame structure and all its related parts or to place or affix any structures or
articles or materials thereon which would otherwise render the warranty granted in favor of

16

 

Landlord in respect of such wall and structure null and void. Tenant shall not erect, install or
put up any exterior lighting, shade, canopy,
awning, shed or other structure, whether permanent or temporary, at or on, in front of or
elsewhere outside the Premises.

SECTION 6

REPAIR AND MAINTENANCE

     6.1 Tenant’s Obligation to Maintain. Except as otherwise provided in Sections 6.2 and
12. 1, Tenant shall, at its sole cost and expense, be responsible for the following during the
Sublease Term:

          6.1.1 Tenant shall at all times to repair and to keep in a clean and good state of tenantable
repair and condition (fair wear and tear excepted), the Premises and every part thereof, through
regular inspections and servicing, including without limitation the interior thereof, the flooring,
interior plaster or other surface material or rendering on walls and ceilings, fixtures therein,
all doors, windows, glass, locks, fastenings (including cleaning both interior and exterior
surfaces), installations and fittings for light and power, any automatic fire extinguisher
equipment in the Premises, the roof membrane, all above ground plumbing facilities (including all
sinks, toilets, faucets and drains), and all ducts, pipes, vents or other parts of the HVAC or
plumbing system, all electrical facilities and all equipment (including all lighting fixtures,
lamps, bulbs, tubes, fans, vents, exhaust equipment and systems), all improvements and additions to
the Premises and all Landlord’s fixtures, fittings and appurtenances of whatever nature affixed or
fastened to the Premises, and without prejudice to the generality of the foregoing, to replace at
Tenant’s cost all broken or blown light bulbs, globes or tubes installed upon the Premises and to
make good to the satisfaction of Landlord any damage or breakage caused to any part of the Premises
or to Landlord’s fixtures and fittings therein by the bringing in or removal of Tenant’s goods or
effects or resulting from any action or omission of Tenant or Tenant’s Agents.

          6.1.2 Tenant shall replace any damaged or broken glass in the Premises (including all interior
and exterior doors and windows) with glass of the same kind, size and quality. Tenant shall repair
any damage to the Premises (including exterior doors and windows) caused by vandalism or any
unauthorized entry.

          6.1.3 All repairs and replacements required of Tenant shall be promptly made with new
materials of like kind and quality. If the work affects the structural parts of the Premises or if
the estimated cost of any item of repair or replacement is in excess of the Twenty-Five Thousand
Dollars (S$25,000.00), then Tenant shall first obtain Landlord’s written approval of the scope of
the work, plans therefor, materials to be used, and the contractor.

          6.1.4 If any damage or injury is caused to Landlord or to any person whomsoever directly or
indirectly on account of the condition of any part of the interior of the Premises (including
flooring, walls, ceiling, doors, windows, curtain wall and its related parts including fluorocarbon
coating thereon and other fixtures), to be wholly responsible therefor and to fully indemnify
Landlord against all claims, demands, actions and legal proceedings whatsoever made upon Landlord
by any person in respect thereof. In the interpretation and application of the provisions of this
sub-clause, the decision of the surveyor or architect of Landlord shall be final and binding upon
Tenant.

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     6.2 Landlord’s Obligation to Maintain, Repair and Replace. Landlord shall repair and
maintain (i) all utility and other building systems serving the Premises to the point of entry into
the Premises, including without limitation the mechanical, electrical, plumbing and other systems
serving the Premises, (ii) the roof (excluding the roof membrane) and the other structural
components of the Premises, including but not limited to the footings, the foundation, the
structural floor and the load bearing walls of the Premises, (iii) the exterior skin of the
Premises, and (iv) all underground utilities, including sewer and water mains and other underground
plumbing, serving the Premises, so that the same are kept in good order and repair. Additionally,
Landlord shall clean, provide janitorial service (except with respect to the Premises which is
Tenant’s cost and responsibility) for, maintain in good order, condition and repair and replace
when necessary the Building in which the Premises are located and the Common Area and every part
and system of, or serving, the foregoing (including, without limitation, structural parts of the
Building including without limitation foundations, load bearing and exterior walls, sub-flooring,
structural roof and roofing, windows and frames, gutters, and downspouts on the building,
sidewalks, curbs, parking lots, lamp and light bulb replacement, electrical, lighting, plumbing and
sewage systems and equipment and heating, ventilating, air-conditioning, elevators, emergency, fire
protection, life safety, and support systems servicing the Building), through regular inspections,
servicing, repair and, as commercially reasonably appropriate, replacement, each at a minimum in
the same manner and to the same schedule and specification as currently being performed prior to
the Closing. Landlord may engage contractors of its choice to perform the obligations required of
it by this Section, and the necessity of any expenditure to perform such obligations shall be at
the sole discretion of Landlord.

     6.3 Control of Common Area. Landlord shall at all times have exclusive control of the
Common Area. Landlord shall have the right, without the same constituting an actual or
constructive eviction and without entitling Tenant to any abatement of Rent, to: (i) close any
part of the Common Area to whatever extent required in the opinion of Landlord’s counsel to prevent
a dedication thereof or the accrual of any prescriptive rights therein; (ii) temporarily close the
Common Area to perform maintenance or for any other reason deemed sufficient by Landlord; (iii)
change the shape, size, location and extent of the Common Area; (iv) eliminate from or add to the
Project any land or improvement, including multi-deck parking structures; (v) make changes to the
Common Area including without limitation changes in the location of driveways, entrances,
passageways, doors and doorways, elevators, stairs, restrooms, exits, parking spaces, parking
areas, sidewalks or the direction of the flow of traffic and the site of the Common Area; (vi)
remove unauthorized persons from the Project; or (vii) change the name or address of the Premises
or Project. Tenant shall keep the Common Area clear of all obstructions created or permitted by
Tenant. If, in the opinion of Landlord, unauthorized persons are using any of the Common Area by
reason of the presence of Tenant in the Premises, Tenant, upon demand of Landlord, shall restrain
such unauthorized use by appropriate proceedings. In exercising any such rights regarding the
Common Area, Landlord shall make a reasonable effort to minimize any disruption to Tenant’s
business. In the event Landlord elects to remodel or construct improvements upon any part of the
Common Area located outside of the Premises, Tenant will cooperate with such remodeling
or construction, including Tenant’s tolerating temporary inconveniences in order to facilitate
such remodeling or construction.

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SECTION 7

UTILITIES

     7.1 Utilities. Utility lines and facilities required by Tenant for Tenant’s Permitted
Use of the Premises are presently at the Premises, fully installed, assessed and operational, and
Landlord shall be responsible at all times for the maintenance and repair of all such utility lines
and facilities as provided in Section 6.2 hereof. The term “Utility” or “Utilities” as used in
this Section 7.1 shall include gas, electricity, water (including water for fire protection
service), sewer (both sanitary and storm), telephone and waste pick-up. Tenant shall promptly pay
all charges including any taxes now or in the future imposed by SP Services Ltd. or other
appropriate authority in respect of the Utilities, and any other utilities, materials or services
supplied and metered separately to the Premises which shall be consumed or supplied on or to the
Premises, or an appropriate proportion thereof attributable to the Premises, and pay all necessary
hire charges for any equipment or appliances supplied to Tenant by SP Services Ltd. or other
appropriate authority. In the event of such Utilities and other services not being supplied and
metered separately to the Premises, to pay to Landlord a proportionate part of the cost thereof,
such cost to be calculated by Landlord and notified to Tenant by a statement from Landlord in
writing, such statement to be conclusive as to the amount thereof, and in the event of SP Services
Ltd. or other equivalent authority responsible for the supply of the Utilities and any other
services supplied and used in the Building increasing the charges therefor, Tenant shall pay to
Landlord a proportionate part of the increased costs thereof, such costs to be calculated by
Landlord and notified to Tenant by a statement from Landlord in writing, such statement to be
conclusive as to the amount thereof (save for manifest error and Tenant’s right to audit pursuant
to Section 8.5 hereof).

     7.2 Electrical Meter. Notwithstanding anything to the contrary in Section 7.1,
Landlord covenants that a separate meter for electricity for the Premises shall, at the sole
expense of Landlord, be (a) installed as soon as practicable following the date hereof but in no
event later than January 31, 2006, and (b) maintained during the Sublease Term.

     7.3 Compliance with Governmental Regulations. Landlord and Tenant shall comply with
all rules, regulations and requirements promulgated by the Government of the Republic of Singapore,
statutory bodies or any other national, state or local governmental agencies or utility suppliers
concerning the use of utility services, including any rationing, limitation or other control.
Landlord may voluntarily cooperate in a reasonable manner with the efforts of all governmental
agencies or utility suppliers in reducing energy or other resources consumption. Tenant shall not
be entitled to terminate this Sublease Agreement nor to any abatement in rent by reason of such
compliance or cooperation. Tenant agrees at all times to cooperate fully with Landlord and to
abide by all
reasonable rules, regulations and requirements which Landlord may prescribe in order to
maximize the efficient operation of the HVAC system and all other utility systems. In the event of
an interruption in or failure or inability by Landlord to provide water, natural gas or electrical
utility services to the Premises (a “Service Failure”), unless such Service Failure is caused by
any act or omission of Landlord or Landlord’s Agents, such Service Failure shall not, regardless of
its duration, impose upon Landlord any liability whatsoever, constitute an eviction of Tenant,
constructive or otherwise, entitle Tenant to an abatement of Rent (except as hereafter provided) or
to terminate this Sublease Agreement or otherwise release Tenant from any of Tenant’s obligations
under this Sublease Agreement.

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SECTION 8

LANDLORD SERVICES/TENANT’S CONTRIBUTION

     8.1 Landlord Services. Landlord shall provide to Tenant the services set forth on
Exhibit C hereto (the “Landlord Services”).

     8.2 Air-conditioning Services. Landlord shall maintain operation of the Building
Central Plant to provide for HVAC when necessary for normal comfort in the Premises. The hours and
temperatures (within a customary comfort range for the location with a Permitted Use of this
nature) shall be subject to Tenant’s control through a building automation system serving the
Premises. Tenant shall pay the Air-conditioning Charges to Landlord in accordance with Sections
3.2 and 3.3 hereof.

     8.3 Tenant’s Obligation to Reimburse. Tenant’s Contribution shall be paid to Landlord
in accordance with Sections 3.2 and 3.3 for Landlord Services to be provided hereunder.

     8.4 Increase in Tenant’s Contribution. Effective at each of November 1, 2008,
November 1, 2010, November 1, 2013, November 1, 2015 and November 1, 2018 (each a “Tenant
Contribution Increase Date”) (provided that the Sublease Term is still subsisting at the
relevant time)), Landlord shall be entitled, by notice in writing to Tenant, to increase Tenant’s
Contribution if there is any increase in Landlord’s cost of providing services. Any increase in
Tenant’s Contribution shall be payable from the date specified in Landlord’s notice but in each
instance not earlier than the then applicable Tenant Contribution Increase Date. Such notice
shall, save for manifest error and subject to Tenant’s audit right, be conclusive and binding on
Tenant, both as to Tenant’s liability for such increase and the amount thereof.

     8.5 Audit Right. Landlord agrees to grant Tenant the right to review, inspect and
contest Landlord’s books and records relating to any Landlord Service, the Air-conditioning Charges
or any other charges or sums claimed by Landlord to be due and payable by Tenant hereunder, during
regular operating hours and at Tenant’s sole expense; provided, however, that such
right may not be exercised more than two times (2x) during any twelve-month period.

SECTION 9

PROPERTY TAXES

     9.1 Property tax imposed or levied by the relevant government authority on the Premises or on
the Project (or any part thereof) and as may be apportioned by Landlord or attributable to the
Premises shall be paid as follows:

          9.1.1 Landlord shall for the duration of the Sublease Term pay property tax levied on or
attributable to the Premises but only to the extent that such payment by Landlord in respect of the
Premises shall not exceed property tax calculated (i) on the basis of an annual value equivalent to
the annual Rent payable under this Agreement (“Base Annual Value”) and (ii) at the property
tax rate applicable on fast assessment of property tax. In the event that any additional property
tax levied by the relevant authority on or apportioned by Landlord as attributable to the Premises
is payable on account of (aa) the annual value assessed by the relevant government authority or
apportioned by Landlord as attributable to the Premises

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(whether on first assessment by the
relevant government authority or as increased from time to time whether retrospective or otherwise)
which is in excess of the Base Annual Value and/or (bb) an increase in the property tax rate above
the rate applicable on first assessment, such additional property tax shall be borne and paid by
Tenant to Landlord on demand.

          9.1.2 In the event that the Premises are not separately assessed for property tax but the
Project is assessed as a whole or in parts, then for the purpose of Clause 9.1.1 above, Landlord
shall determine the apportionment of the annual value (as assessed by the relevant authority) and
the property tax which would be attributable to the Premises. Such apportionment shall be based on
the proportion which (i) the floor area of the Premises bears to (ii) the net lettable area of the
whole or the relevant part of the Project. Landlord’s determination of the apportionment shall be
accepted by Tenant as final and conclusive (save for manifest error) and Tenant’s right to audit.

          9.1.3 Tenant’s liability in respect of additional property tax referable to the Sublease Term,
pursuant to the provisions of Clause 9.1 shall not be affected by the expiry or earlier
determination of this Sublease Agreement.

          9.1.4 Objection to any assessment of annual value or imposition of additional property tax on
the Premises during the Sublease Term may be made by Landlord in its discretion and by Tenant if
Tenant deems fit and Landlord shall assist Tenant in making any objection to the relevant
government authority as may be required.

SECTION 10

INSURANCE

     10.1 Tenant’s Insurance. Tenant shall maintain insurance complying with all of the
following:

          10.1.1 Tenant shall procure, pay for and keep in full force and effect the following (or have
the following procured, paid for and kept in full force and effect by Avago for the benefit of
Tenant):

               (a) Broad-form, general commercial liability insurance (or the equivalent insurance as written
for coverage in Singapore), including property damage, against liability for personal injury,
bodily injury, death and damage to property occurring in or about, or resulting from an occurrence
in or about, the Premises with combined single limit coverage of not less than the amount of
Tenant’s Minimum Liability Insurance Coverage, which insurance shall contain, “fire legal”
endorsement coverage and a “contractual liability” endorsement (if available for subleased premises
occupied for the Permitted Use in the area in which the Premises is located) insuring Tenant’s
performance of Tenant’s obligation to indemnify Landlord contained in Section 11.4, and with
Landlord and such other parties as Landlord shall designate named as an additional insured parties;

               (b) Fire and property damage insurance against loss caused by fire, extended coverage perils
including steam boiler insurance, sprinkler leakage, if applicable, vandalism, malicious mischief
and such other additional perils as now are or hereafter may be

21

 

included in a standard extended
coverage endorsement from time to time in general use in Singapore; and

               (c) Worker’s compensation coverage sufficient to comply with all Laws; Employers liability
insurance shall be provided in amounts not less than S$1,000,000.00 per accident for bodily injury
by accident, S$1,000,000.00 policy limit by disease, and S$1,000,000.00 per employee for bodily
injury by disease.

          10.1.2 The broad-form general commercial liability insurance (or the equivalent insurance as
written for coverage in Singapore) that Tenant is required to carry under Section 10.1.1(a) shall
name Landlord and such other parties in interest as Landlord designates as additional insureds.
Additionally, all policies of insurance required to be carried by Tenant pursuant to this Section
10.1 shall (i) be primary insurance that provides that the insurer shall be liable for the full
amount of the loss up to and including the total amount of liability stated in the declarations
without the right of contribution from any other insurance coverage of Landlord, (ii) be in a form
reasonably satisfactory to Landlord, (iii) be carried with insurance companies acceptable to
Landlord, (iv) provide that such policy shall not be subject to cancellation, reduction of coverage
or lapse except after at least thirty (30) days prior written notice to Landlord, (v) not have a
“deductible” in excess of in Singapore dollars the equivalent of US$100,000 per occurrence, (vi)
where permissible under Singapore law and if available and customary under Singaporean practice,
contain a cross liability endorsement, and (vii) contain a “severability” clause.

          10.1.3 A certificate of insurance reflecting that the insurance required to be carried by
Tenant pursuant to this Section 10.1 is in force, accompanied by an endorsement showing the
required additional insureds satisfactory to Landlord in substance and form, shall be delivered to
Landlord prior to the time Tenant or any of Tenant’s Agents enters the Premises and upon renewal of
such policies, but not less than thirty (30) days prior to the expiration of the term of such
coverage.

     10.2 Release and Waiver of Subrogation. The Parties release each other, and their
respective Landlord’s Agents and Tenant’s Agents, from any liability for any property loss or
damage that is caused by or results from any risk insured or which could be insured against under
the types of insurance specified in Section 10.1 above; provided, however, the
foregoing provisions shall not apply to the third party liability insurance described in Section
10.1 to the extent prohibited by Law. To the extent permitted under Law, each Party shall secure a
written waiver of subrogation from its respective insurers under these respective policies.

     10.3 Landlord’s Insurance. Landlord shall maintain such insurance with respect to the
Project as shall be deemed customary for the location of the Project for owners and landlords of
industrial manufacturing facilities in Singapore. Notwithstanding the foregoing, for so long as
Agilent Technologies Singapore Pte Ltd (or its affiliate) is the Landlord hereunder and it
maintains the insurance coverage in place as of the Commencement Date, such coverage shall be
deemed to satisfy the covenant set forth in the preceding sentence of this Section 10.3.

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SECTION 11

ADDITIONAL LANDLORD OBLIGATIONS AND LIMITATION ON LANDLORD’S LIABILITY AND INDEMNITY

     11.1 Landlord Obligations. In addition to Landlord’s covenants set forth elsewhere
throughout this Agreement, Landlord also covenants as follows:

          11.1.1 Landlord shall timely comply with, at Landlord’s cost and expense, all of the terms of
the Head Lease, and shall not intentionally undertake or intentionally fail to undertake any act
which gives rise to the termination of the Head Lease or the termination of this Sublease
Agreement.

          11.1.2 Notwithstanding any other provisions in this Sublease Agreement, subletting and
administrative fees, if any (including any subletting fees or administrative fees levied or imposed
retrospectively) imposed by HDB or other competent authority in respect of the subletting of the
Premises by the Landlord to the Tenant pursuant to this Sublease Agreement shall be borne by the
Landlord.

          11.1.3 Landlord undertakes to exercise its option to renew the Head Lease in accordance with
the provisions of the Head Lease and to comply with all necessary terms and conditions of the Head
Lease in connection with the exercise of the option for renewal.

          11.1.4 Landlord warrants and represents that it has complied with all Law in relation to the
Project (including the Premises) and has obtained all necessary waivers, approvals, consents and
permissions (collectively the “Consents”) required for the use, operations and processes
carried out at the Project (including the Premises) as at the date hereof. The Landlord further
undertakes to comply with all Law and to do all things required to obtain,
renew or extend the Consents. Subject to Sections 10.2, 11.2 and 11.3 hereof, if the Landlord
fails to obtain, renew or extend the Consents and any change to the use of the Project is required
as a result so as to comply with any Law regarding land use ratio or quantum, such change shall not
be effected on the Premises but on the parts of the Project other than the Premises at the sole
cost and expense of the Landlord. Without limitation of the foregoing, Landlord also covenants
that, if not already commenced, within thirty (30) days of the Commencement Date, it shall
commence, and thereafter shall diligently pursue, the extension of any relevant Consent or the
change of the legal designation of the Project, as the case may be, such that that the operation of
the Project and Premises as operated as of the Commencement Date shall be in compliance with, and
without the need for any further waiver from, the legal requirements imposed by any relevant
authority (including the Urban Redevelopment Authority) with respect to the Project.

     11.2 Limitation on Landlord’s Liability. Notwithstanding anything to the contrary
contained in this Sublease Agreement, Landlord shall not be liable to Tenant or any of Tenant’s
Agents for any injury to Tenant or any of Tenant’s Agents, or damage to Tenant’s property,
resulting from any cause, including without limitation any (i) any interruption or failure of any
HVAC or other utility system or any Landlord Services by reason of necessary repair or maintenance
of any installations or apparatus or damage thereto or destruction thereof or by reason of
mechanical or other defect or breakdown or by reason of any circumstances beyond Landlord’s
control; (ii) repairs or improvements to the Premises by Landlord or any services

23

 

provided by Landlord to Tenant hereunder (iii) limitation, curtailment, rationing or restriction on the use of
water or electricity, gas or any other form of energy or any services or utility serving the
Premises or the Project; (iv) any act, omission, default, misconduct or negligence of any
contractor appointed by Tenant or any other of Tenant’s Agents; (v) any damage, injury or loss
arising out of the leakage or defect of the piping, wiring and sprinkler system in the Building
and/or the structure of the Building; (vi) any damage, injury or loss caused by other tenants or
persons in the Building; (vii) any damage, injury or loss arising from or in connection with the
use of the Common Areas or the Building Parking Area; (viii) vandalism or forcible entry by
unauthorized persons; (ix) penetration of water into or onto any portion of the Premises through
roof leaks or otherwise. This Section 11.2 shall not limit Landlord’s obligations under Section
11.5 hereof, which obligations however remain subject to Section 11.3 hereof. In addition and
notwithstanding any provision of this Agreement, in no event shall (a) Landlord be liable to Tenant
or any of Tenant’s Agents under this Agreement for any consequential (including without limitation
any injury to Tenant’s business or loss of income or profit therefrom), punitive or exemplary
damages, or (b) Tenant be liable to Landlord or any of Landlord’s Agents under this Agreement for
any consequential (including without limitation any injury to Landlord’s business or loss of income
or profit therefrom), punitive or exemplary damages.

     11.3 Limitation on Tenant’s Recourse. Notwithstanding any other term or provision of
this Sublease Agreement, the liability of Landlord for its obligations under this Sublease
Agreement is limited to (a) Landlord’s equity interest in the Project up to a maximum in Singapore
dollars equivalent to US$500,000, provided that, until such time as (x) Landlord has obtained the
permanent (as such term is described below) extension of any relevant Consent with respect to the
Project and the Premises as
operated as of the Commencement Date such that the Project and the Premises shall be in
compliance with, and without the need for any further waiver (other than as such may be required
due to the expiration of any permanent waiver) from, the legal requirements imposed by the Urban
Redevelopment Authority with respect to the Project, or (y) the legal zoning of the Project is
changed such that that the operation of the Project and the Premises as operated as of the
Commencement Date shall be in compliance with, and without the need for any further waiver from,
the legal requirements imposed by the Urban Development Authority or any other governmental
authority (including, without limitation, the HDB) with respect to the Project, the limitation of
Landlord’s liability solely with respect to the foregoing shall be limited to a maximum amount in
Singapore dollars equivalent to US$2,000,000, and (b) to no other assets of Landlord for
satisfaction of any liability in respect of this Sublease Agreement, and no personal liability
shall at any time be asserted or enforceable against any other assets of Landlord or against
Landlord’s stockholders, directors, principals, representatives, trustees or partners on account of
any of Landlord’s obligations or actions under this Sublease Agreement. For the purposes of the
preceding sentence, the term “permanent” shall be deemed to include any Consent that is extended or
granted for a period of no less than five (5) years from the Commencement Date. In addition, in
the event of conveyance of Landlord’s interest in the Project or the Premises, then, subject to
Section 15.2 hereof, from and after the date of such conveyance, Landlord shall be relieved of all
liability with respect to Landlord’s obligations to be performed under this Sublease Agreement
after the date of such conveyance.

