Document:

EX-10.17

 

Exhibit 10.17

Amendment No. 1

SIFCO INDUSTRIES, INC.

CHANGE IN CONTROL SEVERANCE AGREEMENT

This Amendment No. 1 to the Change in Control Severance Agreement (the “Amendment”), dated as of
February 5, 2007, is made between SIFCO Industries, Inc. (the “Company”) and Frank A. Cappello (the
“Executive”) for the purpose of amending and supplementing the documents and instruments referred
to below.

WITNESSETH:

     WHEREAS, the Company and Executive are parties to a Change in Control Severance Agreement made
as of September 28, 2000 (the “Agreement” providing for certain severance benefits to Executive in
the event of a change in control of the Company; all terms used in the Agreement being used herein
with the same meaning); and

     WHEREAS, the Company and Executive desire to amend certain provisions of the Agreement to
clarify the amount of severance benefits that were intended to be provided by the Agreement at the
time the Agreement was executed;

     NOW, THEREFORE, in consideration of the foregoing and for other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as
follows:

Amendment to Agreement — Exhibit A to the Change in Control Severance Agreement –
Benefits, “Item a. Severance” is hereby amended in its entirety to read as follows:

a. Severance. In the event the Executive becomes eligible for benefits under
Section 5 of the Agreement, the Company shall pay to the Executive or the Executive’s
Beneficiary in a lump sum in cash within thirty (30) days after the Executive’s Date
of Termination an amount equal to:

	 	(i)	 	the greater of (i) $140,000 or (ii) one (1.0) times
the Executives annual salary;
	 
	 	(ii)	 	the excess of (A) the actuarial equivalent of the
benefit under any qualified defined benefit pension plan the Company may
have (the “Retirement Plan”), and any supplemental retirement plan in
which the Executive participates (the “SERP”) which the Executive would
receive if the Executive’s employment continued for two (2) years after
the Date of Termination assuming for this purpose that all accrued
benefits are fully vested, over (B) the actuarial equivalent of the
Executive’s actual benefit paid or payable, if any, under the Retirement
Plan and the SERP as of the Date of Termination.

IN WITNESS WHEREOF, the undersigned have executed this Agreement effective as of the date first
written above.

	 	 	 	 	 
	SIFCO INDUSTRIES, INC.	 	EXECUTIVE
	 
	 	 	 	 
	By: /s/ Jeffrey P. Gotschall

	 	/s/ Frank A. Cappello
	 

	 	 
	Title: Chairman and CEO

	 	Signature
	 
	 	 	 	 
	 

	 	 	 	Frank A. Cappello
	 

	 	 	 	 
	 

	 	 	 	Printed Name

1EX-10.18

 

Exhibit 10.18

Amendment No. 1

SIFCO INDUSTRIES, INC.

CHANGE IN CONTROL SEVERANCE AGREEMENT

This Amendment No. 1 to the Change in Control Severance Agreement (the “Amendment”), dated as of
February 5, 2007, is made between SIFCO Industries, Inc. (the “Company”) and Remigijus H.
Belzinskas (the “Executive”) for the purpose of amending and supplementing the documents and
instruments referred to below.

WITNESSETH:

     WHEREAS, the Company and Executive are parties to a Change in Control Severance Agreement made
as of September 28, 2000 (the “Agreement” providing for certain severance benefits to Executive in
the event of a change in control of the Company; all terms used in the Agreement being used herein
with the same meaning); and

     WHEREAS, the Company and Executive desire to amend certain provisions of the Agreement to
clarify the amount of severance benefits that were intended to be provided by the Agreement at the
time the Agreement was executed;

     NOW, THEREFORE, in consideration of the foregoing and for other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as
follows:

Amendment to Agreement — Exhibit A to the Change in Control Severance Agreement –
Benefits, “Item a. Severance” is hereby amended in its entirety to read as follows:

a. Severance. In the event the Executive becomes eligible for benefits under
Section 5 of the Agreement, the Company shall pay to the Executive or the Executive’s
Beneficiary in a lump sum in cash within thirty (30) days after the Executive’s Date
of Termination an amount equal to:

	 	(i)	 	the greater of (i) $140,000 or (ii) one (1.0) times
the Executives annual salary;
	 
	 	(ii)	 	the excess of (A) the actuarial equivalent of the
benefit under any qualified defined benefit pension plan the Company may
have (the “Retirement Plan”), and any supplemental retirement plan in
which the Executive participates (the “SERP”) which the Executive would
receive if the Executive’s employment continued for two (2) years after
the Date of Termination assuming for this purpose that all accrued
benefits are fully vested, over (B) the actuarial equivalent of the
Executive’s actual benefit paid or payable, if any, under the Retirement
Plan and the SERP as of the Date of Termination.

IN WITNESS WHEREOF, the undersigned have executed this Agreement effective as of the date first
written above.

	 	 	 	 	 
	SIFCO INDUSTRIES, INC.	 	EXECUTIVE
	 
	 	 	 	 
	By: /s/ Jeffrey P. Gotschall

	 	/s/ Remigijus H. Belzinskas
	 

	 	 
	Title: Chairman and CEO
	 	Signature
	 
	 	 	 	 
	 

	 	 	 	Remigijus H. Belzinskas
	 

	 	 	 	 
	 

	 	 	 	Printed Name

1EX-10.1

 

Exhibit 10.1

AGREEMENT OF LEASE

DATED AS OF FEBRUARY 2, 2007

BY AND BETWEEN

CORPORATE WOODS ASSOCIATES, LLC

LANDLORD

AND

HARRIS INTERACTIVE, INC.

TENANT

 

 

AGREEMENT OF LEASE

          THIS AGREEMENT OF LEASE, dated as of February 2, 2007, is entered into by and between
CORPORATE WOODS ASSOCIATES, LLC, a limited liability company organized under the laws of the State
of New York having its principal place of business at 175 Corporate Woods, Suite 160, Rochester,
New York 14623 (the “Landlord”), and HARRIS INTERACTIVE, INC., a New York corporation with an
office at 60 Corporate Woods, Rochester, New York 14623 (the “Tenant”).

W I T N E S S E T H:

          Landlord hereby leases unto Tenant and Tenant hereby accepts from Landlord, that certain space
consisting of approximately 65,941 square feet which encompasses the entire building known as 60
Corporate Woods and approximately 20,400 square feet located on the first and second floors of the
building known as 135 Corporate Woods (the “Premises”) for a combined leased area of 86,341 square
feet (the “Total Rentable Areas”) of the buildings (the “Buildings”), Town of Brighton, County of
Monroe, State of New York, with the right to use the subdivided lot (the “Lot”) on which the
Building is located and the right to use the driveways, parking areas, and all other land to be
used in common by all tenants such driveways, parking areas and other lands collectively referred
to as the “Corporate Woods Common Areas”, as more particularly shown on the Floor Plans attached as
Exhibits “A-60 and A-135” hereto for the term, the rent, and subject to the conditions and
covenants hereinafter provided. The Building, and the Lot, and all other improvements thereon will
sometimes be collectively referred to herein as the “Property”.

1. COMMENCEMENT AND TERMINATION DATES

          a) Date of Commencement. The term of this Lease shall commence on April 1, 2007.
The term of this Lease, as it pertains to Tenant’s Premises at Building 135, shall end at midnight
on June 30, 2010 while the term of the Lease as it pertains to Tenant’s Premises at 60 Corporate
Woods shall end at midnight on July 31, 2015. The improvements, non-building standard work to be
performed by Landlord, if any, and improvements to be performed by Tenant, if any, will be
collectively referred to herein as the “Work.

          (b) Plans and Specifications. Tenant shall submit, to the Landlord, its final written
approval of the mutually acceptable working architectural, engineering, electrical and finish
schedule drawings (the “Plans”) and a list or lists of specifications (“Specifications”), if not
set forth on such Plans, for the Work to be performed at the Premises by no later than January 5,
2007. Tenant reserves the right, subject to review and approval by Landlord, to supplement,
modify or change such Plans and Specifications provided, however, that Tenant shall be solely
responsible for any delays or additional costs caused in the substantial completion of the Premises
as a result of any such supplementation, modification or change. Landlord shall have a reasonable
time within which to perform its review and approve or disapprove any Plans or Specifications, or
supplement, modification or change thereof or thereto. Any such approval or disapproval shall be
in writing and in the event of a disapproval the reasons therefore shall be stated in writing.
Landlord, further agrees not to unreasonably withhold or delay any such approval or disapproval.

          (c) Tenant Delays. If a delay shall occur in the substantial completion of the
Premises by Landlord as the result of (i) Tenant’s failure to furnish when due the Plans and
Specifications for the Work or any additional information requested in connection therewith, (ii)
any supplementation, modification or change by Tenant in any air conditioning requirement, Plan,
Specification or finish information furnished by Tenant, (iii) any change order by Tenant other
than as described in (ii) above, (iv) the completion of any part of the work by a person, firm or
corporation employed by Tenant, (v) installation of Tenant’s telephone, word processing, computer
and/or other communications systems, (vi) any direction by Tenant that Landlord hold up proceeding
for any reason, then for each day, or part thereof, of such delay the Commencement Date of this
Lease and Tenant’s obligation to pay Rent shall be accelerated by one day and become one day
earlier than provided for in this Lease.

          (d) Force Majeure Delays. Landlord’s obligations to substantially complete the
Premises are expressly qualified by the provision in this Lease on “Force Majeure” contained in
Section 25 hereof, and each day of delay caused by an event of Force Majeure shall, at Landlord’s
election, result in a day’s postponement of each date and time limit set forth in this section.

 

 

2. USE

          The Premises shall be occupied and used by Tenant solely for general office and/or
professional business purposes.

