Document:

Asset Purchase Agreement

 Exhibit 10.28 
  
 ASSET PURCHASE AGREEMENT 
  
 by and among 
  
 SST INDUSTRIES, INC. 
 SST INDUSTRIES OF GEORGIA, INC. 
 SST INDUSTRIES OF VIRGINIA, INC. 
  
 BWAY MANUFACTURING, INC. 
  
 AND 
  
 C. WINFIELD SCOTT 
  
 Dated as of August 25, 2003 

	 ARTICLE I
	  	1
			
	 1.1
	  	Definitions	  	1
			
	 1.2
	  	Singular/Plural; Gender	  	9
		
	 ARTICLE II
	  	9
			
	 2.1
	  	Purchase and Sale	  	9
			
	 2.2
	  	Payments on Closing	  	9
			
	 2.3
	  	Closing Date Deliveries	  	10
			
	 2.4
	  	Adjustment to Purchase Price	  	10
			
	 2.5
	  	Non-Assumption of Liabilities	  	11
			
	 2.6
	  	Taxes	  	11
			
	 2.7
	  	Risk of Loss	  	12
			
	 2.8
	  	Allocation of Purchase Price	  	12
			
	 2.8
	  	Allocation of Purchase Price	  	12
		
	 ARTICLE III
	  	12
		
	 ARTICLE IV
	  	13
			
	 4.1
	  	Organization	  	13
			
	 4.2
	  	Authorization; Enforceability	  	13
			
	 4.3
	  	Absence of Conflicting Agreements	  	13
			
	 4.4
	  	Purchased Assets	  	14
			
	 4.5
	  	Title to Purchased Assets; Liens and Encumbrances	  	14
			
	 4.6
	  	Equipment	  	14
			
	 4.7
	  	Contracts	  	14
			
	 4.8
	  	Intangible Property	  	15
			
	 4.9
	  	Real Property	  	16

  

 i 

	 4.10
	  	Leases	  	16
			
	 4.11
	  	Financial Statements	  	17
			
	 4.12
	  	Absence of Undisclosed Liabilities	  	17
			
	 4.13
	  	No Material Adverse Change	  	17
			
	 4.14
	  	No Litigation; Labor Disputes; Compliance with Law	  	19
			
	 4.15
	  	Taxes	  	19
			
	 4.16
	  	Inventory	  	20
			
	 4.17
	  	Accounts Receivable	  	20
			
	 4.18
	  	Insurance	  	20
			
	 4.19
	  	Brokers	  	20
			
	 4.20
	  	Banks; Powers of Attorney	  	20
			
	 4.21
	  	Employees	  	20
			
	 4.22
	  	Employee Benefit Plans	  	21
			
	 4.23
	  	Environmental Compliance	  	21
			
	 4.24
	  	Interest in Customers, Suppliers and Competitors	  	22
			
	 4.25
	  	Relations with Suppliers and Customers	  	22
			
	 4.26
	  	Off Balance Sheet Transactions	  	22
			
	 4.27
	  	Representation as of the Closing Date	  	23
			
	 4.28
	  	Disclosure	  	23
		
	 ARTICLE V
	  	23
			
	 5.1
	  	Organization	  	23
			
	 5.2
	  	Authorization; Enforceability	  	23
			
	 5.3
	  	Absence of Conflicting Laws and Agreements	  	23
			
	 5.4
	  	Brokers	  	24
			
	 5.5
	  	Representation as of the Closing Date	  	24

  

 ii 

	 5.6
	  	Disclosure	  	24
		
	 ARTICLE VI
	  	24
			
	 6.1
	  	Access	  	24
			
	 6.2
	  	Title Insurance; Surveys and Lien Search.	  	25
			
	 6.2
	  	Title Insurance; Surveys and Lien Search	  	25
			
	 6.3
	  	Notice of Adverse Changes	  	25
			
	 6.4
	  	Operations Pending Closing	  	26
			
	 6.5
	  	Financial Reports	  	28
			
	 6.6
	  	Consents	  	28
			
	 6.7
	  	Cooperation	  	28
			
	 6.8
	  	Exclusivity	  	28
			
	 6.9
	  	Release of Liens	  	28
			
	 6.10
	  	Tax Returns and Payments	  	28
			
	 6.11
	  	Public Announcement	  	28
			
	 6.12
	  	Best Efforts	  	29
		
	 ARTICLE VII
	  	29
			
	 7.1
	  	Compliance with Agreement	  	29
			
	 7.2
	  	Proceedings and Instruments Satisfactory	  	29
			
	 7.3
	  	Representations and Warranties	  	29
			
	 7.4
	  	No Material Adverse Change	  	29
			
	 7.5
	  	Event of Loss	  	29
			
	 7.6
	  	Deliveries at Closing	  	30
			
	 7.7
	  	Other Documents	  	30
			
	 7.8
	  	Possession; Instruments of Conveyance and Transfer	  	30
			
	 7.9
	  	Approvals and Consents	  	30

  

 iii 

	 7.10
	  	Absence of Investigations and Proceedings	  	30
			
	 7.11
	  	Governmental Consents	  	30
			
	 7.12
	  	No Liens	  	30
			
	 7.13
	  	Due Diligence	  	30
			
	 7.14
	  	Maximum Liabilities	  	31
		
	 ARTICLE VIII
	  	31
			
	 8.1
	  	Compliance with Agreement	  	31
			
	 8.2
	  	Proceedings and Instruments Satisfactory	  	31
			
	 8.3
	  	Representations and Warranties	  	31
			
	 8.4
	  	Deliveries at Closing	  	31
			
	 8.5
	  	Other Documents	  	31
			
	 8.6
	  	Absence of Investigations and Proceedings	  	31
			
	 8.7
	  	Governmental Consents	  	32
		
	 ARTICLE IX
	  	32
			
	 9.1
	  	Indemnification by Sellers	  	32
			
	 9.2
	  	Indemnification by Buyer	  	33
			
	 9.3
	  	Method of Asserting Claims	  	34
			
	 9.4
	  	Payment of Claims	  	35
			
	 9.5
	  	Nature and Survival of Representations	  	35
			
	 9.6
	  	Limitation on Aggregate Claims	  	35
			
	 9.7
	  	Remedies	  	35
		
	 ARTICLE X
	  	35
			
	 10.1
	  	Confidentiality	  	35
			
	 10.2
	  	Records	  	36
			
	 10.3
	  	Worker Adjustment and Retraining Notification Act	  	37

  

 iv 

			
	 10.4
	  	Event of Loss	  	37
			
	 10.5
	  	Further Agreements	  	37
		
	 ARTICLE XI
	  	38
			
	 11.1
	  	Termination	  	38
			
	 11.2
	  	Rights on Termination	  	38
			
	 11.3
	  	Further Assurances	  	38
			
	 11.4
	  	Entire Agreement; Amendment; and Waivers	  	38
			
	 11.5
	  	Expenses	  	39
			
	 11.6
	  	Benefit; Assignment	  	39
			
	 11.7
	  	Notices	  	39
			
	 11.8
	  	Counterparts; Headings	  	40
			
	 11.9
	  	Severability	  	40
			
	 11.10
	  	No Reliance	  	40
			
	 11.11
	  	Judicial Interpretation	  	41
			
	 11.12
	  	Saturdays, Sundays and Legal Holidays	  	41
			
	 11.13
	  	Governing Law	  	41
			
	 11.14
	  	Income Tax Position	  	41

  
  

 v 

 ASSET PURCHASE AGREEMENT 
  
 THIS IS AN ASSET PURCHASE AGREEMENT, made this 25th day of August, 2003, by and among SST INDUSTRIES, INC., an Ohio
corporation (“SST”), SST INDUSTRIES OF GEORGIA, INC., an Ohio corporation (“SST-Georgia”), and SST INDUSTRIES OF VIRGINIA, INC., an Ohio corporation (“SST-Virginia”) (SST, SST-Georgia and SST-Virginia are individually
referred to herein as “Seller” and collectively referred to herein as “Sellers”), C. Winfield Scott, an Ohio resident (the “Controlling Stockholder”), and BWAY MANUFACTURING, INC., a Delaware corporation
(“Buyer”). 
  
 R E C I
T A L S: 
  
 A. Sellers own and
operate a business which designs, manufactures, sells and distributes plastic containers (the “Business”). 
  
 B. The Controlling Stockholder owns all of the issued and outstanding voting capital stock of SST, SST-Georgia and SST-Virginia. 
  
 C. Sellers are willing to sell to Buyer and Buyer is willing to purchase from
Sellers Sellers’ right, title and interest in and to the Sellers’ assets and properties related to the Business, on the terms and subject to the conditions set forth herein. 
  
 NOW, THEREFORE, in consideration of the Recitals and the mutual covenants, conditions and agreements set forth herein, and
for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, it is hereby agreed as follows: 
  
 ARTICLE I 
  
 DEFINITIONS 
  
 1.1 Definitions. Except as specified otherwise, when used in this Agreement and any Exhibits or Schedules, the following terms shall have the meanings specified: 
  
 “Accountants” shall have the meaning set forth in Section 2.4(d); 
  
 “Accounts Payable” shall mean all trade accounts payable of
Sellers immediately prior to the Closing as determined in accordance with generally accepted accounting principles consistently applied; 
  
 “Accounts Receivable” shall mean all trade accounts receivable of Sellers immediately prior to the Closing, as determined in accordance
with generally accepted accounting principles consistently applied; 
  
 “Accrued Liabilities” shall mean current liabilities of Sellers accrued in the ordinary course of Business of the type set forth on the balance sheet included in the Interim Financial Statements. 

 “Adjustment Amount” shall have the meaning set forth in Section 2.4; 
  
 “Adjustment List” shall have the meaning set forth in
Section 2.4; 
  
 “Affiliate” shall mean with
respect to any Person, any other Person that, directly or indirectly, through one or more intermediaries, controls, is controlled by or is under common control with such Person; 
  
 “Agreement” shall mean this Asset Purchase Agreement, together with the Schedules and Exhibits, as the same
shall be amended from time to time in accordance with the terms hereof; 
  
 “Assumed Liabilities” shall mean (a) the Accounts Payable; (b) the Intercompany Accounts Payable; (c) Intercompany Rent; (d) Accrued Liabilities; (e) bank drafts payable as of the Closing Date as listed on Schedule
1.1; (f) the liabilities of Sellers, if any, listed on Schedule 1.1; (g) the obligations of Sellers under the Contracts listed on Schedule 1.2 and the Contracts not required pursuant to Section 4.7 to be listed on Schedule
1.2 accruing from and after the Closing Date, except those Contracts, if any, included in the Retained Assets; (h) the obligations of Sellers under the Leases listed on Schedules 1.5A and 1.5B accruing from and after the Closing Date;

  
 “Assumption Agreement” shall mean the
instrument in the form of EXHIBIT “A” attached hereto; 
  
 “Benefit Arrangements” shall mean a benefit program or practice providing for bonuses, incentive compensation, vacation pay, severance pay, insurance, restricted stock, stock options, employee discounts, company cars,
tuition reimbursement or any other perquisite or benefit (including, without limitation, any fringe benefit under Section 132 of the Code) to employees, officers or independent contractors of Sellers that is not a Plan; 
  
 “Bill of Sale and Assignment” shall mean the instrument in
the form of EXHIBIT “B” attached hereto; 
  
 “Buyer” shall mean BWAY Manufacturing, Inc., a Delaware corporation; 
  
 “Buyer’s Closing Certificate” shall mean the certificate of the Secretary of Buyer in the form of EXHIBIT “C” attached hereto; 
  
 “Buyer’s Opinion of Counsel” shall mean the legal
opinion of counsel to Buyer addressed to Sellers in the form of EXHIBIT “D” attached hereto; 
  
 “Buyer’s Performance Certificate” shall mean the certificate of Buyer in the form of EXHIBIT “E” attached hereto;

  

 2 

 “Cash” shall mean all moneys of Sellers, whether in the form of cash, cash equivalents,
marketable securities, short term investments or deposits in bank or other financial institution accounts of any kind; 
  
 “Cash Portion of Purchase Price” shall mean that amount equal to Three Million Eight Hundred Thousand Dollars ($3,800,000), as adjusted
pursuant to Section 2.4; 
  
 “Closing” shall mean
the conference to be held at 10:00 a.m., New York time on the Closing Date at the offices of Greenberg Traurig, LLP, 3290 Northside Parkway, Suite 400, Atlanta, Georgia, or at such other time and place as the parties may mutually agree to in
writing, at which the transactions contemplated by this Agreement shall be consummated; 
  
 “Closing Date” shall mean (i) August 25, 2003 (ii) such other date as the parties may mutually agree upon in writing, after all of the conditions set forth in Articles VII and VIII hereof have been
satisfied or waived, other than these conditions which by their terms are intended to be satisfied at Closing. The Closing shall be deemed effective as of 12:01 a.m. on the Closing Date; 
  
 “Code” shall mean the Internal Revenue Code of 1986, as amended; 
  
 “Contract Assignment” shall mean the Assignment and
Assumption of Contracts, in the form of EXHIBIT “F” attached hereto; 
  
 “Contracts” shall mean those agreements (other than those included in the Retained Assets and other than the Leases) under which Sellers conduct the Business, whether written, oral, or implied,
including without limitation those agreements listed on Schedule 1.2; 
  
 “Controlling Stockholder” shall mean C. Winfield Scott, an Ohio resident; 
  
 “Copyrights” shall mean all copyrights (including computer software, data and documentation) and any registrations and applications to
register or renew the registration thereof owned, leased, licensed or used by Sellers, in connection with the Business, including without limitation those Copyrights described on Schedule 1.3; 
  
 “Customer Lists” shall mean all lists, documents,
information in whatever form or media, including without limitation computer tapes and programs and other computer readable media used by, prepared for the benefit of or in the possession of Sellers concerning past, present and potential purchasers
of products of the Business; 
  
 “Employee Benefit
Plans” shall mean any Plan or Benefit Arrangement in which any current, former or retired employee of a Seller participates; 
  
 “Environmental Laws” shall mean the rules and regulations of the Environmental Protection Agency and any other federal, state or local
government authority and all applicable rules and regulations of federal, state and local governmental authorities, including statutes, regulations, ordinances, codes, rules, as amended, relating to the discharge of air pollutants, water pollutants
or process waste water or Hazardous Materials or toxic substances including, 

  

 3 

 
but not limited to, the Federal Solid Waste Disposal Act, the Federal Clean Air Act, the Federal Clean Water Act, the Federal Resource Conservation and
Recovery Act of 1976, the Federal Comprehensive Environmental Response, Compensation and Liability Act of 1980, each as amended, regulations of the Environmental Protection Agency and regulations of any state department of natural resources or state
environmental protection agency now or at any time hereafter in effect; 
  
 “Equipment” shall mean all machinery, equipment, furniture, fixtures, furnishings, toolings, parts and other items of tangible personal property owned or leased by Sellers which are used or useable in the operation of the
Business, including without limitation those items listed on Schedule 1.4; 
  
 “ERISA” shall mean the Employee Retirement Income Security Act of 1974, as amended; 
  
 “Event of Loss” shall mean any loss, taking, condemnation, damage or destruction of or to any of the Purchased Assets; 
  
 “Financial Statements” shall mean the financial statements
of Sellers described in Section 4.11(a); 
  
 “Financing
Lease” shall mean any Lease which is properly characterized as a capitalized lease obligation in accordance with generally accepted accounting principles; 
  
 “Hazardous Materials” shall mean any wastes, substances, or materials (whether solids, liquids or gases)
that are deemed hazardous, toxic, pollutants, or contaminants, including without limitation, substances defined as “hazardous wastes,” “hazardous substances,” “toxic substances,” “radioactive materials,” or
other similar designations in, or otherwise subject to regulation under, any Environmental Laws. “Hazardous Materials” includes but is not limited to polychlorinated biphenyls (PCB’s), asbestos, lead-based paints, infectious wastes,
radioactive materials and wastes and petroleum and petroleum products (including, without limitation, crude oil or any fraction thereof); 
  
 “Holdback Escrow Agent” shall mean SunTrust Bank, N.A., Atlanta, Georgia; 
  
 “Holdback Escrow Agreement” shall mean the Holdback Escrow Agreement between Buyer, Sellers and the
Holdback Escrow Agent in the form of EXHIBIT “G” attached hereto; 
  
 “Holdback Escrow Amount” shall mean the sum of One Million Five Hundred Thousand Dollars ($1,500,000) which shall be deducted from the Cash Portion of Purchase Price at the Closing and held by the
Holdback Escrow Agent pursuant to the terms of the Holdback Escrow Agreement; 
  
 “Indebtedness for Borrowed Money” shall mean long term indebtedness of the Sellers for borrowed money, including the current portion of such long term indebtedness and any accrued interest thereon and
any revolving line of credit of Sellers; 
  
 “Intangible
Property” shall mean United States and foreign trademarks, service marks, 

  

 4 

 
trade names, trade dress, domain names, copyrights, and similar rights, including registrations and applications to register or renew the registrations of
any of the foregoing, United States and foreign patents and patent applications, and trade secrets, ideas, confidential business and technical information, inventions, designs, know-how, proprietary information, computer software, data and
documentation, processes, and rights of privacy and publicity and all similar intellectual property rights and licenses of any of the foregoing; 
  
 “Intercompany Accounts Payable” shall mean accounts payable of Sellers owed to an Affiliate of Sellers, as determined in accordance with
generally accepted accounting principles, consistently applied; 
  
 “Intercompany Accounts Receivable” shall mean accounts receivable of Sellers owed from an Affiliate of Sellers, as determined in accordance with generally accepted accounting principles; 
  
 “Intercompany Debt” shall mean any indebtedness owed by
Sellers to Affiliates of Sellers; 
  
 “Intercompany
Rent” shall mean past due rent owed by Sellers to an Affiliate of Sellers; 
  
 “Interim Financial Statements” shall mean the financial statements of Sellers described in Section 4.11(b); 
  
 “Inventory” shall mean all inventories used in the Business, including but not limited to raw materials, work-in-process, finished goods,
spare parts and supplies; and including all Inventory in transit or on order and not yet delivered, and all rights with respect to the processing and completion of any works-in-process; 
  
 “IRS” shall mean the Internal Revenue Service; 
  
 “Knowledge of Sellers” shall mean the actual knowledge of
each of Controlling Stockholder and Alan Baker, after having reviewed the representations in Sections 4.6, 4.7, 4.8, 4.10, 4.14 and 4.23 with William Clifton; 
  

“Lease Assignment” shall mean the Assignment and Assumption of Leases in the form of EXHIBIT “H” attached hereto;

  
 “Lease Estoppel Letters” shall mean letters
from Persons who have leased Real Property to the Sellers in the form of EXHIBIT “I” attached hereto or in such other form as is acceptable to Buyer’s lenders; 
  
 “Leases” shall mean all leases, subleases and other agreements of occupancy of Real Property and Equipment
to which a Seller is a party as listed on Schedules 1.5A and 1.5B; 
  

 5 

 “Licenses” shall mean all licenses, permits and authorizations issued by any
governmental authority to Sellers for the operation of the Business, true copies of which are attached to Schedule 1.6; 
  
 “Lien” shall mean any mortgage, deed of trust, pledge, hypothecation, security interest, encumbrance, claim, lien, lease (including any
capitalized lease) or charge of any kind, whether voluntarily incurred or arising by operation of law or otherwise, including without limitation any agreement to give or grant any of the foregoing, any conditional sale or other title retention
agreement and the filing of or agreement to give any financing statement with respect to any of the Purchased Assets under the Uniform Commercial Code of the States of Ohio, Georgia or Virginia, or comparable law of any other jurisdiction;

  
 “Miscellaneous Assets” shall mean all
tangible and intangible assets owned, leased, or licensed by Sellers for the operation of the Business on the date hereof and as of the Closing Date and not otherwise specifically referred to in this Agreement, excepting therefrom only the Retained
Assets; 
  
 “New Leases” shall mean leases of
Real Property between Buyer and an Affiliate of Sellers in the form of EXHIBITS J-1 and J-2 attached hereto; 
  
 “Noncompetition Agreement” shall mean the Noncompetition Agreement between Sellers, the Controlling Stockholder, and Buyer in the form of
EXHIBIT “K” attached hereto; 
  
 “Off-the-Shelf Computer Software” shall mean mass marketed software sold through retail channels of trade for use on a single computer, the use of which is governed by a shrinkwrap or clickwrap license; 
  
 “Patents” shall mean all of those United States and foreign
patents and patent applications owned or filed by Sellers or Controlling Stockholder and related to the Business, including without limitation those patents listed on Schedule 1.8; 
  
 “Patent Assignment” shall mean an instrument, in the form of Exhibit “L” attached hereto.

