Document:

EXHIBIT
10.26

 

TENANCY AGREEMENT FOR BUSINESS PREMISES

Index-linked

 

	
  Owner:

  	
   

  	
  MARTIVAL Sàrl

  
	
  represented by:

  	
   

  	
  Agence Immobilière RIBORDY SA — Avenue de la Gare 8 — 1920 Martigny

  
	
  Manager:

  	
   

  	
   

  
	
  Place of real property

  	
   

  	
  Rue du Collège 1 — 1920 Martigny

  
	
  Tenant:

  	
   

  	
  FLAGSTONE Réassurance Suisse, SA

  
	
   

  	
   

  	
  validly represented by the single signature of Mr Berndt RAEDER

  
	
  Let for following use:

  	
   

  	
  all business activities of a reinsurance company

  
	
  Under the sign of:

  	
   

  	
   

  	
    Floor:

  	
   

  	
  3rd floor

  
	
  comprising:

  	
   

  	
  an entry hall and corridors

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  four offices — a
  separate toilet

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
    Floorspace: 

  	
   

  	
  approx. 146 square metres

  
	
  Additional rooms:

  	
   

  	
   

  	
    Former tenant: 

  	
   

  	
  UBS SA

  

 

The present tenancy agreement
is concluded between the owner and the tenant under the following terms:

 

1.            TERM

 

The present contract shall be
concluded for a term of —two— years; it
shall begin on 1 October 2006 at noon and
end on 30 September 2008 at noon. Unless
an undersigned notice of termination is given by official form on the part of
the lessor or in writing on the part of the tenant (at least six months in
advance), posted by registered letter at the post office no later than on 31 March 2008 at noon, the present tenancy
agreement shall be renewed with full rights and under the same conditions for—one— year, and in the same way year by year
thereafter.

 

2.            RENT

 

	
   

  	
   

  	
  ANNUAL

  	
   

  	
  QUARTERLY

  	
   

  	
  MONTHLY

  	
   

  
	
  Net minimum rent

  	
   

  	
  CHF 

  	
  30,000.00

  	
   

  	
  CHF 

  	
  7,500.00

  	
   

  	
  CHF 

  	
  2,500.00

  	
   

  
	
  ** By instalment for
  ancillary costs (art. 4)

  	
   

  	
  CHF 

  	
  3,000.00

  	
   

  	
  CHF 

  	
  750.00

  	
   

  	
  CHF 

  	
  250.00

  	
   

  
	
  ** taxes included

  	
   

  	
  CHF 

  	
               

  	
   

  	
  CHF 

  	
            

  	
   

  	
  CHF 

  	
             

  	
   

  
	
  Total

  	
   

  	
  CHF 

  	
  33,000.00

  	
   

  	
  CHF 

  	
  8,250.00

  	
   

  	
  CHF 

  	
  2,750.00

  	
   

  

 

The parties agree upon a
reserve for increase of CHF, in order to
permit the lessor to adapt the rent within the limits of gross revenue to
ensure that costs are covered, pursuant to art. 269a letter c of the Swiss Code
of Obligations (hereinafter called CO).

 

 

The net rent quoted under subclause 2 shall be linked to the Swiss
cost-of-living index. The index of reference shall be the one valid on the day
the agreement is concluded.

By means of one month’s previous notice by registered letter, the rent may
be adjusted proportionately to the development of the Swiss cost-of-living
index. The increase in rent shall correspond to the total increase of the
index, as has occurred since the last rent was determined.

A change can only be notified
once a year by means of the official form.

 

The rent can no longer be indexed if the tenancy is not extended for a term
of at least 5 years. An ordinary increase shall remain possible.

The increase can exceed the
development of the Swiss cost-of-living index if additional services are
provided by the lessor.

 

4.            ANCILLARY COSTS

 

4.1    Cost of heating and warm water supply

The tenant commits
himself, together with the other tenants of the real property, to participate in
the payment of expenses caused by the cost of heating and warm water supply. This
concerns in particular expenses for fuel and energy used, electrical energy used
for the burners and pumps, cleaning of the heating system and the chimney,
periodical checks of the heating system, including the oil tank and descaling
of the warm water system, servicing of the heat metres, maintenance,  insurance premium payment exclusively related
to the heating system, and administrative work caused by the operation of the
heating system, all these up to the maximum of the customary rates.

Repairs, renewal of the
heating system, payment of interest and amortisation for the system shall not
be regarded as cost of heating and warm water supply.

4.2             The tenant,
together with the other tenants, shall participate in the payment of public
charges and taxes such as the fees for sewage disposal (maintenance and use)
and refuse collection and any other fees, etc.

In the absence of
allocation by the authority, charges and taxes shall be apportioned according
to the quotas of the rented premises.