3. RENT

          (a) Base Rent. Tenant shall pay to Landlord as base or fixed rent (the “Base Rent”),
in U.S. legal tender, at Landlord’s offices at 175 Corporate Woods, Suite 160, Rochester, New York
14623, or as otherwise directed from time to time by Landlord’s written notice, the annual sum of

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	BLDG	 	AREA	 	S.F.	 	RATE	 	ANNUAL	 	MONTHLY
	60  
	 	Entire Bldg	 	 	65,941	 	 	$	18.00	 	 	$	1,186,938.00	 	 	$	98,911.50	 
	135
	 	Office Space	 	 	8,210 ±	 	 	$	18.00	 	 	$	147,780.00	 	 	$	12,315.00	 
	135
	 	IT Area	 	 	12,000 ±	 	 	$	14.00	 	 	$	168,000.00	 	 	$	14,000.00	 
	135
	 	Battery Room	 	 	190	 	 	$	14.00	 	 	$	2,660.00	 	 	$	221.67	 

each promptly on the first day of every calendar month of the term of this Lease and any extension
period hereof, if this Lease is extended, and pro rata, in advance, for any partial month, without
demand, the same being hereby waived, and without any set-off or deduction whatsoever. A late
charge will be due and owing at the rate prescribed in Section 17 of this Lease upon any Base Rent
and Additional Rent (below defined) not paid by the fifth (5th) business day of the calendar month
in which due.

          (b) Increase in Base Rent. Effective April 1, 2008 and every April 1st
thereafter (each, an “Adjustment Date”), the Base Rent then in effect shall increase by a
percentage equal to 85% of the increase in the previous twelve (12) months in the Consumer Price
Index for All Urban Wage Earners and Clerical Workers (CPI-W) of the United States Department of
Labor’s Bureau of Labor Statistics for All Cities, All Items (1982-84=100) in effect and generally
published at the time the computation is to be made (the “Index”); provided however, that each
increase of annual Base Rent shall not exceed five percent (5%) of the annual Base Rent for the
immediately preceding Lease Year, and in no event shall the Base Rent be decreased in any Lease
Year below the Base Rent payable in the immediately preceding Lease Year.

     In the event that an Index is not published as of any Adjustment Date during the term of this
Lease, then the Index published immediately prior to the Commencement Date or the previous
Adjustment Date, as the case may be, shall be used as the base year Index and the Index published
immediately prior to the Adjustment Date of each year for which computations are made, shall be the
Index used to establish the increase in the Index over the base year, or the last Adjustment Date,
as the case may be.

     If the Index shall be discontinued a successor or comparable Index shall be selected by
Landlord but if no such successor or comparable index shall exist, then Landlord and Tenant shall
attempt to agree upon a substitute formula. If the parties are unable to agree upon a substitute
formula, then Tenant shall pay Landlord the amount previously due under the Index and the
disagreement between the parties shall be referred to and determined by arbitration, in accordance
with the then prevailing rules of the American Arbitration Association, and judgment upon the award
rendered shall be final and binding upon the parties and may be entered in any court of competent
jurisdiction. Upon resolution of the arbitration the Landlord shall refund to Tenant or Tenant
shall pay Landlord, as the case may be, any amount to be adjusted pursuant to the award.

     The Base Rent shall be divided into twelve (12) equal monthly installments and each such
monthly installment shall be due and payable in advance on the first day of each month during each
Lease Year, without setoff, deduction or demand. All payments of Base Rent shall be paid promptly
on the first day of every calendar month of the term of this Lease and any extension period hereof,
if this Lease is extended, and pro rata, in advance, for any partial month, without demand, the
same being hereby waived, and without any set-off or deduction whatsoever. A late charge will be
due and owing at the rate prescribed in Section 17 of the Lease.

 

 

          (c) Real Property Taxes. Tenant shall pay to Landlord each year, as Additional Rent,
a sum equal to the amount by which the real estate taxes and other assessments (collectively the
“Real Property Taxes” as below defined) allocable to and levied against the Premises during such
year exceed the sums of:

	 	 	 	 	 	 	 
	 

	 	Building 60
	 	$	176,062.47	 
	 

	 	Building 135
	 	$	49,572.00	 

          For purposes of this Lease, Real Property Taxes shall be defined as follows: (i) All real
estate taxes, including but not limited to town, county and school taxes payable (adjusted after
protest or litigation, if any) for any part of the term of this Lease, including any extension
period hereof, but exclusive of penalties or discounts, on the Property, (ii) any taxes which shall
be levied in lieu of the taxes described in (i) above or which shall be levied on the gross rentals
of the Property and Corporate Woods Common Areas but excluding all income taxes of Landlord, (iii)
pure waters charges (part based upon assessment and part upon the water consumption by other
tenants and users in Corporate Woods), sewer district charges, lighting charges, fire district
charges and other charges and any assessments (special or otherwise) made against the Property and
Corporate Woods Common Areas which shall be required to be paid during the calendar year or fiscal
year in respect to which they are being determined, (iv) any water and water pollution charges, (v)
and any other governmental real estate taxes, levies, impositions or charges of a similar or
dissimilar nature, whether general, special, ordinary, extraordinary, foreseen or unforeseen which
may be assessed, levied or imposed upon all or any part of the Property and Corporate Woods Common
Areas, and (vi) the reasonable expense of contesting the amount or validity of any such taxes,
charges or assessments, such expense (including reasonable attorneys fees) to be applicable to the
period of the item contested.

          (d) Tenant’s Share of Real Property Taxes. For purposes hereof, Tenant’s “Share of
Real Property Taxes” shall be that product obtained by multiplying the amount of the Real Property
Taxes against the Building and Lot by a fraction, the numerator of which shall be the number of
square feet of Total Rentable Area of the Premises and the denominator of which shall be the total
number of square feet of Total Rentable Area of the Building. The determination of Total Rentable
Area of the Building and the Premises is based on the Standard Method of Calculating Floor Area in
Office Building published by BOMA in the 1996 publication. Landlord and Tenant agree that Tenant’s
pro rata share (“Pro Rata Share”) for these purposes shall be:

	 	 	 	 	 	 	 
	 

	 	Building 60
	 	65,941 sf
	 	 100 %
	 

	 	Building 135
	 	20,400 sf
	 	34.0 %

          (e) Estimates. In order to provide for current payments of Real Property Taxes Tenant
agrees to pay, as Additional Rent, Tenant’s Share of Real Property Taxes in accordance with an
estimate by Landlord as prepared from time to time, such estimated amount to be paid in twelve (12)
monthly installments commencing on the first day of the month following the month in which Landlord
notifies Tenant of the amount of Tenant’s Share of Real Property Taxes. If, as finally determined,
Tenant’s Share of Real Property Taxes shall be greater than or be less than the aggregate of all
estimated installments thereof paid by Tenant on account to Landlord for such twelve (12) month
period, then Tenant shall pay to Landlord the amount of such underpayment, or Landlord shall refund
to Tenant the amount of such overpayment, as the case may be. The obligation of Tenant with
respect to the payment of such Real Property Taxes accrued during the term of this Lease, or any
extension period hereof if this Lease is extended, shall survive the expiration or earlier
termination of this Lease. Any payment or refund made pursuant to this Subsection (e) shall be
made without prejudice to any right of Tenant to dispute, or of Landlord to correct, any item(s) as
billed pursuant to the provisions hereof so long as Tenant continues to pay the amount as so
estimated and billed.

          Landlord covenants and agrees that Landlord will provide Tenant with copies of any bill upon
which any Real Property Taxes are based together with the calculation used by Landlord in
determining Tenant’s Pro Rata Share thereof.

          (f) Agreement to Pay. Tenant does hereby covenant and agree to pay promptly the
amounts computed pursuant to this Section 3 and otherwise herein as additional rent (“Additional
Rent”) as and when the same shall become due and payable, without demand therefor, and without any
set-off or deduction whatsoever.

 

 

          (g) Costs and Expenses Deemed Rent. All costs and expenses which Tenant assumes or
agrees to pay to Landlord pursuant to this Lease shall be deemed Additional Rent and, in the event
of non-payment thereof, Landlord shall have all the rights and remedies herein provided for in case
of non-payment of Rent (below defined).

          (h) Rent. The Base Rent together with the Additional Rent described in this Section 3
will be collectively referred to herein as Rent.

4. LEASEHOLD IMPROVEMENTS

          Except as otherwise provided, Landlord shall, at its expense, complete the
improvements/modifications at Building 60 as shown on the plans and specifications as submitted by
the Spectrum Design Group’s dated January 5, 2007, of which the design specifications and finishes
shall be similarly consistent with such finishes as outlined in the previously submitted drawings
dated September 1, 2006. Landlord shall perform any other work, requested by Tenant, at Tenant’s
sole cost and expense.

          Additionally, Landlord shall provide Tenant with an Allowance (“Landlord Allowance”) in the
amount of $60,000.00, which will be utilized by Tenant to offset design and relocation expenses
associated for the renovations to and their physical move into 60 Corporate Woods (the “Costs”).
Tenant will submit to Landlord copies of paid invoices for such Costs on a monthly basis and,
within five (5) business days from their receipt thereof, Landlord shall reimburse Tenant for said
costs. Landlord’s Allowance shall be available for Tenant’s use until December 31, 2008 after
which date any unused portion of the Allowance shall be forfeited by Tenant.”

          Tenant covenants and agrees that upon expiration of the term of this Lease, including any
extension thereof, Tenant, at the election of Landlord, will remove all tenant improvements other
than those which are part of the Work, and return the Premises to Landlord in the same condition as
of the Commencement Date, except for reasonable wear and tear and occurrences pursuant to Sections
13 and 14 hereof. Landlord agrees to exercise such election by notifying Tenant in writing 90 days
prior to the expiration of this Lease, or any extension terms, if extended.

5. SERVICES

          Landlord shall provide the following services:

     (a) Heat, ventilation and air conditioning. Heat, ventilation and
air-conditioning equipment needed for the comfortable use and occupancy of the
Premises as determined by Landlord throughout the term of this Lease and any extension
period hereof, at all times. With respect to the Corporate Woods Common Areas in the
Building, if any, the above services will be provided from 8:00 a.m. to 6:00 p.m. each
Monday through Friday and from 8:00 a.m. to 1:00 p.m. each Saturday, excluding
holidays. Landlord shall pay for all gas used to provide heat.

     (b) Elevator service. The Passenger and freight elevator shall be
available at all times.

     (c) Cleaning. Provided that Tenant shall keep the Premises in good
order, Landlord shall cause the Premises, including those interior hallways which are
located within the Premises, to be cleaned in accordance with the standards set forth
in Exhibit “C” annexed hereto and hereby made a part hereof. Tenant agrees to
reimburse Landlord for the costs incurred by Landlord in so cleaning the Premises,
together with Landlord’s administrative costs in regard thereto. The cost of such
services shall initially be $1.05 per square foot of Total Rentable Area per year and
Tenant shall pay such costs in equal monthly installments at times for and together
with the payments of Base Rent. The cost to Tenant shall be immediately increased by
an amount equal to any increase in the cost of cleaning services with respect to the
Premises billed to Landlord. Tenant shall also pay to Landlord, within 15 days of
billing, the costs incurred by Landlord for any cleaning in or of the Premises in
excess of that specified in Exhibit “C” as well as for any additional cleaning
requested by Tenant.