     11.4 Indemnification of Landlord. To the fullest extent allowed by Law but subject to
Section 10.2 and 11.2 hereof, Tenant shall indemnify, defend, protect and hold harmless

24

 

Landlord
and Landlord’s Agents from (i) all claims, demands, writs, summonses, actions, suits, proceedings,
judgments, orders, decrees, damages, costs, losses and expenses of any nature whatsoever which
Landlord may suffer or incur in connection with loss of life, personal injury and/or damage to
property arising from or out of any occurrences in, upon or at the Premises or the use of the
Premises or any part thereof by Tenant or by any of Tenant’s Agents (except to the extent caused by
the willful misconduct or gross negligence of Landlord or Landlord’s Agents of which Landlord has
notice and reasonable time to cure but which Landlord has failed to cure); (ii) all loss and damage
to the Premises, the Building and to all property therein caused directly or indirectly by Tenant
or Tenant’s Agents and in particular but without limiting the generality of the foregoing caused
directly or indirectly by the use or misuse, waste or abuse of water, gas or electricity or faulty
fittings or fixtures; (iii) the gross negligence or willful misconduct of Tenant or Tenant’s
Agents, wherever the same may occur; or (iv) any breach of this Sublease Agreement by Tenant. The
provisions of this Section 11.4 shall survive the expiration or sooner termination of this Sublease
Agreement.

     11.5 Indemnification of Tenant. To the fullest extent allowed by Law but subject to
Sections 10.2, 11.2 and 11.3 hereof, Landlord shall indemnify, defend, protect and hold harmless
Tenant and Tenant’s Agents from all liability, penalties, losses, damages, costs, expenses, causes
of action, claims and/or judgments arising by reason of any death, bodily injury, personal injury
or property damage resulting from (i) the gross negligence or willful misconduct of Landlord or
Landlord’s Agents,
or (ii) any breach of this Sublease Agreement by Landlord. The provisions of this Section
11.5 shall survive the expiration or sooner termination of this Sublease Agreement.

     11.6 Indemnity of HDB. Landlord shall indemnify and keep HDB indemnified from and
against all liabilities, claims and proceedings, costs and expenses whatsoever and howsoever
arising out of or in connection with this Sublease Agreement.

     11.7 Abatement.

          11.7.1 Notwithstanding anything to the contrary, including without limitation Sections 3, 8,
11.2 and 11.3 hereof, in the event Landlord fails to deliver any of the Landlord Services or
Air-conditioning Services to be provided hereunder, Tenant’s Contribution or Air-Conditioning
Charges, as applicable, shall abate to the extent of and for the duration of such failure and
Tenant shall have the right to take any reasonable action for the purpose of securing such Landlord
Services or Air-conditioning services not being delivered and Landlord shall reimburse Tenant for
any reasonable costs, expenses and fees incurred by Tenant in procuring such services within
fifteen (15) business days of receipt of notice thereof from Tenant absent which Tenant shall have
the right to offset such amounts from the next installments of Rent payable by Tenant hereunder
until recompensed in full for such reasonable expenditures.

          11.7.2 Notwithstanding anything to the contrary, including without limitation Sections 6.2, 7,
11.2 and 11.3 hereof, in the event of an interruption in the provision of utility service to the
Premises or the failure of Landlord to perform or cause to be performed its obligations set forth
in the first sentence of Section 6.2 hereof, any Rent payable hereunder shall abate to the extent
such failure impedes Tenant’s ability to use the Premises as it otherwise

25

 

would be able in the
ordinary course of this Sublease Agreement until such interruption or failure of service or
performance is cured.

SECTION 12

DAMAGE TO PREMISES

     12.1 Untenantability. If the Premises or any part thereof shall at any time be
damaged or destroyed by fire or any other cause which is beyond the control of Landlord so as to
render the Premises unfit for occupation and use (except where such damage or destruction has been
caused by, or the policy or policies of insurance in relation to the Premises shall have been
vitiated or payment of the policy monies withheld in whole or in part in consequence of, some act
or default of Tenant or Tenant’s Agents, the Rent reserved by this Sublease Agreement or a fair and
just proportion thereof according to the nature and extent of the damage sustained shall be
suspended until the Premises shall again be rendered fit for occupation and use, and any dispute
concerning this clause shall be determined by a single arbitrator in accordance with the
Arbitration Act, Chapter 10 of Singapore. All insurance proceeds available from the fire and
property damage insurance carried by Landlord, if any, shall be paid to and become the property of
Landlord.

     12.2  Landlord’s Right to Terminate. Landlord shall have the option to terminate this
Sublease Agreement in the event any of the following occurs, which option may be exercised only by
delivery to Tenant of a written notice of election to terminate within sixty (60) days after the
date of such damage or such later date as is reasonably necessary under the circumstances:

          12.2.1 Either the Premises or Project is damaged by any peril either (i) not covered by any
insurance carried by Landlord and the estimated cost to restore equals or exceeds One Hundred
Thousand Dollars (S$250,000.00), or (ii) covered by valid and collectible insurance actually
carried by Landlord and in force at the time of such damage or destruction and the estimated cost
to restore equals or exceeds Two Hundred Fifty Thousand Dollars (S$500,000.00);

          12.2.2 Either the Premises or Project is damaged by any peril and (i) the amount of the
insurance proceeds that will be received by Landlord for repair or restoration of the Premises will
not be sufficient to pay for the cost of such repair or restoration, (ii) the Laws then in effect
prevent Landlord from repairing or restoring the Premises to substantially the same condition in
which the Premises were immediately prior to such damage, or (iii) the restoration of the Premises
cannot be substantially completed within 180 days after the date of such damage; or

          12.2.3 Either the Premises or Project is damaged by any peril and, because of the Laws then in
force, (i) may not be restored at reasonable cost to substantially the same condition in which it
was prior to such damage, or (ii) may not be used for the same use being made thereof before such
damage whether or not restored as required by this Section.

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SECTION 13

GOVERNMENT ACQUISITION

     If at least a material portion of the Building or the Premises shall at any time be acquired
by any government authorities (including without limitation the Land Transport Authority) pursuant
to and in accordance with any prevailing Law (including without limitation the Land Transport
Authority of Singapore Act, Cap. 158A, the Rapid Transit System Act, Cap. 263A and the Street Works
Act, Cap. 320A), Landlord shall give written notice to Tenant notifying Tenant of the acquisition
and terminating this Sublease Agreement without being liable to Tenant for damages, losses and
expenses and thereupon this Sublease Agreement shall terminate and Tenant shall (if still in
occupation) vacate the Premises, provided always that Tenant shall pay to Landlord all such sums of
money which it is obliged to pay under this Sublease Agreement in respect of or which have accrued
for the period up to or before the termination date and Landlord shall return the Security Deposit
Amount to Tenant (less such amounts as are to be lawfully deducted pursuant to the provisions of
this Sublease Agreement) free of interest and thereafter, this Sublease Agreement shall absolutely
cease and determine without affecting the rights of the Party against the other Party for any
previous default by either Party arising out of or in connection with this Sublease Agreement. For
the avoidance of doubt, nothing herein shall restrict the rights of Tenant (if any) to claim
against the government or the relevant government authority for any compensation, damages, loss or
expense in connection with its rights and
interest as a tenant of the Premises. In the event of a partial taking of the Premises and
this Sublease remains in effect, the Monthly Base Rent, Tenant’s Contribution and Air-conditioning
Charges (and any other charges then-payable on a lettable square foot basis) shall be
proportionately adjusted to reflect the reduced square footage of floor area of the remaining
Premises.

SECTION 14

DEFAULT AND REMEDIES

     14.1 Events of Tenant’s Default. Tenant shall be in default of its obligations under
this Sublease Agreement if any of the following evens occur (each, an “Event of Default”):

          14.1.1 Tenant shall have failed to pay any Rent when due and such failure is not cured within
five (5) days after delivery of written notice from Landlord specifying such failure to pay;

          14.1.2 Tenant shall have failed to perform any term, covenant or condition of this Sublease
Agreement except those requiring the payment of Monthly Base Rent or Additional Rent, and Tenant
shall not cure such default within fifteen (15) days after delivery of written notice from Landlord
specifying such failure to perform, or where such default is not capable of being cured within such
15-day period, Tenant shall have failed to commence such cure within such 15-day period and
thereafter using best efforts, diligently bring such cure to completion;

          14.1.3 The appointment of a receiver, receiver and manager, or provisional liquidator in
respect of Tenant of any of its property or assets;

27

 

          14.1.4 Tenant shall have abandoned the Premises or left the Premises substantially; or

          14.1.5 The occurrence of the following: (i) inability of Tenant to pay its debts as and when
they fall due; (ii) presentation of a winding up petition (except for the purpose of amalgamation
or reconstruction when solvent) for the winding up of Tenant; (iii) issuance of a notice of meeting
of members or shareholders for the passing of a resolution for winding up (except for the purpose
of amalgamation or reconstruction when solvent) of Tenant; (iv) presentation of a petition for the
judicial management of Tenant; and (v) making of a proposal by Tenant to its creditors for a
composition in satisfaction of its debts or a scheme of arrangement of its affairs.

     14.2 Landlord’s Remedies. In the event of any Event of Default by Tenant, to the
extent permitted by applicable Law, Landlord shall have the following remedies, in addition to all
other rights and remedies provided by any Law or otherwise provided in this Agreement, to which
Landlord may resort cumulatively, or in the alternative:

          14.2.1 Landlord may keep this Sublease Agreement in effect and enforce by an action at law or
in equity all of its rights and remedies under this Sublease Agreement, including (i) the right to
recover the Rent as it becomes due by appropriate legal action, (ii) the right to make payments
required of Tenant or perform Tenant’s obligations and be reimbursed by Tenant for the cost thereof
with interest at the Agreed Interest Rate from the date the sum is paid by Landlord until Landlord
is reimbursed by Tenant, and (iii) the remedies of injunctive relief and specific performance to
compel Tenant to perform its obligations under this Sublease Agreement. Notwithstanding anything
contained in this Sublease Agreement, in the event of a breach of an obligation by Tenant which
results in a condition which (i) poses an imminent danger to safety of persons or damage to
property, then Landlord may without prior notice to Tenant enter the Premises and take any action
that is necessary to cure such breach (but with notice provided as soon as commercially practicable
thereafter) and be reimbursed by Tenant for the reasonable cost thereof with interest at the Agreed
Interest Rate from the date the sum is paid by Landlord until Landlord is reimbursed by Tenant, or
(ii) results in an unsightly condition visible from the exterior of the Premises, or a threat to
insurance coverage, then if Tenant does not cure such breach within 10 days after delivery to it of
written notice from Landlord identifying the breach, Landlord may cure the breach of Tenant and be
reimbursed by Tenant for the cost thereof with interest at the Agreed Interest Rate.

          14.2.2 Landlord may enter the Premises for the purposes of reletting the Premises or any part
thereof to third parties for Tenant’s account for any period, whether shorter or longer than the
remaining Sublease Term. Tenant shall be liable immediately to Landlord for all commercially
reasonable costs Landlord incurs in reletting the Premises or any part thereof, including without
limitation brokers’ commissions and expenses of altering and preparing the Premises for reletting.
Tenant shall pay to Landlord the Rent due under this Sublease Agreement on the date the Rent is
due, less the rent and other sums Landlord received from any reletting. No act by Landlord allowed
by this subparagraph shall terminate this Sublease Agreement unless Landlord notifies Tenant in
writing that Landlord elects to terminate this Sublease Agreement. Notwithstanding any reletting
without termination, Landlord may later elect to terminate this Sublease Agreement because of the
default by Tenant.

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          14.2.3 Landlord may terminate this Sublease Agreement by giving Tenant: (a) written notice of
termination, in which event this Sublease Agreement shall terminate on the date set forth for
termination in such notice or (b) within thirty (30) days after Landlord’s notice to rectify such
breach it shall be lawful for Landlord at any time thereafter to re-enter upon the Premises (even
if Landlord had previously waived such right of re-entry) or any part thereof in the name of the
whole and the tenancy shall hereby be terminated. Any termination under this Section 14.2.3 shall
not relieve Tenant from its obligation to pay sums then due Landlord or from any claim against
Tenant for damages or rent previously accrued or then accruing. In no event shall any one or more
of the following actions by Landlord, in the absence of a written election by Landlord to terminate
this Sublease Agreement, constitute a termination of this Sublease Agreement: (i) appointment of a
receiver or keeper in order to protect Landlord’s interest hereunder; (ii) consent to any
subletting of the Premises or assignment of this Sublease Agreement by Tenant, whether pursuant to
the provisions hereof or otherwise; or (iii) any other action by Landlord or Landlord’s agents or
employees intended to mitigate the adverse effects of any breach of this Sublease Agreement by
Tenant, including without limitation any action taken to maintain and preserve the Premises or any
action taken to relet the Premises or any portions
thereof to the extent such actions do not affect a termination of Tenant’s right to possession
of the Premises.

          14.2.4 In the event Tenant breaches this Sublease Agreement and abandons the Premises, this
Sublease Agreement shall not terminate unless Landlord gives Tenant written notice of its election
to so terminate this Sublease Agreement. No act by or on behalf of Landlord intended to mitigate
the adverse effect of such breach, including those described by Section 14.2.3, shall constitute a
termination of Tenant’s right to possession unless Landlord gives Tenant written notice of
termination. Should Landlord not terminate this Sublease Agreement by giving Tenant written
notice, Landlord may enforce all its rights and remedies under this Sublease Agreement, including
the right to recover the rent as it becomes due under the Sublease Agreement.

          14.2.5 In the event Landlord terminates this Sublease Agreement, to the extent permitted under
applicable Law, Landlord shall at its election be entitled, in addition to any other rights and
remedies available to Landlord in law or equity, to damages; provided, however,
Landlord shall take commercially reasonable measures to mitigate its loss. For purposes of
computing damages, an interest rate equal to the Agreed Interest Rate shall be used where
permitted. To the extent permitted under applicable Law, such damages shall include:

                         (a) The worth at the time of award of the amount by which the unpaid rent for the balance of
the term after the time of award exceeds the prevailing market rate (as such phrase is used in
Section 2.2 hereof) of the Premises, computed by discounting such amount at the Agreed Interest
Rate; and

                         (b) Such other amounts necessary to compensate Landlord for all costs directly incurred by
Landlord caused by Tenant’s failure to perform Tenant’s obligations under this Sublease Agreement,
including the following: (i) expenses for cleaning, repairing or restoring the Premises; (ii)
broker’s fees, advertising costs and other expenses of reletting the Premises; (iii) expenses in
retaking possession of the Premises; and (iv) reasonable attorneys’

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fees and court costs incurred
by Landlord in retaking possession of the Premises and in reletting the Premises or otherwise
incurred as a result of Tenant’s default.

                         (c) Nothing in this Section 14.2 shall limit Landlord’s right to indemnification from Tenant
as provided in Section 11.4. Any notice given by Landlord in order to satisfy the requirements of
Section 14.1.1 or Section 14.1.2 above shall also satisfy the notice requirements of any Law
regarding eviction or unlawful detainer proceedings, provided that such notice is prepared and
served upon Tenant in accordance with all applicable requirements of such Law.

     14.3 Limitation on Exercise of Rights. At any time that an Event of Default by Tenant
has occurred and remains uncured, (i) it shall not be unreasonable for Landlord to deny or withhold
any consent or approval requested of it by Tenant which Landlord would otherwise be obligated to
give (unless, by means of the act for which consent is being requested, such Event of Default would
be cured upon the granting of
such consent); and (ii) Tenant may not exercise any right to terminate this Sublease Agreement
or other right granted to it by this Sublease Agreement which would otherwise be available to it.

     14.4 Waiver. Knowledge or acquiescence by either Party of any breach by the other
Party of any of the covenants, conditions or obligations herein contained shall not operate or be
deemed to operate as a waiver of such covenants, conditions or obligations and any consent or
waiver of the innocent Party shall only be effective if given in writing. No consent or waiver
expressed or implied by either Party to or of any breach of any covenant, condition or obligation
of the other Party shall be construed as a consent or waiver to or of any other breach of the same
or any other covenant, condition or obligation and shall not prejudice in any way the rights,
powers and remedies of the innocent Party herein contained. Any acceptance by Landlord of Rent
reserved by this Sublease Agreement or any other sum payable under this Sublease Agreement shall
not be deemed to operate as a waiver by Landlord of any right to proceed against Tenant in respect
of a breach by Tenant of any of Tenant’s obligations hereunder.

SECTION 15

ASSIGNMENT AND SUBLETTING

     15.1 By Tenant. The following provisions shall apply to any direct or indirect
assignment, subletting or other transfer by Tenant or any subtenant or assignee or other successor
in interest of the original Tenant (collectively referred to in this Section as “Tenant”):

          15.1.1 Tenant shall not do any of the following (collectively referred to herein as a
“Transfer”), whether voluntarily, involuntarily, or by operation of laws, without the prior
written consent of Landlord, which consent may be withheld by Landlord in its sole and absolute
discretion: (i) sublet all or any part of the Premises or allow it to be sublet, occupied or used
by any person or entity other than Tenant; (ii) assign its interest in this Sublease Agreement;
(iii) transfer any right appurtenant to this Sublease Agreement or the Premises; (iv) encumber the
Sublease Agreement (or otherwise use the Sublease Agreement as a security device) in any manner; or
(v) terminate or materially amend or modify an assignment, sublease or other transfer that has been
previously approved by Landlord; provided, however, that Tenant may, without the prior written
consent of Landlord but subject to the approval of HDB, assign this Sublease

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Agreement to one or
more direct or indirect subsidiaries of Avago. Notwithstanding the foregoing, this Sublease
Agreement may be assigned by Tenant to any person, entity or organization that acquires all or
substantially all of the assets of Avago, subject to the prior written consent of Landlord, which
may not be unreasonably withheld and subject to the approval of HDB. For the avoidance of any
doubt, the merger of Tenant with any other entity or the transfer of any controlling or managing
ownership or beneficial interest in Tenant (as a consequence of a single transaction or a number of
multiple transactions) has, if required, been approved by HDB shall not constitute a Transfer
hereunder, provided that written notice of such transaction(s) is provided to Landlord no later
than thirty (30) days prior to consummation of such transaction(s). Tenant shall reimburse
Landlord for all reasonable costs and attorneys’ fees incurred by Landlord in connection with the
processing and/or documentation of any requested
Transfer whether or not Landlord’s consent is granted. Any Transfer so approved by Landlord
shall not be effective until Tenant has paid all such costs and attorneys’ fees to Landlord and
delivered to Landlord an executed counterpart of the document evidencing the Transfer that (a) is
in form approved by Landlord, (b) contains the same terms and conditions as stated in Tenant’s
notice given to Landlord pursuant to Section 15.12 below, and (c) contains the agreement of the
proposed Transferee to assume all obligations of Tenant related to the Transfer arising after the
effective date of such Transfer. Any attempted Transfer without Landlord’s consent shall
constitute a default by Tenant and shall be avoidable at Landlord’s option. Landlord’s consent to
any one Transfer shall not constitute a waiver of the provisions of Section 15.1 as to any
subsequent Transfer nor a consent to any subsequent Transfer. No Transfer, even with the consent
of Landlord, shall relieve Tenant of its personal and primary obligation to pay the rent and to
perform all of the other obligations to be performed by Tenant hereunder. The acceptance of rent
by Landlord from any person shall not be deemed to be a waiver by Landlord of any provision of this
Sublease Agreement nor to be a consent to any Transfer.

          15.1.2 Tenant shall give Landlord at least thirty (30) days prior written notice of any
desired Transfer and, upon the reasonable request of Landlord, the proposed terms of such Transfer
(it being understood that historical financial information regarding the proposed transferee will
be deemed reasonable). Landlord shall respond in writing to Tenant’s request for Landlord’s
consent to a Transfer within the later of (x) thirty (30) days of receipt of such request together
with the required accompanying documentation or (y) twenty (20) days after Landlord’s receipt of
all information which Landlord reasonably requests within ten (10) days after it receives Tenant’s
first notice regarding the Transfer in question. If Landlord fails to respond in writing within
said period, Landlord will be deemed to have consented to such Transfer. Tenant shall immediately
notify Landlord of any modification to the proposed terms of such Transfer.

     15.2 By Landlord. Landlord and its successors in interest shall have the right to
transfer their interest in the Premises or the Building at any time and to any person or entity,
provided (i) such person or entity agrees to assume and perform all obligations of Landlord
hereunder, and (ii) Landlord obtains all consents required by applicable Law in connection
therewith and complies with the terms thereof. In the event of any such transfer, Landlord
originally named herein (and in the case of any subsequent transfer, the transferor) from the date
of such transfer, (i) shall be automatically relieved, without any further act by any person or
entity, of all liability for the performance of the obligations of Landlord hereunder which may
accrue after the date of such transfer and (ii) shall be relieved of all liability for the
performance of the obligations of Landlord hereunder which have accrued before the date of
transfer. After

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the date of any such transfer, the term “Landlord” as used herein shall mean the
transferee of such interest in the Premises. Notwithstanding the foregoing, in the event that
Landlord desires to assign, sell, encumber or otherwise transfer or alienate any of its right,
title and interest in and to the Head Lease, the Project, the Building or any portion thereof,
Landlord shall require any such assignee, purchaser or transferee (the “Transferee”) of
Landlord’s interest therein to execute (together with Landlord and the Tenant) a novation
deed/agreement in form and substance reasonably acceptable to Tenant pursuant to which (a) the
Transferee shall assume Landlord’s obligations and rights under this agreement, and (b) Landlord
and any such Transferee, at their sole cost and expense, shall obtain any consents and approvals
required by applicable Law (including, without
limitation, the HDB), and shall comply with any and all conditions of the applicable
authorities, as required by applicable Law to any such transfer or conveyance.

SECTION 16

WASTE DISPOSAL AND HAZARDOUS SUBSTANCES

     The provisions of this Section 16 are in addition to, and in no way limit or restrict,
Tenant’s obligations and Landlord’s rights as set forth elsewhere in this Sublease Agreement.

     16.1 Compliance with Environmental Law; Cooperation; Sharing of Costs.

          16.1.1 Tenant, at its sole cost, shall comply with all Environmental Laws applicable to
Tenant’s occupancy, use, or activities at the Premises.

          16.1.2 Tenant shall use reasonable efforts to cooperate with Landlord in Landlord’s efforts to
comply with Environmental Laws. Unless otherwise explicitly set forth in this Sublease Agreement,
Tenant, at its sole cost, shall be responsible for obtaining and maintaining all permits necessary
for Tenant’s occupancy, use, or activities on or about the Premises.

     16.2 Notifications. Tenant shall promptly provide Landlord with non-confidential
information reasonably requested by Landlord concerning environmental matters at the Premises or
the Project and shall give Landlord written notice of: (i) any investigation, inspection,
enforcement, remediation, or other regulatory action or order taken, issued or threatened in
connection with its occupancy, use or activities on or about the Premises or the Project; (ii) any
claims made or threatened by any third Party against either of them, or any report, notice or
complaint filed or threatened to be filed with any government agency, in connection with their
occupancy, use or activities on or about the Premises or the Project pursuant to any Environmental
Law; and (iii) all incidents or matters with respect to the Premises or the Project as to which
they are required to give notice to any governmental or quasi governmental entity pursuant to any
Environmental Law.

     16.3 Remediation.

          16.3.1 Environmental Condition. In the event an Environmental Condition exists or
occurs on or about the Premises, Tenant (or Tenant’s contractor) shall promptly undertake and
diligently complete, at Tenant’s sole cost, and in compliance with this Sublease Agreement and
Environmental Laws, all investigative, corrective, and remedial measures required under
Environmental Laws. Such measures shall include without limitation removal and proper

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disposal of
the Hazardous Substance and restoration of all land, improvements and other affected areas whether
on or off the Premises or the Project.