4.3             Other ancillary
costs

Other ancillary costs not included in the rental fee comprise the
following expenses (please delete the ones which do not apply):

a)         supply of and taxes for water,
electricity and gas, cost of operation and periodical servicing of the
elevator, washing machine, tumbler and air conditioning, fees for cable
television, salaries and social security contributions for the janitor and
gardener, cleaning products, cleaning of the joint areas of the real property,
maintenance of the garden, fees and taxes for the communal aerial, cost and
taxes for general lighting.

b)                                                                                                                                                                                                      

 

                                                                                                                                                                                                                   

The participation of the tenant in cost of heating and warm water supply
as well as any additional expenses must correspond to the effective costs.

Every year, at the end of the heating period, an
account of the total expenditures relating to the real property shall be
rendered. The tenant shall receive his annual statement of account; the overall
account together with the means of evidence shall be held at his disposal.
Additional payments or refunds, as the case may be, shall be effected within 30
days after the delivery of the statement of account.

 

5.      PAYMENT OF THE RENT (art. 257c CO)

 

The rent, ancillary costs for heating and utilities
are payable each month in advance at the domicile of the lessor or to his postal
or bank account.

If the tenant is in arrears with the payment of a monthly instalment for
more than ten days and a written reminder remains ineffective, the lessor may
demand that the rent as well as ancillary costs for heating and utilities be
paid on a quarterly basis in advance beginning from the month following the
date of delay defined in the reminder.

 

6.      GUARANTIES — SECURITIES (art. 257e CO)

 

The tenant will provide such financial securities as
the lessor may demand. The securities must be provided within thirty days after
signing the agreement, but no later than the date when the tenant moves into
the premises.

 

 

If the lessor receives a guarantee in cash he must
deposit it on a savings account established under the tenant’s name with a bank
at the place of the real property within ten days. Likewise, if the tenant
himself establishes the guarantee this shall be done in the same way.

It guarantees the execution of the tenant’s
obligations pursuant to the present tenancy agreement or the occupancy of the
rented object above and beyond the tenancy agreement.

The withdrawal of the total or a part of the amount or
assets deposited as security shall require the joint signature of the lessor
and the tenant or a judicial decision.

In the absence of a civil action filed within one year
after the date when the tenant surrendered the premises which were object of
the guarantee, the latter is completely released and the tenant or his
representative is authorised to regain possession of the funds.

The guarantee will be released on the agreement of the
parties or, in the absence of such agreement, according to the provisions of
art. 257e CO.

Amount:                      CHF
8,000.00                                                                                                                                              

Address of the guarantor or depository:  Agence
Immobilière RIBORDY SA - 1920 Martigny                                        

Nature of guarantee:              savings account                                                                                                                           

 

The lessor is obliged to deliver the object on the
date agreed upon in a condition suitable for the use for which it was rented.

Upon entry of the tenant, the condition of the
premises, also including inventory and the state of accessories, is recorded in
duplicate and in the presence of both parties and signed by them on location;
one copy is immediately handed over to each of them.

This shall form an integral part of the tenancy
agreement.

The lessor must inform the tenant of defects known to
him.

 

8.      DEFECTS
OF THE RENTED OBJECT

 

The tenant shall without delay inform the lessor of
defects which he is not obliged to repair himself.

The tenant shall be liable for any damage arising from
neglect to inform the lessor.

The tenant shall be obliged to maintain the object in
a condition suitable for the use for which it was rented, except for small
cleaning work or repairs indispensable for the normal maintenance of the
object, which are incumbent upon the lessor.

 

9.      INSPECTION
AND VIEWING OF THE OBJECT (art. 257h CO)

 

The tenant must authorise the lessor to inspect the
object to the extent as such inspection is necessary for the maintenance, the
sale or the future letting of the object.

If the owner must or wants to visit the rented
premises he shall, except in cases of urgency, give five days’ previous notice to
the tenant and shall take into account the latter’s interests.

This period of notification is reduced to 24 hours in
case of premature surrender.

These visits may take place on any day, except for
Sundays and holidays.

 

10.    INSURANCE

 

The lessor and the tenant are obliged to conclude an
insurance covering third-party liability arising from the present tenancy
agreement.

The tenant shall insure at his own expense all his
valuable good and personal equipment located in the rented premises or the real
property for their value against the risks of fire, explosion and damage by
water.

The tenant alone shall bear the consequences of not
having met this obligation, at the total exoneration of the lessor.

 

11.       WORK

 

11.1      Arranged
for by the tenant (art. 260a CO)

If the tenant wishes to renovate or modify the rented
object he shall request the previous written consent of the lessor and include the
plans and projects of the modifications.

The lessor must decide within thirty days.