     (d) Building Common Area Janitorial Services. Landlord shall provide
janitorial services with respect to the common areas of the Building, if any, in
accordance with the standards set forth in Exhibit “C” annexed hereto and made a part
hereof.

 

 

     (e) Water. Landlord, at its expense, shall furnish adequate hot and cold
water in public areas for drinking, lavatory and toilet, and ordinary cleaning
purposes.

     (f) Electrical energy. Landlord shall furnish and Tenant shall reimburse
Landlord as Additional Rent for the cost of all electrical energy used by Tenant for
heat, air-conditioning, light and other services, and Landlord’s administrative costs
in regard thereto, such costs estimated (but not guaranteed) to be $1.50 per square
foot of Total Rentable Area for 60 Corporate Woods and estimated at $3.30 per square
foot of Total Rentable Area for 135 Corporate Woods, per year, as of the date of this
Lease. Tenant shall reimburse Landlord monthly, at the times for and together with
the payments of Base Rent for the cost of such electrical energy and administrative
costs as estimated. Tenant’s use of electrical energy will be separately check-metered
and actual usage will be calculated by Landlord annually. Landlord agrees to refund
Tenant for any overpayments made by Tenant and Tenant agrees to reimburse Landlord
with the next monthly installment of Rent then due for any shortage. Landlord will
install and change light bulbs but the cost of such bulbs shall be paid by Tenant.

     (g) Access to Premises. Tenant shall have access to the Building and the
Premises 24 hours per day, 7 days per week, 52 weeks per year unless such access is
prevented by reasons beyond Landlord’s control or by the acts of Force Majeure as are
described in Section 25 of this Lease.

     (h) Additional work or services. Notwithstanding any other provisions
herein, should Tenant require any work or services in addition to those described in
Subsection (a) through (f) of this Section 5, Landlord may upon reasonable advance
request by Tenant furnish such additional service and Tenant agrees to pay Landlord,
with the next monthly installment of Rent, such charges as may be agreed on but in no
event less than Landlord’s actual cost plus overhead for the additional services
provided.

     (i) Interruptions in Service. It is understood that Landlord does not
warrant that any of the services referred to above, or any other services which
Landlord may supply, will be free from interruption. Tenant acknowledges that any one
or more of such services may be suspended by reason of accident or of repairs,
alterations or improvements necessary to be made, or by strikes or lockouts, or by
reason of operation of law, or causes beyond the reasonable control of Landlord. No
such interruption of service shall be deemed an eviction or disturbance of Tenant’s
use and possession of the Premises, or any part thereof, or render Landlord liable to
Tenant for damages by abatement of Rent or otherwise, direct or consequential, nor
shall any such interruption relieve Tenant from performance by Tenant of its
obligations under this Lease.

6. WAIVER OF CERTAIN CLAIMS

          Tenant, to the extent permitted by law, waives all claims it may have against Landlord, and
against Landlord’s agents, employees and contractors for damage to person or property sustained by
Tenant or by any occupant of the Premises, or by any other person, resulting from any part of the
Property or Corporate Woods Common Areas or any equipment or appurtenances becoming out of repair,
or resulting from any accident in or about the Property or Corporate Woods Common Areas or
resulting directly or indirectly from any act or neglect of any tenant or occupant of any part of
the Property or Corporate Woods Common Areas or of any other person, except that this waiver shall
not apply to damages for injuries to person or property caused by or resulting from the negligence
of Landlord, its agents, servants or employees unless such loss is covered by insurance Tenant
actually carries or is required to carry under this Lease. This waiver shall include not only
direct damages but also claims for consequential damages and any claims for abatement of Rent due
hereunder, it being intended that this waiver be absolute.

          If any property damage results from any act or neglect of Tenant, Landlord may at Landlord’s
option, repair such damage and Tenant shall thereupon pay to Landlord so much of the total cost of
such repair or replacement as is not covered or paid to Landlord under Landlord’s insurance policy,
including the amount of any deductible, as well as so much of the total cost of such repair as
exceeds any insurance proceeds Landlord receives in respect of such damage. Landlord will require
Landlord’s insurer to waive right of subrogation against Tenant.

          Tenant agrees to defend and hold Landlord harmless and indemnify against each and every claim
and liability for injuries to any person or persons and for damage to or loss of personal property
occurring in or about the Property

 

 

or Corporate Woods common Areas, due to any act of negligence or default under this Lease by Tenant
its contractors, agents or employees.

7. INSURANCE

          (a) Fire and Hazard Insurance. Landlord shall at its expense, procure and maintain
during the term of this Lease and any extension period hereof, fire and hazard insurance for perils
covered by the Special Causes of Loss Form, formally known as “All Risk” in an amount equal to the
replacement value of the Building (less footings, foundations and site work) and comprehensive
public liability insurance, and such insurance shall provide for a waiver of the insurer’s
subrogation rights as against Tenant.

          (b) Public Liability Insurance, Contractual Liability Insurance and Personal Property
Insurance. Tenant shall, at its expense, procure and maintain during the term of this Lease
and any extension period hereof, comprehensive public liability insurance, contractual liability
insurance and all risk personal property insurance under policies issued by insurers licensed to do
business in the State of New York and being of recognized responsibility with a Best rating of not
less than A VII. The public liability and contractual liability insurance shall each have a single
limitation of liability of not less than $3,000,000 for personal injury, bodily injury, death, as
well as for damage or injury to or destruction of property (including the loss of use thereof) for
any one occurrence. The personal property insurance shall cover all risks and be in an amount
equal to the replacement value of the personal property of Tenant located on the Property and
Corporate Woods Common Areas. Tenant shall maintain such insurance throughout the term of this
Lease and any extension hereof at that monetary value which the respective $3,000,000 and,
replacement value hereinabove stipulated represent as of the date of this Lease (as determined by
Tenant’s insurer) and Tenant shall review the limits of its policies annually to ensure that such
monetary value is maintained each year. Tenant’s policies shall:

     (i) Name Landlord, its agents, servants and employees as additional insured’s
except in the case of the personal property insurance where Tenant shall furnish
Landlord with a waiver of subrogation:

     (ii) Provide for 30 days’ notice to Landlord prior to any amendment, change,
modification, lapse or cancellation of coverage; and

     (iii) Contain an endorsement that there will be no defense, disclaimer of
coverage, exception or exclusion based upon any act of the insured.

          Tenant shall furnish Landlord with a binder or a copy of the policy of insurance with evidence
of premium payment within 10 days of execution of this Lease showing the coverage, clauses and
endorsements herein required and thereafter such binder or copy of the policy and evidences of
premium payment shall be furnished by Tenant to Landlord not less than 10 days prior to the
expiration date of each such policy.

8. HOLDING OVER

          If Tenant fails to vacate the Premises at the expiration of this Lease or any extension period
thereof, if extended, then Tenant shall pay Landlord Base Rent at double the monthly rate specified
in Section 3 for the time Tenant thus remains in possession and, in addition thereto, shall be
responsible for and reimburse Landlord for all direct and consequential damages sustained by
Landlord by reason of Tenant’s retention of possession. The provisions of this Section do not
exclude Landlord’s rights of re-entry or any other right or remedy of Landlord hereunder.

9. ASSIGNMENT AND SUBLETTING

          The following provisions shall govern any desired subletting or assignment by Tenant of all or
part of the Premises:

          (a) Prohibition. Tenant shall not, without Landlord’s prior written consent which
shall not be unreasonably withheld or delayed: (a) assign, convey, mortgage, pledge, encumber or
otherwise transfer (voluntarily or involuntarily) this Lease or any interest under it; (b) allow
any transfer thereof or any lien upon Tenant’s interest by operation of law; (c) sublet the
Premises or any part thereof, or (d) permit the use or occupancy of the Premises or any part
thereof by any person or entity other than Tenant.

 

 

          (b) Recapture. Notwithstanding anything herein to the contrary, if at any time or
from time to time during the term of this Lease or any extension period hereof, Tenant desires to
sublet or assign this Lease with respect to all or part of the Premises, Tenant shall notify
Landlord in writing (hereinafter referred to in this Section as the “Notice”) of the terms of the
proposed subletting or assignment and the area proposed to be sublet or covered by the assignment
and deliver to Landlord an executed copy of the proposed sublease or assignment thereby giving
Landlord the option to either (i) sublet from Tenant such space (hereinafter referred to as “Sublet
Space”) at the same Rent as Tenant is then required to pay to Landlord under this Lease for the
same space, or (ii) terminate this Lease with respect to the Sublet Space in which case Tenant
shall be released from any further liability hereunder. If the Sublet Space does not constitute
the entire Premises and Landlord exercises its election to terminate this Lease with respect to the
Sublet Space, then, as to that portion of the Premises which is not part of the Sublet Space, this
Lease and the Rent due from Tenant shall be reduced by a fraction, the numerator of which shall be
the rentable square feet of the Sublet Space and the denominator of which shall be the rentable
square feet of the Premises such fraction to be then multiplied by the Rent then due to determine
the amount of the reduction. The election to either sublet or to terminate this Lease shall be
exercisable by Landlord in writing within a period of forty-five (45) days after receipt of the
Notice and the executed copy of the proposed sublease or assignment.

          (c) Supremacy of Lease. In the event Landlord elects to sublet the Sublet Space, the
term of such subletting from Tenant to Landlord shall be the term set forth in the Notice and such
subletting shall be on such terms and conditions as are contained in this Lease as the then current
Rent, except that Landlord shall have the right to further sublet the Sublet Space.

          (d) Requirements. At the same time Tenant delivers the Notice to Landlord, Tenant
shall also submit to Landlord a proposed copy of the proposed assignment or sublease and such
information concerning the proposed assignment or sublease and the proposed assignee or sublessee
as may be requested by Landlord for Landlord’s review and approval which shall not be unreasonably
withheld or delayed. The following shall, however, be requirements for any approval by Landlord:

     (i) The proposed subtenant or assignee must submit a current financial statement
to Landlord and must have a credit rating satisfactory to Landlord, in Landlord’s
reasonable judgment;

     (ii) The proposed subtenant or assignee must, in Landlord’s reasonable judgment,
be financially responsible and of good professional reputation as well as engaged in a
business reasonably compatible with the character of the business of other tenants in
the Building and Corporate Woods.