          16.3.2 Preexisting Hazardous Substances. Notwithstanding anything to the contrary in
this Sublease Agreement, Tenant shall not be liable for, and Landlord waives, releases, discharges,
indemnifies, protects and holds harmless Tenant from and against: (i) any
obligation to clean up, remediate or remove any Preexisting Hazardous Substances; (ii) all
third party claims arising out of or related to the Preexisting Hazardous Substances, including any
losses, costs, damages, expenses (including attorneys’ fees) or other liabilities incurred by
Tenant in responding to such third party claims; and (iii) any fines, penalties, sanctions, costs,
reasonable attorneys’ fees, expenses, damages, or charges imposed for any violations of any
Environmental Laws arising out of, or attributable to Preexisting Hazardous Substances, except to
the extent that any Preexisting Hazardous Substances are exacerbated by the activities of Tenant or
any of Tenant’s Agents. Preexisting Hazardous Substances shall not be exacerbated by the
activities of Tenant or any of Tenant’s Agents solely because Tenant or Tenant’s Agents are aware
that Preexisting Hazardous Substances exist or are migrating passively in, over, on, under,
through, from, or about the Premises or Property.

     16.4 Condition on Expiration or Termination. Prior to the expiration or termination
of the Sublease Agreement in accordance with this subsection, Tenant shall remove and properly
dispose of any Hazardous Substances that have come to be located on or about the Premises as a
result of Tenant’s occupancy, use and activities on or about the Premises or the Project, and
Tenant shall restore the Premises and other affected areas to the same or better condition,
character and quality as before Tenant’s occupancy, ordinary wear and tear excepted. At least one
month before expiration of the Sublease Term, Tenant at its sole cost shall retain a duly licensed
environmental consultant acceptable to Landlord to perform a Phase I environmental assessment
(which shall, at a minimum, comply with ASTM No. E 1527-97 or such other standards and contain such
information as Landlord may require) of the Premises. Based on that assessment, Tenant shall
formulate a plan for any further testing and for the removal and proper disposal of any Hazardous
Substances on or about the Premises that have come to be located on or about the Premises or the
Project as a result of Tenant’s occupancy, use or activities, and for the restoration of all land,
improvements and other affected areas in the same or better condition, character and quality as
before Tenant’s occupancy, ordinary wear and tear excepted. The plan shall be accompanied by a
schedule for completing the activities described in the plan before the end of the Sublease Term.
Tenant shall submit the plan to Landlord at least three months before expiration of the Sublease
Term and, upon approval by Landlord, Tenant, at its sole cost, shall implement the approved plan.
The completion of the plan shall be confirmed in writing by Tenant’s environmental consultant. If
Tenant fails to do any of the above, Landlord shall have the right (but not the obligation) to do
so, in accordance with Section 16.5. Tenant shall take all steps necessary to terminate, close or
transfer all environmental Permits held in Tenant’s name in accordance with all Environmental Laws,
and shall provide Landlord with satisfactory written evidence that each such termination, closure
or transfer has been completed.

     16.5 Landlord’s Rights. If Tenant fails to comply with any provision of this Section
16 or elsewhere in this Sublease Agreement, Landlord shall have the right (but not the obligation)
to effect such compliance, in its sole discretion and without limiting any other remedy which may
be available to Landlord under this Sublease Agreement, at law or in equity. The cost thereof

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shall be paid by Tenant to Landlord, within thirty (30) days after delivery of Landlord’s invoice,
for any amount
reasonably incurred or expended by Landlord in connection with such performance (including
fees and costs incurred for the services of attorneys, consultants, and experts).

     16.6 No Shift of Liability. Landlord’s exercise or failure to exercise the rights
granted in this Section 16 shall not in any way shift responsibility for Hazardous Substances or
compliance with Environmental Laws from Tenant to Landlord, nor impose any liability on Landlord.

     16.7 Survival. The obligations of Tenant and Landlord under this Section 16 shall
survive expiration or earlier termination of this Sublease Agreement and any conveyance by Landlord
of its interest in the Premises, and shall continue in full force and effect.

     16.8 Commingled Waste Stream. Notwithstanding anything to the contrary in this
Section 16 or elsewhere in this Sublease, Landlord hereby agrees that Tenant shall continue to have
the right throughout the Sublease Term, as extended, to continue discharging trade effluent through
the Building final inspection chamber as being conducted in and from the Premises prior to the
Commencement Date.

SECTION 17

GENERAL PROVISIONS

     17.1 Landlord’s Right of Inspection and Entry. Tenant shall permit Landlord and
Landlord’s Agents at all reasonable times as reasonably agreed to between the Parties to enter
into, inspect and view the Premises and examine their condition. If any breach of covenant,
defects, disrepair or unauthorized Improvements shall be found upon such inspection for which
Tenant is liable then upon notice by Landlord to Tenant, to execute all repairs, works,
replacements or removals required within one (1) month (or such other reasonable period as required
by Landlord having regard to the extent of repairs, works, replacements or removals that are
required) after the receipt of such notice, to the reasonable satisfaction of Landlord or its
surveyor. In case of default by Tenant, it shall be lawful for workmen or agents of Landlord to
enter into the Premises and execute such repairs, works, replacements or removals. Tenant shall
pay to Landlord on demand all reasonable expenses so incurred with interest at the Agreed Interest
Rate from the date of expenditure until the date they are paid by Tenant to Landlord (such expenses
and Interest to be recoverable as if they were rent in arrears).

     17.2 Landlord’s Right of Repair. Tenant shall permit Landlord and Landlord’s Agents
at all reasonable times as reasonably agreed to between the Parties during and after normal office
hours on weekdays and Saturdays, after giving to Tenant prior written notice (but at anytime in any
case which Landlord considers an emergency) to enter upon the Premises (i) to inspect, cleanse,
repair, remove,
replace, alter or execute any works whatsoever to or in connection with all utility and other
building systems serving the Premises; (ii) to effect or carry out any maintenance, repairs,
alterations or additions or other works which Landlord may consider necessary or desirable to any
part of the Building or the water, electrical, air-conditioning, mechanical, ventilation and other
facilities and services of the Building; (iii) for the purpose of exercising any of the powers and
authorities of Landlord under this Sublease Agreement; (iv) to

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comply with an obligation of repair,
maintenance or renewal affecting the Premises or the Building; (v) to construct, alter, maintain,
repair or fix anything or additional thing serving the Building or the adjoining premises or
property of Landlord, and running through or on Premises; or (vi) in connection with the
development of the remainder of the Building or any adjoining or neighboring land or premises,
including the right to build on or onto or in prolongation of any boundary wall of the Premises, in
each case without payment of compensation for any nuisance, annoyance, inconvenience or damage
caused to Tenant subject to Landlord (or other person so entering) exercising such right in a
reasonable manner.

     17.3 HDB’s Right of Inspection. HDB, its employees and agents shall have the right at
all reasonable times to enter the Premises with or without workmen, tools and appliances to examine
the state and condition thereof and any breaches of covenants.

     17.4 Payments by Tenant. Without prejudice to any other provision of this Sublease
Agreement, Tenant covenants to pay to Landlord promptly as and when due without demand, deduction,
set-off, or counterclaim whatsoever all sums due and payable by Tenant to Landlord pursuant to the
provisions of this Sublease Agreement, and covenants not to exercise or seek to exercise any right
or claim to withhold rent or any right or claim to legal or equitable set-off.

     17.5 Surrender of the Premises. Upon the expiration or sooner termination of this
Sublease Agreement, Tenant shall vacate and surrender the Premises to Landlord in the same
condition, ordinary wear and tear and damage from casualty or compulsory acquisition excepted, as
existed at the Commencement Date, except Tenant shall remove any or all of (i) its personal
property, (ii) Trade Fixtures, and (iii) Improvements (only if such removal was required in writing
by Landlord at the time Landlord gave its consent to such installation), and repair all damage to
the Premises caused by such removal. If such removal and other surrender obligations are not
completed before the expiration or termination of the Sublease Term, Landlord shall have the right
(but no obligation) to perform such obligations, and Tenant shall pay Landlord on demand for all
costs (including removal and storage) incurred by Landlord in connection therewith, plus interest
on all such costs incurred at the Agreed Interest Rate. Landlord shall also have the right to
retain or dispose of all or any portion of Tenant’s personal property or Trade Fixtures if Tenant
does not pay all such costs and retrieve the property within fifteen (15) days after notice from
Landlord (in which event title to all such property described in Landlord’s notice shall be
transferred to and vest in Landlord). Tenant waives all claims, demands and causes of action
against Landlord for any damage or loss to Tenant resulting from Landlord’s removal, storage,
retention, or disposition of
any such property. Upon expiration or termination of this Sublease Agreement or of Tenant’s
possession, whichever is earliest, Tenant shall surrender all keys to the Premises or any other
part of the Premises and shall deliver to Landlord all keys for or make known to Landlord the
combination of locks on all safes, cabinets and vaults that may be located in the Premises.
Tenant’s obligations under this Section shall survive the expiration or termination of this
Sublease Agreement.

     17.6 Holding Over. If Tenant holds over the Premises or any part thereof after
expiration of the Sublease Term, such holding over shall be considered to be at sufferance only, at
a Monthly Rent equal to one hundred fifty percent (150%) of the Monthly Rent in effect immediately
prior to such holding over and shall otherwise be on all the other terms and conditions of this
Sublease Agreement. This paragraph shall not be construed as Landlord’s

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permission for Tenant to
hold over. Acceptance of rent by Landlord following expiration or termination shall not constitute
a renewal of this Sublease Agreement or extension of the Sublease Term except as specifically set
forth above.

     17.7 Notices to Let. Within six (6) months next before the expiration or earlier
determination of the Sublease Term, Tenant shall permit Landlord or its agents to fix upon the
Premises notices for reletting the Premises, and permit all persons authorized by Landlord or its
agents to view without interruption the Premises at reasonable hours in connection with any such
reletting.

     17.8 Estoppel Certificates. At all times during the Sublease Term, Tenant agrees,
within fifteen (15) days after any written request by Landlord, promptly to execute and deliver to
Landlord an estoppel certificate, (i) certifying that this Sublease Agreement is unmodified and in
full force and effect, or if modified, stating the nature of such modification and certifying that
this Sublease Agreement, as so modified, is in full force and effect, (ii) stating the date to
which the rent and other charges are paid in advance, if any, (iii) acknowledging that there are
not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder, or if there are
uncured defaults, stating the nature of such uncured defaults, and (iv) certifying such other
information about the Sublease Agreement as may be reasonably required by Landlord.

     17.9 Force Majeure. Any prevention, delay, or stoppage due to strikes, lockouts,
inclement weather, labor disputes, inability to obtain labor, materials, fuels or reasonable
substitutes therefor, governmental restrictions, regulations, controls, action or inaction, civil
commotion, fire or other acts of God, and other causes beyond the reasonable control of either
Party to perform shall excuse the performance by such Party, for a period equal to the period of
any said prevention, delay, or stoppage, of any obligation hereunder.

     17.10 Notices . Any notice required or desired to be given regarding this Sublease Agreement shall be in
writing and shall be personally served, or in lieu of personal service may be given by registered
post or by nationally recognized overnight courier at the addresses for the Parties set forth in
the “Sublease Summary” to this Sublease Agreement (or such other addresses as may be specified by a
Party hereto giving notice of same to the other Party in accordance with this Section). Personally
served notices shall be deemed to have been given when received by the Party, if served by prepaid
registered post, such notice shall be deemed to have been given (i) on the seventh business day
after such post, certified and postage prepaid, addressed to the Party to be served at the address
set forth in the preceding sentence was posted, and (ii) in all other cases when actually received.

     17.11 Miscellaneous. Time is of the essence with respect to the performance of every
provision of this Sublease Agreement in which time of performance is a factor. This Sublease
Agreement shall, subject to Section 15 hereof, apply to and bind the respective heirs, successors,
executors, administrators and assigns of Landlord and Tenant. Nothing in this Sublease Agreement
is intended to confer personal liability upon the officers or shareholders of Tenant or Landlord.
When a Party is required to do something by this Sublease Agreement, it shall do so at its sole
cost and expense without right of reimbursement from the other Party unless specific provision is
made therefor. All measurements of net lettable area shall be made from the outside faces of
exterior walls and the centerline of joint partitions. Landlord makes no covenant or

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warranty as
to the exact square footage of any area. Where a Party is obligated not to perform any act, such
Party is also obligated to restrain any others within its control from performing said act,
including agents, invitees, contractors, subcontractors and employees. Neither Party shall not
become or be deemed a partner nor a joint venturer with the other Party by reason of the provisions
of this Sublease Agreement. Any and all registration fees and out-of-pocket expenses in relation
to this Sublease Agreement shall be borne equally by Tenant and Landlord.

     17.12 Legal Fees. Landlord and Tenant shall each bear their respective legal costs
and expenses incurred in connection with the preparation and execution of this Sublease Agreement.

     17.13 Consents and Approvals. Wherever the consent or approval of HDB (or any
relevant authority) is required for any matter, under this Sublease Agreement, and it is not
specifically provided in this Agreement or the Head Lease that Tenant shall seek the prior consent
or approval of HDB (or such relevant authority), Landlord shall obtain the necessary consent or
approval of HDB (or such relevant authority) at its own cost and expense and shall keep Tenant
promptly informed of its application for consent or approval of HDB and the outcome of such
application.

     17.14 Termination by Exercise of Right. If this Sublease Agreement is terminated
pursuant to its terms by the proper exercise of a right to terminate specifically granted to
Landlord or Tenant by this Sublease Agreement, then this Sublease Agreement shall terminate thirty
(30) days after the date the right to terminate is
properly exercised (unless another date is specified in that part of the Sublease Agreement
creating the right, in which event the date so specified for termination shall prevail), the rent
and all other charges due hereunder shall be prorated as of the date of termination, and neither
Landlord nor Tenant shall have any further rights or obligations under this Sublease Agreement
except for those that have accrued prior to the date of termination or those obligations which this
Sublease Agreement specifically provides are to survive termination. This Section 17.14 does not
apply to a termination of this Sublease Agreement by Landlord as a result of a default by Tenant.

     17.15 Governing Law. This Sublease Agreement shall be construed and enforced in
accordance with the laws of Singapore. In relation to any legal action or proceeding arising out
of or in connection with this Sublease Agreement (“Proceedings”), the Parties hereby
irrevocably submit to the non-exclusive jurisdiction of the courts of Singapore and waive any
objection to Proceedings in any such court on the grounds of venue or on the grounds that the
Proceedings have been brought in an inconvenient forum. Such submission shall not affect the right
of any Party to take Proceedings in any other jurisdiction nor shall the taking of Proceedings in
any jurisdiction preclude any Party from taking Proceedings in any other jurisdiction.

     17.16 Contracts (Rights of Third Parties Act (Cap. 53B). HDB shall be entitled to
enforce its rights under Section 17.2. Save as aforesaid, a person who is not a Party to this
Sublease Agreement has no right under the Contracts (Rights of Third Parties) Act (Cap. 53B) to
enforce or enjoy the benefit of any term of this Sublease Agreement.

     17.17 Entire Agreement. This Sublease Agreement, together with the APA and the LATA,
constitutes the entire agreement between the Parties with respect to the subject matter hereof.
Each Party acknowledges that, except as provided in the APA and the LATA, there are

37

 

no binding
agreements or representations between the Parties except as expressed or described herein or
therein. No subsequent change or addition to this Sublease Agreement shall be binding unless in
writing and signed by the Parties hereto.

     17.18 Landlord’s Representations and Warranties.

          17.18.1 Landlord hereby represents and warrants to Tenant as follows: (i) Landlord is a
corporation duly organized and validly existing under the laws of Singapore and has full power and
authority to own and let the Premises; (ii) Landlord has full corporate power and authority to
execute and deliver this Sublease Agreement; (iii) the execution, delivery and performance by
Landlord of this Sublease Agreement have been duly authorized by all corporate actions on the part
of Landlord that are necessary to authorize the execution, delivery and performance by Landlord of
this Sublease Agreement; and (iv) this Sublease Agreement has been duly executed and delivered by
Landlord and, assuming due and valid authorization, execution and delivery hereof by Tenant, is a
valid and binding obligation of Landlord, enforceable against Landlord in accordance with its terms
except as limited by applicable
bankruptcy, insolvency, reorganization, moratorium, fraudulent conveyance and other similar
laws of general application affecting enforcement of creditors’ rights generally.

          17.18.2 EXCEPT FOR THE REPRESENTATIONS AND WARRANTIES CONTAINED IN THIS SUBLEASE AGREEMENT,
THE LATA, OR THE APA, NEITHER LANDLORD NOR ANY OTHER PERSON OR ENTITY ACTING ON BEHALF OF LANDLORD,
MAKES ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED. TO THE EXTENT ANY REPRESENTATION OR
WARRANTIES HEREIN ARE INCONSISTENT WITH ANY REPRESENTATIONS OR WARRANTIES IN THE APA, THE
APPLICABLE REPRESENTATIONS OR WARRANTIES IN THE APA SHALL CONTROL.

     17.19 Tenant’s Representations and Warranties.

          17.19.1 Tenant hereby represents and warrants to Landlord as follows: (i) Tenant is a
corporation duly organized and validly existing under the laws of Singapore and has full power and
authority to carry on its business as heretofore conducted; (ii) Tenant has full corporate power
and authority to execute and deliver this Sublease Agreement; (iii) the execution, delivery and
performance by Tenant of this Sublease Agreement have been duly authorized by all corporate actions
on the part of Tenant that are necessary to authorize the execution, delivery and performance by
Tenant of this Sublease Agreement; and (iv) this Sublease Agreement has been duly executed and
delivered by Tenant and, assuming due and valid authorization, execution and delivery hereof by
Landlord, is a valid and binding obligation of Tenant, enforceable against Tenant in accordance
with its terms except as limited by applicable bankruptcy, insolvency, reorganization, moratorium,
fraudulent conveyance and other similar laws of general application affecting enforcement of
creditors’ rights generally.

          17.19.2 EXCEPT FOR THE REPRESENTATIONS AND WARRANTIES CONTAINED IN THIS SUBLEASE AGREEMENT,
THE LATA, OR THE APA, NEITHER TENANT NOR ANY OTHER PERSON OR ENTITY ACTING ON BEHALF OF TENANT,
MAKES ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, TO THE EXTENT ANY REPRESENTATION OR
WARRANTIES HEREIN ARE INCONSISTENT

38

 

WITH ANY REPRESENTATIONS OR WARRANTIES IN THE APA, THE
APPLICABLE REPRESENTATIONS OR WARRANTIES IN THE APA SHALL CONTROL.

     17.20 Certain Taxes. If any stamp tax, goods and services tax, value added tax or any
other like tax (collectively, “Tax”) is payable as a consequence of any supply made or
deemed to be made or other matter or thing done under or in connection with this Sublease Agreement
by any Party, it is the intent of the Parties that such Tax be borne equally by the Parties. In
such event, the Party responsible under applicable law for the remittance of such Tax (the “Tax
Payor”) shall timely remit to the relevant authority the full Tax amount then-owning. Upon
presentation to the other Party (the “Tax Non-Payor”) of evidence of such Tax assessment
and the corresponding remittance by the Tax Payor, the Tax Non-Payor shall promptly reimburse the
Tax Payor for fifty percent (50%) of such Tax amount (but exclusive of any fine, penalty or
interest paid or
payable in connection therewith due to a default of the Tax Payor). The Parties agree to
cooperate with each other in the provision of any information or preparation of any documentation
that may be necessary or useful for obtaining any available mitigation, reduction, refund or
exemption from Tax. The Tax Payor further covenants and agrees to use its reasonable efforts to
obtain any available mitigation, reduction, refund or exemption from Tax and, upon receipt or
recovery of any portion of the aforementioned Tax remittance, shall promptly pay to the Tax
Non-Payor of fifty percent (50%) of such recovered amount. For the avoidance of doubt, the Parties
agree that any sum payable or amount to be used in the calculation of a sum payable expressed
elsewhere in this Agreement has been determined without regard to and does not include amounts to
be added on under this clause on account of Tax.

     17.21 Conditional Execution. Notwithstanding the execution of this Sublease Agreement
by Landlord and Tenant, the Parties agree that the effectiveness of this Agreement is conditional
upon the occurrence of the Closing pursuant to the LATA. Upon satisfaction of the foregoing
condition, this Sublease Agreement shall become operative. Prior to the Closing, Tenant shall have
no obligations hereunder and the APA shall control the rights and obligations of the Parties with
respect to the Premises.

     17.22 Rules of Interpretation.

          17.22.1 Whenever the words “include”, “includes” or “including” are used in this Sublease
Agreement they shall be deemed to be followed by the words “without limitation.”

          17.22.2 The words “hereof’, “hereto”, herein” and “herewith” and words of similar import
shall, unless otherwise stated, be construed to refer to this Sublease Agreement as a whole and not
to any particular provision of this Sublease Agreement, and article, section, paragraph and exhibit
references are to the articles, sections, paragraphs and exhibits of this Sublease Agreement unless
otherwise specified.

          17.22.3 The meaning assigned to each term defined herein shall be equally applicable to both
the singular and the plural forms of such term, and words denoting any gender shall include all
genders. Where a word or phrase is defined herein, each of its other grammatical forms shall have
a corresponding meaning.

39

 

          17.22.4 A reference to any Party to this Sublease Agreement or any other agreement or document
shall include such Party’s successors and permitted assigns.

          17.22.5 A reference to any legislation or to any provision of any legislation shall include
any amendment to, and any modification or re-enactment thereof, any legislative provision
substituted therefor and all regulations and statutory instruments issued thereunder or pursuant
thereto.

          17.22.6 The Parties have participated jointly in the negotiation and drafting of this Sublease
Agreement. In the event an ambiguity or question of intent or interpretation arises,
this Sublease Agreement shall be construed as if drafted jointly by the Parties, and no
presumption or burden of proof shall arise favoring or disfavoring any Party by virtue of the
authorship of any provisions of this Sublease Agreement.

          17.22.7 Headings are for convenience only and do not affect the interpretation of the
provisions of this Sublease Agreement.

          17.22.8 Any Exhibits attached hereto are incorporated herein by reference and shall be
considered as part of this Sublease Agreement.

          17.22.9 The language in all parts of this Sublease Agreement shall in all cases be construed
as a whole according to its fair meaning, and not strictly for or against either Landlord or
Tenant.

          17.22.10 If any term, condition, stipulation, provision, covenant or undertaking of this
Sublease Agreement is or may become under any written Law, or is found by any court or
administrative body of competent jurisdiction to be, illegal, void, invalid, prohibited or
unenforceable then: (i) such term, condition, stipulation, provision, covenant or undertaking
shall be ineffective to the extent of such illegality, voidness, invalidity, prohibition or
unenforceability; (ii) the remaining terms, conditions, stipulations, provisions, covenants or
undertaking of this Sublease Agreement shall remain in full force and effect; and (iii) the Parties
shall use their respective best endeavors to negotiate and agree a substitute term, condition,
stipulation, provision, covenant or undertaking which is valid and enforceable and achieves to the
greatest extent possible the economic, legal and commercial objectives of such illegal, void,
invalid, prohibited or unenforceable term, condition, stipulation, provision, covenant or
undertaking.

     17.23 Quiet Enjoyment. Landlord shall ensure that Tenant has the right to quietly
enjoy the Premises and the rights granted under this Agreement, without hindrance, molestation or
interruption during the Sublease Term, subject to the terms and conditions of this Sublease
Agreement.

     17.24 Landlord Insolvency. In the event that Landlord becomes insolvent or is being
wound-up or under receivership, it is the intention of the Parties that the receiver or the
liquidator shall manage Landlord’s property subject to this Agreement.

     17.25 Counterparts. The parties may execute this Agreement in multiple counterparts,
each of which constitutes an original as against the party that signed it, and all of which
together

40

 

constitute one agreement. This Agreement is effective upon delivery of one executed
counterpart from each party to the other party. The signatures of all parties need not appear on
the same counterpart. The delivery of signed counterparts by facsimile or email transmission which
includes a copy of the sending party’s signature(s) is as effective as signing and delivering the
counterpart in person.

[Signature page follows]

41

 

     IN WITNESS WHEREOF, Landlord and Tenant have executed this Sublease Agreement with the intent
to be legally bound thereby, to be effective as of the Effective Date.