  
 “Payoff Letters” shall mean letters from
holders of Indebtedness for Borrowed Money, Intercompany Debt and Intercompany Rent which shall contain payoff amounts, per diems, wire transfer instructions and an agreement to deliver, upon full payment, UCC-3 termination statements, other
appropriate releases and any original promissory notes or other evidence of indebtedness marked cancelled. 
  
 “Permitted Liens” shall mean the following Liens: (a) Liens existing on the Closing Date to remain on the Purchased Assets after the
Closing as listed on Schedule 1.7; (b) Liens for taxes, assessments or other governmental charges or levies not yet due; (c) statutory Liens of carriers, warehousemen, mechanics, materialmen and other Liens imposed by law created in the
ordinary course of business of Sellers consistent with past practices for amounts not yet due; (d) Liens (other than any Lien imposed by ERISA) incurred or deposits made in the ordinary course of business of Sellers consistent with past practices in
connection with worker’s compensation, unemployment insurance or other types of social security; (e) with respect to interests in real 

  

 6 

 
property, minor defects of title, easements, rights-of-way, restrictions and other similar charges or encumbrances not materially detracting from the value
of such real property or interfering with the ordinary conduct of the use of such property; and (f) Liens created by or through Buyer or any of its Affiliates; 
  

“Person” shall mean any natural person, general or limited partnership, corporation, association, limited liability company or other
entity; 
  
 “Plan” shall mean any plan, program
or arrangement, whether or not written, that is or was (a) an “employee benefit plan” as such term is defined in Section 3(3) of ERISA and (i) which was or is established or maintained by Sellers; (ii) to which Sellers contributed or was
obligated to contribute or to fund or provide benefits; or (iii) which provides or promises benefits to any person who performs or who has performed services for Sellers and because of those services is or has been (A) a participant therein or (B)
entitled to benefits thereunder; (b) an “employee pension benefit plan” as such term is defined in Section 3(2) of ERISA, including, without limitation, any such plan that satisfies, or is intended by Sellers to satisfy, the requirements
for tax qualification described in Section 401 of the Code; (c) a “multiemployer plan” as such term is defined in Section 3(37) of ERISA; or (d) an “employee welfare benefit plan” as such term is defined in Section 3(1) of ERISA;

  
 “Purchased Assets” shall mean all assets
owned, leased, licensed or otherwise used by the Sellers in the operation of the Business other than the Retained Assets, including but not limited to: (i) the Cash; (ii) the Accounts Receivable; (iii) the Contracts; (iv) the Customer Lists; (v) the
Equipment; (vi) the Intercompany Accounts Receivables; (vii) Sellers’ Intangible Property; (viii) the Inventory; (ix) the Leases; (x) the Licenses; (xi) the Miscellaneous Assets; (xii) the Real Property; and (xiii) the Records; 
  
 “Purchase Price” shall mean the aggregate amount of the Cash
Portion of Purchase Price plus the Assumed Liabilities plus the amounts paid by the Buyer pursuant to Section 2.2(c), (d) and (e); 
  
 “Real Property” shall mean the fee simple or leasehold interest of Sellers in the real property more particularly described on
Schedule 1.9 (provided that in the case of a leasehold interest, Real Property shall mean only that portion of the property actually leased by Sellers), and all buildings, improvements and fixtures thereon together with all rights of way,
easements, strips and gores, privileges and appurtenances pertaining thereto, including any right, title and interest of Sellers in and to any street adjoining any portion of the Real Property; 
  
 “Records” shall mean all files and records related to the
Business, including without limitation schematics, technical information and engineering data, programming information, correspondence, books of account, employment records, customer files, purchase and sales records and correspondence, advertising
records, subscription records, files and literature and other written materials, of Sellers, other than Records which are Retained Assets; 
  
 “Retained Assets” shall mean (a) Sellers’ minute book and stock records, (b) any and all claims of Sellers with respect to
transactions prior to the Closing Date including, without limitation, claims for tax refunds and refunds of License fees except to the extent such claims relate to Assumed Liabilities or the Purchased Assets; (d) all contracts of insurance entered
into 

  

 7 

 
by Sellers, except for health insurance; (e) rights under any agreement or Lease listed on Schedule 1.10; (f) all assets related to the Employee
Benefit Plans; (g) the stock of SST Transportation, Inc., an Ohio corporation; (i) the stock of SST Fiber Drums, Inc., an Ohio corporation; and (i) those other assets, if any, described on Schedule 1.10; 
  
 “Retained Liabilities” shall mean all obligations and
liabilities of Sellers whether now existing or previously or hereafter incurred, other than the Assumed Liabilities, which Retained Liabilities shall include but not be limited to (a) all Taxes that result from or have accrued in connection with the
operation of the Business prior to the Closing Date other than accrued property taxes, (b) liabilities and obligations arising under Contracts transferred to Buyer in accordance with this Agreement to the extent such liabilities and obligations
arise during or relate to or have accrued in connection with any period prior to the Closing, except to the extent any such liabilities constitute an Assumed Liability; (c) all liabilities and obligations accruing with respect to the operation of
the Business prior to the Closing, except to the extent any such liabilities constitute an Assumed Liability; (d) all liabilities related to the Employee Benefit Plans; (e) all liabilities and obligations of Sellers under any Leases transferred to
Buyer in accordance with this Agreement to the extent such liabilities and obligations arise during or relate to or have accrued in connection with any period prior to the Closing, except to the extent any such liabilities constitute an Assumed
Liability; (f) all liabilities related to Indebtedness for Borrowed Money; and (g) all liabilities and obligations of Sellers under this Agreement and any other agreement entered into in connection herewith; 
  
 “Schedules” shall mean those schedules referred to in this
Agreement which have been bound in that separate volume by or on behalf of the parties, and delivered concurrently with the execution of this Agreement, which volume is hereby incorporated herein and made a part hereof; 
  
 “Sellers” shall mean collectively, SST, SST-Georgia and
SST-Virginia; 
  
 “Sellers’ Closing
Certificate” shall mean the certificate of Sellers in the form of EXHIBIT “M” attached hereto;  
  
 “Sellers’ Employee” shall mean an employee of any of Sellers immediately prior to the Closing; 
  
 “Sellers’ Intangible Property” shall mean (a) the
Copyrights; (b) the Patents; (c) the Trade Secrets; (d) the Trademarks; (e) all similar intellectual property rights; (f) licenses of any of the foregoing; and (g) all goodwill associated therewith; 
  
 “Sellers’ Opinion of Counsel” shall mean the legal
opinion of counsel to Sellers addressed to Buyer in the form of EXHIBIT “N” attached hereto; 
  
 “Sellers’ Performance Certificate” shall mean the certificate of each Seller in the form of EXHIBIT “O” attached
hereto; 
  
 “Tax” shall mean any federal, state,
local, or foreign income, gross receipts, license, payroll, employment, excise, severance, stamp, occupation, premium, windfall profits, environmental (including taxes under Code Section 59A), customs duties, capital stock, franchise, profits,
withholding, social security (or similar), unemployment, disability, real 

  

 8 

 
property, personal property, sales, use, transfer, registration, value added, alternative or add-on minimum, estimated, or other tax of any kind whatsoever,
including any interest, penalty, or addition thereto, whether disputed or not; 
  
 “Title Commitment” shall mean the commitment to issue the Title Policy as provided in Section 6.2(a); 
  
 “Title Company” shall mean Lawyer’s Title Insurance Company or such other title insurance company reasonably acceptable to Buyer;

  
 “Title Policy” shall mean the lessee’s
title policy issued pursuant to the Title Commitment in accordance with Section 6.2(a); 
  
 “Trade Secrets” shall mean all proprietary information owned, leased, licensed or used by Seller relating to the Business in any form or media, including without limitation trade secrets, ideas,
confidential business and technical information, inventions, designs, know-how, processes and Customer Lists; 
  
 “Trademarks” shall mean all of those foreign and United States trade names, trademarks, service marks, trade dress and domain names,
including registrations and applications to register or renew the registrations of any of the foregoing, trademark and service mark registrations and trademark and service mark applications owned, licensed, leased or used by Seller, including
without limitation, those Trademarks described on Schedule 1.11; and 
  
 “Trademark Assignment” shall mean an instrument, in the form of EXHIBIT “P” attached hereto. 
  

1.2 Singular/Plural; Gender. Where the context so requires or permits, the use of the singular form includes the plural, and the use of the
plural form includes the singular, and the use of any gender includes any and all genders. 
  
 ARTICLE II 
  
 PURCHASE
AND SALE 
  
 2.1 Purchase and Sale. At the Closing on
the Closing Date, and upon all of the terms and subject to all of the conditions of this Agreement, Sellers shall sell, assign, convey, transfer and deliver to Buyer, and Buyer shall purchase all of Sellers’ right, title and interest, legal and
equitable, in and to the Purchased Assets. Sellers shall not transfer, convey or assign to Buyer, but shall retain, all of their right, title and interest in and to the Retained Assets. 
  
 2.2 Payments on Closing. At the Closing on the Closing Date, Buyer shall: 
  
 (a) pay to Sellers, by wire transfer of immediately available U.S. funds to
such account as shall be designated by Sellers to Buyer in writing at least 3 days prior to the Closing Date, an amount equal to the Cash Portion of Purchase Price, as adjusted in accordance with Section 2.4(a), less the amounts payable pursuant to
Sections 2.2(b); and 
  

 9 

 (b) pay to the Holdback Escrow Agent, by wire transfer of immediately available U.S. funds, an amount
equal to the Holdback Escrow Amount; and 
  
 (c) pay to holders of
Indebtedness for Borrowed Money those amounts set forth in the Payoff Letters with respect to such Indebtedness for Borrowed Money; and 
  
 (d) pay to the holders of the Intercompany Debt those amounts set forth in the Payoff Letters with respect to such Intercompany Debt; and 
  
 (e) pay to the lessors of the Intercompany Rent those amounts set forth in
the Payoff Letters with respect to such Intercompany Rent. 
  
 2.3 Closing Date Deliveries. At the Closing on the Closing Date: 
  
 (a) Sellers shall deliver, or cause to be delivered, to Buyer, properly executed and dated as of the Closing Date: (i) the Assumption Agreement; (ii) the Bill of Sale and Assignment; (iii) the Contract Assignment;
(iv) the Holdback Escrow Agreement; (v) the Lease Assignment; (vi) the New Leases; (vii) the Noncompetition Agreement; (viii) the Payoff Letters; (ix) the Patent Assignment; (x) Sellers’ Closing Certificates; (xi) Sellers’ Opinion of
Counsel; (xii) Sellers’ Performance Certificates; (xiii) the Trademark Assignment; and (xiv) such other documents as provided in Article VII hereof or as Buyer shall reasonably request; and 
  
 (b) In addition to the payments described in Section 2.2, Buyer shall
deliver, or cause to be delivered, to Sellers, properly executed and dated as of the Closing Date: (i) the Assumption Agreement; (ii) the Bill of Sale and Assignment; (iii) Buyer’s Closing Certificate; (iv) Buyer’s Opinion of Counsel; (v)
Buyer’s Performance Certificate; (vi) the Contract Assignment; (vii) the Holdback Escrow Agreement; (viii) the Lease Assignment; (ix) the New Leases; (x) the Noncompetition Agreement; (xi) the Patent Assignment; (xii) the Trademark Assignment;
and (xiii) such other documents as provided in Article VIII hereof or as Sellers shall reasonably request. 
  
 2.4 Adjustment to Cash Portion of Purchase Price. The Cash Portion of Purchase Price to be paid to Sellers shall be adjusted as follows:

  
 (a) The Cash Portion of Purchase Price shall be
decreased to the extent Intercompany Accounts Payable exceed Intercompany Accounts Receivable; and 
  
 (b) The Cash Portion of Purchase Price shall be decreased to the extent the aggregate sum of the (i) Indebtedness for Borrowed Money, (ii)
Intercompany Debt, (iii) Intercompany Rent, (iv) Financing Leases, and (v) Accounts Payable, (vi) Accrued Liabilities and (vii) bank drafts payable as of the Closing Date exceeds Twenty Four Million Four Hundred Thousand Dollars
($24,400,000). 
  
 (c) Net settlement of the adjustment
contemplated under Sections 2.4(a) and (b) shall be made at the Closing as far as feasible. If the amount of the items set forth in Sections 2.4(a) and (b) are not readily determinable at the Closing, the following procedures shall apply. Buyer and
its accountants shall prepare and deliver to Sellers within sixty (60) business days following the 
  

 10 

 
Closing Date, or such earlier or later date as shall be mutually agreed to by Sellers and Buyer, an itemized list (the “Adjustment List”) of
all such items. Such list shall show the amount of the decrease, if any, to the Cash Portion of Purchase Price (the “Adjustment Amount”). Except as provided otherwise in Section 2.4(e), payment of the Adjustment Amount shall be made
not later than fifteen (15) business days following the delivery of the Adjustment List. 
  
 (d) Not later than fifteen (15) business days following the delivery of the Adjustment List, Sellers may furnish Buyer with written notification of any dispute concerning any items shown thereon or omitted therefrom
together with a detailed explanation in support of Sellers’ position in respect thereof. Buyer and Sellers shall consult to resolve any such dispute for a period of fifteen (15) business days following the notification thereof. In the event of
any such dispute, that portion of the Adjustment Amount that is not in dispute shall be paid by Sellers to Buyer as set forth in Section 2.4(c). If such fifteen (15) business day consultation period expires and the dispute has not been resolved, the
matter shall be referred to Ernst & Young, LLP (the “Accountants”), which shall resolve the dispute and shall render its decision (together with a brief explanation of the basis therefor) to Buyer and Sellers not later than
twenty (20) business days following submission of the dispute to it. The disputed portion of the Adjustment Amount to the extent resulting in an adjustment to the Cash Portion of Purchase Price shall be paid by Sellers to Buyer within five (5)
business days after the delivery of a copy of the Accountant’s decision to Sellers and Buyer. The fees and expenses of the Accountants shall be paid by Buyer. 
  
 (e) The Adjustment List (to the extent not disputed within the specified period by Sellers), any mutually agreed written
settlement of any such dispute concerning the Adjustment List, and any determination of disputed items by the Accountants shall be final, conclusive and binding on the parties hereto absent manifest error. 
  
 (f) The Cash Portion of the Purchase Price shall be increased by an
amount equal to the product obtained by multiplying (i) the amount by which the allocation of the Purchase Price to depreciable assets as finally determined pursuant to Section 2.8 exceeds Thirteen Million Three Hundred Thousand Dollars
($13,300,000) by (ii) twenty percent (20%) (“Payment”), plus a Grossup Payment as defined herein. Any such increase shall be paid to Sellers by Buyer within five (5) days of the execution of the schedule setting forth such final allocation
as provided in Section 2.8 hereof. Grossup Payment shall mean an amount such that after payment by Sellers (or Controlling Stockholder) of all Taxes imposed upon the Payment made hereunder, Sellers (or Controlling Stockholder), shall retain an
amount equal to the Payment. All determinations required to be made as to the amount of such Grossup Payment shall be made by Clark Schaefer & Hackett Company, CPA’s and as agreed to by the Buyer. 
  
 2.5 Non-Assumption of Liabilities. Buyer does not and shall not assume
or become obligated to pay any debt, obligation or liability of any kind or nature of Sellers or the Business, whether or not incurred or accrued in connection with the operation of the Business, except the Assumed Liabilities or such other charges
as are specifically allocated to the Buyer elsewhere in this Agreement. 
  
 2.6 Taxes. All federal, state, local and other transfer, sales and use taxes applicable to, imposed upon or arising out of the transfer to Buyer of the Purchased Assets as contemplated by this Agreement shall be paid by Sellers.

  

 11 

 2.7 Risk of Loss. The risk of all Events of Loss prior to the Closing shall be upon Sellers and
the risk of all Events of Loss at or subsequent to the Closing shall be upon Buyer. 
  