     (iii) The sublease must by its terms be expressly subject and subordinate to
this Lease, must require that any subtenant comply with and abide by all of the terms
of this Lease, and must provide that any termination of this Lease shall also
extinguish the sublease;

     (iv) The proposed subtenant assignee may not be any person or entity either then
occupying space in Corporate Woods or one with whom Landlord is then negotiating for
space in Corporate Woods;

     (v) Tenant may not then nor at the commencement of the sublease be in default
under this Lease beyond any applicable grace period;

          A fully executed counterpart of the assignment or sublease must be delivered to Landlord
within sixty (60) days after the date of Landlord’s approval or Landlord’s approval of the proposed
assignment or sublease shall be deemed null and void and Tenant shall again comply with all the
conditions of this Section as if the Notice hereinabove referred to had not been given and
received.

          (e) Review and Approval Costs. Tenant agrees to pay to Landlord, on demand, the
reasonable costs incurred by Landlord in connection with any request by Tenant for Landlord to
consent to any assignment or subletting by Tenant, including reasonable attorneys’ fees.

          (f) Deemed Assignment/Sublet. For purposes of this Section 9 the following shall be
deemed a prohibited assignment or sublease, as the case may be:

 

 

     (i) the transfer of more than thirty percent (30%) of the outstanding capital
stock of any corporate tenant or subtenant or any increase in the amount of issued
and/or outstanding shares of capital stock and/or the creation of one or more
additional classes of common stock of any corporate tenant or subtenant with the
result that the beneficial and record ownership in and to such tenant or subtenant
changes by more than thirty percent (30%) from the beneficial and record ownership as
of the Commencement Date, or the transfer of more than thirty percent (30%) of any
partnership interest in Tenant or any subtenant, if Tenant or subtenant is a
partnership, however accomplished, whether in a single transaction or in a series of
related or unrelated transactions;

     (ii) any agreement by any other person or entity directly or indirectly, to
assume Tenant’s obligations under this Lease;

     (iii) any transfer by operation of law or otherwise, of Tenant’s interest in
this Lease; and

     (iv) each modification, amendment or extension of any sublease to which Landlord
has previously consented shall be deemed a new sublease.

          Tenant agrees to furnish Landlord upon demand at any time, such information and assurances as
Landlord may reasonably request that neither Tenant, nor any previously permitted subtenant, has
violated the provisions of this Section.

          (g) Rights of Landlord Upon Subletting. If, with the consent of Landlord, the
Premises or any part thereof be sublet or occupied by anybody other than Tenant, Landlord may,
after default by Tenant, collect rent from the subtenant or occupant, and apply the net amount
collected to the Rent herein reserved. If, without consent of Landlord, the Premises or any part
thereof be sublet or occupied, Landlord may collect rent from such subtenant or occupant and apply
the net amount collected to the Rent herein reserved but no such subletting, occupancy or
collection shall be deemed a waiver of any of Tenant’s covenants contained in this Lease or an
acceptance by Landlord of the subtenant or occupant as Tenant. In neither of the foregoing two
circumstances shall Tenant be relieved from its obligations under this Lease or from further
performance by Tenant of covenants on the part of Tenant herein contained.

          (h) Rights of Landlord Upon Assignment. If, with the consent of Landlord, this Lease
or any interest herein is assigned by Tenant to a third party assignee, such assignment shall not
relieve Tenant of its obligations hereunder and Landlord may, after default by the assignee in the
payment of Rent or in the performance of any other obligation of Tenant under this Lease, demand
and enforce performance of this Lease by Tenant-assignor including the payment of Rent from
Tenant-assignor to the fullest extent provided by this Lease and/or the payment by Tenant-assignor
of any direct damages sustained by Landlord.

10. CONDITION OF PREMISES

          Subject only to such items as are set out on any punchlist prepared by Landlord and Tenant,
Tenant’s taking possession of the Premises shall be conclusive evidence as against Tenant that the
Premises were in good order and satisfactory condition when Tenant took possession. No promises of
Landlord to alter, remodel, repair or improve the Premises or the Building and no representation
respecting the condition of the Premises, the Building or the Property have been made by Landlord
to Tenant, other than as may be contained herein or in Exhibit “B” attached hereto.

          At the expiration or earlier termination of this Lease, Tenant shall return the Premises
broom-clean and in as good condition as when Tenant took possession, ordinary wear and loss by fire
or other casualty excepted, failing which Landlord may restore the Premises to such condition and
Tenant shall pay the cost thereof on demand.

11. USE OF PREMISES

          Tenant agrees to comply with the following provisions regarding the use of the Premises.

          (a) Prohibition on Selling Activities. Tenant shall not exhibit, sell or offer for
sale on the Premises or in the Building any article or thing without the advance consent of
Landlord.

 

 

          (b) Compliance with Law. Tenant will not make or permit to be made any use of the
Premises or any part thereof which would violate any of the covenants, agreements, terms,
provisions and conditions of this Lease or any mortgage on the Property or which directly or
indirectly is forbidden by public law, ordinance or governmental regulation (including, without
limitation, all environmental laws) or which may be dangerous to life, limb, or property, or which
may invalidate or increase the premium cost of any policy of insurance carried on the Building, the
Property or covering its operation, or which will suffer or permit the Premises or any part thereof
to be used in any manner or anything to be brought into or kept therein which, in the judgment of
Landlord, would in any way impair or tend to impair the character, reputation or appearance of the
Property or of Corporate Woods as a high quality office park, or which would impair or interfere
with or tend to impair or interfere with any of the services performed by Landlord for the Property
or Corporate Woods. Tenant agrees to change, reduce or stop any such use or install necessary
equipment, safety devices, pollution control systems or other installations at any time during this
Lease to comply with the foregoing.

          (c) Signs. Tenant shall not display, inscribe, print, paint, maintain or affix on
any place on the exterior or interior of the Building (excepting only such part or parts of the
Premises as is or are not visible from outside the Building) nor on the Lot or any Common Area any
decoration, sign, notice, legend, direction, figure, or advertisement or window treatment, curtains
or display materials except in or at such place or places, and then only such name(s) and matter,
and in such color, size, style, place and materials, as shall first have been approved by Landlord
in writing.

          (d) Advertising. Tenant shall not advertise the business, profession or activities of
Tenant conducted in the Building in any manner which violates the letter or spirit of any code of
ethics adopted by any recognized association or organization pertaining to such business,
profession or activities and shall not use the name of the Building for any purposes other than
that of the business address of Tenant, and shall never use any picture or likeness of the Building
in any circulars, notices, advertisements or correspondence without Landlord’s consent.

          (e) Locks. No additional locks or similar devices shall be attached to any door or
window without Landlord’s prior written consent and no keys for any door other than those provided
by Landlord shall be made. If more than two keys for one lock are desired, Landlord will provide
the same upon payment by Tenant. All keys must be returned to Landlord at the expiration or
termination of this Lease.

          (f) Alterations. Tenant shall not make any alterations, improvements, or additions
of or to the Premises (collectively, “Alteration”) without Landlord’s advance written consent in
each and every instance. In the event Tenant desires to make any Alteration, Tenant shall first
submit to Landlord plans and specifications therefor and obtain Landlord’s written approval thereof
prior to commencing any such work. Any contractor hired by Tenant must be properly insured and, if
required, licensed. Each and every Alteration, whether temporary or permanent in character, made
by Landlord or Tenant in or upon the Premises shall become Landlord’s property and shall remain
upon the Premises at the expiration or earlier termination of this Lease without compensation to
Tenant (excepting only Tenant’s movable office furniture, trade fixtures, office and professional
equipment) unless Landlord in writing requires Tenant to remove such Alteration upon expiration of
the term of this Lease or any extension period, if extended. Landlord shall serve such writing
upon Tenant regarding the removal of an Alteration not later than ninety (90) days prior to the
expiration of the term of this Lease or extension period, if extended, and Tenant shall thereafter
remove such Alteration as herein required, repair any damage caused by such removal and restore the
Premises to the condition specified in Section 10 of this Lease.

          (g) After Hours Occupancy and Visitors. All persons entering or leaving the Building
after hours on Monday through Friday, or at any time on Saturdays, Sundays and holidays, may be
required to do so under such regulations as Landlord may impose. Landlord may exclude or expel any
peddler.

          (h) Floor Plan. Tenant shall not overload any floor. Landlord may direct the time
and manner of delivery, routing and removal, and the location, of safes and other heavy articles.

          (i) Installation of Machinery; Prohibition Against Lodging. Unless Landlord gives
advance written consent, Tenant shall not install or operate any steam or internal combustion
engine, boiler, machinery, refrigerating or heating device or air-conditioning apparatus in or
about the Premises, or carry on any mechanical business therein, or use the Premises for housing
accommodations or lodging or sleeping purposes, or do any cooking therein except as otherwise
provided herein, or use any illumination other than electric light, or use or permit to be brought
into the Building any flammable fluids such as gasoline, kerosene, naphtha, and benzine, or any
explosives, radioactive materials or other articles deemed extra hazardous

 

 

to life, limb or property except in a manner which would not violate any ordinance or regulation of
the Town of Brighton or any other applicable law or regulation. Tenant shall not use the Premises
for any illegal or immoral purpose.

          (j) Energy Conservation. Tenant shall cooperate fully with Landlord to assure the
effective operation of the Building’s air-conditioning system, including the closing of the
venetian blinds and drapes, and the keeping closed of any operable windows when the
air-conditioning system is in use. Tenant shall further comply with any applicable federal laws,
rules, ordinances or administrative enactments on energy conservation, in office buildings.

          (k) Contracts. Tenant shall not contract for any work or service which might involve
the employment of labor in violation of any contract with the Building employees or employees of
contractors doing the work or performing services, by or on behalf of Landlord on an ongoing basis
(full time or part time but not ad hoc).