	 	 	 	 	 	 	 	 	 	 	 
	“Landlord”	 	 	 	 	 	“Tenant”	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	AGILENT TEOLOGIES SINGAPORE PTE LTD, a
Singapore company	 	 	 	AVAGO TECHNOLOGIES
MANUFACTURING (SINGAPORE) PTE.
LTD., a company organized
under the laws of Singapore	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Gooi Soon Chai
	 	 	 	By: 	 	/s/ Kenneth Y. Hao	 	 
	 

	 	 

	 	 	 	 	 	 

	 	 
	Name:

	 	GOOI SOON CHAI
	 	 	 	Name:	 	Kenneth Y. Hao	 	 
	 

	 	 	 	 	 	 	 	 

	 	 
	Title:

	 	PRESIDENT OF AGILENT
	 	 	 	Title:	 	Director	 	 
	 

	 	MALAYSIA & SINGAPORE
	 	 	 	 	 	 

	 	 

SIGNATURE
PAGE — SUBLEASE AGREEMENT (YISHUN, SINGAPORE)exv10w10

 

Exhibit
10.10

Lease Agreement (Building 90)

by and between

Agilent Technologies, Inc.,

a Delaware corporation (“Landlord”)

and

Avago Technologies U.S. Inc.

a Delaware corporation (“Tenant”)

 

 

LEASE SUMMARY

	 	 	 
	Lease Date:

	 	12/1/05
	 
	 	 
	Landlord:

	 	Agilent Technologies, Inc., a Delaware corporation
	 
	 	 
	Tenant:

	 	Avago Technologies U.S. Inc., a Delaware corporation
	 
	 	 
	Contact (Landlord):

	 	MacMunnis, Inc

Attn Agilent Technologies Inc.

1840 Oak Street

Ste #300

Evanston, IL 60201
	 
	 	 
	Contact (Tenant):

	 	                                                                  
          
                        
	 
	 	 
	Premises:

	 	Those certain premises deemed to contain
approximately (a) 42,861 rentable square feet of
space in the basement, (b) 64,497 rentable square
feet of space on the first floor and (c) 76,059
rentable square feet of space on the second floor,
consisting of a portion of the building commonly
known as Building 90 and located at 350/370 W.
Trimble Road, San Jose, California, as more
particularly described on Exhibit A.
	 
	 	 
	Project:

	 	That certain real estate project of which the
Premises are a part, as more particularly described
on Exhibit A.
	 
	 	 
	Lease Term (Section 1.13):

	 	The period of time commencing on the Commencement
Date (as defined in the Lease) and ending at
midnight on the Expiration Date (as defined in the
Lease), unless sooner terminated as provided in the
Lease.
	 
	 	 
	Monthly Base Rent:

	 	The monthly base rent payable by Tenant pursuant to
Section 3.1 of the Lease.
	 
	 	 
	Permitted Use:

	 	General office use, and for development, design and
distribution of semi-conductor products and
materials, in accordance with applicable Laws and
Private Restrictions; and no other use.
	 
	 	 
	Tenant’s Share:

	 	40.48% for the Project
	 
	 	 
	Address for Notices:

	 	To Landlord
	(Section 16.8)

	 	Agilent Technologies, Inc
	 

	 	10 North Martingale Rd., Suite 550,
	 

	 	Schaumberg, Illinois
	 
	 	 
	 

	 	Attn: Real Estate Department
	 

	 	To Tenant
	 

	 	At the Premises
	 

	 	Attn:                     

 

 

     The provisions of the Lease identified above in parentheses are those provisions making
reference to the above-described Lease terms. In the event of any conflict between this Lease
Summary and the Lease, the Lease shall control.

	 	 	 	 	 	 	 	 	 	 	 
	LANDLORD:	 	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	AGILENT TECHNOLOGIES, INC., a	 	 	 	AVAGO TECHNOLOGIES U.S. INC., a	 	 
	Delaware corporation	 	 	 	Delaware corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	 	 	 	By:	 	 	 
	Printed

	 	 	 	Printed
	 	 
	Name: 

	 	 	 	 	Name: 	 	 	 
	 

	 	 
	 	 	 	 	 	 	 	 
	Title: 

	 	 	 	 	Title: 	 	 	 
	 

	 	 
	 	 	 	 	 	 	 	 

 

 

Table of Contents

	 	 	 	 	 	 	 
	 	 	 	 	Page
	1.

	 	DEFINITIONS
	 	 	1	 
	 
	 	 	 	 	 	 
	2.

	 	DEMISE AND ACCEPTANCE
	 	 	4	 
	 
	 	 	 	 	 	 
	3.

	 	RENT
	 	 	5	 
	 
	 	 	 	 	 	 
	4.

	 	USE OF PREMISES
	 	 	6	 
	 
	 	 	 	 	 	 
	5.

	 	TRADE FIXTURES AND LEASEHOLD IMPROVEMENTS
	 	 	8	 
	 
	 	 	 	 	 	 
	6.

	 	REPAIR AND MAINTENANCE
	 	 	9	 
	 
	 	 	 	 	 	 
	7.

	 	UTILITIES
	 	 	11	 
	 
	 	 	 	 	 	 
	8.

	 	OPERATING EXPENSES
	 	 	12	 
	 
	 	 	 	 	 	 
	9.

	 	INSURANCE
	 	 	15	 
	 
	 	 	 	 	 	 
	10.

	 	LIMITATION ON LANDLORD’S LIABILITY AND INDEMNITY
	 	 	16	 
	 
	 	 	 	 	 	 
	11.

	 	DAMAGE TO PREMISES
	 	 	18	 
	 
	 	 	 	 	 	 
	12.

	 	CONDEMNATION
	 	 	19	 
	 
	 	 	 	 	 	 
	13.

	 	DEFAULTS AND REMEDIES
	 	 	20	 
	 
	 	 	 	 	 	 
	14.

	 	ASSIGNMENT AND SUBLETTING
	 	 	24	 
	 
	 	 	 	 	 	 
	15.

	 	WASTE DISPOSAL AND HAZARDOUS SUBSTANCES
	 	 	27	 
	 
	 	 	 	 	 	 
	16.

	 	GENERAL PROVISIONS
	 	 	35	 

EXHIBITS

Exhibit A — Description of Premises and Project

Exhibit B — Hazardous Substances Questionnaire

Exhibit C — Rules and Regulations

Exhibit D — Services Provided by Tenant

i

 

LEASE AGREEMENT

          THIS LEASE AGREEMENT, dated December 1, 2005, for reference purposes only, is made by and
between AGILENT TECHNOLOGIES, INC., a Delaware corporation (“Landlord”), and AVAGO TECHNOLOGIES
U.S. INC., a Delaware corporation (“Tenant”).

	1.	 	DEFINITIONS: Any term that is given a special meaning by this Article 1 or by
any other provision of this Lease (including the exhibits attached hereto) shall have such
meaning when used in this Lease or any addendum or amendment hereto.
	 
	1.1	 	Additional Rent: “Additional Rent” is defined in Section 3.2.
	 
	1.2	 	Agreed Interest Rate: “Agreed Interest Rate” means that interest rate determined as
of the time it is to be applied that is equal to the lesser of (i) two percent (2%) plus the
“prime rate” reported in the Wall Street Journal as published closest prior to the date when
due, or (ii) the maximum interest rate permitted by law.
	 
	1.3	 	Asbestos: “Asbestos” is defined in Section 15.1.1.
	 
	1.4	 	Asbestos-Containing Construction Materials: “Asbestos-Containing Construction
Materials” is defined in Section 15.1.2.
	 
	1.5	 	Asbestos-Containing Materials: “Asbestos-Containing Materials” is defined in Section
15.1.3.
	 
	1.6	 	Building 91 Lease: “Building 91 Lease” means that certain Lease Agreement of even
date herewith by and between Landlord and Tenant for certain premises located within the
building commonly known as Building 91 located within the Project.
	 
	1.7	 	Commencement Date: “Commencement Date” means the date on which the “Closing” as
defined in that certain Asset Purchase Agreement dated as of August 14, 2005 between Agilent
Technologies, Inc. and Argos Acquisition PTE. Ltd. shall have occurred. The parties shall
confirm the Commencement Date in writing and such confirmation shall be evidence of the
Commencement Date without the necessity of reference to any other agreement.
	 
	1.8	 	Common Area: “Common Area” means all areas and facilities within the Project that
are not designated by Landlord for the exclusive use of Tenant or Landlord or any other tenant
or other occupant of the Project, including, without limitation, the parking areas, access and
perimeter roads, pedestrian sidewalks, trash enclosures, and the cafeteria, as more
particularly described on Exhibit A.
	 
	1.9	 	Contractor: “Contractor” shall have the meaning set forth in the SLA.
	 
	1.10	 	[omitted]

 

 

	1.11	 	Effective Date: “Effective Date” means the date the last signatory to this Lease
whose execution is required to make it binding on the parties hereto has executed this Lease,
as such dates are reflected on the signature pages hereto.
	 
	1.12	 	Environmental Condition: “Environmental Condition” is defined in Section 15.1.4.
	 
	1.13	 	Environmental Damages: “Environmental Damages” is defined in Section 15.1.5.
	 
	1.14	 	Environmental Laws: “Environmental Laws” is defined in Section 15.1.6.
	 
	1.15	 	Expiration Date: “Expiration Date” means such date that is three (3) years following
the Commencement Date, or the date upon which this Lease is sooner terminated pursuant to its
terms.
	 
	1.16	 	Handle: “Handle” is defined in Section 15.1.7.
	 
	1.17	 	Hazardous Substances: “Hazardous Substances” is defined in Section 15.1.8.
	 
	1.18	 	Landlord: “Landlord” means Agilent Technologies, Inc., a Delaware corporation.
	 
	1.19	 	Law: “Law” means any present or future judicial decision, statute, or constitution,
and any ordinance, resolution, regulation, rule, administrative order, Permit, standard,
mandatory directive, binding notice, or other requirement of any local, state, federal, or
other government agency or authority (including quasi-official entities such as a board of
fire examiners, public utility or special district) having jurisdiction over the parties to
this Lease or the Project or any Permitted Use.
	 
	1.20	 	Lease: “Lease” means this printed lease, and all exhibits attached hereto, as the
same may be amended in accordance with this Lease from time to time; all of which are attached
hereto and incorporated herein by this reference.
	 
	1.21	 	Lease Term: “Lease Term” shall be for a period of time commencing on the
Commencement Date and ending at midnight on the Expiration Date, unless sooner terminated as
provided herein.
	 
	1.22	 	Leasehold Improvements: “Leasehold Improvements” means all improvements, additions,
alterations, and fixtures installed in the Premises after the Commencement Date by Tenant or
at Tenant’s request and expense that are not Trade Fixtures.
	 
	1.23	 	Lender: “Lender” means any beneficiary, mortgagee, secured party, or other holder of
any deed of trust, mortgage or other written security device or agreement affecting the
Premises, and the note or other obligations secured by it.
	 
	1.24	 	Monthly Base Rent: “Monthly Base Rent” means the monthly rent payable by Tenant
pursuant to Section 3.1.
	 
	1.25	 	Operating Expenses: “Operating Expenses” is defined in Section 8.1.

2

 

	1.26	 	Permit: “Permit” is defined in Section 15.1.9.
	 
	1.27	 	Preexisting Hazardous Substances: “Preexisting Hazardous Substances” is defined in
Section 15.1.10.
	 
	1.28	 	Permitted Use: “Permitted Use” means the use of the Premises for general office use,
and for development, design and distribution of semi-conductor products and materials, in
accordance with applicable Laws and Private Restrictions; and no other use. The Permitted Use
may be modified only with the consent of the Landlord, which consent may be withheld in
Landlord’s sole and absolute discretion.
	 
	1.29	 	Premises: “Premises” means those certain premises deemed to contain approximately
(a) 42,861 rentable square feet of space in the basement, (b) 64,497 rentable square feet of
space on the first floor and (c) 76,059 rentable square feet of space on the second floor,
consisting of a portion of the building commonly known as, consisting of a portion of the
building commonly known as Building 90 and located at 350/370 W. Trimble Road, San Jose,
California, as more particularly described on Exhibit A attached hereto and made a part
hereof.
	 
	1.30	 	Private Restrictions: “Private Restrictions” means all covenants, conditions and
restrictions, private agreements, reciprocal easement agreements and any other recorded
instruments (herein “encumbrances”) affecting the use of the Premises as of the Effective
Date, and all encumbrances so recorded after the Effective Date which do not materially
interfere with or preclude under the terms of this Lease Tenant’s then existing use of the
Premises or, alternatively, which are approved by Tenant, which approval shall not be
unreasonably withheld or delayed. Nothing herein shall be deemed to require Tenant’s consent
to any encumbrance of the Premises; provided, that it does not affect the ability of Tenant to
continue its then current use hereunder.
	 
	1.31	 	Project: “Project” means that certain real estate project consisting of two (2)
primary buildings and other ancillary improvements (which in the aggregate are deemed to
contain 453,107 rentable square feet) of which the Premises are a part, as more particularly
described on Exhibit A attached hereto and made a part hereof.
	 
	1.32	 	Property: “Property” is defined in Section 15.1.11.
	 
	1.33	 	Release: “Release” is defined in Section 15.1.12.
	 
	1.34	 	Rent: “Rent” is defined in Section 3.3.
	 
	1.35	 	Rules and Regulations: “Rules and Regulations” is defined in Section 4.6.
	 
	1.36	 	Security Instruments: “Security Instruments” is defined in Section 16.4.
	 
	1.37	 	Service Failure: “Service Failure” is defined in Section 7.2.
	 
	1.38	 	SLA: “SLA” is defined as that certain Service Level Agreement dated as of the date
hereof by and between Landlord as the “Company” thereunder, LumiLeds Lighting, as

3

 

	 	 	“Contractor” thereunder and Tenant (which by its terms will be assigned from Landlord to Tenant upon
the commencement of this Lease).

	1.39	 	Intentionally Omitted.
	 
	1.40	 	Tenant: “Tenant” means Avago Technologies U.S. Inc., a Delaware corporation.
	 
	1.41	 	Tenant’s Agents: “Tenant’s Agents” means the agents, employees, contractors,
invitees, subtenants and assigns (and their respective agents, employees, contractors and
invitees) of Tenant.
	 
	1.42	 	Tenant’s Minimum Liability Insurance Coverage: “Tenant’s Minimum Liability Insurance
Coverage” means a minimum limit of Ten Million Dollars (US$10,000,000.00) per occurrence.
	 
	1.43	 	Tenant’s Non-Exclusive Parking Area: The term “Tenant’s Non-exclusive Parking Area”
is defined in Section 4.7.
	 
	1.44	 	Tenant’s Share: “Tenant’s Share” in connection with the Operating Expenses for the
Project means the percentage obtained by dividing the gross rentable square footage of the
Premises (183,417 sq. ft.) by the gross rentable square footage of the Project (453,107 sq.
ft.), which is deemed to be 40.48%.
	 
	1.45	 	Trade Fixtures: “Trade Fixtures” means (i) Tenant’s furniture, and business
equipment, and (ii) anything affixed to the Premises by Tenant at its expense for purposes of
trade, manufacture, ornament or domestic use (except replacement of similar work or material
originally installed by Landlord) which can be removed without material injury to the
Premises, unless such thing has, by the manner in which it is affixed, become an integral part
of the Premises. Such affixed items which are an integral part of the Premises shall not
constitute Trade Fixtures. Notwithstanding the foregoing, all of Tenant’s signs shall be
deemed Trade Fixtures, in each case regardless of how affixed to the Premises or Common Area.
	 
	2.	 	DEMISE AND ACCEPTANCE: Landlord hereby leases to Tenant, and Tenant leases
from Landlord, for the Lease Term upon the terms and conditions of this Lease, the
Premises for Tenant’s own use in the conduct of Tenant’s business together with the
non-exclusive right to use the Common Area, including, without limitation, the
non-exclusive right to use up to five hundred (550) parking stalls within the portion of
the Common Area (subject to the limitations set forth in Section 4.7) described on Exhibit
A attached hereto and incorporated herein. Landlord reserves for its exclusive use all
areas in the Project other than the Common Areas and the Premises, as well as the exterior
walls, the roof and the area beneath and above the Premises, and Landlord reserves the
right to install, maintain, use, and replace ducts, wires, conduits and pipes leading
through the Premises, provided that in its exercise of such rights, Landlord shall use
reasonable efforts to minimize interference with Tenant’s access to and use of the
Premises and disruption of Tenant’s business. By taking possession of the Premises,
Tenant shall be
conclusively deemed to have accepted the Premises in their then existing condition as of
the Commencement Date, “AS-IS, WITH ALL FAULTS.”

4

 

	 	 	Tenant acknowledges and agrees that
Landlord has made no representations or warranties to Tenant, express or implied, with
respect to the Premises, whatsoever, including, without limitation, any representation or
warranty as to the suitability of the Premises for Tenant’s intended use.

	2.1	 	No Option to Extend: Tenant shall have no option to extend the Lease Term.
	 
	3.	 	RENT:
	 
	3.1	 	Monthly Base Rent: Commencing on the Commencement Date and continuing on the first
day of each month throughout the Lease Term, Tenant shall pay Landlord without offset,
deduction or prior notice, $141,076.71 as base rent for the Premises (“Monthly Base Rent”).
	 
	3.2	 	Additional Rent: Commencing on the Commencement Date and continuing throughout the
Lease Term, Tenant shall pay the following as additional rent (the “Additional Rent”): (i)
any late charges or interest due Landlord pursuant to Section 3.4; (ii) Tenant’s Share of
Operating Expenses as provided in Section 8.1; and (iii) any other charges due Landlord
pursuant to this Lease.
	 
	3.3	 	Payment of Rent: All Monthly Base Rent and Additional Rent (collectively, “Rent”)
and any other amounts required to be paid in monthly installments shall be paid in advance on
the first day of each calendar month during the Lease Term. All amounts due hereunder shall
be paid in lawful money of the United States, without any abatement (except as otherwise
provided in Sections 6.2, 7.2, 11.3 and 12.2 in the event of a Material Impairment (as defined
below), Service Failure (as defined below), damage to the Premises or condemnation,
respectively), deduction or offset whatsoever and without any prior demand therefor (unless
otherwise expressly provided herein). Rent shall be paid directly to Landlord at the
following address: MacMunnis Inc./Agilent, 1840 Oak Avenue, Suite 300, Evanston, Illinois
60201, or such other address as may be designated in writing by Landlord. Tenant’s obligation
to pay Monthly Base Rent and Tenant’s Share of Operating Expenses shall be prorated for any
partial month based on a thirty (30) day month. As used herein, the word “month” shall mean a
period beginning on the first (1st) day of a month and ending on the last day of that month.
	 
	3.4	 	Late Charge and Interest on Rent in Default: Tenant acknowledges that the late
payment by Tenant of any monthly installment of Monthly Base Rent or any Additional Rent will
cause Landlord to incur certain costs and expenses not contemplated under this Lease, the
exact amount of which are extremely difficult or impractical to fix. Such costs and expenses
will include, without limitation, administration and collection costs and processing and
accounting expenses. If any such Monthly or Additional Rent is not received by Landlord from
Tenant within three (3) days after the delinquent amount
became due, Tenant shall immediately pay to Landlord a late charge equal to two thousand
five hundred dollars ($2,500), except that there shall be no such penalty for the first
such occurrence in the first lease year. Landlord and Tenant agree that this late charge
represents a reasonable estimate of such costs and expenses and is fair 

5

 

	 	 	compensation to
Landlord for its loss suffered by Tenant’s failure to make timely payment. In no event
shall this provision for a late charge be deemed to grant to Tenant a grace period or
extension of time within which to pay any rent or prevent Landlord from exercising any
right or remedy available to Landlord upon Tenant’s failure to pay any rent due under this
Lease in a timely fashion, including the right to terminate this Lease. If any amount due
hereunder is not paid on or before the third (3rd) day following the due date, then,
without prejudice to any of Landlord’s other rights and remedies and in addition to such
late charge, Tenant shall pay to Landlord interest on the delinquent amount at the Agreed
Interest Rate from the date such amount became due until paid.

	4.	 	USE OF PREMISES:
	 
	4.1	 	Limitation on Type: Tenant shall use the Premises solely for the Permitted Use and
for no other purpose. Tenant shall not do or permit anything to be done in or about the
Premises that will (i) cause structural injury to the Premises or Project, (ii) cause damage
to any part of the Premises or Project, or (iii) violate, or cause Landlord to be in violation
of any Laws or Private Restrictions. Tenant shall not operate any equipment within the
Premises that will (iv) injure, vibrate or shake the Premises or Project, (v) overload
existing electrical systems or other mechanical equipment servicing the Premises or Project,
(vi) impair the efficient operation of the sprinkler system or the heating, ventilating or air
conditioning (“HVAC”) equipment within or servicing the Premises or Project, or (vii) damage,
overload, or corrode the plumbing or sanitary sewer system. Tenant shall not attach, hang or
suspend anything from the ceiling, roof, walls or columns of the Premises or set any load on
the floor in excess of the load limits for which such items are designed nor operate hard
wheel forklifts within the Premises. Tenant’s use of the Premises shall not (viii) create a
fire or health hazard. Tenant shall not commit nor permit to be committed any waste in or
about the Premises or Project, and Tenant shall keep the Premises in a neat, clean, attractive
and orderly condition, free of any objectionable noises, odors, dust or nuisances.
	 
	4.2	 	Compliance with Laws and Private Restrictions: Tenant’s lease of the Premises shall
be subject to (i) all Laws and (ii) all Private Restrictions, easements and other matters of
public record. Tenant shall not use or permit any person to use the Premises in any manner
which violates any Laws, Private Restrictions, easements and other matters of public record.
Tenant shall abide by and promptly observe and comply with all Laws and Private Restrictions.
	 
	4.3	 	Insurance Requirements: Tenant shall not use or permit any person to use the
Premises in any manner which will cause the existing rate of insurance upon the Premises, or
any of its contents, to be increased (unless Tenant pays the increase upon demand) or cause
a cancellation of any insurance policy covering the Premises. Tenant shall not sell, or
permit to be kept, used, or sold in or about the Premises any article which may be
prohibited by the standard form of fire insurance policy.

6

 

	4.4	 	Outside Areas: No materials, supplies, tanks or containers, equipment, finished
products or semi-finished products, raw materials, inoperable vehicles or articles of any
nature shall be stored upon or permitted to remain outside of the Premises.
	 
	4.5	 	Signs: Tenant shall not place on any portion of the Premises any sign, placard,
lettering in or on windows, banners, displays, or other advertising or communicative material
which is visible from the exterior of the Premises without the prior written approval of
Landlord (such approval not to be unreasonably withheld or delayed). All such approved signs
shall strictly conform to all Laws and Private restrictions and shall be installed at the
expense of Tenant. If Landlord so elects, Tenant shall, at the expiration or sooner
termination of this Lease, remove all signs installed by it and repair any damage caused by
such removal. Tenant shall at all times maintain such signs in good condition and repair.
Notwithstanding the foregoing, Tenant shall be entitled to 35% of the signage currently
located throughout the Project (including without limitation signage at the exterior
perimeter, driveways and roads, on buildings and directional signage).
	 
	4.6	 	Rules and Regulations: Tenant shall observe and comply with the Rules and
Regulations attached to this Lease as Exhibit C attached hereto and made a part hereof (the
“Rules and Regulations”). Landlord may from time to time modify the Rules and Regulations and
promulgate additional reasonable and nondiscriminatory rules and regulations applicable to all
occupants of the Project for the care and orderly management of the Project and the safety of
its tenants and invitees. Such modified or additional rules and regulations shall be binding
upon Tenant upon delivery of a copy thereof to Tenant, and Tenant agrees to abide by such
Rules and Regulations. If there is a conflict between the Rules and Regulations and any of
the other provisions of this Lease, the other provisions of this Lease shall prevail.
Landlord shall not be responsible for, or subject to any liability as a result of, the
violation by Tenant or any other person of any such Rules and Regulations.
	 