 2.8 Allocation of Purchase Price. The Purchase Price will be allocated among the Purchased Assets based upon the mutual agreement of Buyer and Sellers under the residual method of allocating assets, which
allocation shall be incorporated in a schedule to be provided by Buyer and executed by the parties no later than December 31, 2003; provided, however, that Seller shall furnish a preliminary allocation schedule to Buyer at or before Closing as
Schedule 2.8 and the parties agree to substantially follow such schedule in the final allocation, absent material change and provided that any appraisals obtained by Buyer for the purpose of determining the final allocation are not in
conflict with the preliminary allocation; Buyer and Sellers acknowledging that such appraisals will be determinative in arriving at the final allocation. Buyer agrees that no portion of the Purchase Price shall be allocated to the Noncompetition
Agreement. Buyer and Sellers each agree to report such allocation to the IRS in the form required by Treasury Regulation 1.1060T. 
  
 2.9 Sellers Re-Purchase Obligations. Sellers jointly and severally agree that Buyer shall have the right, exerciseable by written notice at any
time during the thirty (30) day period commencing on the date which is ninety (90) days after the Closing, to require the Sellers to accept the assignment back of any or all of those Accounts Receivable which Buyer was unable to collect during the
period commencing upon Closing and ending upon the date which is ninety (90) days after the Closing on a dollar for dollar basis (without any setoff or reduction of any kind by Sellers). As a condition to Seller’s obligation to accept such
assignment, Buyer shall deliver to Sellers all information and data files relating to each such Account Receivable. Nothing contained hereunder shall require Buyer to institute any collection measures with respect to such Accounts Receivable
including, without limitation, initiating any litigation or shall limit Sellers’ ability to institute any collection measures with respect to any Accounts Receivable assigned back to Sellers, including, without limitation, initiating any
litigation. Buyer agrees that if Buyer requires Sellers to accept back any Account Receivable pursuant to this Section 2.9, it will seek to satisfy such amounts first from the Holdback Escrow Amount as provided in the Holdback Escrow Agreement and,
second, against the Sellers. 
  
 ARTICLE III

  
 GOVERNMENTAL APPROVALS 
  
 Promptly following the execution of this Agreement, the parties shall proceed
to prepare and file with the appropriate governmental authorities any requests for approvals or waivers that are required from governmental authorities in connection with the Closing, and shall diligently and expeditiously prosecute, and shall
cooperate fully with each other in the prosecution of, such requests for approvals or waivers and all proceedings necessary to secure such approvals and waivers. 
  

 12 

 ARTICLE IV 
  

REPRESENTATIONS AND WARRANTIES OF SELLERS 
  
 Sellers, jointly and severally, represent and warrant to Buyer the following: 
  
 4.1 Organization. Each Seller is a corporation duly organized, validly existing and in good standing under the laws
of the State of Ohio. Each Seller has the power to own, lease and operate the Purchased Assets and to conduct the Business as it is now being conducted. Each Seller is duly qualified and licensed and in good standing as a foreign corporation in each
jurisdiction set forth on Schedule 4.1, constituting each jurisdiction in which such qualification is required, except where the failure to be so qualified would not reasonably be expected to have a material adverse effect on the Business or
the Purchased Assets. Copies of the certificate or articles of incorporation of Sellers and all amendments thereto, and the bylaws of Sellers as amended and currently in force, have been delivered to Buyer, and are true, complete and correct as of
the date hereof. 
  
 4.2 Authorization; Enforceability. The
execution, delivery and performance of this Agreement and all of the documents and instruments delivered in connection herewith by each Seller and the Controlling Stockholder and the consummation by each Seller of the transactions contemplated
hereby and thereby are within the corporate power of each Seller and have been duly authorized by all necessary corporate action by each Seller and the Controlling Stockholder. The Controlling Stockholder has the legal capacity to execute and
deliver this Agreement and the other documents and instruments required hereby. This Agreement is, and the other documents and instruments required hereby will be, when executed and delivered by each Seller and the Controlling Stockholder, the valid
and binding obligations of each Seller and the Controlling Stockholder (solely as to provisions specifically applying to the Controlling Stockholder), enforceable against each Seller and the Controlling Stockholder in accordance with their
respective terms subject only to bankruptcy, insolvency, reorganization, moratorium or similar laws at the time in effect affecting the enforceability or right of creditors generally and by general equitable principles which may limit the right to
obtain equitable remedies. 
  
 4.3 Absence of Conflicting
Agreements. Except as set forth on Schedule 4.3, neither the execution, delivery or performance of this Agreement in accordance with its terms by Sellers and the Controlling Stockholder, nor the consummation of the sale and purchase of
the Purchased Assets as contemplated by this Agreement does or will, after the giving of notice, or the lapse of time or both, or otherwise: 
  
 (a) conflict with, result in a breach of, or constitute a default under, the certificate or articles of incorporation or bylaws or other organizational
documents of any Seller, or violate in a material way any federal, state or local law, statute, ordinance, rule or regulation, or any court or administrative order or process or conflict with, or result in a breach of any material term of any
Contract to which a Seller or the Controlling Stockholder is a party or by which any of the Purchased Assets are bound or which relates to the ownership or operation of the Business or the Purchased Assets; 
  
 (b) result in the creation of any Lien upon any of the Purchased Assets;

  

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 (c) terminate, amend or modify, or give any party the right to terminate, amend, modify, abandon or
refuse to perform, any of the Contracts; 
  
 (d) accelerate or
modify, or give any party the right to accelerate or modify, the time within which, or the terms under which, any duties or obligations are to be performed, or any rights or benefits are to be received, under any of the Contracts; 
  
 (e) require the consent, waiver, approval, permit, license, clearance or
authorization of, or any declaration or filing with, any court or public agency or other authority; or 
  
 (f) require the consent of any Person under any agreement, arrangement or commitment relating to the Business of any nature, to which a Seller is a party
or the Purchased Assets are subject or by which a Seller or the Purchased Assets are bound. 
  
 4.4 Purchased Assets. The Purchased Assets include all of the assets, properties and rights of every type and description, real, personal and mixed, tangible and intangible, that are used in the conduct of the
Business in the manner in which the Business has been and is now conducted by Sellers, with the exception of the Retained Assets. 
  
 4.5 Title to Business Assets; Liens and Encumbrances. Sellers own good and marketable title to, or have valid and enforceable license or leasehold
interests in, all of the Purchased Assets (other than the Real Property, as to which Section 4.9 shall apply) free and clear of any and all Liens except for Permitted Liens. Schedule 4.5 lists each county and state where the Purchased Assets
are located. 
  
 4.6 Equipment. Except as set forth on
Schedule 4.6: 
  
 (a) each of the items of Equipment
currently used in the Business is in working order and has been maintained in the ordinary course of business; 
  
 (b) the Equipment includes all material items of tangible personal property currently utilized by Sellers in the Business; and 
  
 (c) to the Knowledge of Sellers, the list of Equipment on Schedule 1.4
is a true and correct list of all items of tangible personal property having a fair market value in excess of Five Thousand Dollars ($5,000). 
  
 4.7 Contracts. Except as set forth on Schedule 4.7: 
  
 (a) Schedule 1.2 lists all Contracts except for Contracts which are cancelable by Sellers or their assignee without
breach or penalty on not more than thirty (30) days’ notice and which involve annual payments or receipts by Sellers of less than Five Thousand Dollars ($5,000) in the case of any single Contract and Twenty-Five Thousand Dollars ($25,000) in
the aggregate; 
  
 (b) Sellers have performed in all material
respects each term, covenant and condition of each of the Contracts listed on Schedule 1.2, and to the Knowledge of Sellers no 

  

 14 

 
default on the part of Sellers or any other party thereto, or any event which with the passing of time or giving of notice would to the Knowledge of Sellers
constitute a default on the part of Sellers or any other party thereto, exists under any of the Contracts required to be listed on Schedule 1.2; 
  
 (c) Schedule 1.2 includes all Contracts (i) pursuant to which Sellers have licensed Intangible Property to, or the use of Intangible Property is
otherwise permitted (through non-assertion, settlement or similar agreements or otherwise) with respect to, any Person, and (ii) pursuant to which a Seller has had Intangible Property licensed to it, or has otherwise been permitted to use Intangible
Property (through non-assertion, settlement or similar agreements or otherwise) (except for Off-the-Shelf Computer Software). 
  
 (d) each of the Contracts listed on Schedule 1.2 is in full force and effect and constitutes the legal and binding obligation of Sellers and, to
the Knowledge of Sellers, the other parties thereto, in accordance with its terms; 
  
 (e) Sellers have furnished to Buyer or its counsel true and complete copies of all Contracts listed on Schedule 1.2, including all amendments, modifications and supplements thereto; and 
  
 (f) each of the Contracts is fully assignable to the Buyer without the
consent, approval or waiver of any other Person. 
  
 4.8
Intangible Property. Except as set forth on Schedule 4.8: 
  
 (a) there are no claims, demands or proceedings instituted, pending or, to the Knowledge of Sellers, threatened by any Person pertaining to or challenging the right of Sellers to use any of the Sellers’ Intangible Property; 

 
 (b) to the Knowledge of Sellers, the conduct of the Business does not
infringe or otherwise conflict with any rights of any Person in respect of any Intangible Property and none of Sellers’ Intangible Property is being infringed or otherwise available for or used by any third party without a license or permission
from Sellers; 
  
 (c) except for Off-the-Shelf Computer Software
there are no agreements between Sellers and any Person providing for the payment of royalties, license fees, charges or other amounts in respect of any Intangible Property; 
  
 (d) the Sellers’ Intangible Property constitutes all of the Intangible Property used by Sellers in connection with the
Business; 
  
 (e) all Copyrights, Patents and Trademarks (except
for Off-the-Shelf Computer Software) are listed and described on Schedules 1.3, 1.8 and 1.11, respectively; 
  
 (f) to the extent the Intangible Property owned by Sellers has been duly registered with, filed in or issued by, as the case may be, the United States
Patent and Trademark Office, the United States Copyright Office or other filing offices, such registrations, filings, issuances and other actions remain in full force and effect. Sellers have taken reasonable actions to protect Sellers’
Intangible Property (including maintaining the secrecy of all Trade Secrets). 
  

 15 

 4.9 Real Property. Except as set forth on Schedule 4.9: 
  
 (a) Sellers do not own any Real Property; 
  
 (b) Sellers have valid leasehold interest in the Real Property, and such Real
Property includes all real property currently used in the Business; 
  
 (c) Sellers have not received notice of any pending condemnation or similar proceeding affecting the Real Property or any portion thereof, and to the Knowledge of Sellers, no such action is presently contemplated or threatened; 

 
 (d) there are no parties in possession of any portion of the Real Property
other than Sellers, whether as lessees, tenants at will, trespassers or otherwise; 
  
 4.10 Leases. Except as set forth on Schedule 4.10: 
  
 (a) the Leases described on Schedules 1.5A and 1.5B constitute all of the lease agreements between Sellers and third parties; 
  
 (b) Sellers have performed in all material respects each term, covenant and
condition of each of the Leases which is required to be performed by Sellers at or before the date hereof, and no default on the part of Sellers and, to the Knowledge of Sellers, any other party thereto, or event which with the passing of time or
giving of notice or both would constitute a default on the part of Sellers or, to the Knowledge of Sellers any other party thereto, exists under any Lease; 
  
 (c) each of the Leases is in full force and effect and constitutes the legal and binding obligation of Sellers and, to the Knowledge of Sellers, each
other party thereto, in accordance with its terms; 
  
 (d) Sellers
have furnished true and complete copies of the Leases to Buyer, including any and all amendments thereto; 
  
 (e) there are no leasing commissions or similar payments due, arising out of, resulting from or with respect to any Lease which is owed by Sellers; and

  
 (f) each of Sellers’ Financing Leases is listed as such
on Schedule 4.10. 
  

 16 

 4.11 Financial Statements. 
  
 (a) Attached as Schedule 4.11(a) are true and complete copies of the audited combined balance sheets of Sellers, as
at December 31, 2001 and December 31, 2002, and the related statements of operations and statement of cash flows, for the fiscal years then ended, together with a report of Clark, Schaefer, Hackett & Co., the Sellers’ independent certified
public accountants (the “Financial Statements”). The Financial Statements have been prepared in accordance with generally accepted accounting principles applied on a basis consistent throughout the periods covered thereby and present
fairly in all material respects the financial condition of Sellers as at the dates indicated and the results of its operations and changes in cash flow for the periods then ended. 
  
 (b) Attached as Schedule 4.11(b) are true and complete copies of the unaudited combined balance sheet of Sellers as
at May 31, 2003, and the related operating statements for the period then ended (the “Interim Financial Statements”). The Interim Financial Statements have been prepared in accordance with generally accepted accounting principles applied
on a basis consistent with the Financial Statements and present fairly in all material respects the financial condition of Sellers as at the dates indicated and the results of its operations for the periods then ended; subject,
however, to year-end adjustments which, in the aggregate, will not be materially adverse, and provided, that the Interim Financial Statements do not contain footnotes. 
  
 4.12 Absence of Undisclosed Liabilities. 
  
 (a) Sellers have no debt, liability or obligation of any kind, whether accrued, absolute, contingent or otherwise,
including, without limitation, any liability or obligation on account of Taxes or any governmental charges or penalties, interest or fines, except: (i) those liabilities reflected in the Financial Statements and Interim Financial Statements; (ii)
liabilities disclosed on Schedule 4.12(a); (iii) liabilities incurred in the ordinary course of business (other than contingent liabilities and liabilities in respect of Taxes) since May 31, 2003; and (iv) liabilities incurred in connection
with the transactions provided for in this Agreement. 
  
 (b)
Except as set forth on Schedule 4.12(b), no Seller has, by written instrument or otherwise, guaranteed the payment or collection or pledged any of its assets to secure payment of any unsatisfied indebtedness or other obligation of any Person.

  
 (c) Except as set forth on Schedule 4.12(c), there are
no debts or liabilities of any kind owed by Sellers to any of its Affiliates. 
  
 4.13 No Material Adverse Change. Except as set forth on Schedule 4.13, since May 31, 2003, there has been no: 
  
 (a) material adverse change in the financial condition, liabilities, assets, results of operations or prospects of the Business; 
  
 (b) default under any indebtedness of Sellers, or any event which with the
lapse of time or the giving of notice, or both, would constitute such a default which default would, or could reasonably be expected to, adversely impact the Business or the Purchased Assets in a material way (and except for transactions with
Affiliates); 
  

 17 

 (c) declaration, setting aside or payment, directly or indirectly, of any cash or noncash dividend or
other cash or noncash distribution in respect of any of the securities of Sellers; 
  
 (d) damage, destruction or loss, whether or not covered by insurance, adversely affecting the Business or the Purchased Assets in a material way; 
  
 (e) increase in compensation payable or to become payable to any of the officers, directors or employees of Sellers or any
change in any bonus payment or arrangement made with any such Person, or any material change in personnel policies or benefits except in the ordinary course of business consistent with past practice; 
  
 (f) material Contract, Lease, License, commitment or transaction entered into
or consummated by Sellers except in the ordinary course of business consistent with past practice; 
  
 (g) material amendment or termination of any Contract, Lease or License to which a Seller is a party, except in the ordinary course of business;

  
 (h) extraordinary losses (whether or not covered by insurance)
or waiver by Sellers of any extraordinary rights of value with respect to, or affecting the Business or the Purchased Assets; 
  
 (i) sale, assignment, license, lease or other transfer or disposition of any of the Purchased Assets except in the ordinary course of business or in
connection with the acquisition of similar property or assets in the ordinary course of business; 
  
 (j) amendment to the certificate of incorporation or bylaws or other organizational documents of a Seller; 
  
 (k) commitment to or liability to any labor organization which represents, or
proposes to represent, employees of Sellers; 
  
 (l) lowering of
the rates or prices charged by Sellers in a manner not consistent with the past practices of the Business; 
  
 (m) notice from any customer as to the customer’s intention not to conduct business with Sellers, the result of which loss or losses of business,
individually or in the aggregate, has had, or could reasonably be expected to have a material adverse effect on the Business; 
  
 (n) write-down of the value of any assets or write off as uncollectible any Accounts Receivable except in the ordinary course of business, none of which
individually or in the aggregate is material; 
  

 18 

 (o) change in the accounting methods or principles of Sellers; 
  
 (p) agreement by Sellers to do any of the foregoing; or 
  
 (q) other event or condition of any character, that has or might reasonably
have a material adverse effect on Sellers’ financial condition or assets or the financial condition of the Business. 
  
 4.14 No Litigation; Labor Disputes; Compliance with Law. Except as set forth on Schedule 4.14: 
  
 (a) there is no decree, judgment, order, investigation or litigation at law
or in equity, no arbitration proceeding, and no proceeding before or by any commission, agency or other administrative or regulatory body or authority, pending or, to the Knowledge of Sellers, threatened, to which a Seller is a party or otherwise
relating to the Business or the Purchased Assets; 
  
 (b) No
Seller is subject to or bound by any labor agreement or collective bargaining agreement and there is no labor dispute, grievance, controversy, strike or request for union representation pending or, to the Knowledge of Sellers, threatened against a
Seller and to the Knowledge of Sellers, there has been no occurrence of any events which would give rise to any such labor dispute, controversy, strike or request for representation; and 
  
 (c) Sellers own and operate, and have owned and operated, the Business and the Purchased Assets and carry on and conduct,
and have carried on and conducted, the Business in compliance with all federal, foreign, state and local laws, statutes, ordinances, rules and regulations, and all court or administrative orders or processes, including but not limited to
Occupational Safety and Health Administration, Equal Employment Opportunity Commission, National Labor Relations Board and Environmental Protection Agency, except for such violations individually or in the aggregate which could not reasonably be
expected to have a material adverse effect on the Business. 
  
 4.15 Taxes. Except as set forth on Schedule 4.15: 
  
 (a) Sellers have duly and timely filed all required federal, state and local Tax returns, reports and estimates for all years and periods (and portions thereof) for which any such returns, reports and estimates were
due, and any and all amounts shown on such returns and reports to be due and payable have been paid in full except as may be contested in good faith. All of such Tax returns, reports and estimates are true and complete in all respects. Sellers have
withheld all Tax required to be withheld under applicable law and regulations, and such withholdings have either been paid to the proper governmental agency or set aside in accounts for such purpose, or accrued, reserved against and entered upon the
books of Sellers, as the case may be; and 
  
 (b) there are, and
after the date of this Agreement will be, no Tax deficiencies (including penalties and interest) or claims of any kind assessed against or relating to Sellers or the Purchased Assets with respect to any taxable periods ending on or before, or
including, the Closing Date of a character or nature that would result in Liens or claims on any of the Purchased Assets or on Buyer’s title or use of the Purchased Assets or that would result in any claim against, or liability or obligation
of, Buyer. 
  