          (l) Access. Except as otherwise expressly permitted in this Lease, the Common Area,
sidewalks, halls, passages, exits, entrances, and stairways shall not be obstructed by Tenant or
used for any purpose other than for ingress to and egress from its Premises. The common areas,
halls, passages, exits, entrances, elevators, stairways and roof are not for the use of the general
public and Landlord shall in all cases retain the right to control and prevent access thereto by
all persons whose presence, in the judgment of Landlord, shall be prejudicial to the safety,
character, reputation and interests of the Property, the Building and its tenants, provided that
nothing herein contained shall be construed to prevent such access to persons with whom Tenant
normally deals in the ordinary course of Tenant’s business unless such persons are engaged in
illegal activities. No Tenant and no employees or invitees of Tenant shall go upon the roof or
mechanical floors of the Building.

          (m) Nuisance. Tenant shall not use, keep or permit to be used or kept any foul or
noxious gas or substance in the Premises, or permit or suffer the Premises to be occupied or used
in a manner offensive or objectionable to Landlord or other occupants of the Property or the
Building by reason of noise, odors and/or vibrations, or interfere in any way with other tenants or
those having business therein, nor shall any animals or birds be brought in or kept in or about the
Premises of the Building or the Property.

          (n) Security and Electric Consumption. Tenant shall see that the doors, and windows,
if operable, of the Premises are closed and securely locked before leaving the Building and must
observe strict care and caution that all water faucets or water apparatus are entirely shut off
before Tenant or Tenant’s employees leave the Building and that if required by law or regulation,
all electricity shall likewise be carefully shut off so as to prevent waste or damage, and for any
default or carelessness Tenant shall make good all injuries and losses sustained by Landlord to the
extent of any deductibles and such excess costs as are not paid or covered under Landlord’s or
Tenant’s insurance and as are sustained by Landlord as a result, in whole or in part, from Tenant’s
negligence.

          In addition to any liability for breach of any covenant of this Section, Tenant shall pay to
Landlord an amount equal to any increase in insurance premiums payable by Landlord, caused by such
breach, default or carelessness on the part of Tenant.

          (o) Environmental Laws.

     (i) Tenant covenants and agrees as follows:

                    (a) Tenant shall keep the Premises and the Property free of all Hazardous Substances, shall
promptly remove from the Premises and the Property and shall dispose of all Hazardous Substances
by-products in compliance with all applicable Environmental Laws, and shall not permit the Premises
to be used for the storage, treatment, generation, transportation, processing, handling, production
or disposal of any Hazardous Substances.

                    (b) Tenant shall comply with all applicable Environmental Laws and shall obtain and comply
with all Environmental Permits.

                    (c) Tenant shall promptly provide Landlord with a copy of all notifications of any Release or
the threat of a Release on, at or from the Premises given by or on behalf of Tenant to any federal,
state or local governmental agencies or authorities or received by or on behalf of Tenant from any
source whatsoever.

                    (d) Tenant shall undertake and complete all investigations, studies, sampling and testing and
all removal and other remedial actions necessary to contain, remove and clean up all Hazardous
Substances that

 

 

are determined to be present at the Premises in accordance with all applicable Environmental Laws
and all Environmental Permits.

                    (e) Tenant shall at all times allow Landlord and Landlord’s lenders and their officers,
employees, agents, representatives, contractors and subcontractors, reasonable access to the
Premises for the purpose of ascertaining site conditions, including, but not limited to, subsurface
conditions, provided, however that any such entity to which access is so allowed shall not
unreasonably interfere with or disrupt Tenant’s use of the Premises and shall restore any damage to
the Premises caused by their access and inspection.

                    (f) If at any time Tenant obtains any evidence or information which suggests that potential
environmental problems may exist at the Premises, Landlord may require that a full or supplemental
environmental inspection and audit report with respect to the Premises of a scope and level of
detail satisfactory to Landlord be prepared by an environmental engineer or other qualified person
acceptable to Landlord, at Tenant’s sole cost and expense. If said audit report indicates the
presence of any Hazardous Substance or a Release or the threat of a Release on, at or from the
Premises, Tenant shall promptly undertake and diligently pursue to completion all necessary,
appropriate and legally authorized investigative, containment, removal, clean up and other remedial
action, using methods recommended by the environmental engineer or other person who prepared said
audit report and acceptable to the appropriate federal, state and local regulatory authorities.

               (ii) Tenant covenants and agrees, at its sole cost and expense, to indemnify, protect, defend
and save harmless Landlord from and against any and all damages, losses, liabilities, obligations,
penalties, claims, litigation, demands, defenses, judgments, suits, actions, proceedings, costs,
disbursements and/or expenses (including, without limitation, attorneys’ and experts’ fees,
expenses and disbursements) of any kind or nature whatsoever which may at any time be imposed upon,
incurred by or asserted or awarded against Landlord relating to, resulting from or arising out of
(i) the use of the Premises for the storage, treatment, generation, transportation, processing,
handling, production or disposal of any Hazardous Substance or for the storage of petroleum or
petroleum based products, (ii) the presence of any Hazardous Substance or a Release or the threat
of a Release on, at or from the Premises, (iii) the failure to promptly undertake and diligently
pursue to completion all necessary, appropriate and legally authorized investigative, containment,
removal, clean up and other remedial actions with respect to a Release or the threat of a Release
on, at or from the Premises; (iv) human exposure to any Hazardous Substance, noises, vibrations or
nuisances of whatever kind to the extent the same arise from the condition of the Premises or the
ownership, use, operation, sale, transfer or conveyance thereof, (v) a violation of any applicable
Environmental Law, (vi) non-compliance with any Environmental Permit or (vii) a material
misrepresentation or inaccuracy in any representation or warranty or a material breach of or
failure to perform any covenant made by Tenant in this Lease.

               (iii) All capitalized terms used in this Section and not heretofore defined shall have the
meanings set forth below.

               “Environmental Laws” means all federal, state and local environmental, land use,
zoning, health, chemical use, safety and sanitation laws, statutes, ordinances and codes relating
to the protection of the Environment and/or governing the use, storage, treatment, generation,
transportation, processing, handling, production or disposal of Hazardous Substances and the rules,
regulations, policies, guidelines, interpretations, decisions, orders and directives of federal,
state and local governmental agencies and authorities with respect thereto.

               “Environmental Permits” means all permits, licenses, approvals, authorizations,
consents or registrations required by an applicable Environmental Law in connection with the
ownership, use and/or operation of the Premises for the storage, treatment, generation,
transportation, processing, handling, production or disposal of Hazardous Substances or the sale,
transfer or conveyance of the Premises.

               “Hazardous Substance” means, without limitation, any flammable explosives, radon,
radioactive materials, asbestos, urea formaldehyde foam insulation, polychlorinated biphenyls,
petroleum and petroleum products, methane, hazardous materials, hazardous wastes, hazardous or
toxic substances or related materials, as defined in the Comprehensive Environmental Response,
Compensation and Liability Act of 1980, as amended (42 U.S.C. Sections 9601, et
seq.), the Hazardous Materials Transportation Act, as amended (49 U.S.C. Sections 1801,
et seq.), the Resource Conservation and Recovery Act, as amended (42 U.S.C. Sections 6901,
et seq.), the Toxic Substances Control Act, as

 

 

amended (15 U.S.C. Sections 2601, et seq.) Articles 15 and 27 of the New York State
Environmental Conservation Law or any other applicable Environmental Law and the regulations
promulgated thereunder.

               “Release” has the same meaning as given to that term in the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, as amended (42 U.S.C. Section 9601,
et seq.), and the regulations promulgated thereunder.

               (iv) Landlord makes no warranties or representations whatsoever with respect to the
environmental condition of the Premises, except that Landlord represents that it has no knowledge
of any violation of any Environmental Laws or Environmental Permits affecting the Premises.

12. REPAIRS

          Tenant shall give to Landlord prompt written notice of any damage to, or defective condition
in the Building structure or in any part or appurtenance of the Building’s plumbing, electrical,
heating, air-conditioning, ventilation, sprinkler, elevator or other systems serving, located in,
or passing through the Premises. Subject to the provisions of this Section 12, Tenant shall, at
Tenant’s own expense, keep the Premises in good order, condition and repair during the term, except
that Landlord, at Landlord’s expense (unless caused by the fault or negligence of Tenant, its
contractors, agents, or employees in which case Tenant shall pay Landlord for any deductible and
any cost which either exceeds insurance proceeds Landlord receives or which is not covered under
Landlord’s insurance policy in respect of such damage) shall keep in repair and maintain the
exterior of the Building, the electrical, heating, air-conditioning, ventilation, sprinkler,
elevator or other systems serving, located in or passing through the Premises, plumbing fixtures
located in the Building (except those installed by Tenant with Landlord’s approval), outside walls,
including windows, loadbearing walls (except as to surface damage done by or attributable to
Tenant) and doors and roof.

          Tenant, at Tenant’s expense, shall comply with all laws and ordinances, and all rules and
regulations of all governmental authorities and of all insurance bodies at any time in force,
applicable to the Premises or to Tenant’s use thereof, except that Tenant shall not hereby be under
any obligation to comply with any law, ordinance, rule or regulation requiring any structural
alteration of or in connection with the Premises, unless such alteration is required by reason of a
condition which has been created by, or at the instance of, Tenant, or is required by reason of a
breach of any of Tenant’s covenants and agreements hereunder. Landlord shall not be required to
repair any injury or damage by fire or other cause, or to make any repairs or replacements of any
panels, decoration, office fixtures, railing, ceiling, floor covering, partitions, or any other
property installed in the Premises by Tenant unless such injury or damage is a direct result of
negligence on the part of Landlord or its contractors, agents or employees, and Tenant is not
reimbursed for such injury or damage from insurance proceeds.

13. DESTRUCTION OF PREMISES

          If the Premises shall be partially damaged by fire or other causes the damage shall be
repaired by and at the expense of Landlord and unless the damage is caused by the fault or neglect
of Tenant, Tenant’s servants, employees, agents, visitors or licensees, a portion of the Rent,
until such repairs shall be made, shall be abated and such abated portion shall be equal to the
product of the rent then due multiplied by a fraction, the numerator of which shall be the number
of square feet of the Premises which is not usable and in fact is not used by Tenant and the
denominator of which shall be the number of square feet of the entire Premises. In the event,
however, that such partial damage is due to the fault of Tenant, Tenant’s servants, employees,
agents, visitors or licensees, the damage shall be repaired by Tenant, there shall be no
apportionment or abatement of Rent and Tenant shall pay the costs of such repairs to the extent
that no insurance proceeds or insufficient insurance proceeds (including any deductible) are
received by Landlord for such damage. Landlord may, however, elect to make such repairs, if in its
judgment it is more practical and expeditious to do so, and charge Tenant with the above-mentioned
costs. No penalty shall accrue for delays which may arise through adjustment of insurance or for
delays on account of any cause beyond Landlord’s control.