	4.7	 	Parking: Tenant, as Tenant hereunder and under the Building 91 Lease, is allocated
and shall have the non-exclusive right to use 550 parking spaces at the Project in the parking
areas serving the Premises described on Exhibit A hereto (referred to in this Lease as
“Tenant’s Non-Exclusive Parking Area”) for its use and the use of Tenant’s Agents. Tenant
shall not at any time use more parking spaces than the number so allocated to Tenant or park
its vehicles or the vehicles of others in any portion of the Project outside of the Tenant’s
Non-Exclusive Parking Area or in any portion which is designated by Landlord as an exclusive
parking area. Tenant shall not have the exclusive right to use any specific parking space.
If Landlord grants to any person or other tenant or subtenant the exclusive right to use any
particular parking space(s), Tenant shall not use such spaces. Landlord reserves the right,
after having given Tenant reasonable notice, to have any vehicles owned by Tenant or Tenant’s
Agents utilizing parking spaces in excess of the parking spaces allowed for Tenant’s use or in
any portion of the Project
outside of Tenant’s Non-Exclusive Parking Area, to be towed away at Tenant’s cost. All
trucks and delivery vehicles shall be (i) parked at the rear of the Premises; (ii) loaded
and unloaded in a manner which does not interfere with the businesses of Landlord or other
occupants of the Project; and (iii) permitted to remain on the Project 

7

 

	 	 	only so long as is
reasonably necessary to complete loading and unloading. In the event Landlord elects or
is required by any Law to limit or control parking in the Project, whether by validation
of parking tickets or any other method of assessment, Tenant agrees to participate in such
validation or assessment program under such reasonable rules and regulations as are from
time to time established by Landlord, and which shall be non-discriminatory among all
occupants of the Project.

	4.8	 	Auctions: Tenant shall not conduct or permit to be conducted on any portion of the
Premises or Project any sale of any kind, including (i) any public or private auction, fire
sale, going-out-of-business sale, distress sale, or other liquidation sale, or (ii) any
so-called “flea market,” open-air market, or any other similar activity.
	 
	4.9	 	Quiet Enjoyment: So long as Tenant timely pays the Rent and timely performs all of
its obligations hereunder, Landlord shall not disturb Tenant’s quiet possession of the
Premises during the Lease Term, subject to the terms of this Lease.
	 
	5.	 	TRADE FIXTURES AND LEASEHOLD IMPROVEMENTS:
	 
	5.1	 	Trade Fixtures: Throughout the Lease Term, Tenant shall provide, install, and
maintain in good condition all Trade Fixtures required in the conduct of its business in the
Premises. All Trade Fixtures shall remain Tenant’s property.
	 
	5.2	 	Leasehold improvements: Tenant shall not construct any Leasehold Improvements or
otherwise alter the Premises or Project without Landlord’s prior written approval and not
until Landlord shall have first approved the plans and specifications therefor (in each case
not to be unreasonably withheld or delayed). In no event shall Tenant make any alterations to
the Premises or Project which could affect the structural integrity or the exterior design of
the Premises or Project. All such approved Leasehold Improvements shall be installed by
Tenant at Tenant’s expense using a licensed contractor first reasonably approved by Landlord
in substantial compliance with the approved plans and specifications therefor. All
construction undertaken by Tenant shall be done in accordance with all Laws and in a good and
workmanlike manner using new materials of good quality. Tenant shall not commence
construction of any Leasehold Improvements until (i) all required governmental approvals and
permits shall have been obtained and copies of same have been provided to Landlord, (ii) all
requirements regarding insurance imposed by this Lease have been satisfied, (iii) Tenant shall
have given Landlord at least ten (10) days prior written notice of its intention to commence
such construction, and (iv) if requested by Landlord in its reasonable discretion, Tenant
shall have obtained or caused its general contractor to obtain contingent liability and broad
form builders risk insurance and/or completion and performance bonds in an amount reasonably
satisfactory to Landlord. Tenant shall pay to Landlord a fee of 3
percent (3%) of the total cost of design and construction of such work for Landlord’s
services in protecting the Premises and shall reimburse Landlord for all expenses incurred
by Landlord in connection with the review, approval and supervision of any Leasehold
Improvements made by Tenant. All Leasehold Improvements shall remain the property of
Tenant during the Lease Term, but shall not be damaged, altered, or removed from the
Premises. At the expiration or sooner termination of the Lease Term,

8

 

	 	 	all Leasehold
Improvements shall be removed from the Premises in accordance with the provisions of
Section 16.2.

	5.3	 	Alterations Required by Law: Tenant shall make any alteration, addition or change of
any sort to the Premises or Project that is required by any Law because of (i) Tenant’s
particular use or change of the Project; (ii) Tenant’s application for any permit or
governmental approval; or (iii) Tenant’s construction or installation of any Leasehold
Improvements or Trade Fixtures. Any other alteration, addition, or change required by Law
that is not the responsibility of Tenant pursuant to the foregoing shall be made by Landlord,
subject to Landlord’s right to reimbursement from Tenant as an Operating Expense.
	 
	5.4	 	Liens: Tenant shall keep the Premises and Project free from any liens and shall pay
when due all bills arising out of any work performed, materials furnished, or obligations
incurred by Tenant or any of Tenant’s Agents relating to the Premises or Project. If any
claim of lien is recorded, Tenant shall bond against or discharge the same within fifteen (15)
days after notice that the same has been recorded against the Premises. Should any lien be
filed against the Premises or any action commenced affecting title to the Premises, the party
receiving notice of such lien or action shall immediately give the other party written notice
thereof.
	 
	6.	 	REPAIR AND MAINTENANCE:
	 
	6.1	 	Tenant’s Obligation to Maintain: Except as otherwise provided in Sections 6.2, 11.1,
and 12.3, Tenant shall, at its sole cost, keep and maintain the Premises in good order,
condition and repair, and shall require Contractor to perform the services for the Premises
required under the SLA. Additionally, Tenant shall, at its sole cost, perform the services
and other obligations set forth on Exhibit D.
	 
	6.1.1	 	All repairs and replacements required of Tenant shall be promptly made with new materials of
like kind and quality. If the work affects the structural parts of the Premises or if the
estimated cost of any item of repair or replacement is in excess of the Five Thousand Dollars
($5,000.00), then Tenant shall first obtain Landlord’s written approval of the scope of the
work, plans therefor, materials to be used, and the contractor (such approval not to be
unreasonably withheld or delayed).
	 
	6.2	 	Landlord’s Obligation to Maintain: Landlord shall repair and maintain (i) the roof
(including the roof membrane) and the other structural components of the Project (including
without limitation, the footings, the foundation, the structural floor, and the
load bearing walls of the Premises and the Project), and (ii) major parking lot repair and
all striping in connection with the parking lot. It is an express condition precedent to
of Landlord’s obligations to repair and maintain the Premises that Tenant shall have first
notified Landlord in writing of the need for such repairs and maintenance.
Notwithstanding the foregoing, Landlord shall not be responsible for repairs required by
an accident, fire or other peril, or for damage caused to any part of the Project or the
Premises, in each case to the extent caused by any act or omission of Tenant or Tenant’s
Agents, except as otherwise required by Article 11. Landlord may engage contractors 

9

 

	 	 	of its choice to perform the obligations required of it by this Article, and the necessity of
any expenditure to perform such obligations shall be at the sole discretion of Landlord.

	 	 	In the event that the Premises or a material portion of the Premises are rendered
inaccessible or unusable for the Permitted Use by reason of Landlord’s breach of its
obligations under this Section 6.2 (a “Material Impairment”), and such Material Impairment
continues for five (5) consecutive business days after written notice thereof is received
by Landlord and such Material Impairment is not caused by an event of force majeure (as
described in Section 16.7), a casualty, a failure on the part of a public utility, or by
any act or omission of Tenant, its agents, employees or contractors, Tenant shall be
entitled to an abatement of Base Rent and Additional Rent in proportion to the extent to
which breach causes such Material Impairment, with such abatement to begin on the sixth
(6th) business day after written notice to Landlord of such Material Impairment
and continuing until such Material impairment has been cured.
	 
	6.3	 	Control of Common Area: Landlord shall at all times have exclusive control of the
Common Area. Landlord shall have the right, without the same constituting an actual or
constructive eviction and without entitling Tenant to any abatement of Rent, to: (i) close
any part of the Common Area to whatever extent required in the reasonable opinion of
Landlord’s counsel to prevent a dedication thereof or the accrual of any prescriptive rights
therein; (ii) temporarily close the Common Area to perform maintenance or for any other reason
reasonably deemed sufficient by Landlord; (iii) change the shape, size, location and extent of
the Common Area (provided, that the Common Areas will continue to adequately serve the same
purposes as immediately prior to such change); (iv) eliminate from or add to the Project any
land or improvement, including multi-deck parking structures (provided, that the Common Areas
and Premises will continue to adequately serve the same purposes as immediately prior to such
change); (v) make changes to the Common Area including, without limitation, changes in the
location of driveways, entrances, passageways, doors and doorways, elevators, stairs,
restrooms, exits, parking spaces, parking areas, sidewalks or the direction of the flow of
traffic and the site of the Common Area (provided, that the Common Areas will continue to
adequately serve the same purposes as immediately prior to such change); (vi) remove
unauthorized persons from the Project; or (vii) change the name of the Premises or Project.
Tenant shall keep the Common Area clear of all obstructions created or permitted by Tenant.
If in the reasonable opinion of Landlord unauthorized persons are using any of the Common Area
by reason of the presence of Tenant in the Premises, Tenant, upon demand of Landlord, shall
restrain such unauthorized use by appropriate proceedings. In exercising any such rights
regarding the Common Area, Landlord shall make a reasonable effort to minimize any
disruption to Tenant’s business. Landlord shall have no obligation to provide guard
services or other security measures for the benefit of the Project. Tenant assumes all
responsibility for the protection of Tenant and Tenant’s Agents from acts of third
parties; provided, however, that nothing contained herein shall prevent Landlord, at its
sole option, from providing security measures for the Project. In the event Landlord
elects to remodel or construct improvements upon any part of the Common Area located
outside of the Premises, Tenant will cooperate with such remodeling or 

10

 

	 	 	construction,
including Tenant’s tolerating temporary and reasonable inconveniences in order to
facilitate such remodeling or construction.

	7.	 	UTILITIES:
	 
	7.1	 	Utilities: Tenant acknowledges that all utilities, other than as set forth on
Exhibit D, are to be provided as set forth in the SLA.
	 
	7.2	 	Compliance with Governmental Regulations: Landlord and Tenant shall comply with all
rules, regulations and requirements promulgated by national, state or local governmental
agencies or utility suppliers concerning the use of utility services, including any rationing,
limitation or other control. Landlord may voluntarily cooperate in a reasonable manner with
the efforts of all governmental agencies or utility suppliers in reducing energy or other
resources consumption. Tenant shall not be entitled to terminate this Lease nor to any
abatement in rent by reason of such compliance or cooperation, provided that any such
voluntary compliance or cooperation does not have a material adverse impact on Tenant’s
operations in the Premises. Tenant agrees at all times to cooperate fully with Landlord and
Contractor and to abide by all reasonable rules, regulations and requirements which Landlord
or Contractor may prescribe in order to maximize the efficient operation of the HVAC system
and all other utility systems provided to the Premises, including those provided by Contractor
under the SLA; provided, that such do not have an adverse impact on Tenant’s operations in the
Premises. In the event of an interruption in or failure or inability by Landlord or
Contractor to provide any and all utilities to the Premises as contemplated hereunder or under
the SLA, for any reason (a “Service Failure”), such Service Failure shall not, regardless of
its duration, impose upon Landlord any liability whatsoever, constitute an eviction of Tenant,
constructive or otherwise, entitle Tenant to an abatement of Rent, except as otherwise set
forth in this Section 7.2, or to terminate this Lease or otherwise release Tenant from any of
Tenant’s obligations under this Lease. Tenant hereby waives any benefits of any applicable
existing or future Law, including the provisions of California Civil Code Section 1932(1),
permitting the termination of this Lease due to such interruption, failure or inability.
	 
	 	 	In the case of any failure by Landlord to provide any utilities to the Premises hereunder,
other than those services to be provided by Contractor under the SLA, Landlord shall take
commercially reasonable steps to restore the interrupted utilities or services as soon as
practicable upon written notice thereof from Tenant. Notwithstanding the foregoing,
if a Service Failure continues for five (5) consecutive business days after written notice
thereof is received by Landlord and such failure is not caused by an event of force
majeure (as described in Section 16.7), a casualty, a failure on the part of a public
utility, or by any act or omission of Tenant, its agents, employees or contractors.
Tenant shall be entitled to an abatement of Base Rent and Additional Rent in proportion to
the extent to which the failure prevents Tenant from using the Premises for Tenant’s
normal purposes, with such abatement to begin on the sixth (6th) business day after
written notice to Landlord of such occurrence and continuing until such failure has been
cured.

11

 

	8.	 	OPERATING EXPENSES:
	 
	8.1	 	Tenant’s Obligation to Reimburse: As Additional Rent, Tenant shall pay Tenant’s
Share of all Operating Expenses for the Project (as defined in Section 8.2 hereof, also
referred to as “Operating Expenses”). Tenant shall pay such share of the actual Operating
Expenses incurred or paid by Landlord but not theretofore billed to Tennant within thirty (30)
days after receipt of a written bill therefor from Landlord, on such periodic basis as
Landlord shall designate, but in no event more frequently than once a month. Alternatively,
Landlord may from time to time require that Tenant pay Tenant’s Share of Operating Expenses in
advance in estimated monthly installments, in accordance with the following procedure: (i)
Landlord shall deliver to Tenant Landlord’s reasonable estimate of the Operating Expenses it
anticipates will be paid or incurred for the Landlord’s fiscal year in question; (ii) during
such Landlord’s fiscal year Tenant shall pay such share of the estimated Operating Expenses in
advance in monthly installments as required by Landlord due with the installments of Monthly
Base Rent; and (iii) as soon after the end of Landlord’s fiscal year as is reasonably
practicable, Landlord shall furnish to Tenant a statement in reasonable detail of the actual
Operating Expenses paid or incurred by Landlord during the just ended Landlord’s fiscal year
and thereupon there shall be an adjustment between Landlord and Tenant, with payment to
Landlord or credit by Landlord against the next installment of Monthly Base Rent, as the case
may require, within thirty (30) days after delivery by Landlord to Tenant of said statement so
that Landlord shall receive the entire amount of Tenant’s Share of all Operating Expenses for
such Landlord’s fiscal year and no more. If at any time during a calendar year the Project is
not at least 95% occupied or Landlord is not supplying services to at least 95% of the total
rentable square footage of the Project, Operating Expenses for the Project that vary based on
occupancy shall, at Landlord’s option, be determined as if the Project had been 95% occupied
and Landlord had been supplying services to 95% of the rentable square footage of the Project.
Tenant shall have the right at its expense, exercisable upon reasonable prior written notice
to Landlord, to inspect at Landlord’s office during normal business hours Landlord’s books and
records as they relate to Operating Expenses. Such inspection must be within thirty (30) days
of Tenant’s receipt of Landlord’s annual statement for the same, and shall be limited to
verification of the charges contained in such statement. Tenant may not withhold payment of
such bill pending completion of such inspection. Such inspection shall be conducted by an
independent certified public accountant
(“CPA”) and such CPA shall not be hired or retained on a contingency fee or other
incentive basis.
	 
	8.2	 	Operating Expenses for the Project Defined: The term “Operating Expenses for the
Project” shall mean the following:
	 
	8.2.1	 	All costs and expenses paid or incurred, if any, by Landlord in doing the following
(including payments to independent contractors providing services related to the performance
of the following): (i) maintaining, cleaning, repairing and resurfacing the roof (including
repair of leaks) and the exterior surfaces (including painting) of all buildings located on
the Project, and all other structural components of the Premises, including the footings, the
foundation, the structural floor and the load bearing walls of 

12

 

	 	 	the Premises; (ii) all
deductibles, self-insured retentions, premiums and other costs relating to the insurance
carried by Landlord on the Project or in connection with the use and/or occupancy thereof, and
the costs of any self-insurance as reasonably determined by Landlord; (iii) maintaining,
repairing, operating and replacing when necessary any utility facilities and other service
equipment for the Common Areas ; (iv) providing utilities to the Common Area (including
lighting, trash removal and water for landscaping irrigation); (v) complying with all
applicable Laws and Private Restrictions; (vi) operating, maintaining, repairing, cleaning,
painting, striping, restriping and resurfacing the Common Area; (vii) replacing or installing
lighting fixtures, directional or other signs and signals, irrigation systems, trees, shrubs,
ground cover and other plant materials, and all landscaping in the Common Area; (viii)
providing security to the Common Area; (ix) charges on or surcharges imposed by any
governmental agencies on or with respect to transit or automobile usage or parking facilities;
(x) the cost of contesting the validity or applicability of any governmental enactments which
may affect Operating Expenses; or (xi) taking any action for the purpose of securing any of
the services specified in the SLA to the extent Contractor fails to deliver them as required
thereunder.

	8.2.2	 	The following costs: (i) the amount of any insurance “deductibles” paid by Landlord with
respect to damage caused by a casualty; (ii) that portion of all compensation (including
benefits and premiums for workers’ compensation and other insurance) paid to or on behalf of
employees of Landlord but only to the extent they are involved in the performance of the work
described by Sections 8.2.1 or 8.2.3 that is fairly allocable to the Project; and (iii) any
costs associated with any protests of valuation under Proposition 8.
	 
	8.2.3	 	All additional costs and expenses incurred by Landlord with respect to the operation,
protection, maintenance, repair or replacement of the Project; provided, however, that
Operating Expenses shall not include any of the following: (i) payments on any loans or
ground leases affecting the Project; (ii) leasing commissions; (iii) costs and expenses for
work or services furnished exclusively for the benefit of any other tenant or occupant of the
Project at such tenant’s or occupant’s cost; (iv) costs and expenses arising from the
negligence or willful misconduct of Landlord or Landlord’s employees or agents; or (v) that
would result in Landlord receiving more than 100% of its actual cost of operating or owing the
Project.
	 
	8.2.4	 	Operating Expenses shall not include any of the aforementioned repairs, alterations,
replacements and improvements that are properly capitalized under generally accepted
accounting principles, except to the extent that Tenant’s share of such costs for such period
is limited to the amortized cost (plus interest at the Agreed Interest Rate) of any such item
over its useful life.
	 
	8.2.5	 	The term “Real Property Taxes” shall mean all taxes, assessments, levies, and other charges
of any kind or nature whatsoever, general and special, foreseen and unforeseen (including all
installments of principal and interest required to pay any existing or future general or
special assessments for public improvements, services or benefits, and any increases resulting
from reassessments resulting from new construction or any other 

13

 

	 	 	cause other than change in
ownership), now or hereafter imposed by any governmental or quasi-governmental authority or
special district having the direct or indirect power to tax or levy assessments, which are
levied or assessed against, or with respect to the value, occupancy or use of all or any
portion of the Project (as now constructed or as may at any time hereafter be constructed,
altered, or otherwise changed) or Landlord’s interest therein, the fixtures, equipment and
other property of Landlord, real or personal, that are an integral part of and located on the
Project, the gross receipts, income, or rentals from the Project, or the use of parking areas,
public utilities, or energy within the Project, or Landlord’s business of leasing the Project.
Notwithstanding the foregoing, 50% of any increase resulting from reassessments resulting
from a change in ownership shall be included in Real Property Taxes for this purpose, and
Tenant shall only be required to pay Tenant’s Share of such 50%. If at any time during the
Lease Term the method of taxation or assessment of the Project prevailing as of the Effective
Date shall be altered so that in lieu of or in addition to any Real Property Tax described
above there shall be levied, assessed or imposed (whether by reason of a change in the method
of taxation or assessment, creation of a new tax or charge, or any other cause) an alternate
or additional tax or charge (i) on the value, use or occupancy of the Project or Landlord’s
interest therein; or (ii) on or measured by the gross receipts income or rentals from the
Project, on Landlord’s business of leasing the Project, or computed in any manner with respect
to the operation of the Project, then any such tax or charge, however designated, shall be
included within the meaning of the term “Real Property Taxes” for purposes of this Lease. If
any Real Property Tax is based upon property or rents unrelated to the Project, then only that
part of such Real Property Tax that is fairly allocable to the Project shall be included
within the meaning of the term “Real Property Taxes”. Notwithstanding the foregoing, the term
“Real Property Taxes” shall not include estate, inheritance, gift or franchise taxes of
Landlord or the federal or state or local net income tax imposed on Landlord’s income from all
sources. Tenant’s Share of the Real Property Taxes are included in the Rent, payable by
Tenant hereunder, and shall be paid directly by Landlord.

	8.3	 	Notwithstanding the foregoing, nothing contained herein shall obligate Landlord to provide
any service to the Premises or the Project other than as set forth in Sections 6.2, 11.1 or
12.2 hereof. Tenant acknowledges that all services other than those set forth in Sections
6.2, 11.1 or 12.2 hereof shall be provided by Contractor, and that Landlord shall not be
liable to Tenant or its nominees due to any act or omission, negligent, tortious or otherwise,
of any agent or employee of Contractor or its nominees; nor shall
Landlord be liable to Tenant or its nominees due to any failure of Contractor to provide
any of the services specified in the SLA or for any other breach of Contractor’s
obligations thereunder. Nothing contained herein shall limit the right of Landlord, in
its sole discretion, to elect to provide any of the services specified in the SLA or
perform any of the obligations of Contractor thereunder, to the extent Contractor fails to
deliver any such services, or perform any of its obligations thereunder.
	 
	8.4	 	Taxes on Tenant’s Property: Tenant shall pay before delinquency any and all taxes,
assessments, license fees and public charges levied, assessed or imposed against Tenant or
Tenant’s estate in this Lease or the property of Tenant situated within the Premises or
Project which become due during the Lease Term. If any tax or other charge is assessed 

14

 

	 	 	by any
governmental agency because of the execution of this Lease, such tax shall be paid by Tenant.
Promptly upon demand by Landlord, Tenant shall furnish Landlord with satisfactory evidence of
these payments.

	9.	 	INSURANCE:
	 
	9.1	 	Tenant’s Insurance: Tenant shall maintain insurance complying with all of the
following:
	 
	9.1.1	 	Tenant shall procure, pay for and keep in full force and effect the following:
	 
	9.1.1.1	 	Broad form commercial general liability insurance, including property damage, against
liability for personal injury, bodily injury, death and damage to property occurring in or
about, or resulting from an occurrence in or about, the Premises with combined single limit
coverage of not less than the amount of Tenant’s Minimum Liability Insurance Coverage, which
insurance shall contain “fire legal” endorsement coverage and a “contractual liability”
endorsement insuring Tenant’s performance of Tenant’s obligation to indemnify Landlord
contained in Section 10.3;
	 
	9.1.1.2	 	Automobile Liability insurance including owned, hired and non-owned autos with a combined
single of liability for each accident of not less than US$1,000,000.00;
	 
	9.1.1.3	 	Fire and property damage insurance against loss caused by fire, extended coverage perils
including steam boiler insurance, sprinkler leakage, if applicable, vandalism, malicious
mischief and such other additional perils as now are or hereafter may be included in a
standard extended coverage endorsement from time to time in general use in the county in which
the Premises is located, insuring Tenant’s personal property and inventory, Trade Fixtures,
and Leasehold Improvements within the Premises or located on the Common Areas for the full
actual replacement cost thereof;
	 
	9.1.1.4	 	Worker’s compensation coverage sufficient to comply with all Laws. Where permitted by law,
such policies shall contain waivers of the insurer’s subrogation rights against Landlord;
	 
	9.1.1.5	 	Employers liability insurance shall be provided in amounts not less than US$1,000,000.00
per accident for bodily injury by accident, US$1,000,000.00 policy limit by disease, and
US$1,000,000.00 per employee for bodily injury by disease; and
	 
	9.1.1.6	 	Fidelity insurance or commercial blanket bond naming Landlord as beneficiary or loss payee
as respects losses to Landlord’s money or other property caused by any of Tenant’s employees
in connection with Tenant’s use of the Premises with blanket limits of at least
US$1,000,000.00.
	 