 19 

 4.16 Inventory. Except as set forth in Schedule 4.16, the Inventory consists of items of a
quality, condition and quantity consistent with normal seasonally-adjusted Inventory levels of the Sellers, except to the extent written down or reserved against on the Interim Financial Statements. Except as otherwise set forth in Schedule
4.16, the Inventory is valued on the Sellers’ books of account in accordance with generally accepted accounting principles (on an average cost basis) at the lower of cost or market, and the value of obsolete materials, materials below
standard quality and slow-moving materials have been written down in accordance with generally accepted accounting principles. 
  
 4.17 Accounts Receivable. All of the Accounts Receivable arose in the ordinary course of Sellers’ Business, in connection with bona fide
transactions completed in accordance with the terms and provisions of any agreements or understandings related thereto. Schedule 4.17 hereto is a true and complete aging report prepared as of July 31, 2003, which shows the time elapsed since
invoice date for all Accounts Receivable. Since May 31, 2003 there have been no write-offs of Accounts Receivable except in the ordinary course of business. 
  
 4.18 Insurance. Schedule 4.18 is a true and complete list of all liability and casualty insurance and errors and omissions insurance
policies insuring the business, properties and assets of Sellers with respect to the Business. All of such policies are in full force and effect and are for such coverage and in such amounts as is usual and customary for businesses similar to that
of the Business. Sellers are not in default with respect to such insurance policies, nor have Sellers failed to give any notice or present any claim under any policies in due and timely fashion. 
  
 4.19 Brokers. Neither this Agreement nor the sale and purchase
transaction contemplated by this Agreement was induced or procured through any Person other than the Persons listed on Schedule 4.19 acting on behalf of, working for or representing Sellers as broker, finder, investment banker, financial
advisor or in any similar capacity. The fees of such Persons listed on Schedule 4.19 shall be paid and satisfied at Closing by Sellers. 
  
 4.20 Banks; Powers of Attorney. Schedule 4.20 sets forth the name of each bank or other financial institution or broker with which a Seller
has an account or safe deposit box or vault and the names of all Persons authorized to draw thereon or have access to any such account, safe deposit box or vault. Except as set forth on Schedule 4.20, there are no Persons holding a power of
attorney on behalf of a Seller with respect to the Business or the Purchased Assets. 
  
 4.21 Employees. Schedule 4.21 is a true and complete list of all employees of Sellers with respect to the Business, which list identifies the name and position of each such employee, and the following
compensation information for fiscal years 2002 and 2003: (a) annual base salary, (b) annual bonus, (c) commissions, (d) perquisites, (e) severance, and (f) all other items of compensation. Except as set forth on Schedule 4.21 hereto, there
are no collective bargaining agreements, employment agreements, consulting agreements or independent contractor agreements to which a Seller is a party which are not terminable at will without liability. The consummation of the transactions
contemplated under this Agreement will not cause Buyer or Sellers to incur or suffer any liability relating to, or obligation to pay, severance, termination, or other payments to any Person or entity. Schedule 4.21 includes all employees of
Sellers who are on unpaid leave pursuant to the Family and Medical Leave Act of 1993. 
  

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 4.22 Employee Benefit Plans. Except as set forth on Schedule 4.22: 
  
 (a) Sellers have not at any time maintained or been a party to or made
contributions to any Employee Benefit Plan. All Plans maintained by a Seller or to which a Seller is obligated to contribute, are, and have in the past been, in all material respects maintained, funded and administered in compliance with all
applicable provisions of ERISA and the Code, and other applicable law; no Plan subject to Title IV of ERISA has been terminated; no proceedings to terminate any Plan have been instituted under Subtitle C of Title IV of ERISA; no reportable event
within the meaning of Section 4043 of Subtitle C of ERISA has occurred for any Plan maintained by a Seller; no Seller has withdrawn from a multi-employer plan (as defined in Section 4001(a) of ERISA); the consummation of the transactions
contemplated hereby will not result in any withdrawal liability on the part of a Seller under a multi-employer plan; no Plan or Benefit Arrangement established or maintained by a Seller or to which a Seller is obligated to contribute has any
“accumulated funding deficiency,” as defined in ERISA; and no Seller has incurred any liability to the Pension Benefit Guaranty Corporation with respect to any Plan. Neither Seller nor to the Knowledge of Seller any plan fiduciary, has
engaged in any “prohibited transaction,” as defined in Section 406 of ERISA, or in Section 4975 of the Code with respect to any Plan. 
  
 (b) Sellers have (i) filed or caused to be filed all returns and reports on the Plans that they are required to file and (ii) paid or made adequate
provision for all fees, interest, penalties, assessments or deficiencies that have become due pursuant to those returns or reports or pursuant to any assessment or adjustment that has been made relating to those returns or reports. All other fees,
interest, penalties and assessments that are payable by or for Sellers with respect to the Plans have been timely reported, fully paid and discharged. There are no unpaid fees, penalties, interest or assessments due from Sellers or from any other
Person with respect to the Plans that are or could become a Lien on any Purchased Asset or could otherwise adversely affect the Business or the Purchased Assets. Sellers have collected or withheld all amounts that are required to be collected or
withheld by it to discharge its obligations with respect to the Plans, and all of those amounts have been paid to the appropriate governmental authority or set aside in appropriate accounts for future payment when due. Sellers have furnished to
Buyer true and complete copies of all documents setting forth the terms and funding of each Plan. 
  
 4.23 Environmental Compliance. Except as set forth on Schedule 4.23: 
  
 (a) Sellers have complied in all material respects and are in material compliance with, and the Real Property is in material
compliance with, all Environmental Laws; 
  
 (b) No Seller is a
party to any litigation or administrative proceeding nor, to the Knowledge of Sellers, is any litigation or administrative proceeding threatened against a Seller, which in either case: (i) asserts or alleges that a Seller violated any Environmental
Law; (ii) asserts or alleges that a Seller is required to clean up, remove or take remedial or other action due to the disposal, depositing, discharge, leaking or other release of any Hazardous Materials; or (iii) asserts or alleges that a Seller is
required to pay all or a portion of the cost of any past, present or future cleanup, removal or remedial or other action; 
  

 21 

 (c) with respect to the period during which any Seller occupied any Real Property, and, to the Knowledge
of Sellers, with respect to the time before any Seller occupied any Real Property, no Person has caused or permitted Hazardous Materials to be stored, deposited, treated, recycled or disposed of on, under or at any Real Property owned, leased, used
or occupied by a Seller, in violation of any Environmental Law; 
  
 (d) there are not now, nor have there previously been, tanks or other facilities on, under, or at any Real Property owned, leased, used or occupied by Sellers which contained Hazardous Materials which, if known to be present in soils or
ground water, would require cleanup, removal or some other remedial action under any Environmental Law; 
  
 (e) there are no conditions existing currently in violation of any Environmental Law; 
  
 (f) Sellers are not subject to any judgment, order or citation related to or arising out of any Environmental Law to the
Knowledge of Sellers and has not been named or listed as a potentially responsible party by any governmental body or agency in a matter related to or arising out of any Environmental Law; and 
  
 (g) Sellers have been duly issued, and currently have and will maintain
through the Closing Date, all permits, licenses, certificates and approvals required under all Environmental Laws. 
  
 4.24 Interest in Customers, Suppliers and Competitors. Except as provided in Schedule 4.24 hereto, no officer, director, stockholder or
employee of any Seller, and no family member of any of the foregoing, has any direct or indirect interest in any customer, supplier or competitor of Sellers, or in any Person with whom a Seller is doing business, whether in existence as of the date
hereof or proposed, other than the ownership of stock of publicly traded corporations that does not exceed 1% of the issued and outstanding stock of such corporation. 
  
 4.25 Relations with Suppliers and Customers. Sellers know of no fact, condition or event that would adversely affect
their relationship with any supplier or customer in a material way, and have no reason to believe that any supplier or customer intends to terminate or materially reduce its relationship with the Business in the future or as a result of the
consummation of the sale of the Purchased Assets. 
  
 4.26 Off
Balance Sheet Transactions. Except for transactions, arrangements and other relationships otherwise specifically identified on the Sellers’ Financial Statements, including but not limited to identification of the information set forth
below, Schedule 4.26 sets forth a true, complete and correct list of all transactions, arrangements and other relationships between and/or among the Sellers, any of their Affiliates and any unconsolidated entity or other Person, including but
not limited to any structured finance, special purpose or limited purpose entity or Person (each, an “Off-Balance Sheet Transaction”). Schedule 4.26 also sets forth (a) the business purpose and activities of each Off-Balance Sheet
Transaction, (b) the economic substance of each Off-Balance Sheet Transaction, (c) the key terms and conditions of each Off-Balance Sheet Transaction, (d) the Sellers’ and/or its Affiliates’ potential risk associated with each such
Off-Balance Sheet Transaction, (e) the amounts of any guarantees, lines of credit, standby letters of credit or 

  

 22 

 
commitments or take or pay contracts, throughput contracts or other similar types of arrangements, including tolling, capacity or leasing arrangements, that
could require the Company or any of its Affiliates to provide funding of any obligations under any such Off-Balance Sheet Transaction, including but not limited to guarantees of repayments, make whole agreements or value guarantees and (f) any other
information with respect to each such Off-Balance Sheet Transaction that could have a material adverse effect on the financial condition or results of operations of the Sellers or any of its Subsidiaries. 
  
 4.27 Representation as of the Closing Date. The representations and
warranties of Sellers and the Controlling Stockholder set forth in this Agreement shall be true and correct in all material respects on and as of the Closing Date, as though such representations and warranties were made on and as of such time.

  
 4.28 Disclosure. No statement by Sellers or the
Controlling Stockholder contained in this Agreement and no written statement furnished or to be furnished by Sellers or the Controlling Stockholder to Buyer or Buyer’s lenders pursuant to or in connection with this Agreement contains or will
contain any untrue statement of a material fact or omits or will omit to state a material fact necessary in order to make the statements herein or therein contained not misleading. 
  
 ARTICLE V 
  
 REPRESENTATIONS AND WARRANTIES OF BUYER 
  
 Buyer represents and warrants to Sellers as follows: 
  
 5.1 Organization. Buyer is a corporation duly organized, validly existing and in good standing under the laws of the State of Delaware and on the
Closing Date Buyer will be duly qualified to do business as a foreign corporation in all jurisdictions where the failure to so qualify would have a material adverse effect on Buyer. Buyer has full power to purchase the Purchased Assets pursuant to
this Agreement. 
  
 5.2 Authorization; Enforceability. The
execution, delivery and performance of this Agreement and all of the documents and instruments required hereby from Buyer are within the corporate power of Buyer and have been duly authorized by all necessary corporate action by Buyer. This
Agreement is, and the other documents and instruments required hereby will be, when executed and delivered by Buyer, the valid and binding obligations of Buyer, enforceable against Buyer in accordance with their respective terms, subject only to
bankruptcy, insolvency, reorganization, moratorium or similar laws at the time in effect affecting the enforceability or right of creditors generally and by general equitable principles which may limit the right to obtain equitable remedies.

  
 5.3 Absence of Conflicting Laws and Agreements. Except
as set forth on Schedule 5.3, neither the execution, delivery or performance of this Agreement by Buyer, nor the consummation of the sale and purchase of the Purchased Assets or any other transaction contemplated by this Agreement, does, or
will after the giving of notice or the lapse of time or otherwise: 
  
 (a) conflict with, result in a breach of, or constitute a default under, the certificate of incorporation or bylaws of Buyer, or any federal, state or local law, statute, ordinance, rule or regulation, or any court or administrative order
or process, or any contract, agreement, arrangement, commitment or plan to which Buyer is a party or by which Buyer or its assets is bound; 
  

 23 

 (b) require the consent, waiver, approval, permit, license, clearance or authorization of, or any
declaration or filing with, any court or governmental or public agency; or 
  
 (c) require the consent of any Person under any contract, agreement, arrangement, commitment or plan of any nature to which Buyer is a party to or by which it is bound. 
  
 5.4 Brokers. Neither this Agreement nor the sale and purchase of the
Purchased Assets or any other transaction contemplated by this Agreement was induced or procured through any Person acting on behalf of, working for or representing Buyer as broker, finder, investment banker, financial advisor or in any similar
capacity. 
  
 5.5 Representation as of the Closing Date.
Buyer’s representations and warranties set forth in this Agreement shall be true and correct in all material respects on and as of the Closing Date, as though such representations and warranties were made on and as of such time. 

 
 5.6 Disclosure. No statement by Buyer contained in this Agreement
and no written statement furnished or to be furnished by Buyer to Seller pursuant to or in connection with this Agreement contains or will contain any untrue statement of a material fact or omits or will omit to state a material fact necessary in
order to make the statements herein or therein contained not misleading. 
  
 ARTICLE VI 
  
 CERTAIN MATTERS PENDING THE
CLOSING 
  
 From and after the date of this Agreement and
until the Closing (unless otherwise provided herein) Sellers shall comply with each of the following provisions: 
  
 6.1 Access. Buyer and its authorized agents, officers and representatives shall have reasonable access to Sellers and the Purchased Assets to
conduct such examination and investigation of the Business and the Purchased Assets as it deems reasonably necessary, provided that such examinations shall be during the Business’s normal business hours and shall not unreasonably
interfere with the Business’ normal operations and activities. Buyer agrees that all inquiries or other communications are to be made directly to Controlling Stockholder and agrees not to directly or indirectly contact or communicate with any
other employee of SST without the written consent of Controlling Stockholder. Buyer also agrees to restore the Purchased Assets to the condition existing prior to Buyer’s access should such access impair the Purchased Assets. 
  

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 6.2 Title Insurance; Surveys and Lien Search. Sellers shall cooperate in all commercially
reasonable respects with Buyer and Buyer will use its good faith commercially reasonable efforts so that as soon as practicable, after the date hereof Buyer shall obtain: 
  
 (a) With respect to the Real Property, a commitment of the Title Company to issue lessee’s title insurance policy on
ALTA Lessee’s Policy (and corresponding mortgagee’s policies) insuring the leasehold interest of Sellers in such parcels of Real Property (collectively, the “Title Commitment”). The Title Commitment shall be subject only to: (i)
liens of current state and local property taxes which are not delinquent or subject to penalty; (ii) zoning regulations and restrictive covenants, easements and all other matters of record which do not detract from the value of the Real Property and
do not materially adversely affect, impair or interfere with the use of any property affected thereby as heretofore used by Sellers; and (iii) such other Liens or other defects to title that will be released or removed at or prior to the Closing.
All standard exceptions shall be removed from the title commitments at the Closing if permitted under applicable laws and provided each party complies with the requirements set forth in this Agreement and in such title commitments. The ALTA
Leasehold title commitment shall insure those Leases listed in Schedule 1.5A. 
  
 (b) ALTA-ASCM Surveys of the Real Property as of a date subsequent to the date hereof which shall: (i) be prepared by a registered land surveyor; (ii) be certified to the Title Company, Buyer’s lender and Buyer;
and (iii) show with respect to such Real Property: (A) the legal description of such parcel of Real Property (which shall be the same as the Title Policy pertaining thereto); (B) all buildings, structures and improvements thereon and all
restrictions of record and other restrictions that have been established by an applicable zoning or building code or ordinance and all easements or rights of way; (C) no encroachments upon such parcel or adjoining parcels by buildings, structures or
improvements; and (D) access to a public street from such parcel, if applicable. 
  
 (c) With regard to the Purchased Assets other than the Real Property, a report in form and substance satisfactory to Buyer, to the effect that: (i) none of the Purchased Assets is subject to any record Lien for
federal, state or local taxes or assessments, excepting only a Lien for property taxes not yet due and payable; and (ii) there are no then-effective financing statements pertaining to any of the Purchased Assets, except for financing statements that
will be released at or before the Closing. 
  
 (d) A Phase I
Environmental Survey on the Real Property leased by Sellers satisfactory to Buyer. 
  
 (e) The costs and expenses incurred relating to Sections 6.2(a), 6.2(b), 6.2(c) and 6.2(d) shall be paid by Buyer. 
  
 6.3 Notice of Adverse Changes. Pending the Closing, Sellers shall give Buyer prompt written notice of the occurrence of any of the following:

  
 (a) an Event of Loss involving individually or in the
aggregate more than One Hundred Thousand Dollars ($100,000); 
  
 (b) the commencement or filing of any decree, judgment, order, proceeding or litigation 

  

 25 

 
at law or in equity, arbitration or other proceeding before any commission, agency or administrative or regulatory body or authority which involves any
License or which could have a material adverse effect on the Business or the Purchased Assets; 
  
 (c) any material labor grievance, strike, request for union representation, controversy or dispute affecting the business or operations of the Business; 
  
 (d) any violation by the Sellers, or written notice of any alleged violation, of any federal, state or local law, statute,
ordinance, rule or regulation; 
  
 (e) any notice of breach,
default, claimed default or termination of any material Contract or material Lease other than any termination of such Contract or Lease pursuant to its terms; or 
  
 (f) any other material adverse developments with respect to the Business or operations of the Sellers. 
  