 

 

The lessor may demand the presentation of a guarantee
for payment of the planned work.

The modifications, improvements or repairs shall not
interfere with the security, protection of health, aesthetic appeal or value of
the building.

Moreover, they must correspond to the legal or official
administrative provisions.

11.2      Arranged
for by the lessor (art. 260 CO)

The lessor has the right of renovation of the object provided
that carrying out the work is reasonable for the tenant and the tenancy
agreement has not been terminated.

 

12.       SUBTENANCY
(art. 262 CO)

 

If the tenant wishes to sublet the entire object or a portion
thereof he shall request the lessor’s previous written consent, indicating the
conditions of the subtenancy and the information demanded by the lessor
according to art. 262 of the Swiss Code of Obligations.

The lessor must decide within thirty days after receipt
of the notice.

 

13.       PREMATURE
SURRENDER OF THE RENTED OBJECT (art. 264 CO)

 

If the tenant surrenders the object without observing
the notice period he must inform the lessor in writing, indicating the date of
the surrender of the object, and he must present at least one solvent tenant
who is willing to accept the tenancy agreement at the same conditions as effective
as at the date of the surrender of the object indicated by the tenant. If the
lessor has reasonable objections against the candidate, he must without delay inform
the tenant about the reasons for his disapproval.

In such a case, the tenant must respect at least a
period of one month as per end of any month for his termination.

Under no circumstances will the lessor be obliged to
accept the conclusion of an agreement with the person proposed by the tenant, provided
that the latter has been released accordingly.

 

14.       RETURN
OF THE OBJECT (art. 267 CO)

 

At the end of the tenancy agreement, the tenant must
return the object in a condition resulting from use corresponding to the
agreement, local practices being reserved. On the maturity date the tenant
shall return the premises and any additional rooms.

The condition of the premises, also including
inventory and the state of accessories, is recorded in duplicate and in the
presence of both parties and signed by them on location; one copy is
immediately handed over to each of them. This record shall be established in the
empty premises if possible.

 

15.       RENT
— TERMS OF PROCEDURE

 

Pursuant to the law an interest rate of 8% per year is
payable on any benefits falling due under the present agreement. This tenancy
agreement includes acknowledgement of debt as defined by art. 82 LP (federal
law on prosecution and bankruptcy).

In case of several tenants, all of them are jointly
and severally liable for any obligations arising from the present tenancy
agreement.

The lessor ((illegible))
for the proper operation of the general services of the real property (water,
gas, heating, air conditioning, elevator, etc), but does not guarantee its
permanent working. In case of interruption, he commits himself to make every
effort to achieve proper operation again.

 

16.       TENANT’S
DUTIES

 

Apart from the obligations conveyed to him by law, the
General Conditions, rules and local practices of the canton of Valais and the
provisions of this agreement, the tenant commits himself to

 

a)         renounce
his cellar without compensation in case the authorities should demand the
construction or the modification of shelters for civil defence;

 

b)        choose
wallpapers and paints with neutral colours with the previous consent of the
lessor, otherwise he can be required to replace them at his expenses when
moving from the object;

 

c)         pay a
share of at least CHF 50.00 for any intervention regarding technical equipment
(e.g. cooker, washing machine, refrigerator, cooker hood); the total cost of
repair shall be to his debit in the event of negligence or carelessness on his
part;

 

d)        tolerate
work intended for the elimination of defects of the object as well as for
repair or prevention of damage.

 

18.       RIGHT
OF RETENTION

 

 

The tenant commits himself to keep his premises
constantly equipped with furniture owned by him, sufficient to guarantee the
rent of the last year and of the current semester.

 

The lessor may avail himself of the right of retention
for all benefits derived from the present tenancy agreement.

 

19.       DEVIATION
FROM THE PRESENT TENANCY AGREEMENT

 

A deviation tolerated solely on account of
complaisance may be revoked by the lessor at any time without specification of
the reason by means of 30 days’ previous notice sent by registered letter.

 

The premises or additional rooms made available free
of charge and on account of complaisance can be withdrawn by the lessor by
means of 30 days’ previous notice.

 

20.       SANCTIONS

 

Disregard of the tenancy agreement, the law, the
General Conditions, the rules and local practices of the canton of Valais and
other provisions forming integral parts thereof by one of the parties gives the
other party the right to cancel the present agreement according to the form
required by law after a reminder, compensation for damage being reserved.

 

21.       The Swiss Code of Obligations (CO) and other
relevant legal provisions as well as the General Conditions, the rules and
local practices of the canton of Valais shall apply to the present tenancy
agreement, subject to the above-mentioned conditions as agreed upon.

 

22.       JURISDICTION

 

The parties have chosen the domicile and the court
at the place of the landed property as the place of jurisdiction for all
disputes arising from the application or interpretation of the present
agreement.