	9.1.2	 	The commercial general liability insurance that Tenant is required to carry under Section
9.1.1.1 shall name Landlord and such other parties in interest as Landlord designates as
additional insureds. Additionally, all policies of insurance required to be carried by Tenant
pursuant to this Section shall (i) be primary insurance that provides that the insurer shall
be liable for the full amount of the loss up to and including the 

15

 

	 	 	total amount of liability
stated in the declaration without the right of contribution from any other insurance coverage
of Landlord, (ii) be in a form reasonably satisfactory to Landlord, (iii) be carried with
companies having a Best rating of at least AVII, (iv) provide that such policy shall not be
subject to cancellation, reduction of coverage or lapse except after at least ten (10) days
prior written notice to Landlord, (v) not have a “deductible” in excess of Ten Thousand
Dollars (US$10,000.00) per occurrence, (vi) contain a cross liability endorsement, and (vii)
contain a “severability” clause.

	9.1.3	 	A certificate of insurance reflecting that the insurance required to be carried by Tenant
pursuant to this Section 9.1 is in force, accompanied by an endorsement showing the required
additional insureds satisfactory to Landlord in substance and form, shall be delivered to
Landlord prior to the time Tenant or any of Tenant’s Agents enters the Premises and upon
renewal of such policies, but not less than thirty (30) days prior to the expiration of the
term of such coverage. If the Landlord’s lender or Landlord reasonably determines at any time
that the amount of coverage required for any policy of insurance Tenant is to obtain pursuant
to this Section 9.1 is not adequate, then Tenant shall increase such coverage for such
insurance to such amount as Landlord’s lender or Landlord reasonably deems adequate, not to
exceed the level of coverage commonly required by prudent landlords of comparable buildings
leased for comparable uses in the vicinity.
	 
	9.2	 	Release and Waiver of Subrogation: The parties hereto release each other, and their
respective agents and employees, from any liability for any loss or damage that is caused by
or results from any risk insured against under any valid and collectible insurance policy
carried by either of the parties that contains a waiver of subrogation by the insurer and is
in force at the time of such injury or damage; subject to the following limitations: (i) the
foregoing provision shall not apply to the commercial general liability insurance described in
Section 9.1; (ii) such release shall apply to liability resulting from any other risk insured
or provided by Tenant to satisfy the requirements of Section 9.1(including, without
limitation, fire and property damage insurance and worker’s compensation coverage); and (iii)
provided that Tenant shall not be released from any such liability to the extent any actual,
out of pocket damages resulting from such injury or damage are not covered by the recovery
obtained by Landlord from such
insurance, but only if the insurance in question permits such partial release in
connection with obtaining a waiver of subrogation from the insurer.
	 
	10.	 	LIMITATION ON LANDLORD’S LIABILITY AND INDEMNITY:
	 
	10.1	 	Limitation an Landlord’s Liability: Notwithstanding anything to the contrary
contained in this Lease, Landlord shall not be liable to Tenant, nor shall Tenant be entitled
to terminate this Lease or to any abatement of rent except as otherwise provided in Section
6.2, Section 7.2 or 12.2, for any injury to Tenant or any of Tenant’s Agents’, or damage to
Tenant’s property, resulting from any cause, including, without limitation, any (i) failure,
interruption or installation of any HVAC or other utility system or service, including those
utility systems and services to be provided by Contractor under the SLA (ii) repairs or
improvements to the Premises by Landlord or Contractor, or any services provided by Landlord
to Tenant hereunder, or provided by Contractor to 

16

 

	 	 	Tenant under the SLA (iii) failure of
Landlord or Contractor to furnish or delay in furnishing any utilities or services when such
failure or delay is caused by fire or other peril, the elements, labor disturbances of any
character, or any other accidents or other conditions beyond the reasonable control of
Landlord or Contractor, (iv) limitation, curtailment, rationing or restriction on the use of
water or electricity, gas or any form of energy or any services or utility serving the
Premises or Project, (v) vandalism or forcible entry by unauthorized persons or (vi)
penetration of water into or onto any portion of the Premises through roof leaks or otherwise.
Notwithstanding the foregoing but subject to Section 9.2 and Section 10.2, Landlord shall be
liable for any such injury, damage or loss which is proximately caused by Landlord’s willful
misconduct or gross negligence; provided, however, that in no event shall Landlord be liable
to Tenant for any consequential (including, without limitation, any injury to Tenant’s
business or loss of income or profit therefrom), punitive or exemplary damages.

	10.2	 	Limitation on Tenant’s Recourse: Notwithstanding any other term or provision of this
Lease, the liability of Landlord for its obligations under this Lease, is limited to
Landlord’s equity interest in the Project up to a maximum amount of Five Hundred Thousand
Dollars (US$500,000.00), and to no other assets of Landlord for satisfaction of any liability
in respect of this Lease, and no personal liability shall at any time be asserted or
enforceable against any comer assets of Landlord or against Landlord’s stockholders,
directors, principals, representatives, trustees or partners on account of any of Landlord’s
obligations or actions under this Lease. In addition, in the event of conveyance of
Landlord’s interest in the Project or Premises, then from and after the date of such
conveyance, Landlord shall be relieved of all liability with respect to Landlord’s obligations
to be performed under this Lease after the date of such conveyance. Upon any such conveyance
by Landlord, the grantee or transferee, by accepting such conveyance, shall be deemed to have
assumed, and Landlord shall be and hereby is entirely relieved of, Landlord’s obligations to
be performed under this Lease from and after the date of such transfer, subject to the
limitations on liability set forth in this Section 10.2.
	 
	10.3	 	Indemnification of Landlord: To the fullest extent allowed by Law, Tenant shall
indemnify, defend, protect and hold harmless Landlord, and its employees, agents, contractors,
successors and assigns, with competent counsel reasonably satisfactory to Landlord, from all
liability, penalties, losses, damages, costs, expenses, causes of action, claims and/or
judgments arising by reason of any death, bodily injury, personal injury or property damage
resulting from (i) any cause or causes whatsoever (except to the extent caused by the willful
misconduct or gross negligence of Landlord or Landlord’s employees or agents of which Landlord
has had notice and a reasonable time to cure, but which Landlord has failed to cure) occurring
in or about or resulting from an occurrence in or about the Premises during the Lease Term;
(ii) the negligence or willful misconduct of Tenant or Tenant’s Agents, wherever the same may
occur; or (iii) any breach of this Lease or the SLA by Tenant. The provisions of this Section
10.3 shall survive the expiration or sooner termination of this Lease.
	 
	10.4	 	Indemnification of Tenant: To the fullest extent allowed by Law but subject to
Section 9.2, Section 10.1 and Section 10.2, Landlord shall indemnify, defend, protect 

17

 

	 	 	and hold
harmless Tenant, and its employees, agents, contractors, successors and assigns, with
competent counsel reasonably satisfactory to Tenant, from all liability, penalties, losses,
damages, costs, expenses, causes of action, claims and/or judgments arising by reason of any
death, bodily injury, personal injury or property damage resulting from the gross negligence
or willful misconduct of Landlord or Landlord’s employees, agents and contractors.

	11.	 	DAMAGE TO PREMISES:
	 
	11.1	 	Landlord’s Duty to Restore: If the Premises or Project is damaged by any peril after
the Effective Date, then Landlord shall restore the Premises or Project unless the Lease is
terminated by Landlord or Tenant pursuant to Section 11.2. All insurance proceeds available
from the fire and property damage insurance carried by Landlord, if any, shall be paid to and
become the property of Landlord. If this Lease is terminated pursuant to Section 11.2, then
all insurance proceeds available from insurance carried by Tenant which covers loss to
property that is Landlord’s property or would become Landlord’s property on termination of
this Lease shall be paid to and become the property of Landlord. If this Lease is not so
terminated, then upon receipt of the insurance proceeds (if the loss is covered by insurance)
and the issuance of all necessary governmental permits, Landlord shall use reasonable good
faith efforts to commence and complete the restoration of the Premises to substantially the
same condition in which the Premises were immediately prior to such damage. Landlord’s
obligation to restore shall be further limited to the Premises constructed by Landlord as they
existed as of the Commencement Date, excluding any Leasehold Improvements, Trade Fixtures
and/or personal property constructed or installed in the Premises. If this Lease is not
terminated pursuant to Section 11.2, then Landlord, at Tenant’s expense, shall forthwith
commence and thereafter prosecute to completion the replacement and repair of all Leasehold
Improvements and Trade Fixtures, if any, existing at the time of such damage or destruction,
and which were to have been surrendered to Landlord
hereunder; and all insurance proceeds received by Tenant from the insurance carried by it
pursuant to Section 9.1.1.3 shall be used for such purpose.
	 
	11.2	 	Landlord’s Right to Terminate: Landlord shall have the option to terminate this
Lease in the event any of the following occurs, which option may be exercised only by delivery
to Tenant of a written notice of election to terminate within sixty (60) days after the date
of such damage or such later date as is reasonably necessary under the circumstances:
	 
	11.2.1	 	Either the Premises or Project is damaged by any peril either (i) not covered by any
insurance carried by Landlord and the estimated cost to restore equals or exceeds One Hundred
Thousand Dollars (US$100,000.00), or (ii) covered by valid and collectible insurance actually
carried by Landlord and in force at the time of such damage or destruction and the estimated
cost to restore equals or exceeds Two Hundred Fifty Thousand Dollars (US$250,000.00);
	 
	11.2.2	 	Either the Premises or Project is damaged by any peril and (i) the amount of insurance
proceeds that will be received by Landlord for the repair or restoration of the Premises 

18

 

	 	 	will not be sufficient to pay for the cost of such repair and restoration, (ii) the Laws then in
effect prevent Landlord from repairing or restoring the Premises to substantially the same
condition in which the Premises were immediately prior to such damage, or (iii) the
restoration of the Premises cannot be substantially completed within one hundred eighty (180)
days after the date of such damage, or within ninety (90) days after the date of such damage
if such damage occurs during the last twelve (12) months of the Lease Term;

	11.2.3	 	Either the Premises or Project is damaged by any peril and, because of the Laws then in
force, (i) may not be restored at reasonable cost to substantially the same condition in which
it was prior to such damage, or (ii) may not be used for the same use being made thereof
before such damage whether or not restored as required by this Article.
	 
	11.3	 	Termination by Tenant: If the Premises or the Project is damaged by any peril and
Landlord does not elect to terminate this Lease or is not entitled to terminate this Lease
pursuant to this Article, then as soon as reasonably practicable, Landlord shall furnish
Tenant with the written opinion of Landlord’s architect or construction consultant as to when
the restoration work required of Landlord may be complete. Tenant shall have the option to
terminate this Lease (if Tenant is not then in default beyond applicable notice and cure
periods) in the event any of the following occurs, which option may be exercised only by
delivery to Landlord of a written notice of election to terminate within ten (10) days after
Tenant receives from Landlord the estimate of the time needed to complete such restoration:
	 
	11.3.1	 	If the time estimated to substantially complete the restoration exceeds one hundred eighty
(180) days from and after the date the architect’s or construction consultant’s written
opinion is delivered; or
	 
	11.3.2	 	If the damage occurred within twelve months of the last day of the Lease Term and the time
estimated to substantially complete the restoration exceeds ninety (90) days from and after
the date such restoration is commenced.
	 
	11.4	 	Abatement of Rent: In the event of damage to the Premises or Project which does not
result in the termination of this Lease, the Monthly Base Rent and Tenant’s Share of Operating
Expenses shall be temporarily abated during the period of restoration in proportion to the
degree to which Tenant’s use of the Premises is impaired by such damage. Tenant shall not be
entitled to any compensation or damages from Landlord for loss of Tenant’s business or
property or for any inconvenience or annoyance caused by such damage or restoration. The
rights of Landlord and Tenant regarding any damage to or destruction of the Premises or
Premises shall be determined as provided in this Article 11 and Tenant hereby waives the
provision of any contrary Law.
	 
	12.	 	CONDEMNATION:
	 
	12.1	 	Taking of Premises: Landlord shall have the option to terminate this Lease if as a
result of a taking by means of the exercise of the power of eminent domain (including a
voluntary sale or transfer by Landlord to a condemnor under threat of condemnation), 

19

 

	 	 	(i) all
or any part of the Premises or any material portion of the Project is so taken, or (ii) more
than ten percent (10%) of the Common Area is so taken. Tenant shall have the option to
terminate this Lease if any material part of the Premises or parking area is taken by the
exercise of the power of eminent domain (or conveyed by Landlord in lieu of that exercise),
and the remaining portion cannot be made suitable for the continued use and operation of the
Premises by Tenant for substantially the same purposes as immediately prior to such taking.
Any such option to terminate by Landlord or Tenant must be exercised within a reasonable
period of time after the condemnor has commenced judicial action or entered into a binding
agreement to effect such taking. If Landlord or Tenant so exercises such option to terminate,
such termination shall be effective as of the date possession is taken by the condemnor.

	12.2	 	Restoration and Abatement of Rent: If any part of the Premises or Common
Area is taken by condemnation and this Lease is not terminated, then, to the extent reasonably
practicable, Landlord shall restore the remaining portion of the
Premises and Common Area as they existed as of the Commencement Date,
excluding any Leasehold Improvements, Trade Fixtures and/or personal property, in
each case constructed or installed by Tenant. Thereafter, except in the case of a
temporary taking, as of the date possession is taken the Monthly Base Rent and Operating
Expenses shall be reduced in the same proportion that the floor area of that
part of the Premises so taken (less any addition thereto by reason of any reconstruction)
bears to the original floor area of the Premises.
	 
	12.3	 	Temporary Taking: If all or any portion of the Premises is temporarily taken for three (3) months or less, this Lease shall remain in effect. If any portion of the Premises is temporarily taken by condemnation for a period which exceeds three (3) months or which extends beyond the natural expiration of the Lease Term, and such taking materially and adversely affects Tenant’s ability to use the Premises for the Permitted Use, then either Landlord or Tenant shall have the option
to terminate this Lease, which option may be exercised only by delivery to the other party of a written notice of election to terminate within seven (7) days after the date possession is taken by the condemnor.
	 
	12.4	 	Division of Condemnation Award: Any award made as a result of any condemnation of the Premises or Common Area shall belong to and be paid to Landlord, and Tenant hereby assigns to Landlord all of its right, title and interest in any such award; provided, however, that Tenant shall be entitled to receive any condemnation award made to Tenant, (i) for the taking of personal property or Trade Fixtures belonging to Tenant, (ii) for Tenant’s moving costs, or (iii) of a proporti
onate amount for any temporary taking where this Lease is not terminated as a result of such taking. The rights of Landlord and Tenant regarding any condemnation shall be determined as provided in this Article 12, and each party hereby waives the provisions of any contrary Law.
	 
	13.	 	DEFAULTS AND REMEDIES:
	 
	13.1	 	Events of Tenant’s Default: Tenant shall be in default of its obligations under this Lease if any of the following events occur:

20

 

	13.1.1	 	Tenant shall have failed to pay any Rent when due and such failure is not cured within three
(3) business days after delivery of written notice from Landlord specifying such failure to
pay; or
	 
	13.1.2	 	Tenant shall have failed to perform any term, covenant, or condition of this Lease except
those requiring the payment of Monthly Rent or Additional Rent, and Tenant shall not cure such
default within thirty (30) days after delivery of written notice from Landlord specifying such
failure to perform, or where such default is not capable of being cured within such 30-day
period, Tenant shall have failed to commence such cure within such 30-day period and
thereafter using best efforts, diligently bring such cure to completion; or
	 
	13.1.3	 	Tenant shall have sublet the Premises or assigned its interest in the Lease in violation of
Section 14, whether voluntarily or by operation of law; or
	 
	13.1.4	 	Tenant shall have permitted the sequestration or attachment of, or execution on, or the
appointment of a custodian or receiver with respect to, all or any substantial part of the
property of Tenant or any property essential to the conduct of Tenant’s business and Tenant
shall have failed to obtain a return or release of such property within thirty (30) days
thereafter, or prior to sale pursuant to such sequestration, attachment or levy, whichever is
earlier; or
	 
	13.1.5	 	Tenant shall have abandoned the Premises; or
	 
	13.1.6	 	The occurrence of the following: (i) the making by Tenant of any general arrangements or
assignments for the benefit of creditors; (ii) Tenant becomes a “debtor” as defined in 11 USC
Section 101 or any successor statute thereto (unless, in the case of a petition filed against
Tenant, the same is dismissed within 30 days); (iii) the appointment of a trustee or receiver
to take possession of substantially all of Tenant’s assets located at the Premises or of
Tenant’s interest in this Lease, where possession is not restored to Tenant within 30 days; or
(iv) the attachment, execution or other judicial seizure of substantially all of Tenant’s
assets located at the Premises or of Tenant’s interest in this Lease, where such seizure is
not discharged within 30 days; provided, however, in the event that any provision of this
Section 13.1.6 is contrary to any applicable Law, such provision shall be of no force or
effect; or
	 
	13.1.7	 	Tenant shall have failed to deliver documents required of it pursuant to Section 16.4 or
Section 16.6 within the time periods specified therein and shall have failed to deliver such
documents to Landlord within five (5) days after Tenant’s receipt of a second written notice
from Landlord.
	 
	13.2	 	Landlord’s Remedies: In the event of any default by Tenant, Landlord shall have the
following remedies, in addition to all other rights and remedies provided by any Law or
otherwise provided in this Lease, to which Landlord may resort cumulatively, or in the
alternative:
	 
	13.2.1	 	Landlord may keep this Lease in effect and enforce by an action at law or in equity all of
its rights and remedies under this Lease, including (i) the right to recover the Rent

21

 

	 	 	and
other sums as they become due by appropriate legal action; (ii) the right to make payments
required of Tenant or perform Tenant’s obligations and be reimbursed by Tenant for the cost
thereof with interest at the Agreed Interest Rate from the date the sum is paid by Landlord
until Landlord is reimbursed by Tenant; and (iii) the remedies of injunctive relief and
specific performance to compel Tenant to perform its obligations under this Lease.
Notwithstanding anything contained in this Lease, in the event of a breach of an obligation by
Tenant which results in a threat to health, safety or insurance coverage (as reasonably
determined by Landlord), then if Tenant does not cure such breach within 3 days after delivery
to it of written notice from Landlord identifying the breach, Landlord may cure the breach of
Tenant and be reimbursed by Tenant for the cost thereof with interest at the Agreed Interest
Rate from the date the sum is paid by Landlord until Landlord is reimbursed by Tenant.
	 
	13.2.2	 	Landlord may enter the Premises and relet them to third parties for Tenant’s account for any
period, whether shorter or longer than the remaining Lease Term. Tenant shall be liable
immediately to Landlord for all costs Landlord incurs in reletting the Premises, including,
without limitation, brokers’ commissions and expenses of altering and preparing the Premises
for reletting. Tenant shall pay to Landlord the Rent and other sums due under this Lease on
the date the Rent is due, less the Rent and other sums Landlord received from any reletting.
No act by Landlord allowed by this subparagraph shall terminate this Lease unless Landlord
notifies Tenant in writing that Landlord elects to terminate this Lease. Notwithstanding any
reletting of the Premises by
Landlord without termination of this Lease, Landlord may later elect to terminate this
Lease because of the default by Tenant.
	 
	13.2.3	 	Landlord may terminate this Lease by giving Tenant written notice of termination, in which
event this Lease shall terminate on the date set forth for termination in such notice. Any
termination under this Section 13.2.3 shall not relieve Tenant from its obligation to pay sums
then due Landlord or from any claim against Tenant for damages or Rent previously accrued or
then accruing. In no event shall any one or more of the following actions by Landlord, in the
absence of a written election by Landlord to terminate this Lease, constitute a termination of
this Lease: (i) appointment of a receiver or keeper in order to protect Landlord’s interest
hereunder; (ii) consent to any subletting of the Premises or assignment of this Lease by
Tenant, whether pursuant to the provisions hereof or otherwise; or (iii) any other action by
Landlord or Landlord’s agents or employees intended to mitigate the adverse effects of any
breach of this Lease by Tenant, including without limitation any action taken to maintain and
preserve the Premises or any action taken to relet the Premises or any portions thereof to the
extent such actions do not affect a termination of Tenant’s right to possession of the
Premises.
	 
	13.2.4	 	In the event Tenant breaches this Lease and abandons the Premises, this Lease shall not
terminate unless Landlord gives Tenant written notice of its election to so terminate this
Lease. No act by or on behalf of Landlord intended to mitigate the adverse effect of such
breach, including those described by Section 13.2.3, shall constitute a termination of
Tenant’s right to possession unless Landlord gives Tenant written notice of termination.

22

 

	13.2.5	 	In the event Landlord terminates this Lease, Landlord shall be entitled, at Landlord’s
election, to damages in an amount as set forth in California Civil Code Section 1951.2 as in
effect on the Effective Date. For purposes of computing damages pursuant to California Civil
Code Section 1951.2, (i) an interest rate equal to the Agreed Interest Rate shall be used
where permitted; and (ii) the term “Rent” includes Monthly Base Rent and Additional Rent.
Such damages shall include:
	 
	13.2.5.1	 	The worth at the time of award of the amount by which the unpaid Rent for the balance of
the term after the time of award exceeds the amount of such Rental loss that Tenant proves
could be reasonably avoided, computed by discounting such amount at the discount rate of the
Federal Reserve Bank of San Francisco at the time of award plus one percent (1%); and
	 
	13.2.5.2	 	Any other amount necessary to compensate Landlord for all detriment proximately caused by
Tenant’s failure to perform Tenant’s obligations under this Lease, or which in the ordinary
course of things would be likely to result therefrom, including, without limitation, the
following: (i) expenses for cleaning, repairing or restoring the Premises; (ii) expenses for
altering, remodeling or otherwise improving the Premises for the purpose of reletting,
including installation of leasehold improvements (whether such installation be funded by a
reduction of Rent, direct payment or allowance to a new Tenant, or otherwise); (iii) broker’s
fees, advertising costs and other expenses of reletting the Premises; (iv) costs of carrying
the Premises, such as taxes, insurance
premiums, utilities and security precautions; (v) expenses in retaking possession of the
Premises; and (vi) attorneys’ fees and court costs incurred by Landlord in retaking
possession of the Premises and in reletting the Premises or otherwise incurred as a result
of Tenant’s default.
	 
	13.2.5.3	 	Nothing in this Section 13.2 shall limit Landlord’s right to indemnification from Tenant
as provided elsewhere in this Lease, including, without limitation, Section 10.3 and Section
15.2.3 Any notice given by Landlord in order to satisfy the requirements of Section 13.1.1 or
Section 13.1.2 above shall also satisfy the notice requirements of California Code of Civil
Procedure Section 1161 (or any successor statute thereto) regarding unlawful detainer
proceedings.
	 
	13.3	 	Waiver: One party’s consent to or approval of any act by the other party requiring
the first party’s consent or approval shall not be deemed to waive or render unnecessary the
first party’s consent to or approval of any subsequent similar act by the other party. The
receipt by Landlord of any Rent or payment with or without knowledge of the breach of any
other provision hereof shall not be deemed a waiver of any such breach unless such waiver is
in writing and signed by Landlord. No delay or omission in the exercise of any right or
remedy accruing to either party upon any breach by the other party under this Lease shall
impair such right or remedy or be construed as a waiver of any such breath theretofore or
hereafter occurring. The waiver by either party of any breach of any provision of this Lease
shall not be deemed to be a waiver of any subsequent breach of the same or any other
provisions herein contained.