 6.4 Operations Pending Closing. After the date hereof and prior to the
Closing, Sellers shall: 
  
 (a) operate the Business in the
ordinary course of business in accordance with past practices; 
  
 (b) operate the Business in accordance in all material respects with the Licenses and applicable governmental requirements, rules and regulations; 
  
 (c) maintain the Equipment in good working order, ordinary wear and tear and usage excepted, and replace any of the Equipment which shall be worn out,
broken, lost, stolen or destroyed, to the extent such Equipment would have been replaced in the ordinary course of business in accordance with past practices; 
  

(d) not sell, lease, license, mortgage, pledge or otherwise dispose of any of the Purchased Assets, except for transactions in the ordinary and regular
course of the operation of the Business; 
  
 (e) not increase or
otherwise change the rate or nature of the compensation (including wages, salaries and bonuses) which is paid or payable to any Person, except pursuant to existing compensation and fringe benefit plans, practices and arrangements which have been
disclosed to Buyer, and not enter into, renew or allow the renewal of, any employment or consulting agreement or other contract or arrangement with respect to the performance of personal services; 
  
 (f) not enter into, or become obligated under, any agreement or commitment on
behalf of a Seller except for: (i) agreements entered into in the ordinary and regular course of the operation of the Business but in no event any agreement in excess of Ten Thousand Dollars ($10,000); (ii) those other agreements or commitments
otherwise permitted under this Section 6.4; or terminate or otherwise change, amend or modify in any material respect any material Contract or Lease, except for those which terminate or expire by their own terms; 
  
 (g) maintain in full force and effect policies of liability and casualty
insurance of substantially the same type, character and coverage as the policies currently carried with respect to the Business; 
  

 26 

 (h) not adopt, or commit to adopt, any Plan, Benefit Arrangement or other pension, profit sharing,
deferred compensation or similar plan, program or trust on behalf of personnel of the Sellers or modify the existing Employee Benefit Plans; 
  
 (i) promptly notify Buyer of any attempt or actual collective bargaining organizing activity with respect to any employees of Sellers; and not enter into
any collective bargaining agreement applicable to any employees of Sellers; 
  
 (j) follow the usual and customary policy of Sellers with respect to extending credit for sales of products and with respect to collecting Accounts Receivable arising from such extension of credit; 
  
 (k) make reasonable commercial efforts to promote and advertise the Business
and make expenditures therefor consistent with past practices and use reasonable commercial efforts to protect the business, business prospects and market share of the Business; 
  
 (l) not reduce the quality of the Inventory or permit the Inventory to decrease below an amount that is adequate to satisfy
the requirements of the Business arising in the ordinary course; 
  
 (m) not acquire or agree to acquire by merging or consolidating with, or by purchasing a substantial portion of the assets of, or by any other manner, any business; 
  
 (n) not make or incur any individual capital expenditures in excess of Ten Thousand Dollars ($10,000) or in the aggregate in
excess of Twenty Thousand Dollars ($20,000); 
  
 (o) not
compromise or settle any litigation to which a Seller is a party for an amount individually or in the aggregate in excess of Ten Thousand Dollars ($10,000); 
  
 (p) perform in all material respects all Contracts and Leases in accordance with their terms and pay all Accounts Payable, liabilities and all other
obligations of Sellers when due unless being contested in good faith; 
  
 (q) except as required by law or generally accepted accounting principles and disclosed to the Buyer, maintain the books, records and accounts of Sellers in the ordinary course of business consistent with past practice; 
  
 (r) not pay any dividends to stockholders of SST, SST-Georgia or SST-Virginia
or redeem any of the outstanding stock of SST, SST-Georgia or SST-Virginia; 
  
 (s) not enter into any transactions with an Affiliate without the prior written consent of Buyer; 
  
 (t) use all available Cash to pay down Assumed Liabilities and Indebtedness for Borrowed Money and cooperate with Buyer with respect to the order of such
payments; 
  

 27 

 (u) not take or agree to take any action inconsistent with the representations and warranties of Sellers
contained herein, being true and correct as of the Closing Date in all material respects, or the consummation of the Closing as contemplated by this Agreement. 
  

6.5 Financial Reports. The Sellers will furnish Buyer with a copy of the monthly financial reports of the Sellers and each of its Subsidiaries
prepared after the date of the Interim Financial Statements (including balance sheet and operating statements) for each such month. All of the foregoing financial statements shall comply with the requirements concerning financial statements set
forth in Section 4.11(b). 
  
 6.6 Consents. Sellers will
use their good faith best efforts to obtain all consents and approvals from third Persons whose consent or approval is required pursuant to any Contract or Lease prior to the Closing Date, including the Lease Estoppel Letters. 
  
 6.7 Cooperation. Buyer and Sellers will cooperate in all respects in
connection with: 
  
 (a) securing any nongovernmental approvals,
consents, and waivers of third parties; and 
  
 (b) giving notices
to any governmental authority, or securing the permission, approval, determination, consent or waiver of any governmental authority, required by law in connection with the transfer of the Purchased Assets to Buyer. 
  
 6.8 Exclusivity. Neither Sellers nor anyone acting on behalf of
Sellers, shall, directly or indirectly, solicit or initiate discussions concerning, or enter into negotiation with or furnish information that is not publicly available to, any Person concerning any proposal for a merger, sale of assets, sale of
shares of capital stock or other takeover or business combination transaction involving the Sellers except for the holders of Indebtedness for Borrowed Money, to the extent that disclosure is required under the applicable debt instrument, and will
notify Buyer immediately in writing if the Sellers receive a written proposal with respect to any of the foregoing transactions. 
  
 6.9 Release of Liens. Except for the Permitted Liens disclosed on Schedule 1.7, at or prior to the Closing, Sellers shall obtain the release
of all Liens disclosed in the Schedules hereto and any other Liens on the Purchased Assets and shall duly file releases or terminations of all such Liens in each governmental agency or office in which any such Lien or evidence thereof shall have
been previously filed. 
  
 6.10 Tax Returns and Payments.

  
 (a) All tax returns, estimates and reports required to be
filed by Sellers prior to the Closing Date will be timely filed when due with the appropriate governmental agencies or extensions will have been granted; and 
  
 (b) all Taxes pertaining to ownership of the Purchased Assets or operation of the Business due prior to the Closing Date will be paid when due and payable
unless protested in good faith. 
  
 6.11 Public Announcement.
No party hereto shall issue any press release or public announcement or otherwise divulge the existence of this Agreement or the transactions 

  

 28 

 
contemplated hereby without prior approval of the other parties hereto which shall not be unreasonably withheld, except as and to the extent that such party
shall be obligated by law or regulation, including the Securities Act of 1933, as amended or the Exchange Act of 1934, as amended, in which case the other party shall be so advised and the parties shall use their best efforts to cause a mutually
agreeable release or announcement to be issued. 
  
 6.12 Best
Efforts. Without limiting the specific obligations of any party hereto under any agreement or covenant hereunder, each party hereto shall use reasonable best efforts to take all action and do all things necessary in order to consummate the
transactions contemplated by this Agreement, including, without limitation, satisfaction, but not waiver, of the closing conditions set forth in Article VII and Article VIII. 
  
 ARTICLE VII 
  
 CONDITIONS PRECEDENT TO OBLIGATIONS OF BUYER 
  
 Each and every obligation of Buyer to be performed on the Closing Date shall be subject to the satisfaction prior to or at the Closing of the following
express conditions precedent: 
  
 7.1 Compliance with
Agreement. Sellers shall have performed and complied in all material respects with each of their obligations under this Agreement which are to be performed or complied with by them prior to or at the Closing. 
  
 7.2 Proceedings and Instruments Satisfactory. All proceedings,
corporate or other, required to be taken by Sellers in connection with the performance of this Agreement, and all documents incident thereto, shall be complete in all material respects to the reasonable satisfaction of Buyer and Buyer’s
counsel, and Sellers shall have made available to Buyer for examination the originals or true and correct copies of all documents which Buyer may reasonably request in connection with the transactions contemplated by this Agreement. 
  
 7.3 Representations and Warranties. The representations and warranties
made by Sellers which are qualified in any respect as to materiality shall be true and correct as of the Closing Date with the same force and effect as though such representations and warranties had been made on the Closing Date, except for changes
permitted or contemplated by this Agreement; all other representations and warranties made by Sellers in this Agreement shall be true and correct in all material respects as of the Closing Date with the same force and effect as though such
representations and warranties had been made on the Closing Date, except for changes permitted or contemplated by this Agreement. 
  
 7.4 No Material Adverse Change. Between the date of this Agreement and the Closing, there shall have occurred no event with respect to or affecting
the Business which would reasonably be expected to result in a material adverse effect on the financial conditions, results of operations or prospects of the Business or the condition of the Purchased Assets. 
  
 7.5 Event of Loss. Between the date of this Agreement and the Closing,
Sellers shall not have sustained an Event of Loss which individually or in the aggregate would cost in excess of One Hundred Thousand Dollars ($100,000) to repair and which repair shall not have been completed on or prior to the Closing Date to
Buyer’s reasonable satisfaction; provided, however, Sellers may elect to extend the Closing for a reasonable period of time not to exceed sixty (60) days necessary to complete such repairs. 
  

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 7.6 Deliveries at Closing. Sellers shall have delivered or caused to be delivered to Buyer the
documents, each properly executed and dated as of the Closing Date, required pursuant to Section 2.3(a). 
  
 7.7 Other Documents. Sellers shall have delivered to Buyer such certificates and documents of officers of Sellers and public officials as shall be
reasonably requested by Buyer’s counsel to establish the existence and good standing of Sellers, and the due authorization of this Agreement and the transactions contemplated hereby by Sellers. 
  
 7.8 Possession; Instruments of Conveyance and Transfer. Sellers shall
have delivered to Buyer at the Closing such other documents as shall be effective to vest in Buyer good title to the Purchased Assets as contemplated by this Agreement. 
  
 7.9 Approvals and Consents. There shall have been secured such permissions, approvals, determinations, consents and
waivers as listed on Schedule 7.9; including the Lease Estoppel Letters for the Real Property listed on Schedule 7.9. 
  
 7.10 Absence of Investigations and Proceedings. There shall be no decree, judgment, order, or litigation at law or in equity, no arbitration
proceedings, and no proceeding before or by any commission, agency or other administrative or regulatory body or authority pending to which a Seller is a party or to which a Seller or the Purchased Assets are subject, including any with respect to
condemnation, zoning, use or occupancy, which would materially adversely affect the ability of Buyer to operate the Business or to use the Purchased Assets in the same manner as operated and used by Sellers. Without limiting the generality of the
foregoing, no action or proceeding or formal investigation by any Person or governmental agency shall be pending with the object of challenging or preventing the Closing and no other proceedings shall be pending with such object or to collect
damages from Buyer or Sellers on account thereof and for which Buyer is not indemnified hereunder. No action or proceeding shall be pending before any governmental body to revoke, modify in any material respect or refuse to renew any of the
Licenses. 
  
 7.11 Governmental Consents. All
authorizations, consents or approvals of any and all governmental regulatory authorities necessary in connection with the consummation of the transactions contemplated by this Agreement shall have been obtained and be in full force and effect.

  
 7.12 No Liens. On the Closing Date and simultaneously
with the Closing, there shall not be any Liens on the Purchased Assets except Permitted Liens. 
  
 7.13 Due Diligence. Buyer shall be satisfied, in its sole discretion, with the condition of Sellers, the Business and the Purchased Assets, based on the results of Buyer’s due diligence review and
investigation of Sellers, the Business and the Purchased Assets including receipt of the items set forth in Sections 6.2(a), (b), (c), and (d) and the financial reports to be delivered pursuant to Section 6.5, including those for June and July.

  

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 7.14 Maximum Liabilities. Buyer shall be satisfied that the aggregate sum of (i) Indebtedness for
Borrowed Money, (ii) Intercompany Debt, (iii) Financing Leases, (iv) Accounts Payable, (v) Accrued Liabilities, (vi) bank drafts payable as of the Closing Date, and (vii) the excess of Intercompany Accounts Payable over Intercompany Accounts
Receivable does not exceed Twenty Eight Million Two Hundred Thousand Dollars ($28,200,000). 
  
 Notwithstanding the above, if any of the conditions set forth in this Article VII have not been satisfied, Buyer may in its sole discretion elect to proceed with the consummation of the transactions contemplated
hereby. 
  
 ARTICLE VIII 
  
 CONDITIONS PRECEDENT TO OBLIGATIONS OF SELLERS 
  
 Each and every obligation of Sellers to be performed on the Closing Date
shall be subject to the satisfaction prior to or at the Closing of the following express conditions precedent: 
  
 8.1 Compliance with Agreement. Buyer shall have performed and complied with all of its obligations under this Agreement which are to be performed
or complied with by it prior to or at the Closing. 
  
 8. 2
Proceedings and Instruments Satisfactory. All proceedings to be taken by Buyer in connection with the transactions contemplated by this Agreement, and all documents incident thereto, shall be complete to the reasonable satisfaction of Sellers
and Sellers’ counsel, and Buyer shall have made available to Seller for examination the originals or true and correct copies of all documents which Seller may reasonably request in connection with the transactions contemplated by this
Agreement. 
  
 8.3 Representations and Warranties. The
representations and warranties made by Buyer shall be true and correct as of the Closing Date with the same force and effect as though such representations and warranties had been made on the Closing Date, except for changes permitted or
contemplated by this Agreement. 
  
 8.4 Deliveries at
Closing. Buyer shall have delivered or caused to be delivered to Sellers the documents, each properly executed and dated as of the Closing Date required pursuant to Section 2.3(b). Buyer shall also have made the payments described in Section
2.2. 
  
 8.5 Other Documents. Buyer shall have delivered to
Sellers such certificates and documents of officers of Buyer and of public officials as shall be reasonably requested by Sellers’ counsel to establish the existence and good standing of Buyer and the due authorization of this Agreement and the
transactions contemplated hereby by Buyer. 
  
 8.6 Absence of
Investigations and Proceedings. No action or proceeding or formal investigation by any Person or governmental agency shall be pending with the object of challenging or preventing the Closing and no other proceeding shall be pending with such
object or to collect damages from Sellers on account thereof. 
  

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 8.7 Governmental Consents. All other material authorizations, consents or approvals of any and all
governmental regulatory authorities shall have been obtained and be in full force and effect. 
  
 Notwithstanding the above, if any of the conditions set forth in this Article VIII have not been satisfied, Sellers may nevertheless elect to proceed with the consummation of the transactions contemplated hereby.

  
 ARTICLE IX 
  
 INDEMNIFICATION 
  
 From and after the Closing, the parties shall be indemnified as set forth
below 
  
 9.1 Indemnification by Sellers. Sellers shall,
jointly and severally, indemnify, exculpate and hold Buyer and Buyer’s stockholders, directors, officers, employees and agents (collectively the “Buyer Indemnified Parties”) harmless from and against, and agree promptly to defend
Buyer Indemnified Parties from and reimburse Buyer Indemnified Parties for, any and all losses, damages, liabilities, obligations and claims of any kind (excluding attorneys’ fees, costs and expenses) (“Claims”) incurred by any of the
Buyer Indemnified Parties that result from: 
  
 (a) any breach of
any of the representations and warranties made by Sellers in this Agreement or in any instrument, certificate or affidavit delivered by Sellers or the Controlling Stockholder at the Closing in accordance with the provisions of any Section hereof;
provided, Buyer makes a claim for indemnification within the applicable survival period set forth in Section 9.5 hereof; 
  
 (b) any failure by Sellers to carry out, perform, satisfy and discharge any covenants, agreements, undertakings, liabilities or obligations under this
Agreement or under any of the documents delivered by Sellers or the Controlling Stockholder pursuant to this Agreement including, without limitation, the obligations under Section 2.9 to repurchase Accounts Receivable or to make the payments
required under Section 2.4; 
  
 (c) the Retained Liabilities;

  
 (d) any claims or litigation matters which relate or are due
to the conduct of Sellers or the Business on or prior to the Closing Date, including, without limitation, the claims described in Schedule 4.14 hereto; 
  

(e) the failure to comply with statutory provisions relating to bulk sales and transfers, if applicable; provided, however, that to the extent any
failure to so comply arises from out of, or with respect to any Assumed Liability this Section 9.1(e) shall not apply; 
  
 (f) any fees, expenses or other payments incurred or owed by Sellers to any brokers or comparable third parties retained or employed by them or their
affiliates in connection with the transactions contemplated by this Agreement; 
  

 32 

 (g) any suit, action or other proceeding brought by any governmental authority or Person arising out of,
or in anyway related to, any of the matters referred to in Sections 9.1(a) through 9.1(f); 
  
 (h) any failure of Sellers to comply with its obligations under this Section 9.1; or 
  
 (i) any payments made by Buyer for the remaining term of William Clifton’s employment agreement dated August 1, 2003 with SST, following his
termination by Buyer up to a maximum of Seventy Five Thousand Dollars ($75,000). 
  
 The amounts for which Sellers shall be liable under Section 9.1(a) shall be net of any insurance proceeds paid to the Buyer Indemnified Parties in connection with the facts giving rise to the right of indemnification.

  
 9.2 Indemnification by Buyer. Buyer shall indemnify,
exculpate and hold Sellers and Sellers’ stockholders, directors, officers, employees and agents (collectively the “Seller Indemnified Parties”) harmless from and against, and agree promptly to defend Seller Indemnified Parties from
and reimburse Seller Indemnified Parties for, any and all Claims incurred by Seller Indemnified Parties that result from: 
  
 (a) any breach of any representations and warranties made by Buyer in or pursuant to this Agreement, or in any instrument, certificate or affidavit
delivered by Buyer at the Closing in accordance with the provisions of any Section hereof; provided, Seller makes a claim for indemnification within the applicable survival period set forth in Section 9.5 hereof; 
  
 (b) any failure by Buyer to carry out, perform, satisfy and discharge any of
its covenants, agreements, undertakings, liabilities or obligations under this Agreement or under any of the documents and materials delivered by Buyer pursuant to this Agreement; 
  
 (c) the Assumed Liabilities; or 
  
 (d) the operation or ownership of the Business and the Purchased Assets after the Closing; 
  
 (e) any fees, expenses or other payments incurred or owed by Buyer to any brokers or comparable third parties retained or
employed by them or their affiliates in connection with the transactions contemplated by this Agreement; 
  
 (f) any claims or litigation matters which relate to or are due to the conduct of Buyer or the Business after the Closing Date; 
  
 (g) any suit, action or other proceeding brought by any governmental
authority or person arising out of, or in any way related to, any of the matters referred to in Sections 9.2(a) through 9.2(f); or 
  
 (h) any failure of Buyer to comply with its obligations under this Section 9.2. 
  

 33 

 The amounts for which Buyer shall be liable under Section 9.2(a) shall be net of any insurance proceeds
paid to the Seller Indemnified Parties in connection with the facts giving rise to the right of indemnification. 
  