          If more than 50% of the Premises is totally damaged or rendered wholly untenantable by fire or
any other cause, Landlord shall within sixty (60) days of the date of such damage, decide whether
or not to restore the Premises, and give Tenant notice in writing of such decision within such
period. If Landlord elects not to restore the Premises or fails to give such written notice to
Tenant within the 60-day period above mentioned the term of this Lease shall cease, terminate and
expire upon such 60th day and Tenant shall vacate the Premises and surrender the same to Landlord.
Upon termination of

 

 

this Lease, under the conditions herein provided, Tenant’s liability for rent shall cease and be
adjusted as of the day following the casualty. Tenant hereby expressly waives the provisions of
Section 227 of the Real Property Law and agrees that the foregoing provisions shall govern and
control in lieu thereof.

          If, however, Landlord elects to restore the Premises and gives notice to Tenant to such effect
within the 60-day period above mentioned, then Landlord shall have a period of up to 180 days from
the date of notification by Landlord to Tenant within which to restore the Premises to as feasibly
near a condition to that which existed prior to the damage excluding only non-Building Standard
Work or special improvements made by Tenant to the Premises. Such 180-day period shall be extended
on a day-by-day basis for each day beyond the 60-day period above mentioned that Landlord does not
receive the full insurance proceeds for the damage sustained.

          The obligation of Landlord under this Section 13 shall be expressly subject to Section 25 on
Force Majeure.

14. CONDEMNATION

          If the Premises or any part thereof shall be taken by any public or private authority through
condemnation or eminent domain, Landlord shall immediately notify Tenant in writing.

          If such taking reduces the Premises by more than 50% (whether by a single taking or a series
of takings) either party may terminate this Lease at any time by written notice to the other to be
given within ninety (90) days of the date of the taking. Should Tenant or Landlord elect not to
terminate this Lease, the Rent shall be reduced from and after such taking to an amount to be
determined by multiplying the Rent which would otherwise have been due by a fraction of which the
numerator shall be the number of square feet of the remaining portion of the Premises, and the
denominator the number of square feet of the entire Premises.

          In the event this Lease is not terminated as above provided, Landlord covenants and agrees to
restore said Premises within 180 days of the expiration of the 90-day period above referred to.

          Whether this Lease is terminated or not, Landlord shall be entitled to all the proceeds of the
condemnation award with respect to the value of the Building and/or Lot taken, and Tenant shall
have no claim against Landlord or the condemning authority for any unexpired term of this Lease nor
for any other leasehold interests. Tenant’s only claims shall be for moving expenses and trade
fixtures.

15. CERTAIN RIGHTS RESERVED TO LANDLORD

          Landlord reserves the following rights:

          (a) To name the Building or the Property and to change the name or street address of the
Building or Corporate Woods.

          (b) To install and maintain a sign or signs on the exterior or interior of the Building or on
the Lot provided any such sign or signs will not be located in the Premises except as may be
required by law, regulation or administrative enactment.

          (c) To designate all sources furnishing sign painting and lettering, ice, drinking water,
towels, toilet supplies, vending machines, mobile vending service, catering, and like services used
on the Premises or in the Building. Notwithstanding the foregoing and notwithstanding any
prohibition elsewhere in this Lease on cooking in the Premises, Tenant may install and use a coffee
machine, vending machines, refrigerator, stove and microwave oven for use by employees so long as
the same is not prohibited under local, state or federal law.

          (d) To take possession of the Premises, during the last 90 days of the term if Tenant has then
vacated the Premises and prepare the same for occupancy by another tenant or tenants.

          (e) To constantly have pass keys to the Premises.

 

 

          (f) On reasonable prior notice to Tenant, to exhibit the Premises to prospective tenants and
to any prospective purchaser, mortgagee, or assignee of any mortgage on the Property and to others
having a legitimate interest during the term or any extension period hereof, if extended, upon
reasonable advance notice to Tenant.

          (g) At any time and without notice in the event of an emergency, and otherwise upon reasonable
notice and at reasonable times, to take any and all measures, including inspections, repairs,
alterations, additions and improvements to the Premises, the Building or to the Property, as may be
necessary or desirable for the safety, protection or preservation of the Premises, the Building or
the Property or Landlord’s interests, or as may be necessary or desirable in the operation or
improvement of the Premises, the Building or the Property or in order to comply with all laws,
orders and requirements of governmental or other authority.

16. LANDLORD’S REMEDIES

          All rights and remedies of Landlord herein enumerated shall be cumulative, and none shall
exclude any other right or remedy allowed by law. In addition to the other remedies in this Lease
provided, Landlord shall be entitled to the restraint by injunction of any violation or attempted
material violation of any of the covenants, agreements or conditions of this Lease.

          (a) Bankruptcy; Re-organization. If Tenant shall (i) apply for or consent to the
appointment of a receiver, trustee or liquidator of Tenant or of all or a substantial part of its
assets, (ii) admit in writing its inability to pay its debts as they come due, (iii) make a general
assignment for the benefit of creditors, (iv) file a petition or an answer seeking reorganization
or arrangement with creditors or to take advantage of any insolvency law other than the federal
Bankruptcy Code, or (v) file an answer admitting the material allegations of a petition filed
against Tenant in any reorganization or insolvency proceeding, other than a proceeding commenced
pursuant to the federal Bankruptcy Code, or if any order, judgment or decree shall be entered by
any court of competent jurisdiction, except for a bankruptcy court or a federal court sitting as a
bankruptcy court, adjudicating Tenant insolvent or approving a petition seeking reorganization of
Tenant or appointing a receiver, trustee or liquidator of Tenant or of all or a substantial part of
its assets, and Tenant is unable to restore its financial position, stay any Bankruptcy proceeding
or cure any of the aforementioned events of default within 60 days after such occurrence, then, in
any such event and upon the passage of 60 days thereafter, Landlord may give to Tenant a notice of
intention to end the term of this Lease specifying a day not earlier than ten (10) days thereafter,
and upon the giving of such notice the term of this Lease and all right, title and interest of
Tenant hereunder shall expire as fully and completely on the day so specified as if that day were
the date herein specifically fixed for the expiration of the term.

          (b) Default in Tenant Obligations. If Tenant defaults in the payment of Rent and
such default continues for 5 days after notice, or defaults in the prompt and full performance of
any other provision of this Lease and such default continues for 30 days after notice, or if such
default cannot be cured within 30 days, Tenant does not commence to cure such default within 30
days and diligently pursue the same to completion thereafter, or if the leasehold interest of
Tenant be levied upon under execution or be attached by process of law and such levy or attachment
is not removed within 30 days thereafter, or if Tenant abandons the Premises and ceases to pay Rent
hereunder for a period in excess of 30 days, then and in any such event Landlord may, at its
election, either terminate this Lease and Tenant’s right to possession of the Premises or, without
terminating this Lease, endeavor to relet the Premises. Nothing herein shall be construed so as to
relieve Tenant of any obligation, including the payment of Rent, as provided in this Lease.

          (c) Surrender of Possession; Landlord’s Right to Re-Enter. Upon any termination of
this Lease, Tenant shall surrender possession and vacate the Premises immediately, and deliver
possession thereof to Landlord, and hereby grants to Landlord full and free license to enter into
and upon the Premises to repossess Tenant of the Premises as of Landlord’s former estate and to
expel or remove Tenant and any others who may be occupying or within the Premises and to remove any
and all property therefrom, using such force as may be necessary, without being deemed in any
manner guilty of trespass, eviction or forcible entry or detainer, and without relinquishing
Landlord’s right to Rent or any other right given to Landlord hereunder or by operation of law.

          (d) Re-Letting. If, pursuant to the provisions of this Lease, Landlord becomes
entitled to elect, and Landlord does elect, without terminating this Lease, to endeavor to relet
the Premises, Landlord may, at Landlord’s option, enter into the Premises, remove Tenant’s signs
and other evidence of tenancy, and take and hold possession thereof as in subsection (c) of this
section provided, without such entry and possession terminating this Lease or releasing Tenant, in
whole or in part, from Tenant’s obligation to pay the Rent hereunder for the full term as
hereinafter provided. Upon and after entry into possession

 

 

without termination of this Lease, Landlord may relet the Premises or any part thereof for the
account of Tenant to any person, firm or corporation other than Tenant for such rent, for such time
and upon such terms as Landlord shall determine to be reasonable. In any such case, Landlord may
make repairs, alterations and additions in or to the Premises, and redecorate the same to the
extent deemed by Landlord necessary or desirable, and Tenant shall, upon demand, pay the reasonable
cost thereof, together with Landlord’s reasonable expenses of the reletting. If the consideration
collected by Landlord upon any such reletting for Tenant’s account is not sufficient to pay monthly
the full amount of the Rent reserved in this Lease, together with the cost of repairs, alterations,
additions, redecorating and Landlord’s expenses, Tenant shall pay to Landlord the amount of each
monthly deficiency upon demand.

          (e) Damages and Acceleration. If Landlord elects to terminate this Lease for any of
the reasons specified in this Section 16, it being understood that Landlord may elect to terminate
this Lease after and notwithstanding its election to terminate Tenant’s right to possession as in
subsection (b) of this Section 16, provided Landlord shall forthwith upon such termination be
entitled to recover as damages, and not as a penalty, an amount equal to the then present value of
the Rent provided in this Lease for the residue of the stated term hereof, less the present value
of the fair rental value of the Premises for the residue of the stated term. The discount rate
used to calculate present value shall be 10%.

          If, however, Tenant has defaulted in the payment of Rent, or in failing to keep in effect the
insurance required under Section 7 or by subletting the Premises or assigning this Lease in
violation of Section 9, then Landlord may terminate this Lease, and accelerate all Rent due
hereunder from the date of such default through the end of the term of this Lease or any extension
period, if extended, and demand immediate payment in full of all Rent as so accelerated.