23

 

	13.4	 	Limitation on Exercise of Rights: At any time that a default by Tenant has occurred
and remains uncured, (i) it shall not be unreasonable for Landlord to deny or withhold any
consent or approval requested of it by Tenant which Landlord would otherwise be obligated to
give; and (ii) Tenant may not exercise any right to terminate this Lease or other right
granted to it by this Lease which would otherwise be available to it.
	 
	13.5	 	Waiver by Tenant of Certain Remedies: Tenant waives the provisions of Sections
1932(1), 1941 and 1942 of the California Civil Code and any similar or successor law regarding
Tenant’s right to terminate this Lease or to make repairs and deduct the expenses of such
repairs from the Rent due under this Lease. Tenant hereby waives any right of redemption or
relief from forfeiture under the laws of the State of California, or under any other present
or future law, including the provisions of Sections 1174 and 1179 of the California Code of
Civil Procedure.
	 
	14.	 	ASSIGNMENT AND SUBLETTING:
	 
	14.1	 	By Tenant: The following provisions shall apply to any direct or indirect
assignment, subletting, change of control or other transfer by Tenant or any subtenant or
assignee or other successor in interest of the original Tenant (collectively referred to in
this Article as “Tenant”):
	 
	14.1.1	 	Tenant shall not do any of the following (collectively referred to herein as a “Transfer”),
whether voluntarily, involuntarily, or by operation of laws, without the prior written consent
of Landlord, which consent may not be unreasonably withheld by Landlord: (i) sublet all or
any part of the Premises or allow it to be sublet, occupied or used by any person or entity
other than Tenant; (ii) assign its interest in this Lease; (iii) transfer any right
appurtenant to this Lease or the Premises; (iv) mortgage or encumber the Lease (or otherwise
use the Lease as a security device) in any manner; or (v) terminate or materially amend or
modify an assignment, sublease, or other transfer that has been previously approved by
Landlord. Notwithstanding the foregoing, Tenant may, without the prior written consent of
Landlord, (a) assign this Lease to one or more direct or indirect subsidiaries of Tenant’s
parent company or (b) assign this Lease to any person, entity or organization that acquires
all or substantially all of the assets of Tenant, provided, that written notice of such
transaction(s) is provided to Landlord no later than thirty (30) days prior to the
consummation of such transaction(s) ((a) and (b) collectively referred to herein as a
“Permitted Assignment”). For the avoidance of doubt, the merger of Tenant with any other
entity or the transfer of any controlling or managing ownership or beneficial interest in
Tenant (as a consequence of a single transaction or a number of multiple transactions), shall
not constitute a Transfer hereunder; provided, that written notice of such transaction(s) is
provided to Landlord no later than thirty (30) days prior to the consummation of such
transaction(s). Tenant shall reimburse Landlord for all reasonable costs and attorneys’ fees
incurred by Landlord in connection with the processing and/or documentation of any requested
Transfer whether or not Landlord’s consent is granted. Any Transfer so approved by Landlord
shall not be effective until Tenant has paid all such costs and attorneys’ fees to Landlord
and delivered to Landlord an executed counterpart of the document evidencing the Transfer that
(vi) is in form approved by Landlord, (vii) contains the

24

 

	 	 	same terms and conditions as stated
in Tenant’s notice given to Landlord pursuant to Section 14.1.2 below, and (viii) contains the
agreement of the proposed Transferee to assume all obligations of Tenant related to the
Transfer arising after the effective date of such Transfer and to remain jointly and severally
liable therefor with Tenant. Any attempted Transfer without Landlord’s consent shall
constitute a default by Tenant and shall be voidable at Landlord’s option. Landlord’s consent
to any one Transfer shall not constitute a waiver of the provisions of Section 14.1 as to any
subsequent Transfer nor a consent to any subsequent Transfer. No Transfer, even with the
consent of Landlord, shall relieve Tenant of its personal and primary obligation to pay the
rent and to perform all of the other obligations to be performed by Tenant hereunder. The
acceptance of rent by Landlord from any person shall not be deemed to be a waiver by Landlord
of any provision of this Lease nor to be a consent to any Transfer.
	 
	14.1.2	 	Tenant shall give Landlord at least thirty (30) days prior written notice of any desired
Transfer and, upon the reasonable request of Landlord, of the proposed terms of such Transfer
including but not limited to (i) the name and legal composition of the proposed Transferee;
(ii) reasonably adequate financial information regarding the Transferee; (iii) the nature of
the proposed Transferee’s business to be carried on in or on the Premises; (iv) current
reasonably adequate financial information regarding Tenant; and (v) such other information as
may reasonably be requested by Landlord. Tenant shall provide to Landlord such other
information as may be reasonably requested by
Landlord within 10 days after Landlord’s receipt of such notice from Tenant. Landlord
shall respond in writing to Tenant’s request for Landlord’s consent to a Transfer within
the later of (vii) thirty (30) days of receipt of such request together with the required
accompanying documentation; or (viii) twenty (20) days after Landlord’s receipt of all
information which Landlord reasonably requests within ten (10) days after it receives
Tenant’s first notice regarding the Transfer in question. If Landlord fails to respond in
writing within said period, Landlord will be deemed to have withheld consent to such
Transfer. Tenant shall immediately notify Landlord of any modification to the proposed
terms of such Transfer.
	 
	14.1.3	 	In the event that Tenant seeks to make any Transfer other than a Permitted Assignment,
Landlord shall have the right to terminate this Lease, or in the case of a sublease of less
than all of the Premises, terminate this Lease as to that part of the Premises proposed to be
sublet, either (i) on the condition that the proposed transferee immediately enter into a
direct lease of the Premises with Landlord (or, in the case of a partial sublease, a lease for
the portion proposed to be so sublet) on the same terms and conditions contained in Tenant’s
notice; or (ii) so that Landlord is thereafter free to Lease the Premises (or, in the case of
a partial sublease, the portion proposed to be so sublet) to whomever it pleases on whatever
terms are acceptable to Landlord. In the event Landlord elects to so terminate this Lease,
then (iii) if such termination is conditioned upon the execution of a lease between Landlord
and the proposed transferee, Tenant’s obligations under this Lease shall not be terminated
until such transferee executes a new lease with Landlord, enters into possession and commences
the payment of rent; and (iv) if Landlord elects simply to terminate this Lease (or, in the
case of a partial sublease, terminate this Lease as to the portion to be so sublet), this
Lease shall so terminate in its entirety (or as to the space to be so sublet) fifteen (15)
days after Landlord has notified

25

 

	 	 	Tenant in writing of such election. Upon such termination,
Tenant shall be released from any further obligations under this Lease if it is terminated in
its entirety, or shall be released from any further obligations under this Lease with respect
to the space proposed to be sublet in the case of a proposed partial sublease. In the case of
a partial termination of this Lease, the Monthly Base Rent and Tenant’s Share shall be reduced
to an amount which bears the same relationship to the original amount thereof as the area of
that part of the Premises which remains subject to the Lease bears to the original area of the
Premises. Landlord and Tenant shall execute a written cancellation and release with respect
to this Lease to effect such termination.
	 
	14.1.4	 	If Landlord consents to a Transfer proposed by Tenant, Tenant may enter into such Transfer,
and if Tenant does so, the following shall apply:
	 
	14.1.4.1	 	Tenant shall not be released of its liability for the performance of all of its
obligations under the Lease.
	 
	14.1.4.2	 	If Tenant assigns its interest in this Lease, then Tenant shall pay to Landlord ninety
percent (90%) of all Subrent received or to be received by Tenant over and above (i) the
assignee’s agreement to assume the obligations of Tenant under this Lease; and (ii) all
Permitted Transfer Costs related to such assignment. In the case of assignment, the
amount of Subrent owed to Landlord shall be paid to Landlord on the same basis, whether
periodic or in lump sum, that such Subrent is paid to Tenant by the assignee.
	 
	14.1.4.3	 	If Tenant sublets any part of the Premises, then with respect to the space so subleased,
Tenant shall pay to Landlord seventy percent (70%) of the positive difference, if any, between
(i) all Subrent paid by the subtenant to Tenant, less (ii) the sum of all Base Monthly Rent
and Additional Rent allocable to the space sublet and all Permitted Transfer Costs related to
such sublease. Such amount shall be paid to Landlord on the same basis, whether periodic or
in lump sum, that such Subrent is paid to Tenant by its subtenant.
	 
	14.1.4.4	 	Tenant’s obligations under this Section 14.1.4 shall survive any Transfer, and Tenant’s
failure to perform its obligations hereunder shall be a default by Tenant. At the time Tenant
makes any payment to Landlord required by this Section 14.1.4, Tenant shall deliver an
itemized statement of the method by which the amount to which Landlord is entitled was
calculated, certified by Tenant as true and correct. Landlord shall have the right at
reasonable intervals to inspect Tenant’s books and records relating to the payments due
hereunder. Upon request therefor, Tenant shall deliver to Landlord copies of all bills,
invoices or other documents upon which its calculations are based. Landlord may condition its
approval of any Transfer upon obtaining a certification from both Tenant and the proposed
transferee of all Subrent and other amounts that are to be paid to Tenant in connection with
such Transfer.
	 
	14.1.4.5	 	As used in this Section 14.1.4, the term “Subrent” shall mean any consideration of any
kind received, or to be received, by Tenant as a result of the Transfer, if such sums are
directly related to Tenant’s interest in this Lease or in the Premises, including, but not
limited to, rent payments from or on behalf of the transferee. As used in this

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	 	 	Section
14.1.4, the term “Permitted Transfer Costs” shall mean (i) the cost of any tenant improvements
constructed or installed in the portion of the Premises proposed to be transferred by Tenant,
at its sole cost and expense without any allowance or compensation, whatsoever from Landlord,
and which improvements are constructed or installed specifically for the transferee in
question as an inducement for the transferee to lease the proposed space, the total amount of
which shall be amortized in equal monthly installments over the term of the Transfer; (ii) all
reasonable leasing commissions paid to third parties not affiliated with Tenant in order to
obtain the Transfer in question; and (iii) all reasonable attorneys’ fees incurred by Tenant
with respect to the Transfer in question.
	 
	14.2	 	By Landlord: Landlord and its successors in interest shall have the right to
transfer their interest in the Premises or Project at any time and to any person or entity.
In the event of any such transfer, the Landlord originally named herein (and in the case of
any subsequent transfer, the transferor) from the date of such transfer, (i) shall be
automatically relieved, without any further act by any person or entity, of all liability for
the performance of the obligations of the Landlord hereunder which may accrue after the date
of such transfer, and (ii) shall be relieved of all liability for the performance of the
obligations of the Landlord hereunder which have accrued before the date of transfer if its
transferee agrees to assume and perform all such obligations of the
Landlord hereunder. After the date of any such transfer, the term “Landlord” as used
herein shall mean the transferee of such interest in the Premises.
	 
	15.	 	WASTE DISPOSAL AND HAZARDOUS SUBSTANCES: The provisions of this Article 15
are in addition to, and in no way limit or restrict, Tenant’s obligations and Landlord’s
rights as set forth elsewhere in this Lease.
	 
	15.1	 	Definitions: For purposes of this Lease, the following terms have the definitions
set forth below:
	 
	15.1.1	 	Asbestos: “Asbestos” means fibrous forms of various hydrated minerals, including
chrysotile (fibrous serpentine), crocidolite (fibrous riebecktite), amosite (fibrous
cummingtonite-grunerite), fibrous tremolite, fibrous actinolite, and fibrous anthophyllite.
	 
	15.1.2	 	Asbestos-Containing Construction Materials: “Asbestos-Containing Construction
Materials” means any manufactured construction material, including structural, mechanical, and
building material, which contains more than one-tenth of one percent asbestos by weight.
	 
	15.1.3	 	Asbestos-Containing Materials: “Asbestos-Containing Materials” means any material
which contains more than one-tenth of one percent asbestos by weight.
	 
	15.1.4	 	Environmental Condition: “Environmental Condition” means the Release on or after
the Commencement Date of any Hazardous Substance caused or permitted by Tenant or Tenant’s
Agents (other than Contractor under the SLA or its employees, contractors,

27

 

	 	 	agents, invitees or
assignees) in, over, on, under, through, from, or about the Premises or Property.
	 
	15.1.5	 	Environmental Damages: “Environmental Damages” means all claims, suits, judgments,
damages, losses, penalties, fines, sanctions, liabilities, encumbrances, lost profits,
consequential damages, interest, remediation costs, investigation costs, court coats liens,
fees, costs and expenses of whatever kind or nature, contingent or otherwise, matured or
unmatured, foreseeable or unforeseeable, including, without limitation: (i) damages for
personal injury, or for injury to property or natural resources occurring on or off the
Premises, including, without limitation, interest and penalties, and claims brought by or on
behalf of employees of Tenant, with respect to which Tenant waives any immunity to which it
may be entitled under any industrial or workers’ compensation laws; (ii) fees and costs
incurred for the service of attorneys, consultants, contractors, experts, and laboratories;
for the preparation of any feasibility studies or reports; for the performance of any
investigation, remediation, removal, abatement, containment, closure, restoration or
monitoring work required by any federal, state or local governmental agency or political
subdivision; or for making full economic use of the Premises or other property; (iii)
liabilities to any third person or governmental agency; and (iv) diminution of the value of
the Premises or the Property.
	 
	15.1.6	 	Environmental Laws: “Environmental Laws” means all Laws pertaining to the
protection of the environment (including flora, fauna and wildlife) or protection of human or
occupational safety or health.
	 
	15.1.7	 	Handle: “Handle” or “Handling” means to generate, produce, use, process, package,
treat, store, emit, transport, dispose of, manage, or otherwise handle.
	 
	15.1.8	 	Hazardous Substances: “Hazardous Substances” means any substance or material
listed, defined, or regulated by any Environmental Law, including without limitation: (i) any
chemical, substance, material, medical waste or other waste, living organism, or combination
thereof which is or may be hazardous to the environment or human or animal health or safety
due to its radioactivity, ignitability, corrosivity, reactivity, explosivity, toxicity,
carcinogenicity, mutagenicity, phytotoxicity, infectiousness or other harmful or potentially
harmful properties or effects; (ii) petroleum hydrocarbons, including crude oil or any
fraction thereof, Asbestos, Asbestos-Containing Construction Materials, Asbestos-Containing
Materials, radon, polychlorinated biphenyls (PCBs), methane; and (iii) anything which now or
in the future may be defined, listed, or regulated as “hazardous substances,” “hazardous
wastes,” “extremely hazardous wastes,” “hazardous materials,” “toxic substances,” or
“pollutants” by any Environmental Law.
	 
	15.1.9	 	Permit: “Permit” means any permit, license, permission, approval, authorization, or
entitlement from a governmental or quasi-governmental agency.
	 
	15.1.10	 	Preexisting Hazardous Substances: “Preexisting Hazardous Substances” means
Hazardous Substances, if any, existing in, on, under or about the Property on or before the
Commencement Date.

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	15.1.11	 	Property: When used in Article 15, “Property” means all land, buildings, roads,
parking lots, and improvements that are part of the Project, as now in existence or as
developed at any time during the Lease Term, as well as all surface water, subsurface water,
soil, or air thereon or thereunder.
	 
	15.1.12	 	Release: “Release” means any accidental or intentional spilling, leaking, pumping,
pouring, emitting, discharging, injecting, escaping, leaching, migrating, dumping or disposing
in, over, on, under, through, or about the air, land, surface water, ground water, or the
environment (including without limitation the abandonment or discarding of receptacles
containing any Hazardous Substances), unless and to the extent permitted or authorized by a
governmental agency or the SLA. For the purposes of this Section 15, a Release shall not have
been “caused” or “permitted’ by Tenant or Tenant’s agents solely because Tenant or Tenant’s
Agents are aware that Preexisting Hazardous Substances exist or are migrating passively in,
over, on, under, through, from or about the Premises or Property.
	 
	15.2	 	Prohibitions:
	 
	15.2.1	 	Prohibited Conditions and Substances: Tenant has completed and duly executed, and
there is attached hereto as Exhibit C attached hereto and made a part hereof, a copy of a
questionnaire pertaining to Tenant’s use of Hazardous Substances (the “Hazardous
Substances Questionnaire”). Tenant represents and warrants to Landlord that, to the best
of Tenant’s knowledge, all information stated in the Hazardous Substances Questionnaire is
true and correct as of the Effective Date. Tenant and Tenant’s Agents shall not cause or
permit the use, generation, storage, disposal, transportation or release of any Hazardous
Substances on, under, in, above, to, or from the Premises except that which is (i) fully
described in the Hazardous Substances Questionnaire, (ii) in compliance with Environmental
Laws and all applicable Laws and (iii) required for and solely incidental to Tenant’s
principal use and operation of the Premises. Tenant may not use at the Premises any
Hazardous Substances other than those specified in the Hazardous Substances Questionnaire,
or in quantities different from those specified in the Hazardous Substances Questionnaire,
unless Tenant obtains Landlord’s prior written consent, which shall not be unreasonably
withheld or delayed, to such new use and submits a new Hazardous Substances Questionnaire
that accurately describes the new use.
	 
	15.2.2	 	Prohibited Changes in Tenant Operations: Except with the prior written consent of
Landlord, which shall not be unreasonably withheld, Tenant shall not change or expand the
Premises or its occupancy, use, or activities thereon in any manner that would subject
Landlord or Tenant to new or heightened standards or obligations under any Environmental Law,
including, without limitation, modifying, changing, or expanding equipment; methods of
operation; the type or quantity of any input, throughput, or output (including emissions or
effluent); or hours of operation. In the event that any such change proposed by Tenant is
reasonably anticipated to result in increased costs of operation to Landlord or require
Landlord to obtain new or modified Permit[s] for Landlord’s then current operations at the
Property, then Landlord and Tenant will negotiate in good faith, and under no condition will
Landlord be required to consent to

29

 

	 	 	such change until the parties have reached such agreement
concerning, an appropriate reimbursement or payment to Landlord for such increased costs and
until Landlord obtains such new or modified Permit.
	 
	15.2.3	 	Prohibition against Releases: Other than in compliance with all applicable
Environmental Laws or the SLA, Tenant shall not Release or permit the Release of any Hazardous
Substance in, over, on, under, through, from, or about the Premises or Property.
	 
	15.3	 	Compliance With Environmental Law; Cooperations; Sharing of Costs:
	 
	15.3.1	 	Tenant, at its sole cost, shall comply with all Environmental Laws, Rules and Regulations,
and Permits applicable to Tenant’s occupancy, use, or activities at the Premises. Tenant
shall notify Landlord of, and allow Landlord an opportunity to participate in, all meetings
with governmental agencies concerning the occupancy, use, or activities of Tenant or Tenant’s
Agents at the Premises. Tenant, at its sole cost, shall be responsible for obtaining and
maintaining all Permits necessary for Tenant’s occupancy, use, or activities on or about the
Premises, except as set forth in the SLA. Nothing in this paragraph shall compromise or limit
Agilent Technologies, Inc.’s obligations pursuant to any other agreement with Tenant,
including without limitation
the Asset Purchase Agreement between Agilent Technologies, Inc. and Argos Acquisitions
Pte. Ltd. dated August 14, 2005.
	 
	15.3.2	 	Tenant shall cooperate with Landlord in Landlord’s efforts to comply with Environmental
Laws, including, without limitation, (i) allowing Landlord full access (with reasonable notice
from Landlord) to the Premises, (ii) complying with all notice requirements set forth in
Section 15.5 of this Lease, and (iii) assisting Landlord in conducting investigations on the
Premises. Tenant shall cooperate with Landlord in Landlord’s efforts to obtain, maintain,
transfer, modify, or renew any Permits.
	 
	15.4	 	Waste:
	 
	15.4.1	 	Tenant shall store any waste it generates which is not a Hazardous Substance either inside
the Premises or outside the Premises in trash enclosures that are designated by Landlord for
such storage.
	 
	15.4.2	 	Other than as provided for in the SLA, Tenant shall dispose of all waste that is or may be a
Hazardous Substance at appropriate off-site locations. Other than as provided in the SLA,
Tenant shall not dispose of anything that is or may be a Hazardous Substance in, on, over,
above, under, or about the Premises or the Property. If Landlord reasonably suspects that any
waste generated or permitted to be generated by Tenant at the Premises is a Hazardous
Substance, or that an Environmental Condition exists on or about the Premises then, upon
Landlord’s request, Tenant shall conduct reasonable sampling and analysis, and provide
Landlord with a copy of the results of such activities.

30

 

	15.5	 	Notifications:
	 
	15.5.1	 	Tenant shall keep Landlord informed of all environmental matters affecting Tenant’s
occupancy, use, or activities at or about the Premises. This duty includes, without
limitation, the following: (i) Tenant promptly shall give Landlord copies of any operating,
emergency, contingency, closure or other plans, procedures, monitoring data, information,
hazardous waste manifests, and documents which Tenant is required to prepare pursuant to any
applicable Environmental Laws; (ii) Tenant shall promptly provide Landlord with a copy of any
document that it submits to any government agency pertaining to environmental matters at the
Premises or the Project; (iii) Tenant shall promptly provide Landlord with a copy of any
letters, reports, notices, documents or information it receives concerning environmental
matters at the Premises or the Project; and (iv) Tenant shall promptly provide Landlord with
information reasonably requested by Landlord concerning environmental matters at the Premises
or the Project.
	 
	15.5.2	 	Tenant shall give the Landlord written notice of: (i) any investigation, inspection,
enforcement, remediation, or other regulatory action or order taken, issued or threatened in
connection with its occupancy, use or activities on or about the Premises or the Project; (ii)
any claims made or threatened by any third party against either of them, or any report, notice
or complaint filed or threatened to be filed with any government agency, in connection with
their occupancy, use or activities on or about the Premises or
the Project; (iii) any Release of
Hazardous Substances in, over, on,
under, through, from, or about the
Premises or the Project, or the
discovery by either of them of any
Environmental Condition; and (iv) all
incidents or matters with respect to
the Premises or the Project as to
which they are required to give
notice to any governmental or
quasi-governmental entity pursuant to
any Environmental Law.
	 
	15.6	 	Remediation:
	 
	15.6.1	 	Environmental Condition: Subject to Section 15.6.4 hereof, in the event an
Environmental Condition exists or occurs on or about the Premises, Tenant (or Tenant’s
contractor) shall promptly undertake and diligently complete, at Tenant’s sole cost, and in
compliance with this Lease and Environmental Laws, all investigative, corrective, and remedial
measures required under Environmental Laws. Such measures shall include, without limitation,
removal and proper disposal of the Hazardous Substance and restoration of all land,
improvements and other affected areas whether on or off the Premises or the Property.
	 
	15.6.2	 	Landlord’s Approval: Unless an emergency situation exists that requires immediate
action (including, without limit, a deadline established by a government agency which would
prevent Tenant’s compliance with this Section 15.6), Tenant shall obtain Landlord’s prior
written approval, which shall not be unreasonably withheld, of all investigation, corrective,
or remedial measures contemplated by Tenant. Tenant shall provide Landlord with at least
three business days’ advance notice of any proposed sampling and, if Landlord requests, Tenant
shall split samples with Landlord. Tenant also shall promptly provide Landlord with the
results of any test, investigation or inquiry conducted by or on behalf of Tenant in
connection with an Environmental Condition. Tenant shall provide Landlord with reasonable
advance notice, and Landlord shall have the right (but not the obligation) to participate in
all oral or written

31

 

	 	 	communications with government entities concerning Environmental
Conditions on or about the Premises or the Project.
	 
	15.6.3	 	Landlord’s Right to Act: If Tenant fails to comply with this Section 15.6, and such
failure continues for more than 24 hours after delivery of written notice from Landlord or a
government agency of the actual or potential Environmental Condition (or fails to comply
immediately after written or oral request from Tenant in the event such failure poses an
imminent danger to safety of persons or damage to property), Landlord shall have the right
(but not the obligation), in its sole discretion and without limiting any other remedy which
may be available to Landlord under this Lease, at law or in equity, to respond to the
Environmental Condition in any manner it may deem appropriate, pursuant to Section 15.8.
	 