 9.3 Method of Asserting Claims. 
  
 (a) The party seeking indemnification (the “Indemnitee”) will give prompt written notice to the other party or parties (the
“Indemnitor”) of any Claim which it discovers or of which it receives notice after the Closing and which might give rise to a claim by it against Indemnitor under Section 9 hereof, stating the nature, basis and (to the extent known) amount
thereof; provided that failure to give prompt notice shall not jeopardize the right of any Indemnitee to indemnification except to the extent such failure shall have materially prejudiced the ability of the Indemnitor to defend such Claim. Subject
to the Indemnitor’s right to dispute in good faith a Claim asserted by Indemnitee and Indemnitor’s right to defend in good faith third party claims both as hereinafter provided, the Indemnitor shall satisfy its obligations and this Section
9 within thirty (30) days after receipt of written notice thereof from the Indemnitee. 
  
 (b) In the event there is a Disputed Claim (defined below), Indemnitor shall be required to pay the Indemnitee the amount of such Claim for which Indemnitor has, pursuant to a final determination, been found liable
within ten (10) days after there is a final determination with respect to such Disputed Claim. The term “Disputed Claim” shall mean any Claim which Indemnitor, in good faith, objects to in writing within thirty (30) days after receiving
notice of the Claim. As used in this 9.3(b), a final determination of a Disputed Claim shall be (i) a judgment of any court determining the validity of such Disputed Claim, if no appeal is pending from such judgment and if the time to appeal
therefrom has elapsed; (ii) an award of any arbitrator determining the validity of such Disputed Claim, if there is not pending any motion to set aside such award and if the time within which to move to set aside such award has elapsed; (iii) a
written termination of the dispute with respect to such Claim signed by all of the parties thereto; (iv) a written acknowledgment of Indemnitor that it no longer disputes the Claim; or (v) such other evidence of final determination of a Disputed
Claim as shall be acceptable to the parties. 
  
 (c) In case of
any Claim or suit by a third party or by any governmental body, or any legal, administrative or arbitration proceeding with respect to which Indemnitor may have liability under the indemnity agreement contained in this Section 9, Indemnitor shall be
entitled to participate therein, and, to the extent desired by it, to assume the defense thereof, and after notice from Indemnitor to Indemnitee of the election so to assume the defense thereof. 
  
 The Indemnitor shall notify the Indemnitee in writing, as promptly as
possible (but in any case before the due date for the answer or response to a claim) after the date of the notice of claim given by the Indemnitee to the Indemnitor under Section 9.3(a) of its election to defend in good faith any such third party
claim or demand. Indemnitor will not be liable to Indemnitee for any legal or other expenses subsequently incurred by Indemnitee in connection with the defense thereof unless Indemnitor does not actually assume the defense thereof following notice
of such election. So long as the Indemnitor is defending in good faith any such claim or demand asserted by a third party against the Indemnitee, the Indemnitee shall not settle or compromise such claim or demand. Indemnitee will render to
Indemnitor such assistance as may reasonably be required 

  

 34 

 
in order to insure proper and adequate defense of any such suit, Claim or proceeding including, without limitation, making available to the Indemnitor or its
agents all records and other materials in the Indemnitee’s possession reasonably required by it for its use in contesting any third party claim or demand. The Indemnitee shall have the right to participate in the defense of any such claim or
demand at its own expense. 
  
 9.4 Payment of Claims. Buyer
agrees that, in the event of a Claim for indemnification hereunder, it shall seek to satisfy such Claim first from the Holdback Escrow Amount as provided in the Holdback Escrow Agreement and, second, against the Sellers. 
  
 9.5 Nature and Survival of Representations. The representations and
warranties made by Sellers, on the one hand, and by Buyer, on the other hand, under this Agreement shall survive for a period of 18 months following the Closing, except that (i) the representations and warranties set forth in Section 4.15 (Taxes)
and Section 4.22 (Employee Benefit Plans) shall survive the Closing until the expiration of the applicable statute of limitations, (ii) the representations and warranties set forth in Section 4.23 (Environmental Compliance) shall survive for a
period of six years following the Closing, (iii) the representations and warranties set forth in Sections 4.5 (Title), 4.19 (Brokers) and Section 5.4 (Brokers) shall survive indefinitely. 
  
 9.6 Limitation on Aggregate Claims. No Claims may be asserted by a party pursuant to Sections 9.1(a) or 9.1(g) (as it
relates to 9.1(a)) or 9.2(a) or 9.2(g) (as it relates to 9.2(a)) of this Agreement until the aggregate amount of all such Claims of such party shall exceed One Hundred Thirty Seven Thousand Five Hundred Dollars ($137,500) (the “Threshold
Amount”), at which time the party seeking indemnification shall be entitled to recover Claims to the extent exceeding the Threshold Amount. Further, the maximum aggregate liability of Sellers or Buyer hereunder or under any other agreement made
in connection herewith, absent fraud, shall not exceed One Million Five Hundred Thousand Dollars ($1,500,000). 
  
 9.7 Remedies. Except as otherwise specifically provided in this Agreement, the foregoing indemnification provisions, absent fraud, are the sole and
exclusive remedy any party may have for a breach of any representation or warranty hereunder. 
  
 ARTICLE X 
  
 FURTHER
AGREEMENTS 
  
 10.1 Confidentiality. 
  
 (a) Buyer agrees that prior to Closing, Buyer and its agents and
representatives shall not use for its or their own benefit (except when required by law and except for use in connection with Buyer’s financing of the transaction and Buyer’s investigation of Sellers and the Purchased Assets in connection
with this Agreement) and shall hold in strict confidence and not disclose any data or information relating to Sellers or the Business obtained from Seller, or any of its directors, officers, employees, agents or representatives in connection with
this Agreement or any data or information relating to the business, customers, financial statements, conditions or operations of the Business which data or information is confidential in nature and not generally known to the public (collectively,
“Sellers’ Information”). If the transactions contemplated in this Agreement are not consummated for any reason, Buyer shall 

  

 35 

 
promptly return to Sellers all data, information and any other written material obtained by Buyer in connection with this transaction and any copies,
summaries or extracts thereof, and shall refrain from disclosing any of Sellers’ Information to any third party or using any of Sellers’ Information for its own benefit or that of any other Person. 
  
 (b) Sellers and the Controlling Stockholder agree that Seller, the
Controlling Stockholder and their agents and representatives shall not use for their own benefit (except when required by law and except for use in connection with their respective investigations and reviews of Buyer in connection with this
Agreement), and shall hold in strict confidence and not disclose: (i) any data or information relating to Buyer or its affiliates obtained from Buyer, or from any of its directors, officers, employees, agents or representatives, in connection with
this Agreement; or (ii) any data and information relating to the business, customers, financial statements, conditions or operations of Buyer which is confidential in nature and not generally known to the public (clauses (i) and (ii) together,
“Buyer’s Information”). If the transactions contemplated in this Agreement are not consummated for any reason, Sellers and the Controlling Stockholder shall promptly return to Buyer all data, information and any other written material
obtained by Controlling Stockholder or Sellers from Buyer in connection with this transaction and any copies, summaries or extracts, thereof and shall refrain from disclosing, any of Buyer’s Information to any third party or using any of
Buyer’s Information for its own benefit or that of any other Person. 
  
 (c) Notwithstanding any other provision to the contrary herein, the provisions of this Section 10.1 shall survive the termination of this Agreement. 
  
 10.2 Records. For a period of five (5) years after the Closing Date (or such longer period as may be required by any
governmental agency or ongoing litigation or in connection with any administrative proceeding): 
  
 (a) Buyer shall not dispose of or destroy any of the business records and files purchased herein with respect to Seller. If Buyer wishes to dispose of or
destroy such records and files after that time, it shall first give thirty (30) days’ prior written notice to Seller and Seller shall have the right, at its option and expense, upon prior written notice to Buyer within such 30-day period, to
take possession of the records and files within sixty (60) days after the date of Seller’s notice to Buyer. 
  
 (b) Buyer shall allow Seller and its representatives reasonable access to all business records and files with respect to Seller or the Purchased Assets
pertaining to periods prior to the Closing Date to the extent such records and files reasonably relate to a reasonable business purpose disclosed by Seller to Buyer, during regular business hours and upon reasonable notice at Buyer’s principal
places of business or at any location where such records are stored, and Seller shall have the right, at its own expense, to make copies of any such records and files; provided, however, that any such access or copying shall be had or
done in such a manner so as not to unreasonably interfere with the normal conduct of Buyer’s business and operations. 
  

 36 

 10.3 Worker Adjustment and Retraining Notification Act. Buyer agrees to accept the transfer of and
retain in its employment a sufficient number of Sellers’ Employees so as to avoid a “plant closing” or “mass layoff” as defined in the Worker Adjustment and Retraining Notification Act (“WARN”) for a period of at
least sixty (60) days after the Closing Date. In the event of any such “plant closing” or “mass layoff” after such sixty (60) day period, Buyer agrees to provide any and all notices required by WARN. In addition, Buyer agrees to
indemnify Sellers from and against any and all liability, damage, cost or expense (including but not limited to reasonable attorney’s fees) which Sellers may sustain or incur under WARN for any “plant closing” or “mass
layoff” arising as a result of the consummation of any of the transactions contemplated by this Agreement or any “plant closing” or “mass layoff” occurring following the Closing Date, or failure to provide any notice
required by WARN prior to or after the Closing Date. 
  
 10.4
Event of Loss. Upon the occurrence of an Event of Loss with respect to the Purchased Assets prior to the Closing, if the cost of repair, replacement or restoration of the damaged, destroyed or lost property does not exceed the amount of all
insurance proceeds payable to Sellers plus One Hundred Thousand Dollars ($100,000), Sellers will repair, replace or restore such property at Sellers’ cost prior to the Closing. If the cost of such repair, replacement or restoration exceeds the
amount of all insurance proceeds payable to Sellers for such property plus One Hundred Thousand Dollars ($100,000): (a) Buyer may elect to repair, replace or restore such property, and Sellers shall pay to Buyer an amount equal to all insurance
proceeds payable to Sellers for such property plus One Hundred Thousand Dollars ($100,000) and Buyer shall pay the balance; or (b) Buyer may waive such repair, restoration or replacement in which case Sellers shall pay to Buyer all insurance
proceeds plus One Hundred Thousand Dollars ($100,000). In lieu of paying insurance proceeds to Buyer, Sellers may assign to Buyer all of its rights under any insurance and to all proceeds of insurance covering the property damage, destruction or
loss. If the cost of the repair, replacement or restoration is in excess of all insurance proceeds plus One Hundred Thousand Dollars ($100,000), and neither party elects to repair, replace or restore such property and Buyer, in its sole discretion,
does not waive such right to repair, replacement or restoration, Buyer, in its sole discretion, may terminate this Agreement without liability to either party. At the Closing, if Buyer has waived the condition set forth in Section 7.5, Sellers shall
assign to Buyer all its rights under any insurance and to all proceeds of insurance (excluding business interruption proceeds for periods prior to the Closing Date) covering the property damage, destruction or loss not so repaired, replaced or
restored prior to the Closing. 
  
 10.5 Further Agreements.

  
 (a) Controlling Stockholder and Buyer agree that after
the Closing SST Conveyor Components, Inc., SST Bearing Corporation and Buyer shall enter into a Supply Agreement in the form attached hereto as Exhibit “Q”. 
  
 (b) Controlling Stockholder and Buyer agree that after the Closing SST Transportation, Inc. and Buyer will enter into a
Transportation Agreement in the form attached hereto as Exhibit “R.” 
  

 37 

 ARTICLE XI 
  

TERMINATION; MISCELLANEOUS 
  
 11.1 Termination. This Agreement may be terminated and the transactions contemplated hereby may be abandoned at any time prior to the Closing Date,
as follows: 
  
 (a) by mutual written agreement of Sellers and
Buyer; or 
  
 (b) by Buyer or Sellers if the Closing has not
occurred on or before August 25, 2003; or 
  
 (c) by Buyer, if
Buyer is not then in material breach of this Agreement and Sellers are then in material breach of this Agreement, and such breach remains uncured for ten (10) days after receipt of written notice thereof from Buyer; or 
  
 (d) by Sellers, if the Sellers are not then in material breach of this
Agreement and Buyer is then in material breach of this Agreement, and such breach remains uncured for ten (10) days after receipt of written notice thereof from Sellers; or 
  
 (e) by Buyer pursuant to Section 10.4. 
  
 11.2 Rights on Termination. If this Agreement is terminated pursuant to Section 11.1 above, then except as otherwise
provided herein, all further obligations of the parties under or pursuant to this Agreement shall immediately terminate without further liability of any party to the other, provided, however, that nothing in this Section 11.2 shall relieve liability
or obligations hereunder of any party (the “Defaulting Party”) to the other party or parties on account of a breach of a covenant or agreement contained herein, or any misrepresentation or warranty contained herein by the Defaulting Party.
In the case of such a breach or misrepresentation, in addition to any damages for which the Defaulting Party may be liable, the Defaulting Party shall reimburse the other party or parties for any expenses incurred by such party or parties in order
to enforce its or their rights under this Agreement (including reasonable attorney’s fees and expenses). In addition, Buyer shall be entitled to pursue specific performance against the Sellers and the Controlling Stockholder (the Sellers and
the Controlling Stockholder hereby acknowledging that the Purchased Assets are unique and that Buyer has no adequate remedy at law if Sellers breach this Agreement). 
  
 11.3 Further Assurances. From time to time after the Closing Date, upon the reasonable request of any party hereto,
the other party or parties hereto shall execute and deliver or cause to be executed and delivered such further instruments of conveyance, assignment and transfer and take such further action as the requesting party may reasonably request in order to
effectuate fully the purposes, terms and conditions of this Agreement. 
  
 11.4 Entire Agreement; Amendment; and Waivers. This Agreement and the agreements required to be delivered pursuant hereto constitute the entire agreement between the parties pertaining to the subject matter hereof, and supersede all
prior and contemporaneous agreements, understandings, negotiations and discussions of the parties, whether oral or written, and there are no warranties, representations or other agreements between the parties in connection with the subject matter
hereof, except as specifically set forth herein. No amendment, supplement, 

  

 38 

 
modification, waiver or termination of this Agreement shall be binding unless executed in writing by the party to be bound thereby. No waiver of any of the
provisions of this Agreement shall be deemed or shall constitute a waiver of any other provision of this Agreement, whether or not similar, unless otherwise expressly provided. 
  
 11.5 Expenses. Except as otherwise specifically provided herein, whether or not the transactions contemplated by this
Agreement are consummated, each of the parties shall pay the fees and expenses of its respective counsel, accountants and other experts incident to the negotiation, drafting and execution of this Agreement and consummation of the transactions
contemplated hereby. 
  
 11.6 Benefit; Assignment. This
Agreement shall be binding upon and shall inure to the benefit of and shall be enforceable by Buyer, the Sellers and their respective permitted successors and assigns. This Agreement (and any rights, obligation or liabilities hereunder) may not be
assigned or delegated in whole or in part by any party without the prior written consent of the Sellers; provided, however, that Buyer may assign in whole or in part its rights, obligations or liabilities hereunder to an affiliate of
Buyer or may make a collateral assignment thereof to any lender providing financing to Buyer in connection with the transactions contemplated hereby. No assignment by Buyer shall limit, terminate or otherwise affect Buyer’s primary liability
under this Agreement. Any permitted assignee of Buyer shall fully assume the obligations of Buyer hereunder, provided, any lender taking a collateral assignment of Buyer’s rights hereunder shall not be deemed an assignee hereunder. 

 
 11.7 Notices. All communications or notices required or permitted
by this Agreement shall be in writing and shall be deemed to have been given (i) on the date of personal delivery to an officer of the other party, or (ii) when sent by telecopy or facsimile machine to the number shown below on the date of such
confirmed facsimile or telecopy transmission, or (iii) when properly deposited for delivery by a nationally-recognized commercial overnight delivery service, prepaid, or by deposit in the United States mail, certified or registered mail, postage
prepaid, return receipt requested on the date that is two (2) days after the date set forth in the records of such delivery service or on the return receipt, and addressed as follows, unless and until either of such parties notifies the other in
accordance with this Section of a change of address or change of telecopy number: 
  

	 If to Buyer:
	  	BWAY Manufacturing, Inc.
	 	  	8607 Roberts Drive, Suite 250
	 	  	Atlanta, Georgia 30350
	 	  	Attention: Jeff O’Connell
	 	  	Telecopy No.: (770) 587-0186
	 	  	Telephone No.: (770) 645-4827
		
	 With a copy to:
	  	GREENBERG TRAURIG, LLP
	 	  	3290 Northside Parkway, Suite 400
	 	  	Atlanta, Georgia 30327
	 	  	Attention: James S. Altenbach, Esq.
	 	  	Telecopy No.: (678) 553-2189
	 	  	Telephone No.: (678) 553-2444

  

 39 

	 With a copy to:
	  	KELSO & COMPANY
	 	  	320 Park Avenue, 24th Floor
	 	  	New York, New York 10022
	 	  	Attention: James J. Connors, II, Esq.
	 	  	Telecopy No.: (212) 223-2379
	 	  	Telephone No.: (212)751-3939
		
	 If to Sellers
	  	 
	 to:
	  	C. Winfield Scott
	 	  	154 Commerce Boulevard
	 	  	Loveland, OH 45140
	 	  	Telecopy No. (513) 513-4283
	 	  	Telephone No. (513) 583-5500
		
	 With a copy to:
	  	Barbara Schwartz Bromberg, Esq.
	 	  	DINSMORE & SHOHL LLP
	 	  	1900 Chemed Center
	 	  	255 East Fifth Street
	 	  	Cincinnati, OH 45202
	 	  	Telecopy No. (513) 977-8141
	 	  	Telephone No. (513) 977-8110

  
 11.8 Counterparts;
Headings. This Agreement may be executed in several counterparts, each of which shall be deemed an original, but such counterparts shall together constitute but one and the same Agreement. This Agreement may be executed and delivered in
counterpart signature pages executed and delivered via facsimile transmission, and any such counterpart executed and delivered via facsimile transmission shall be deemed an original for all intents and purposes. The Table of Contents and Article and
Section headings in this Agreement are inserted for convenience of reference only and shall not constitute a part hereof. 
  
 11.9 Severability. If any provision, clause or part of this Agreement or the application thereof under certain circumstances is held invalid or
unenforceable, the remainder of this Agreement, or the application of such provision, clause or part under other circumstances, shall not be affected thereby. 
  