          (f) Tenant’s Personal Property. Any and all property which may be removed from the
Premises by Landlord pursuant to the authority of this Lease or of law, to which Tenant is or may
be entitled, may be handled, removed or stored by Landlord at the risk, cost and expense of Tenant,
and Landlord shall in no event be responsible for the value, preservation or safekeeping thereof.
Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all
storage charges against such property. Any such property of Tenant not removed from the Premises
or retaken from storage by Tenant within thirty (30) days after the end of the term or of Tenant’s
right to possession of the Premises, however terminated, shall be conclusively deemed to have been
forever abandoned by Tenant and either may be retained by Landlord as its property or may be
disposed of in such manner as Landlord may see fit.

          (g) Landlord’s Right to Perform Tenant’s Obligations. Tenant agrees that if it shall
at any time fail to make any payment or perform any other act on its part to be made or performed
under this Lease, Landlord may, but shall not be obligated to, and after reasonable notice or
demand and without waiving, or releasing Tenant from, any obligation under this Lease, make such
payment or perform such other act to the extent Landlord may deem desirable, and in connection
therewith, Landlord may pay expenses and employ counsel. If legal action is required to enforce
performance by Tenant of any condition, obligation or requirement hereunder, the costs of any such
action including attorneys’ fees will be paid solely by the party not prevailing in such action.
All sums so paid by Landlord and all expenses in connection therewith, together with interest
thereon at the maximum rate permitted by law from the date of payment shall be deemed Additional
Rent hereunder and payable at the time of any installment of Rent thereafter becoming due and
Landlord shall have the same rights and remedies for the non-payment thereof, or of any other
Additional Rent, as in the case of default in the payment of Rent.

17. LATE CHARGE

          A late charge shall be due and owing on any installment of Rent not received by Landlord by
the fifth (5th) business day of the calendar month in which due and on any monetary obligation of
Tenant or charge due from Tenant not paid by Tenant when due. Such late charge shall equal four
percent (4%) of the then unpaid monthly Rent, shall be billed by Landlord to Tenant with the Rent
for the calendar month next following and shall be paid by Tenant together with the Rent due for
such month.

18. SUBORDINATION OF LEASE

          The rights of Tenant under this Lease shall be and are subject and subordinate at all times to
all ground leases, and/or underlying leases, if any, now or hereafter in force against the
Property, and to the lien of any mortgage or mortgages now or hereafter in force against such
leases and/or the Property, and to all advances made or hereafter to be made upon the security
thereof, and to all renewals, modifications, consolidations, replacements and extensions thereof.
This Section is self-operative and no further instrument of subordination shall be required. In
confirmation of such subordination,

 

 

however, Tenant shall promptly execute such further instruments as may be requested by Landlord.
Tenant, at the option of any mortgagee, agrees to attorn to such mortgagee in the event of a
foreclosure sale or deed in lieu thereof.

19. NOTICES AND CONSENTS

          All notices, demands, requests, consents or approvals (collectively, “Notice”) which may or
are required to be given by either party to the other shall be in writing and shall be deemed given
on the third (3rd) day after the date of postmark when sent by United States Certified or
Registered Mail, postage prepaid return receipt requested or if delivered by hand, on the date of
delivery against receipt.

          Such Notice shall be mailed or delivered as follows:

	 	 	 	 	 
	(a)

	 	if to Tenant:
	 	Harris Interactive, Inc.

60 Corporate Woods

Rochester, New York 14623

ATTN: Carole A. Bond
	 
	 	 	 	 
	(b)

	 	if to Landlord:	 	 
	 

	 	 	 	Corporate Woods Associates, LLC

175 Corporate Woods, Suite 160

Rochester, New York 14623

Attention: Lease Administration
	 
	 	 	 	 
	with a copy to:	 	 
	 

	 	 	 	Woods, Oviatt, Gilman, Sturman & Clarke

700 Crossroads Building

2 State Street

Rochester, New York 14614

Attention: Mitchell S. Nusbaum, Esq.

          The parties may by written notice to the other designate a different person or entity to
receive notices hereunder and/or a different address or addresses. If the term Tenant as used in
this Lease refers to more than one person any Notice given as aforesaid to any one of such persons
shall be deemed to have been duly given to Tenant.

20. NO ESTATE IN LAND

          This contract and Lease shall create the relationship of landlord and tenant between Landlord
and Tenant; no estate shall pass out of Landlord; and Tenant has only a usufruct which is not
subject to levy and sale.

21. INVALIDITY OF PARTICULAR PROVISIONS

          If any clause or provision of this Lease is or becomes illegal, invalid, or unenforceable
because of present or future laws or any rule or regulation of any governmental body or entity,
effective during its term, the intention of the parties hereto is that the remaining parts of this
Lease shall not be affected thereby unless such invalidity is essential to the rights of either
party in which event Landlord shall have the right to terminate this Lease on written notice to
Tenant.

22. WAIVER OF TRIAL BY JURY

          It is mutually agreed by and between Landlord and Tenant that the respective parties hereto
shall and they hereby do waive trial by jury in any action, proceeding or counterclaim brought by
either of the parties hereto against the other on any matters whatsoever arising out of or in any
way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy
of the Premises, and any emergency statutory or any other statutory remedy.

 

 

23. MISCELLANEOUS TAXES

          Tenant shall pay prior to delinquency all taxes assessed against or levied upon its occupancy
of the Premises, or upon the fixtures, furnishings, equipment and all other personal property of
Tenant located in the Premises other than those furnished and paid for by Landlord, if nonpayment
thereof shall give rise to a lien on the real estate, and when possible Tenant shall cause said
fixtures, furnishings, equipment and other personal property to be assessed and billed separately
from the property of Landlord. In the event any or all of Tenant’s fixtures, furnishings,
equipment and other personal property, or upon Tenant’s occupancy of the Premises, shall be
assessed and taxed with the property of Landlord, Tenant shall pay to Landlord its share of such
taxes within ten (10) days after delivery to Tenant by Landlord of a statement in writing setting
forth the amount of such taxes applicable to Tenant’s occupancy or fixtures, furnishings, equipment
or personal property. Landlord shall pay any and all Real Estate Taxes assessed and levied against
Corporate Woods, in each case prior to the respective delinquency dates thereof. If such taxes may
be paid in installments, Landlord shall have the right to do so.

24. BROKERAGE

          Tenant and Landlord represent and warrant that they have dealt with no broker, agent or other
real estate sales person in connection with this Lease other and that, other than as herein
expressly set forth, no broker, agent or such other person brought about this transaction. Tenant
and Landlord agree to indemnify and hold each other harmless from and against any claims by any
broker, agent or other real estate sales person claiming a commission or other form of compensation
by virtue of this Lease or of having dealt with Tenant or Landlord with regard to this leasing
transaction and should a claim for such commission or other compensation be made it shall be
promptly paid or bonded by the party who has dealt with the person or entity making such claim.
The provisions of this Section shall survive the termination of this Lease.

25. FORCE MAJEURE

          Except as otherwise provided in this Lease and except as to the payment of Rent or other
monies due under this Lease neither party shall be responsible for delays or inability to perform
its obligations hereunder for causes beyond the control of such party including acts of other
tenants, governmental restriction, regulation or control, labor dispute, accident, mechanical
breakdown, shortages or inability to obtain labor, fuel, steam, water, electricity or materials,
acts of God, enemy action, civil commotion, or fire or other casualty.

26. PARKING

          Landlord shall provide Tenant with Four (4) parking spaces per each 1,000 square foot of
Tenant’s Total Rentable Areas, at no cost during the term of this Lease and any extension thereof.
Said parking spaces shall be non-reserved and available on a first-come, first-served basis.

27. REPETITIVE DEFAULTS

          In the event Tenant shall default (i) more than twice in any twelve month period by failing to
pay Rent on or before the 5th day of the month when due or (ii) more than twice in any six month
period in the performance of any of its other obligations under this Lease, then, notwithstanding
that such defaults shall have each been cured within the applicable grace period, Tenant shall no
longer be entitled to any written notice and grace period for a subsequent default but such default
shall be deemed deliberate and Landlord may thereafter enforce this Lease at law and/or in equity.

28. DIRECTORY AND SIGNAGE

          Tenant shall have the right to have its name listed at the suite entrance, lobby directory, if
any, located in the lobby of Building 135 and in the directory, if any, to be placed on the
exterior monument in front of the Building. All such listings shall be in such size, lettering,
color and form as are prescribed by Landlord from time to time. Further, Tenant shall be granted
a right to display its name on the exterior of 60 Corporate Woods. Tenant shall be solely
responsible for all costs associated with the design, manufacturing, installation, maintenance and
removal as well as any related insurance costs, permitting and local code fees. Additionally, the
design and location of any exterior signage shall be subject to Landlord’s approval and local code
compliance. Tenant agrees to restore the Building to its original condition upon the removal of
any exterior building signage.

 

 

29. SPECIAL STIPULATIONS

          (a) No receipt of money by Landlord from Tenant after the termination of this Lease or after
the service of any notice or after the commencement of any suit or after final judgment for
possession of the Premises shall reinstate, continue or extend the term of this Lease or affect any
such notice, demand or suit or imply consent for any action for which Landlord’s consent is
required.

          (b) No waiver of any default of Tenant or of Landlord hereunder shall be implied from any
omission by Landlord or Tenant, as the case may be, to take any action on account of such default
if such default persists or be repeated, and no express waiver shall affect any default other than
the default specified in the express waiver and that only for the time and to the extent therein
stated.

          (c) The term “Landlord” as used in this lease, so far as covenants or agreements on the part
of Landlord are concerned, shall be limited to mean and include only the owner or owners of
Landlord’s interest in this Lease at the time in question, and in the event of any transfer or
transfers of such interest Landlord herein named (and in case of any subsequent transfer, the then
transferor) shall be automatically freed and relieved from and after the date of such transfer of
all personal liability from events which occur after the date of transfer. Any such release of
Landlord under this section shall become effective only at such time as Landlord’s transferee is
deemed to be bound to the terms and provisions of this Lease. It is understood, however, that
Landlord shall reimburse Tenant for any overpayments of Rent made by Tenant prior to the assignment
and any prepayment of Rent for months subsequent to the assignment.

          (d) It is understood that Landlord may occupy portions of the Building in the conduct of
Landlord’s business. In such event, all references herein to other tenants of the Building shall
be deemed to include Landlord as an occupant.