	15.6.4	 	Preexisting Hazardous Substances: Notwithstanding the foregoing or anything to the
contrary in this Lease, Tenant shall not be liable for, and Landlord expressly releases Tenant
and Tenant’s parents, subsidiaries, corporate affiliates, successors and assigns, contractors,
subcontractors, agents and representatives and their representative officers, directors,
shareholders and employees from any and all Environmental Damages to the extent arising,
directly or indirectly, out of or in connection with any Preexisting
Hazardous Substances, except to the extent that any Preexisting Hazardous Substances are
exacerbated by the activities of Tenant or any of Tenant’s Agents. Preexisting Hazardous
Substances shall not be deemed exacerbated by the activities of Tenant or any of Tenant’s
Agents solely because Tenant or Tenant’s Agents are aware that Preexisting Hazardous
Substances exist or are migrating passively in, over, on, under, through, from or about
the Premises or Property. The provisions of this paragraph are in addition, and do not
modify in any way, Agilent Technologies, Inc.’s obligations pursuant to any other
agreement with Tenant, including without limitation the Asset Purchase Agreement between
Agilent Technologies, Inc. and Argos Acquisitions Pte. Ltd. dated August 14, 2005.
Landlord specifically waives the benefit and protection of law that restricts the release
of any unknown claims that the creditor does not know or suspect to exist in his favor at
the time of executing the release, which if known by him must have materially affected his
settlement with debtor.
	 
	15.7	 	Condition on Expiration or Termination: Prior to the expiration or termination of
the Lease in accordance with this subsection, Tenant shall remove and properly dispose of any
Hazardous Substances that have come to be located on or about the Premises as a result of
Tenant’s occupancy, use and activities on or about the Premises or the Project, and Tenant
shall restore the Premises and other affected areas to the same or better condition, character
and quality as before Tenant’s occupancy, ordinary wear and tear excepted.
	 
	15.8	 	Landlord’s Rights: If Tenant fails to comply with any provision of this Article 15
or elsewhere in this Lease, Landlord shall have the right (but not the obligation) to effect
such compliance, in its sole discretion and without limiting any other remedy which may be
available to Landlord under this Lease, at law or in equity. In such event, Landlord shall
have sole discretion in connection with the manner and timing of such performance, and shall
have no responsibility to minimize the cost or legal exposure of

32

 

	 	 	Tenant or the inconvenience
or other impacts to Tenant resulting therefrom, and the cost thereof shall be paid by Tenant
to Landlord, within ten (10) days after delivery of Landlord’s invoice, for any amount
incurred or expended by Landlord in connection with such performance (including fees and costs
incurred for the services of attorneys, consultants, and experts), together with interest at
the Agreed Interest Rate from the date of expenditure until such amount is paid in full to
Landlord.
	 
	15.9	 	Tenant’s Release and Indemnification of Landlord:
	 
	15.9.1	 	Subject to Section 15.6.4 hereof, Tenant expressly releases Landlord and Landlord’s parents,
subsidiaries, corporate affiliates, successors and assigns, contractors, subcontractors,
agents, and representatives, and their representative officers, directors, shareholders, and
employees from, and who shall not be liable for, any and all Environmental Damages to the
extent arising directly or indirectly out of or in connection with any Environmental
Conditions at the Premises or Property. Tenant specifically waives the benefit and protection
of law that limits that restricts the release of any unknown claims that the creditor does not
know or suspect to exist in his favor at the time of executing the release, which if known by
him must have materially affected his settlement with debtor.
	 
	15.9.2	 	Tenant shall not suffer any lien to be recorded against the Premises or the Project as a
consequence of the Release of any Hazardous Substances in, over, on, under, through, from, or
about the Premises caused or permitted by Tenant or of the existence of any Environmental
Condition caused by Tenant or Tenant’s Agent, including, without limitation, any state,
federal, or local “superfund” lien related to the removal or remediation of any Hazardous
Substances by or on behalf of Tenant on or about the Premises or the Property.
	 
	15.9.3	 	In addition to, and without limiting the scope of, any other indemnities provided by Tenant
to Landlord under this Lease or any Laws, Tenant shall indemnify, protect, defend upon demand
with counsel reasonably acceptable to Landlord, and hold harmless Landlord and Landlord’s
parents, subsidiaries, corporate affiliates, successors and assigns, contractors,
subcontractors, agents, representatives, and their respective officers, directors,
shareholders, and employees against and from all Environmental Damages to the extent arising
directly or indirectly out of or in connection with any of the following as it relates to the
Premises or the Project: any Environmental Condition, or the breach of the SLA, or any
requirement of Article 15 of this Lease by Tenant or Tenant’s Agents.
	 
	15.10	 	No Shift of Liability: Landlord’s exercise or failure to exercise the rights
granted in this Article 15 shall not in any way shift responsibility for Hazardous Substances
or compliance with Environmental Laws from Tenant to Landlord, nor impose any liability on
Landlord.
	 
	15.11	 	Survival: The obligations of Tenant under this Article 15 shall survive expiration
or earlier termination of this Lease, and any conveyance by Landlord of its interest in the
Premises, and shall continue in full force and effect.

33

 

	15.12	 	Underground Storage Tanks: Except with the prior written consent of Landlord, which
consent may be withheld by Landlord in its sole and absolute discretion, Tenant shall not:
(1) install, use, operate or otherwise manage any underground storage tanks, whether for
Hazardous Substances or for any other substance or material, on or about the Premises or on
the Property , or (2) use, operate, modify or otherwise manage any existing underground
storage tanks, whether for Hazardous Substances or for any other substance or material that
may be located at the Premises or the Property; provided, however, that to the extent required
by Environmental Law, the Tenant may, with the written consent of the Landlord, which shall
not be unreasonably withheld, close any such underground storage tank. Landlord hereby
consents as part of this Lease for Tenant to continue using any underground storage tanks in
substantially the same manner as such tanks were being used immediately prior to the
Commencement Date hereof and as consistent with the SLA.
	 
	15.13	 	Aboveground Storage Tanks: Except with the prior written consent of Landlord, which
consent shall not be unreasonably withheld, Tenant shall not (1) install, use, operate, close
or otherwise manage any aboveground storage tanks on the Premises, whether for Hazardous
Substances or for any other substance or material; or (2) use, operate, modify, close or
otherwise manage any existing aboveground storage tanks, whether for
Hazardous Substances or for any other substance or material, that may be located on or
about the Premises or the Property. Landlord hereby consents as part of this Lease for
Tenant to continue using any aboveground storage tanks in substantially the same manner as
such tanks were being used immediately prior to the Commencement Date hereof and as
consistent with the SLA, and to use such tanks as are currently being constructed and as
consistent with the SLA.
	 
	15.14	 	Hazardous Substances Storage Permit: Other than permits to be obtained or provided
by Contractor under the SLA, Tenant, at its sole cost, Tenant shall obtain and maintain any
Permits required by Environmental Laws for Tenant’s Handling of Hazardous Substances in
connection with its occupancy, use or activities at the Premises. Tenant shall cooperate with
Landlord in complying with any Permits that Landlord may obtain for the Handling of Hazardous
Substances in connection with Landlord’s occupancy, use, or activities at the Premises.
Nothing in this paragraph shall compromise or limit Agilent Technologies, Inc.’s obligations
pursuant to any other agreement with Tenant, including without limitation, the Asset Purchase
Agreement between Agilent Technologies, Inc. and Argos Acquisition Pte. Ltd. dated August 15,
2005.
	 
	15.15	 	Intentionally Omitted
	 
	15.16	 	Emergency Response: At its sole cost and expense (other than to the extent such
services are to be obtained or provided by Contractor under the SLA), Tenant shall comply with
all applicable Environmental Laws pertaining to emergency preparedness and emergency responses
in connection with its occupancy, use or activities at the Premises, including, without
limitation, the preparation of contingency plans and emergency response plans applicable to
the actual or potential Release of Hazardous Substances. Tenant shall comply with
Environmental Laws pertaining to emergency

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	 	 	preparedness and emergency responses in connection
with their occupancy, use, and activities at the Premises.
	 
	16.	 	GENERAL PROVISIONS:
	 
	16.1	 	Landlord’s Right to Enter: Landlord and its Agents may enter the Premises at any
reasonable time and upon prior notice (except in the case of (vii) below), for the purpose of
(i) inspecting the same, including, without limitation, auditing the Premises for compliance
with Environmental Laws and any other applicable Laws, (ii) posting notices of
non-responsibility, (iii) showing the Premises to prospective purchasers, mortgagees or
tenants, (iv) making necessary alterations, additions, or repairs, (v) performing Tenant’s
obligation when Tenant has failed to do so after written notice from Landlord, (vi) placing
upon the Premises ordinary “for lease” or “for sale” signs, and/or (vii) in case of an
emergency. For each of the aforesaid purposes, Landlord may enter the Premises by means of a
master key, and Landlord may use any and all means it may deem necessary and proper to open
the doors of the Premises in an emergency. Any entry into the Premises or portions thereof
obtained by Landlord by any of said means, or otherwise, shall not under any circumstances be
construed or deemed to be a
forcible or unlawful entry into, or a detainer of, the Premises, or an eviction, actual or
constructive, of Tenant from the Premises or any portion thereof. Tenant shall have the
right to accompany Landlord during any such entry and Landlord shall use all reasonable
efforts to schedule such entry to minimize disruption to Tenant, and to avoid interfering
with Tenant’s use of the Premises during such entry.
	 
	16.2	 	Surrender of the Premises: Upon the expiration or sooner termination of this Lease,
Tenant shall vacate and surrender the Premises to Landlord in the same condition as existed at
the Commencement Date, except Tenant shall remove any or all of (i) its personal property,
(ii) Trade Fixtures, and (iii) Leasehold Improvements, and repair all damage to the Premises
caused by such removal. If such removal and other surrender obligations are not completed
before the expiration or termination of the Lease Term, Landlord shall have the right (but no
obligation) to perform such obligations, and Tenant shall pay Landlord on demand for all costs
(including removal and storage) incurred by Landlord in connection therewith, plus interest on
all such costs incurred at the Agreed Interest Rate. Landlord shall also have the right to
retain or dispose of all or any portion of Tenant’s personal property or Trade Fixtures if
Tenant does not pay all such costs and retrieve the property within ten (10) days after notice
from Landlord (in which event title to all such property described in Landlord’s notice shall
be transferred to and vest in Landlord). Tenant waives all claims, demands and causes of
action against Landlord for any damage or loss to Tenant resulting from Landlord’s removal,
storage, retention, or disposition of any such property. Upon expiration or termination of
this Lease or of Tenant’s possession, whichever is earliest, Tenant shall surrender all keys
to the Premises or any other part of the Premises and shall deliver to Landlord all keys for
or make known to Landlord the combination of locks on all safes, cabinets and vaults that may
be located in the Premises. Tenant’s obligations under this Section shall survive the
expiration or termination of this Lease.

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	16.3	 	Holding Over: If Tenant holds over the Premises or any part thereof after expiration
of the Lease Term, such holding over shall be considered to be at sufferance only, at a
Monthly Base Rent equal to one hundred fifty percent (150%) of the Monthly Base Rent in effect
immediately prior to such holding over and shall otherwise be on all the other terms and
conditions of this Lease. This paragraph shall not be construed as Landlord’s permission for
Tenant to hold over. Acceptance of Rent by Landlord following expiration or termination shall
not constitute a renewal of this Lease or extension of the Lease Term except as specifically
set forth above.
	 
	16.4	 	Subordination: The following provisions shall govern the relationship of this Lease
to any underlying lease, mortgage or deed of trust which now or hereafter affects the
Premises, and any renewal, modification, consolidation, replacement or extension thereof
(collectively “Security Instruments”), which have bear or may hereafter be executed affecting
the Premises or Project, provided, that with respect to any Security Instrument entered into
after the date hereof, the party secured by such Security Instrument shall have executed and
delivered to Tenant a subordination, non-disturbance and attornment agreement on such party’s
standard form with such modifications thereto as are reasonably requested by Tenant.
	 
	16.4.1	 	This Lease is subject and subordinate to all Security Instruments existing as of the
Effective Date. However, if any Lender so requires, this Lease shall become prior and
superior to any such Security Instruments.
	 
	16.4.2	 	At Landlord’s election, this Lease shall become subject and subordinate to any Security
Instruments created after the Effective Date.
	 
	16.4.3	 	Tenant shall execute any document or instrument required by Landlord or any Lender to make
this Lease either prior or subordinate to any of the Security Instruments, which may include
such other matters as the Lender customarily requires in connection with such agreements,
including provisions that the Lender not be liable for any defaults on the part of Landlord
occurring prior to the time the Lender takes possession of the Premises in connection with the
enforcement of its Security Instrument. Tenant’s failure to execute any such document or
instrument within ten (10) days after written demand therefor shall constitute a default by
Tenant.
	 
	16.5	 	Lender Protection and Attornment: In the event of any default on the part of the
Landlord, Tenant will give notice by registered mail to any Lender whose name, if any, has
been provided to Tenant and shall offer Lender a reasonable opportunity to cure the default,
including time to obtain possession of the Premises by power of sale or judicial foreclosure
or other appropriate legal proceedings, if such should prove necessary to effect a cure.
Tenant shall attorn to any purchaser of the Premises or Project at any foreclosure sale or
private sale conducted pursuant to any Security Instrument encumbering the Premises or
Project, or to any grantee or transferee designated in any deed given in lieu of foreclosure.
	 
	16.6	 	Estoppel Certificates and Financial Statements: At all times during the Lease Term,
Tenant agrees, within ten (10) business days after any request by Landlord, promptly to

36

 

	 	 	execute and deliver to Landlord an estoppel certificate, (i) certifying that this Lease is
unmodified and in full force and effect, or if modified, stating the nature of such
modification and certifying that this Lease, as so modified, is in full force and effect, (ii)
stating the date to which the rent and other charges are paid in advance, if any, (iii)
acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of
Landlord hereunder, or if there are uncured defaults, stating the nature of such uncured
defaults, and (iv) certifying such other information about the Lease as may be reasonably
required by Landlord. Tenant’s failure to deliver an estoppel certificate within ten (10)
days after delivery of Landlord’s request therefore shall be a conclusive admission by Tenant
that, as of the date of the request for such statement, (v) this Lease is unmodified except as
may be represented by Landlord in said request and is in full force and effect, (vi) to
Tenant’s knowledge, there are no uncured defaults in Landlord’s performance, and (vii) no rent
has been paid more than thirty (30) days in advance. At any time during the Lease Term but
solely in connection with any sale or financing of the Project, Tenant shall, upon ten (10)
business days’ prior written notice from Landlord, provide Tenant’s or Tenant’s parent
company’s most recent financial information that is publicly available of otherwise generally
provided by Tenant to its creditors to any Lender or to any buyer of Landlord’s interest in
the Premises.
	 
	16.7	 	Force Majeure: Any prevention, delay, or stoppage due to strikes, lockouts,
inclement weather, labor disputes, inability to obtain labor, materials, fuels or reasonable
substitutes therefor, governmental restrictions, regulations, controls, action or inaction,
civil commotion, fire or other acts of God, and other causes beyond the reasonable control of
either party to perform shall excuse the performance by either party, for a period equal to
the period of any said prevention, delay, or stoppage, of any obligation hereunder, provided
that Tenant shall not be so excused from any of its monetary obligations hereunder except as
otherwise set forth herein.
	 
	16.8	 	Notices: Any notice required or desired to be given regarding this Lease shall be in
writing and shall be personally served, or in lieu of personal service may be given by mail or
by nationally recognized overnight courier at the addresses for the parties set forth in the
“Lease Summary” to this Lease (or such other addresses as may be specified by a party hereto
giving notice of same to the other party in accordance with this Section). Personally served
notices shall be deemed to have been given when received by the party, if served by mail, such
notice shall be deemed to have been given (i) on the third business day after mailing to the
party if such notice was deposited in the United States mail, certified and postage prepaid,
addressed to the party to be served at the address set forth in the preceding sentence, and
(ii) in all other cases when actually received.
	 
	16.9	 	Corporate Authority: (a) Each individual executing this Lease on behalf of Tenant is
duly authorized to execute and deliver this Lease on behalf of said corporation in accordance
with the bylaws of said corporation. This Lease is binding upon Tenant in accordance with its
terms. Tenant is a duly authorized and existing corporation qualified to do business in the
State in which the Property is located and that the corporation has full right and authority
to enter into this Lease. (b) Each individual executing this Lease on behalf of Landlord is
duly authorized to execute and deliver this

37

 

	 	 	Lease on behalf of said corporation in accordance
with the bylaws of said corporation. This Lease is binding upon Landlord in accordance with
its terms. Landlord is a duly authorized and existing corporation qualified to do business in
the State in which the Property is located and that the corporation has full right and
authority to enter into this Lease.
	 
	16.10	 	Miscellaneous: Should any provisions of this Lease prove to be invalid or illegal,
such invalidity or illegality shall in no way affect, impair or invalidate any other provision
hereof, and such remaining provisions shall remain in full force and effect, to the extent
permitted by law. Time is of the essence with respect to the performance of every provision
of this Lease in which time of performance is a factor. The captions used in this Lease are
for convenience only and shall not be considered in the construction or interpretation of any
provision hereof. Any executed copy of this Lease shall be deemed an original for all
purposes. This Lease shall, subject to the provisions regarding assignment, apply to and bind
the respective heirs, successors, executors, administrators and assigns of Landlord and
Tenant. “Party” shall mean Landlord or Tenant, as the context implies. If Tenant consists of
more than one person or entity, then all members of Tenant shall be jointly and severally
liable hereunder. Nothing in this Section or this Lease is intended to confer personal
liability upon the officers or
shareholders of Tenant. This Lease shall be construed and enforced in accordance with the
laws of the State of California. The language in all parts of this Lease shall in all
cases be construed as a whole according to its fair meaning, and not strictly for or
against either Landlord or Tenant. When the context of this Lease requires, the neuter
gender includes the masculine, the feminine, a partnership or corporation or joint
venture, and the singular includes the plural. When a party is required to do something
by this Lease, it shall do so at its sole cost and expense without right of reimbursement
from the other party unless specific provision is made therefor. All measurements of
gross leasable area shall be made from the outside faces of exterior walls and the
centerline of joint partitions. Landlord makes no covenant or warranty as to the exact
square footage of any area. Where Tenant is obligated not to perform any act, Tenant is
also obligated to restrain any others within its control from performing said act,
including agents, invitees, contractors, subcontractors and employees. Landlord shall not
become or be deemed a partner nor a joint venturer with Tenant by reason of the provisions
of this Lease.
	 
	16.11	 	Brokerage Commissions: Tenant warrants that is has not had any dealings with any
real estate brokers, leasing agents, salesmen, or incurred any obligations for the payment of
real estate brokerage commissions or finder’s fees which would be earned or due and payable by
reason of the execution of this Lease.
	 
	16.12	 	Consents and Approvals: Wherever the consent, approval, judgment or determination
of Landlord is required or permitted under this Lease, Landlord may exercise its good faith
business judgment in granting or withholding such consent or approval or in making such
judgment or determination without reference to any extrinsic standard of reasonableness,
unless the provision providing for such consent, approval, judgment or determination specifies
that Landlord’s consent or approval is not to be unreasonably withheld, or that such judgment
or determination is to be reasonable, or otherwise

38

 

	 	 	specifies the standards under which
Landlord may withhold its consent. Notwithstanding anything to the contrary contained in this
Lease, if it is determined that Landlord failed to give its consent where it was required to
do so under this Lease, Tenant shall be entitled to specific performance but not to monetary
damages for such failure. The review and/or approval by Landlord of any item to be reviewed
or approved by Landlord under the terms of this Lease or any Exhibits hereto shall not impose
upon Landlord any liability for accuracy or sufficiency of any such item or the quality or
suitability of such item for its intended use. Any such review or approval is for the sole
purpose of protecting Landlord’s interest in the Premises under this Lease, and no third
parties, including Tenant, its agents, employees, contractors, invitees or any person or
entity claiming by, through or under Tenant, shall have any rights hereunder.
	 
	16.13	 	Termination by Exercise of Right: If this Lease is terminated pursuant to its terms
by the proper exercise of a right to terminate specifically granted to Landlord or Tenant by
this Lease, then this Lease shall terminate thirty (30) days after the date the right to
terminate is properly exercised (unless another date is specified in that part of the Lease
creating the right, in which event the date so specified for termination shall prevail), the
rent and all other charges due hereunder shall be prorated as of the date of termination,
and neither Landlord nor Tenant shall have any further rights or obligations under this
Lease except for those that have accrued prior to the date of termination or those
obligations which this Lease specifically provides are to survive termination. This
Section does not apply to a termination of this Lease by Landlord as a result of a default
by Tenant.
	 
	16.14	 	Entire Agreement: This Lease, the Building 91 Lease and the SLA constitute the
entire agreement between the parties with respect to the subject matter of this Lease, and
there are no binding agreements or representations between the parties except as expressed
herein, in the Building 91 Lease or in the SLA. Tenant acknowledges that neither Landlord nor
Landlord’s agent(s) has made any representation or warranty as to (i) whether the Premises may
be used for Tenant’s intended use under existing Law or (ii) the suitability of the Premises
for the conduct of Tenant’s business or the condition of any improvements located thereon.
Tenant expressly waives all claims for damage by reason of any statement, representation,
warranty, promise or other agreement of Landlord or Landlord’s agent(s), if any, with respect
to this Lease that are not contained in this Lease or in any addendum or amendment hereto or
the SLA. No subsequent change or addition to this Lease shall be binding unless in writing
and signed by the parties hereto. To the extent there is any inconsistency between the terms
and provisions of this Lease and the terms and provisions of that certain Asset Purchase
Agreement dated as of August 14, 2005 by and between Agilent Technologies, Inc. and Argos
Acquisition Pte. Ltd , the terms and provisions of this Lease shall control, but only with
respect to the use and operation of the Premises. To the extent there is any inconsistency
between the terms and provisions of this Lease and the terms and provisions of the SLA, as
between Landlord and Tenant, the terms and previsions of this Lease shall control.

39

 

	16.15	 	Service Level Agreement: In the event that the SLA is terminated in accordance with
its terms prior to the end of the Term hereof for any reason (including without limitation
pursuant to Section 4 of the SLA or the repudiation or rejection of the SLA whether in
bankruptcy or similar proceeding or otherwise), Landlord shall have the option to either (i)
immediately and continuously provide (or arrange for the provision of) through the Term of
this Lease all services provided to Tenant pursuant to the SLA, on the terms of the SLA as
though Landlord were “Contractor” thereunder, and as though the SLA had not been terminated
during the Term hereof, or (ii) terminate this Lease by giving at least ten (10) days prior
written notice to Tenant.

[Signature page follows]

40

 

     IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease with the intent to be legally
bound thereby, to be effective as of the Effective Date of this Lease.

	 	 	 	 	 	 	 	 	 	 	 
	LANDLORD:	 	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	AGILENT TECHNOLOGIES, INC.,	 	 	 	AVAGO TECHNOLOGIES U.S. INC.,	 	 
	a Delaware corporation	 	 	 	a Delaware corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Marie Oh Huber
	 	 	 	By:
	 	/s/ Kenneth Y. Hao	 	 
	 

	 	 
	 	 	 	 	 	 	 	 
	Printed Name: Marie Oh Huber	 	 	 	Printed Name: Kenneth Y. Hao	 	 
	Title: Vice President, Assistant Secretary and Assistant General Counsel	 	 	 	Title: Vice President and Secretary	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	Date: December 1, 2005	 	 	 	Date: December 1, 2005

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