11.10 No Reliance. Except for (i) any assignees permitted by Section 11.6 of this Agreement; and (ii) lenders providing financing for the
consummation of the transactions contemplated by this Agreement: 
  
 (a) no third party is entitled to rely on any of the representations, warranties and agreements of Buyer or Sellers contained in this Agreement; and 
  
 (b) Buyer and Sellers assume no liability to any third party because of any reliance on the representations, warranties and agreements of Buyer or Sellers
contained in this Agreement. 
  

 40 

 11.11 Judicial Interpretation. Should any provision of this Agreement require judicial
interpretation, the parties hereto agree that the court interpreting or construing the same shall not apply a presumption that the terms hereof shall be more strictly construed against one party by reason of the rule of construction that a document
is to be construed more strictly against the party which itself or through its agent prepared the same, it being agreed that the agents of each party have participated in the preparation hereof. 
  
 11.12 Saturdays, Sundays and Legal Holidays. If the time period by
which any acts or payments required hereunder must be performed or paid expires on a Saturday, Sunday or legal holiday, then such time period shall be automatically extended to the close of business on the next regularly scheduled business day.

  
 11.13 Governing Law. This Agreement shall be construed
and interpreted according to the laws of the State of Georgia, without regard to the conflict of law principles thereof. 
  
 11.14 Income Tax Position. Neither Buyer nor Sellers shall take a position for income tax purposes which is inconsistent with this Agreement.

  
 [SIGNATURES APPEAR ON FOLLOWING PAGE] 
  

 41 

 IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first above written.

  

	“BUYER”
	
	 BWAY MANUFACTURING, INC.

		
	 By:
	 	 /s/ Kevin C. Kern

	 Name:
	 	Kevin C. Kern
	 Title:
	 	Vice President
	
	“SELLERS”
	
	 SST INDUSTRIES, INC.

		
	 By:
	 	 /s/ C. Winfield Scott

	 Name:
	 	C. Winfield Scott
	 Title:
	 	President
	
	 SST INDUSTRIES OF GEORGIA, INC.

		
	 By:
	 	 /s/ C. Winfield Scott

	 Name:
	 	C. Winfield Scott
	 Title:
	 	President
	
	 SST INDUSTRIES OF VIRGINIA, INC.

		
	 By:
	 	 /s/ C. Winfield Scott

	 Name:
	 	C. Winfield Scott
	 Title:
	 	President
	
	 Solely as to provisions specifically applying to

	“CONTROLLING STOCKHOLDER”
	
	 /s/ C. Winfield Scott

	 C. Winfield Scott

  

 42Lease

 Exhibit 10.29 
  
 LEASE 
  
 BETWEEN 
  
 LOVELAND PROPERTIES LIMITED PARTNERSHIP 
  
 an Ohio
limited partnership 
  
 “Landlord” 
  
 and 
  
 BWAY MANUFACTURING, INC. 
  
 a Delaware corporation 
  
 “Tenant” 
  
 Dated 
  
 August 25, 2003 
  
 Loveland, Ohio 

 LEASE 
  
 THIS LEASE is made and entered into this 25th day of August, 2003, by and between LOVELAND PROPERTIES LIMITED PARTNERSHIP, an Ohio limited partnership
(the “Landlord”), and BWAY MANUFACTURING, INC., a Delaware corporation (the “Tenant”). 
  
 RECITALS 
  
 WHEREAS, Landlord is the owner of certain real estate located in the City of Loveland, County of Hamilton, State of Ohio, and has previously leased such real estate to SST Industries, Inc. an Ohio corporation; and 
  
 WHEREAS, Landlord has terminated and cancelled its lease with SST Industries,
Inc. and desires to enter into a new lease agreement with Tenant under the terms and conditions as set forth herein; 
  
 NOW, THEREFORE, in consideration of the payment of rent and mutual performance of the duties, obligations, covenants and warranties, contained in the
Lease, by the respective parties hereto, and other good and valuable consideration, the parties hereby agree for themselves, as follows: 
  
 1. Demised Premises. Landlord, for and in consideration of the covenants contained in this Lease and made on the part of Tenant, does hereby demise
and lease unto Tenant, and Tenant does hereby lease from Landlord, the parcel of land located in the City of Loveland, County of Hamilton, State of Ohio, and being more particularly described in Exhibit A (“Real Estate”), together with all
of Landlord’s easement rights and appurtenances thereto and all buildings and improvements located on the Real Estate consisting of approximately 257,738 square feet thereon (collectively “Demised Premises”), subject, however to the
right of Landlord and others claiming by, through and under Landlord to use the common drive and utilities as shown on the Site Plan attached hereto as Exhibit B for access to other real estate adjacent to or otherwise in the vicinity of the Real
Estate (“Common Facilities”). Tenant covenants on behalf of itself, its successors and assigns, and all others claiming by, through and under Tenant, to refrain from using the Common Facilities in such a manner as to impede, impair,
interfere with or prevent use of the Common Facilities as described herein. 
  
 2. Lease Term. Tenant shall have and hold the Demised Premises for a term of years commencing on the 25th day of August, 2003 (“Commencement Date”) and ending on the 31st day of August, 2008 (“First Expiration Date”). The period of time from the Commencement Date to the First Expiration
Date is referred to herein as the “Initial Term”. 
  
 3.
Rent. Tenant’s liability for rent (“Rent”) shall commence to accrue on the Commencement Date (also referred to herein as the “Rent Commencement Date”). Tenant shall deliver the Rent or any other monies payable to
Landlord at c/o CWS Realty, Inc., 154 Commerce Boulevard, Loveland, Ohio 45140, or such other address as Landlord may later designate in writing. If the Rent Commencement Date is other than the first day of the month, then Tenant shall pay partial
Rent for such partial month pro-rated on a day-for-day basis, such sum payable on the Rent Commencement Date. 
  
 Tenant, in consideration of the covenants made by Landlord, covenants and agrees to pay to Landlord as Rent for the Demised Premises during the Initial
Term the sum 

 
of Seven Hundred Eighty Thousand Dollars ($780,000.00) per annum payable in equal monthly installments of Sixty-Five Thousand Dollars ($65,000.00), payable
in advance on the Rent Commencement Date and thereafter on the 1st day of every calendar month for the then current month. 
  
 4. Option to Renew. Provided that Tenant has complied with all the terms and conditions of this Lease, Tenant shall have the right to extend the
Lease term for two consecutive five-year terms (each a “Renewal Term”) upon the same terms and conditions provided hereunder (except for payment of Rent which shall be paid as provided hereinafter), so long as Tenant provides Landlord with
written notice of its intention to renew not sooner than one hundred eighty (180) days prior to the First Expiration Date ending August 31, 2008, or such other subsequent expiration date. 
  
 (A) Effective on the first day of any Renewal Term, the Rent payable by
Tenant to Landlord shall be increased by a percentage equal to the percentage increase which occurred in the Consumer Price Index (“CPI”) , in the immediately preceding Initial Term or Renewal Term as applicable. 
  
 (B) CPI as used herein shall mean the Consumer Price Index published by the
Bureau of Labor Statistics of the United States Department of Labor, All Urban Consumers, All Items (198284=100), or an equivalent successor official index then in effect. In the event that the Bureau of Labor Statistics changes the form or basis
for computation of the CPI, a reliable governmental or other non-partisan publication of Landlord’s choice evaluating substantially the same information previously used in determining the CPI shall be used. No adjustments or recomputations,
retroactive or projective, shall be made because of any revision which may later be made in the first published figure of the CPI. In no event shall the Rent payable during any Renewal Term be less than the Rent payable for the Initial Term.

  
 5. Landlord’s Warranties and Covenants. Landlord
covenants and agrees, during the term of this Lease and for such further time as Landlord, or any person claiming under it, shall hold the Demised Premises or any part thereof: 
  
 (A) Possession. That the Real Estate is free and clear of all tenancies, whether oral or written, and that Tenant
shall have actual possession of the Real Estate excepting the restrictions, easements and conditions of record filed as of the Commencement Date and the right of Landlord, its successors and assigns, and all those claiming by, through or under
Landlord, to use the Common Facilities. 
  
 (B) Quiet
Enjoyment. The Landlord hereby covenants with the Tenant that upon the performance by the Tenant of the covenants set forth herein, subject to the terms and conditions of this Lease, the Tenant may quietly hold and occupy the Demised Premises
for the Term of the Lease (and any extensions thereof) without any interruption by the Landlord or any persons claiming through or under the Landlord, and the Tenant shall not be disturbed by the Landlord or any persons claiming through or under the
Landlord in its possession and use of the Demised Premises, subject to the “Permitted Exceptions” set forth at Exhibit C, and subject to the right of Landlord, its successors and assigns, and all those claiming by, through or under
Landlord, to use the Common Facilities. 
  

 2 

 6. Tenant’s Covenants. Tenant covenants and agrees, during the term of this Lease and for
such further time as Tenant, or any person claiming under it, shall hold the Demised Premises or any part thereof: 
  
 (A) Rent. To pay the rent or any other monies due in connection with this Lease on the days and in the manner as provided in this Lease.

  
 (B) Liens and Encumbrances. Not to allow the Demised
Premises at any time during the term to become subject to any lien, charge or encumbrance whatsoever, arising from labor, material, service, equipment or the like ordered or authorized by Tenant, its agents or employees, and to indemnify Landlord
against all such liens, charges and encumbrances. If, however, such a lien attaches, Tenant shall within thirty (30) days pay the lien or bond over it. The bond shall be maintained until such time as the lien is paid, satisfied or otherwise
discharged with prejudice. Tenant shall have no authority, express or implied, to create any lien, charge or encumbrance which affects the Demised Premises. 
  
 (C) Taxes. To pay, bear and discharge all current and future real estate taxes and assessments which are due and payable or become a lien upon the
Demised Premises or any improvements erected thereon by Tenant, or anyone claiming by, through, or under it, during the term of this Lease or any extension thereof or service payments in lieu of real estate taxes. As a practical matter, CWS Realty,
Inc., the general partner of Landlord and the addressee of the tax bill, shall ensure that all real estate taxes and assessments are promptly paid and then seek reimbursement from Tenant by mailing a copy of the paid tax receipt to Tenant. Tenant
shall reimburse Landlord for the paid tax or service payment receipt amount within thirty (30) days of the mailing of said receipt. In no event shall Tenant be made liable for interest or penalties due to Landlord’s failure to pay taxes when
due. Landlord agrees that Tenant shall receive the full benefit of any tax abatement in place as of the date of this Lease or which may arise in the future, if any, for so long and to the extent Landlord receives such benefit. 
  
 (D) Insurance and Indemnity. At its expense to insure and keep
insured, from the Commencement Date through the term of this Lease and any extension thereof, against the following risks: 
  
 (1) Casualty. Landlord, at Tenant’s expense, shall insure and keep insured, on the Commencement Date of this Lease through the term of this
Lease and any renewals thereof, the building and improvements on the Demised Premises against loss or damage by fire and other casualties normally covered by special peril policies for Tenant’s use in an amount not less than eighty percent
(80%) of their actual replacement cost value in insurance companies with a Best’s Rating no less than A- and licensed in the state in which the Demised Premises is located. Such insurance is to be made payable in case of loss to Landlord. In
the event that Landlord fails to commence to rebuild improvements, substantially similar in value to the improvements destroyed, within sixty (60) days from the date of such casualty, then this Lease shall. terminate and the insurance proceeds shall
be forever retained by Landlord. 
  
 Upon the earlier occurrence
of either written notice to Tenant of Landlord’s election to terminate or Landlord’s failure to commence to rebuild within sixty (60) days from any casualty, Tenant shall have the right to cancel the Lease. 
  

 3 

 (2) Liability. Tenant shall maintain and keep in force commercial general liability insurance
against claims for bodily injury, death or property damage occurring in, on or about the Demised Premises in an amount not less than $1,000,000.00 per occurrence with respect to bodily injury, death or property damage. In addition, Tenant shall
maintain an umbrella policy of public liability insurance in an amount of at least $3,000,000.00 per occurrence. 
  
 Tenant shall deliver to Landlord certificates of such insurance and of any renewals showing Landlord or any holder of a mortgage encumbering the Real
Estate as additional insureds upon the Commencement Date and within ten (10) days after written request made by Landlord not more than once each year. 
  
 (3) Indemnity. Tenant further agrees to indemnify, defend and hold Landlord harmless from any liability, loss, cost, expense or claim of any
nature resulting from any injury to person or damage to property arising from or out of any act or omission of Tenant, Tenant’s agents, employees, servants, licensees or contractors, or arising from or out of any occurrence in, upon, at or from
the Demised Premises. 
  
 Landlord agrees to indemnify, defend
and hold Tenant harmless from any liability, loss, cost, expense or claim of any nature resulting from any injury to person or damage to property arising from or out of the act or omission of Landlord, its employees or agents. 
  
 (E) Repairs. To be responsible under all circumstances for any
necessary repair, maintenance or replacement whatsoever on or about the Demised Premises, except for structural repairs or repairs or replacement of the roof of any building. 
  
 (F) Utilities. To contract directly with the applicable utility and pay when due all charges for all utility
services, including but not limited to gas, electric, water sewage or stormwater, used on or consumed in connection with the Demised Premises during the term of this Lease. Landlord shall have no liability to Tenant for any interruption in any
utility except to the extent due to the act or omission of Landlord, and in such case Tenant’s sole remedy shall be an abatement of Rent until such interruption is cured. Tenant shall indemnify, defend and hold Landlord harmless from and
against any claim, expense, action or liability, including a reasonable attorney’s fee, arising from Tenant’s use of utilities and payment therefor. 
  

(G) Compliance with Law. To comply with all governmental laws, rules and regulations applicable to the use, development or operation of the
Demised Premises. 
  
 7. Environmental Compliance.

  
 (A) Tenant shall at all times during the term of the Lease
comply with all applicable federal, state, and local laws, regulations, administrative rulings, orders, ordinances, and the like, pertaining to the protection of the environment, including, but not limited to, those regulating the handling and
disposal of waste materials. Further, during the term of the Lease, Tenant shall not dispose on or into the Demised Premises, including but not limited to, the soils or groundwater of the Demised Premises or release to the environment at the Demised
Premises any “hazardous substance,” as defined in Section 101(14) of the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. § 9601 et seq. (“CERCLA”) or
petroleum (including crude oil or any fraction thereof) (“Hazardous Substance”). 
  

 4 

 (B) Tenant agrees to hereby fully defend, indemnify and hold harmless Landlord from any and all third
party claims, orders, demands, causes of actions, proceedings, judgments, or suits, and all liabilities, losses, costs, or expenses (including without limitation technical consultant fees, court costs and operations of Tenant which arise in whole or
in part, but only to the extent caused by the operations of Tenant, and Tenant shall not be liable for conditions which existed in the Demised Premises prior to the Commencement Date except to the extent any act or omission of Tenant, its agents,
employees, invitees, licensees or contractors, or their respective agents, employees, invitees, licensees or contractors, has aggravated such condition, from the following circumstances occurring after the Commencement Date: 
  
 (1) any “release,” as defined in Section 101(22) of CERCLA, of
any Hazardous Substance placed into, on, under or from the Demised Premises; 
  
 (2) any contamination of the Demised Premises’ soil or groundwater or damage to the environment and natural resources of the Demised Premises, whether arising under CERCLA or other statutes or regulations or
common law; 
  
 (3) any violation of federal, state, or local
laws, regulations, administrative rulings, orders, or ordinances; 
  
 (4) any toxic, explosive, or otherwise dangerous materials or Hazardous Substances which have been buried beneath, concealed within, or released on the Demised Premises; 
  
 (5) inclusion of the Demised Premises in the U.S. E.P.A. Comprehensive Environmental Response, Compensation and Liability
Information System (“CERCLIS”) or on the Ohio EPA Master Site List (“Ohio List”); 
  
 (6) monitoring of environmental conditions on the Demised Premises, or other similar activities, required by federal, state, or local laws, regulations,
administrative rulings, orders, ordinances, and the like pertaining to the protection of the environment, including but not limited to, those regulating closure of the Demised Premises; or 
  
 (7) any contamination of the Demised Premises’ soil or groundwater or
damage to the environment and natural resources of the Demised Premises proximately caused by any person coming on to the Demised Premises (e.g., suppliers who release product while unloading), except trespassers; provided, however, Tenant
shall not be liable pursuant to this Article 7B or otherwise for migration of Hazardous Substances from off-site sources or property onto the Demised Premises (e.g., groundwater contamination migrating onto the Demised Premises from off-site) when
such migration is not proximately caused by the operations of Tenant. 
  
 (C) For the purposes of Articles 7 and 8 herein, the term “Tenant” shall include Tenant, its employees, agents, contractors or anyone acting at the direction of or with the consent of Tenant, but does not include trespassers.

  

 5 

 8. Avoidance of Waste. Tenant shall not cause or permit injury or waste to the Demised Premises,
or cause or permit a nuisance to exist on the Demised Premises. At the expiration of the term of the Lease, or of any extension thereof, Tenant shall quit and surrender the Demised Premises in as good a state and condition as when received by Tenant
on the Commencement Date, reasonable wear and tear excepted. For the purposes of the Lease, the term “reasonable wear and tear” shall not negate the requirement that the Demised Premises be in compliance with applicable law described in
Article 7 herein for which Tenant has an obligation to indemnify Landlord. 
  
 9. Use, Alterations and Title to Improvements. Tenant shall have the right to use and/or occupy the Demised Premises for the manufacture of plastic containers and incidental office uses or any other lawful use
upon Landlord’s prior written consent, such consent not to be unreasonably withheld. Tenant shall have the right at Tenant’s expense to make nonstructural alterations, additions and improvements to the Demised Premises. All other
alterations, additions, or improvements by Tenant shall require the prior written consent of Landlord, which Landlord shall not unreasonably withhold or delay. All of such alterations, additions and improvements constructed by Tenant during the term
of this Lease, and any extension of this Lease, shall be and remain the property of Tenant at all times during the term of this Lease and any extension. Notwithstanding anything contained in this Article to the contrary, all improvements located on
the Demised Premises on the date of the earlier termination or expiration of this Lease shall become the property of the Landlord but Tenant shall have the right to remove trade fixtures, equipment, furnishings, signs and other identifying
characteristics and such other personal property from the Demised Premises. Tenant at its expense shall promptly repair any damage done to the Demised Premises caused by removal of these items. However, upon expiration of the Initial Term or any
Renewal Term, Tenant shall be required to remove any such alterations, additions or improvements and restore the Demised Premises to the condition existing as of the Commencement Date (including restoring any damage to the Demised Premises arising
from such removal). 
  