          (e) Tenant hereby expressly waives any and all rights of redemption granted by or under any
present or future laws in the event of Tenant being dispossessed or removed from the Premises
because of default by Tenant pursuant to the covenants or agreements contained in this Lease.

          (f) Tenant specifically agrees to look solely to Landlord’s equity interest in the Property
for recovery of any judgment against Landlord. There shall be absolutely no personal liability of
persons, partnerships, firms, corporations or other entities who at any time constitute the
Landlord with respect to any of the terms, covenants, conditions and provisions of this Lease.

          (g) The parties acknowledge that each party and its respective counsel have reviewed this
Lease and that no rule construction to the effect that any ambiguities are to be resolved against
the drafting party shall be employed in the interpretation of this Lease or any amendment or
exhibits hereto.

30. QUIET ENJOYMENT

          So long as Tenant shall observe and perform the covenants and agreements binding on it
hereunder and shall not be in default beyond any applicable grace period, Tenant shall at all times
during the term herein granted peacefully and quietly have and enjoy possession of the Premises
without any encumbrance or hindrance by, from or through Landlord.

31. ESTOPPEL CERTIFICATE BY TENANT

          Landlord and Tenant agree that from time to time upon not less than five (5) days prior
request of the other, to deliver to the party making the request a statement in writing certifying
(a) that this Lease is unmodified and in full force and effect (or if there have been modifications
that the same is in full force and effect as modified and identifying the modifications), (b) the
dates to which the Rent and other charges have been paid, and (c) that, so far as the person making
the certificate knows, the other party is not in default under any provision of this Lease, or if
such were not to be the fact, then certifying such default of which the person making the
certificate may have knowledge, it being understood that any such certificate so delivered may be
relied upon by any landlord under any ground or underlying lease, or any prospective purchaser,
lender, mortgagee, or any assignee of any mortgage on the Property or any party purchasing the
assets of Landlord or Tenant, as the case may be, or acquiring the same by merger, succession or
otherwise.

 

 

32. INTENTIONALLY DELETED

33. SUBSTITUTE PREMISES

          If the Premises contain an area of 2,500 square feet or less, Landlord shall have the right at
any time during the term hereof, upon giving Tenant not less than sixty (60) days prior written
notice, to provide and furnish Tenant with space elsewhere in the Building of Corporate Woods of
approximately the same size as the Premises and remove and place Tenant in such space, with
Landlord to pay all reasonable costs and expenses incurred as a result of such removal of Tenant.
Should Tenant refuse to permit Landlord to move Tenant to such new space at the end of said sixty
(60) day period, Landlord shall have the right to cancel and terminate this Lease effective ninety
(90) days from the date of original notification by Landlord. If Landlord moves Tenant to such new
space, this Lease and each and all of its terms, covenants and conditions shall remain in full
force and effect and be deemed applicable to such new space, and such new space shall thereafter be
deemed to be the Premises as though Landlord and Tenant had entered into an express written
amendment of this Lease with respect thereto.

34. FINANCIAL STATEMENTS

          Tenant shall provide Landlord with financial statements detailing the financial condition of
Tenant. Such statements shall be provided on an annual basis (or more frequently if requested by
Landlord) and shall be verified by the affidavit of Tenant or if the same be a corporation by an
affidavit of its principal executive officer. Tenant shall further provide Landlord such
additional financial statements in such form and such certifications as Landlord may from time to
time reasonably request.

35. ENTIRE AGREEMENT

                      This Lease sets forth all the covenants, promises, agreements, conditions and understandings
between Landlord and Tenant concerning the Premises. There are no oral agreements or
understandings between the parties hereto affecting this Lease, and this Lease supersedes and
cancels any and all previous negotiations, arrangements, agreements and understandings between the
parties hereto with respect to the subject matters hereof including, but not limited to, the lease
between the parties dated April 12, 1991 and the subsequent Lease Amendments One through Thirteen
(collectively, the “Original Lease”), and none thereof shall be used to interpret or construe this
Lease, except however, for insurance purposes only, Tenant shall remain liable for all applicable
terms and conditions under the terms of the Original Lease for its first floor Premises located
within 135 Corporate Woods during Tenant’s relocation from the first floor of 135 Corporate Woods
into 60 Corporate Woods. Tenant’s relocation period is anticipated to commence March 30, 2007 and
be completed by April 31, 2007. Except as otherwise herein expressly provided, no subsequent
alteration, amendment, change, waiver or addition to or of any provision of this Lease, nor any
surrender of the Term, shall be binding upon Landlord or Tenant unless reduced to writing and
signed by the party against whom the same is charged or such party’s successors in interest.

36. RECYCLING PROGRAM

          Landlord has instituted a recycling program for various types of non-hazardous waste products
Tenant and Tenant’s employees, guests and invitees will generate on the Premises. Tenant and
Tenant’s employees, guests and invitees agree to adhere to any and all rules and regulations and
any future expense or surcharge Landlord may promulgate with respect to the recycling program and
to actively participate in the program.

37. RENEWAL OPTION

          Landlord hereby grants to Tenant the conditional right, exercisable at Tenant’s option, to
renew the term of the Lease for one (1) separate but consecutive five (5) year term. If exercised,
and if the conditions applicable thereto have been satisfied, the renewal term (the “Renewal Term”)
shall commence August 1, 2015. The right to this option herein granted to Tenant shall be subject
to and shall be exercised in accordance with, the following terms and conditions:

          (a) Tenant shall exercise its right of renewal with respect to the Renewal Term by giving
Landlord written notice no later than July 31, 2013 (the “Renewal Notice”). Landlord and Tenant
shall have thirty (30) days following Landlord’s receipt of the Renewal Notice to mutually agree to
the Renewal Terms. In the event Landlord and Tenant do not reach mutually agreeable terms and
conditions for the Renewal Term, Tenant’s option shall expire and become null and void.

 

 

          (b) If the Renewal Notice is not given timely, then Tenant’s rights of renewal pursuant to
this Section shall lapse and be of no further force or effect.

          (c) If Tenant has defaulted under this Lease on the date the Renewal Notice is given to
Landlord or at any time prior to the commencement of the Renewal Term, then, at Landlord’s option,
the Renewal Term shall not commence and the term of the Lease shall expire at the expiration of the
initial term of this Lease.

          (d) If at any time any portion of the Premises has been subleased or assigned, then Tenant’s
rights pursuant to this Section shall lapse and be of no further force or effect.

	 	(e)	 	Tenant’s right of renewal under this Section may be exercised by
Tenant only and may not be exercised by any other transferee, sublessee or
assignee of Tenant, except a Permitted Transferee.

38. RIGHT OF FIRST OFFER

Tenant shall have an on-going right of first offer to lease space as it becomes available in
Building 100 Corporate Woods subject, however, to any pre-existing tenant’s right as of April 1,
2007 (the “RFO Premises”) upon the terms and conditions hereafter set forth:

         (a) Exercise of Right to Lease RFO Premises. Landlord shall give Tenant written
notice (“Landlord’s Notice”, more particularly described below) that Landlord intends to offer the
RFO Premises for lease.

     (b) Landlord’s Notice.  Landlord’s Notice shall set forth the Base Rent
applicable to such RFO Premises, Tenant’s new Pro Rata Share (including the Premises and RFO
Premises, the Commencement Date for the RFO Premises and the Expiration Date for the RFO
Premises. Tenant shall have the right, exercisable upon written notice given to Landlord
within five (5) business days after the giving of Landlord’s Notice, to lease the RFO
Premises. If Tenant fails to give such notice in the time period set forth herein, Tenant
shall have no rights pursuant to that specific RFO space unless and until Landlord leases
such RFO Space to a tenant other than Tenant during the term of this Lease and thereafter
becomes available. However, should Landlord fail to lease that specific RFO Premises within
a three (3) month period from the date of Landlord’s Notice, Tenant’s rights to the RFO
Premises shall be in full force and effect as stated herein. Upon the timely giving of such
notice, Landlord shall lease the RFO Premises upon all of the terms and conditions of this
Lease except as hereinafter set forth.

          (c) Lease Provisions Applying to RFO Premises. The leasing to Tenant of the RFO
Premises shall be upon all of the terms and conditions of this Lease unless stated otherwise in
Landlord’s Notice and except that the RFO Premises shall be delivered by Landlord and accepted by
Tenant in its “as is” condition.

          (d) Tenant Default. If Tenant is in default under this Lease on the date written
notice is given to Tenant by Landlord or at any time thereafter prior to the date the RFO Premises
is occupied by Tenant, then, at Landlord’s option, Tenant’s rights pursuant to this Section shall
lapse and be of no further force or effect.

          (e) Execution of Lease Amendments. Notwith-standing the fact that Tenant’s exercise
of the above-described right of first offer to lease RFO Premises shall be self-executing, the
parties hereby agree promptly to execute a lease amendment reflecting the addition of the RFO
Premises as well as any modifications of the provisions of the Lease as shall be necessary to
properly include the RFO Premises within the terms and conditions of this Lease.

39. AUTHORITY

          Tenant warrants and represents that it has full power and authority to execute this Lease on
behalf of Tenant and that this Lease, once executed by the signatory of Tenant, shall constitute a
legal and binding obligation of Tenant and is fully enforceable in accordance with its terms.

 

 

40. EXHIBITS

          Exhibits “A” through “C” are attached hereto and are part of this Lease.

          IN WITNESS WHEREOF, Landlord and Tenant have respectively signed and sealed this Lease as of
the day and year first above written.

	 	 	 	 	 	 	 	 	 
	WITNESS:	 	 	 	CORPORATE WOODS ASSOCIATES, LLC	 	 
	 
	 	 	 	 	 	 	 	 
	Illegible
 

	 	 	 	By
	 	/s/ Theodore F. Spall, Jr.
 

     Theodore F. Spall, Jr.
	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	Its:
	 	      Member	 	 
	 

	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	WITNESS:	 	 	 	HARRIS INTERACTIVE, INC.	 	 
	 
	 	 	 	 	 	 	 	 
	Illegible
 

	 	 	 	By:
	 	/s/ Gregory T. Novak
 

     Gregory T. Novak
	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	Its:
	 	     President & CEO	 	 
	 

	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	WITNESS:

	 	 	 	By:
	 	/s/ Ronald E. Salluzzo
 

      Ronald E. Salluzzo
	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	Its:
	 	      Chief Financial Officer	 	 
	 

	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	Illegible

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