 10. Assignment and Subletting.
Tenant shall not sublease or assign this Lease or its rights under this Lease, without first obtaining Landlord’s written consent, which Landlord shall not unreasonably withhold or delay. Tenant may assign this Lease or sublet some or all of
the Demised Premises without Landlord’s consent to (i) any parent, subsidiary, or affiliate corporation of Tenant or to (ii) the surviving corporation in connection with a merger, consolidation, or acquisition of Tenant or any of its divisions,
subsidiaries or affiliates, with or by any other company. In such event, Tenant shall remain primarily liable for the payment of all rent required to be paid under this Lease and for the performance of all terms, covenants, and conditions undertaken
by Tenant. 
  
 11. Events of Default/Remedies. 

 
 (A) Tenant Events/Remedies. If Tenant shall fail to pay any
installment of Rent or other monies promptly on the day when they shall become due and payable, and shall continue in default after a period of fifteen (15) days after written notice by Landlord, or if Tenant shall fail to promptly keep and perform
any other non—monetary covenants of this Lease strictly in accordance with the terms of this Lease and shall continue in default after a period of thirty (30) days after written notice by Landlord of default and demand for performance or such
additional time as reasonably would be necessary to cure the nonmonetary default where a cure cannot be completed within thirty (30) days (provided Tenant begins the cure within the thirty 

  

 6 

 
(30) days) and diligently completes the cure), or if Tenant becomes bankrupt or insolvent, or files any debtor proceedings, or files in any court
pursuant to any statute, either of the United States or of any State a petition in bankruptcy or insolvency or for reorganization, or files or has filed against it a petition for the appointment of a receiver or trustee for all or substantially all
of the assets of Tenant and such petition is not vacated or set aside within sixty (60) days from the date of such appointment, or if Tenant makes an assignment for the benefit of creditors, or petitions for or enters into an arrangement, or if
Tenant vacates, fails to operate in or abandons the Demised Premises or any substantial part thereof or suffers the Lease to be taken upon any writ of execution and such writ is not vacated or set aside within thirty (30) days, then in any such
event Landlord shall have the right to terminate and cancel this Lease, and Landlord, without excluding other rights or remedies that it may have, shall have the immediate right of reentry and may remove all persons and property from the Demised
Premises and dispose of such property as it sees fit, provided such action is taken in compliance with applicable legal process. If Landlord should take possession of the Demised Premises, it may either terminate this Lease or it may from time to
time, without terminating this Lease, make such alterations and repairs as may be necessary in order to relet the Demised Premises, and relet the Demised Premises for such term and at such rentals and upon such other terms and conditions as Landlord
may deem advisable. No such reentry or taking possession of the Demised Premises by Landlord shall be construed as an election to terminate this Lease unless a written notice of such intention is given by Landlord to Tenant at the time of such
reentry; but, notwithstanding any such reentry and reletting without termination, Landlord may at any time thereafter elect to terminate this Lease for such previous breach. In the event of any termination by Landlord, whether before or after
reentry, Landlord may recover from the Tenant damages incurred by reason of such breach, including, but not limited to, the cost of recovering the Demised Premises, its costs and expenses (including reasonable attorneys’ fees) incurred in
connection with Tenant’s default, the cost of preparing and fixing the Demised Premises for occupancy by a new tenant or tenants, and the present value of the difference in value between the Rent which would be payable by Tenant under this
Lease for the remainder of the Lease Term and the reasonable rental value of the Demised Premises for the remainder of the Lease Term. Furthermore, with respect to nonpayment of any installment of Rent or other monies promptly on the day when they
shall become due and payable and continuing in default after a period fifteen (15) days after written notice by Landlord, Tenant shall pay as additional rent default interest at twelve percent (12%) annual interest rate for the period from the due
date to the payment date. Notwithstanding the foregoing, Landlord agrees that not more than twice in any twelve month period if Landlord or its agent shall give Tenant written notice of non-payment of Rent, no default shall occur, provided that
Tenant pays the overdue Rent within ten days following the date of delivery of written notice. 
  
 (B) Landlord Events/Remedies. Landlord’s failure to perform or observe any of its obligations under this Lease or to correct a breach of any warranty or representation made in this Lease within thirty (30)
days after receipt of written notice from Tenant setting forth in reasonable detail the nature and extent of the failure referencing pertinent lease provision or if more than thirty (30) days is required to cure the breach, Landlord’s failure
to begin curing the breach within the thirty (30) day period and diligently prosecute the cure to completion, shall constitute a default under this Paragraph. If Landlord commits a default, Tenant may seek such remedies, at law or in equity, with
respect to said default. 
  

 7 

 No remedy herein or otherwise conferred upon or reserved to Landlord or Tenant shall be considered
exclusive of any other remedy, but the same shall be distinct, separate and cumulative and shall be in addition to every other remedy given under this Lease, or now or hereafter existing at law or in equity or by statute; and every power and remedy
given by this Lease to Landlord or Tenant may be exercised from time to time as often as occasion may arise, or as may be deemed expedient. No delay or omission of Landlord or Tenant to exercise any right or power arising from any default on the
part of the other shall impair any such right or power, or shall be construed to be a waiver of any such default or an acquiescence thereto. In particular, the receipt by Landlord of rent with knowledge of the breach of any covenant of this Lease
shall not be deemed a waiver of such breach and no provision of this Lease shall be deemed to have been waived by Landlord unless such waiver is in writing and signed by Landlord. 
  
 12. Holding Over. If Tenant continues to occupy the Demised Premises after the last day of the Initial Term, or after
the last day of any Renewal Term, and Landlord elects to accept rent thereafter, a tenancy from month to month only shall be created, and not for any longer period, provided that Rent shall equal one hundred fifty percent (150%) of the Rent paid in
the immediately preceding Initial Term or Renewal Term. 
  
 13.
Condemnation. Notwithstanding anything contained in this Lease to the contrary, if the whole or any part of the Demised Premises is taken or condemned by any competent authority for any public use or purpose during the term or any extension
of this Lease, Landlord reserves unto itself the right to claim and prosecute its claim in all appropriate courts and agencies for an award or damages for such taking based upon its sole interest and ownership of buildings, alterations and
improvements on the Demised Premises without Tenant participating in the award. 
  
 If (a) access to the Demised Premises or (b) more than 25% of the Demised Premises, shall be taken or condemned so as to render the remaining portion unsuitable for the continued use or occupancy of Tenant, then
Tenant may within a period thirty (30) days after the date when possession of the Demised Premises shall be required by the condemning authority, elect to terminate this Lease. In the event that Tenant shall fail to exercise this option to terminate
this Lease, then this Lease shall continue in full force and effect with respect to the portion of the Demised Premises not so taken and such remaining portion shall be deemed to be the Demised Premises for the balance of the term of the Lease.
Tenant will, with all due diligence and at its own cost and expense, repair and restore the Demised Premises or what may remain of it to its former condition, provided that such taking or condemnation does not occur within the last nine (9) months
of the Term of the Lease or any renewal term thereof. There shall be no abatement in the payment of Rent for the period prior to Tenant’s election to terminate and vacating the Premises. 
  
 14. Trade Fixtures, Machinery and Equipment. Landlord agrees that all
trade fixtures, machinery, equipment, furniture or other personal property of whatever kind and nature kept or installed in the Demised Premises by Tenant shall not become the property of Landlord or a part of the Demised Premises and may be removed
by Tenant at any time during the term of this Lease. 
  
 15.
Recording. Tenant and Landlord each agree not to record a memorandum of this Lease unless both parties consent thereto. 
  

 8 

 16. Subordination. This Lease is subject and subordinate to any mortgage now or hereafter placed
on the Real Estate; provided, however, that at the option of any mortgagee, this Lease or portions of this Lease can be made superior to such mortgage; and provided further that unless the entire Lease is made superior to such mortgage, the holder
of the mortgage shall agree in writing that the rights of Tenant under this Lease shall not be divested or in any way affected by a foreclosure or other default proceeding under the mortgage, or obligations secured thereby, so long as Tenant is not
in default under the terms of this Lease beyond the period of any applicable cure period; and Tenant agrees that this Lease shall remain in full force and effect notwithstanding any such default proceeding under the mortgage, or obligations secured
thereby. Landlord shall use its best efforts to deliver the Non-Disturbance Agreement to the Tenant from any existing mortgagees on the Commencement Date. Tenant further agrees that it will attorn to the mortgagee, or beneficiary under such
mortgage, to their successors or assigns and to any purchaser or its assignee at a foreclosure sale. Tenant will, upon request by Landlord, execute and deliver to Landlord, or to any other person designated by Landlord, a Subordination,
Non-Disturbance and Attornment Agreement in accordance with this Article. 
  
 17. Miscellaneous Provisions. 
  
 (A) Invalidity. If any term or provision of this Lease or the application to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to
persons whose circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby. 
  
 (B) Successors, Etc. The terms, conditions and covenants of this Lease shall be binding upon and shall inure to the benefit of each of the parties,
their heirs, personal representatives, successors or assigns, and shall run with the land. 
  
 (C) Writing. No waivers, alterations or modifications of this Lease or any agreements in connection with this Lease shall be valid unless in writing duly executed by both Landlord and Tenant. 
  
 (D) Construction. The captions appearing in this Lease are inserted
only as a matter of convenience and in no way define, limit, construe or describe the scope or intent of such paragraphs of this Lease or in any way affect this Lease. Any gender used shall be deemed to refer to any other gender more grammatically
applicable to the party to whom such use of gender relates. The use of singular shall be deemed to include the plural and, conversely, the plural shall be deemed to include the singular. 
  
 (E) Notice. If, at any time after the execution of this Lease, it shall become necessary or convenient for one of the
parties to serve any notice, demand or communication upon the other party, such notice, demand or communication shall be in writing, signed by the party serving the same, sent by registered or certified United States mail, return receipt requested,
postage prepaid and (a) if intended for Landlord, shall be addressed to: 
  
 154 Commerce Boulevard 
 Loveland, Ohio 45140 
 c/o CWS Realty, Inc. 
 Attn: C. Winfield Scott 
  

 9 

 and (b) if intended for Tenant, shall be addressed to: 
  
 BWAY Manufacturing, Inc. 
 8607 Roberts Drive 
 Suite 250 
 Atlanta, Georgia 30350 
  
 or to such other address as either party may
have furnished to the other in writing as a place for the service of notice. Any notice so mailed shall be deemed to have been given 72 hours after it is deposited in the United States mail. 
  
 18. Authority to Sign. The submission of this document for examination
and negotiation does not constitute an offer to lease or a reservation of or option for the Demised Premises, and this document will become effective and binding only upon execution and delivery by Landlord and an authorized officer of Tenant. All
negotiations, Considerations, representations and understandings between the parties are incorporated in this document and may be modified or altered only by agreement in writing between the parties, and no act or omission of any employee or agent
of the parties or any broker, if any, shall alter, change or modify any of the provisions of this Lease. 
  
 19. Addenda and Exhibits. This Lease includes the following Addenda and/or Exhibits, which shall take precedence over conflicting provisions (if
any) of this Lease, and are made an integral part of this Lease and fully incorporated by reference: 
  
 Exhibit A: Legal Description        
 Exhibit B: Site
Plan                         
 Exhibit C: Permitted Exceptions   
  
 -
Remainder of page intentionally left blank. – 
  
 - Signatures
contained on following page - 
  

 10 

 LANDLORD and TENANT by their execution below, indicate their consent to the terms of this Lease.

  

	Landlord
	
	 LOVELAND PROPERTIES LIMITED
 PARTNERSHIP, an Ohio limited partnership

		
	 By:
	 	 CWS Realty, Inc.

	 Its:
	 	 General Partner

		
	 By:
	 	 /s/ C. Winfield Scott

	 Name:
	 	 C. Winfield Scott

	 Its:
	 	 President

	
	Tenant
	
	 BWAY MANUFACTURING, INC., a Delaware
 corporation

		
	 By:
	 	 /s/ Kevin C. Kern

	 Name:
	 	 Kevin C. Kern

	 Title:
	 	 Vice President

  
 ACKNOWLEDGEMENTS 
  

	 STATE OF OHIO
	 	)
	 	 	) SS:
	 COUNTY OF HAMILTON
	 	)

  
 The foregoing
instrument was acknowledged before me this 20th day of August, 2003 by C. Winfield Scott, President of CWS Realty, Inc., general partner of LOVELAND PROPERTIES LIMITED PARTNERSHIP, an Ohio limited partnership, on behalf of said limited partnership.

  

	 /s/ John J. Schmidt

	 NOTARY PUBLIC

  

	 STATE OF Georgia
	 	)

  

 11 

	 	 	) SS:
	 COUNTY OF Fulton
	 	)

  
 The foregoing
instrument was acknowledged before me this 25th day of August, 2003 by Kevin C. Kern, Vice President of BWAY MANUFACTURING, INC, a Delaware corporation, on behalf of said corporation. 
  

	 /s/ Michael N. Chandler

	 NOTARY PUBLIC

  

 12 

 EXHIBIT A 
  

Situated in Section 25, Town 4, Entire Range 2, Symmes Township, City of Loveland, Hamilton County, Ohio and being a portion of the lands originally
registered as Certificate Number 47767, recorded in the Registered Land Records of Hamilton County, Ohio and being more particularly described as follows: 
  
 Being all of Lot 6 of Loveland Commerce Center, Block “A”, as recorded in Plat Book 63, Pages 39 to 43, of the Registered Land Records of
Hamilton County, Ohio. containing 10.040 Acres. 

 EXHIBIT B 
  

Site Plan 
 (See Attached) 

 EXHIBIT C 
  

Permitted Exceptions 
  

	 1.
	  	 (A)
	  	Open-End Mortgage and Security Agreement from Loveland Properties Limited Partnership, an Ohio limited partnership, dated January 12, 1994, filed for record January 14, 1994, in
the original amount of $4,500,000.00, to PNC Bank, Ohio, National Association, of record in Official Record 6372, Page 101, Registered Land Recorder’s Office, Hamilton County, Ohio; as amended by Amendment to Open-End Mortgage and Security
Agreement by and between Loveland Properties Limited Partnership, an Ohio limited partnership, and PNC Bank, National Association, dated May 27, 1998, filed for record January 24, 2000 and recorded in official record 8176, Page 671, Registered Land
Recorder’s Office, Hamilton County, Ohio.
			
	 	  	 (B)
	  	Assignment of Rents and Leases by Loveland Properties Limited Partnership, an Ohio limited partnership, to PNC Bank, Ohio, National Association, dated January 12, 1994, filed for
record January 14, 1994 and recorded in Official Record 6372, Page 134, Registered Land Recorder’s Office, Hamilton County, Ohio.
			
	 	  	 (C)
	  	Financing Statement No. 94-10215, filed January 14, 1994 in Official Record 6372, Page 146, Registered Land Recorder’s Office, Hamilton County, Ohio, by PNC Bank, Ohio
National Association, secured party against Loveland Properties Limited Partnership, an Ohio limited partnership, Debtor; as continued under Financing Statement No. 98-245083, filed for record December 28, 1998 in Official Record 7841, Page 1255,
Registered Land Recorder’s Office, Hamilton County, Ohio, by PNC Bank, National Association, successor by merger to PNC Bank, Ohio, National Association, Secured Party.
			
	 	  	 (D)
	  	Landlord, Lender and Tenant Agreement by and between SST Industries, Inc., an Ohio corporation, PNC Bank, Ohio, National Association, and Loveland Properties Limited Partnership,
an Ohio limited partnership, for subordination, non-disturbance and attornment, dated January 12, 1994, filed for record January 14, 1994 and recorded in Official Record 6372, Page 156, Registered Land Recorder’s Office, Hamilton County,
Ohio.
			
	 2.
	  	 	  	Financing Statement No. 03-0412951, filed for record June 26, 2003 in Official Record 9306, Page 2255, Registered Land Recorder’s Office, Hamilton County, Ohio, by PNC Bank,
National Association, secured party against Loveland Properties Limited Partnership, Debtor.
			
	 3.
	  	 	  	Right of Way and Easement for sewer purposes and restrictions thereto as set forth on Plat recorded in Plat Book 54, Pages 36 thru 38, Registered Land Recorder’s Office,
Hamilton County, Ohio.

			
	 4.
	  	 	  	Right of Way and Easement for sanitary sewer purposes and restrictions there to as set forth on Plat recorded in Plat Book 62, Page 55, and referenced in Official Record 5129,
Page 1671, both of the Registered Land Recorder’s Office, Hamilton County, Ohio.
			
	 5.
	  	 	  	Right of Way and Easement for general utility purposes to the Cincinnati Gas & Electric Company and Cincinnati Bell Telephone Company, dated January 22, 1990, filed for record
February 9, 1990 and recorded in Official Record 5207, Page 364, Registered Land Recorder’s Office, Hamilton County, Ohio.
			
	 6.
	  	 	  	Easements, Restrictions and 50’ Minimum Building Setback Line as set forth on plat of Loveland Commerce Center, Block “A” recorded in Plat Book 63, Pages 39 thru
43, Registered Land Recorder’s Office, Hamilton County, Ohio.
			
	 7.
	  	 	  	Right of Way and Easement for ingress and egress purposes over a concrete drive and terms and conditions thereto as set forth in grant/dedication of temporary easement dated
January 12, 1994, filed for record January 14, 1994 and recorded in Official Record 6372, Page 176, Registered Land Recorder’s Office, Hamilton County, Ohio.
			
	 8.
	  	 	  	Right of Way and Easement for general utility purposes to the Cincinnati Gas & Electric Company dated March 3, 1995, filed for record March 15, 1995 and recorded in Official
Record 6702, Page 1329, Registered Land Recorder’s Office, Hamilton County, Ohio.
			
	 9.
	  	 	  	Right of Way and Easement and Maintenance Agreement for vehicular ingress and egress purposes over existing concrete drive to CWS Properties, Inc., an Ohio corporation, from
Loveland Properties Limited Partnership, an Ohio limited partnership, dated April 17, 2001, filed for record April 19, 2001 and recorded in Official Record 8549, Page 1241, Registered Land Recorder’s Office, Hamilton County,
Ohio.

  

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