 

23.       SPECIAL
PROVISIONS

 

                                                                                                                                                                                                                

 

                                                                                                                                                                                                                

 

                                                                                                                                                                                                                

 

                                                                                                                                                                                                                

 

Thus done and signed in duplicate at                Zug
and Martigny         on       29
September 2006                                        

 

	
  The tenant(s)

  	
   

  	
  The owner / lessor

  
	
   

  	
   

  	
   

  
	
  FLAGSTONE Reassurance Suisse SA

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  by Mr Berndt RAEBER

  	
   

  	
  R I B O R D Y

  
	
  ((signature))

  	
   

  	
  AGENCE IMMOBILIERE

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  AVENUE DE LA GARE 8 - CP 888

  
	
   

  	
   

  	
  CH 1920 MARTIGNY 1

  

 

 

	
  Edited and distributed by:

  	
   

  	
  L’Association valaisanne des
  professionels de l’immobilier (API * WIT)

  
	
   

  	
   

  	
  La
  Chambre immobilière du Valais et association de propriétaire fonciers (CIV)

  

 

The reproduction of this form and its passing on to
persons which are not member of the API * WIT or the CIV is not permitted.Exhibit 10.27

 

LEASE OF OFFICE SPACE

 

INDEX

 

	
  1.01

  	
   

  	
  Summary
  of Terms

  
	
  1.02

  	
   

  	
  Definitions

  
	
  2.01

  	
   

  	
  Grant

  
	
  2.02

  	
   

  	
  Covenants
  of Landlord & Tenant

  
	
  3.01

  	
   

  	
  Acceptance
  of Premises

  
	
  4.01

  	
   

  	
  Minimum
  Rent

  
	
  4.02

  	
   

  	
  Additional
  Rent

  
	
  4.03

  	
   

  	
  Operating
  Costs

  
	
  4.04

  	
   

  	
  Definition
  - Operating Costs

  
	
  4.05

  	
   

  	
  Payment
  - Operating Costs

  
	
  4.06

  	
   

  	
  Services
  by the Landlord

  
	
  4.07

  	
   

  	
  Prepaid
  Deposit

  
	
  4.08

  	
   

  	
  Net
  Lease

  
	
  4.09

  	
   

  	
  Interest
  on Arrears

  
	
  5.01

  	
   

  	
  Property
  Taxes

  
	
  5.02

  	
   

  	
  Business
  Taxes

  
	
  5.03

  	
   

  	
  Harmonized
  Sales Tax

  
	
  5.04

  	
   

  	
  Monthly
  Payment

  
	
  6.01

  	
   

  	
  Use

  
	
  6.02

  	
   

  	
  Rent

  
	
  6.03

  	
   

  	
  Utilities
  - Tenant’s Costs

  
	
  6.04

  	
   

  	
  Tubes,
  Ballasts

  
	
  6.05

  	
   

  	
  Repair
  and Maintenance

  
	
  6.06

  	
   

  	
  Nuisance

  
	
  6.07

  	
   

  	
  Heavy
  Objects

  
	
  6.08

  	
   

  	
  Assignments

  
	
  6.09

  	
   

  	
  Compliance
  with Insurance

  
	
  6.10

  	
   

  	
  Compliance
  with Laws

  
	
  6.11

  	
   

  	
  Signs

  
	
  6.12

  	
   

  	
  Windows

  
	
  6.13

  	
   

  	
  Blinds

  
	
  6.14

  	
   

  	
  Additional
  Costs

  
	
  6.15

  	
   

  	
  Tenant’s
  Insurance

  
	
  6.16

  	
   

  	
  Access
  and Maintenance

  
	
  6.17

  	
   

  	
  Notice
  of Accident

  
	
  6.18

  	
   

  	
  Mechanics’
  Liens

  
	
  6.19

  	
   

  	
  Surrender

  
	
  6.20

  	
   

  	
  Tenant’s
  Work

  
	
  6.21

  	
   

  	
  Heat,
  Vent and/or Air-Conditioning Premises

  
	
  6.22

  	
   

  	
  Other
  Charges

  
	
  7.01

  	
   

  	
  Quiet
  Enjoyment

  
	
  7.02

  	
   

  	
  Landlord’s
  Insurance

  
	
  7.03

  	
   

  	
  Heating
  and Air-Conditioning

  
	
  7.04

  	
   

  	
  Electricity
  and Water

  
	
  7.05

  	
   

  	
  Maintenance

  
	
  7.06

  	
   

  	
  Janitorial
  Service

  
	
  7.07

  	
   

  	
  Elevator
  Service

  
	
  7.08

  	
   

  	
  Access
  To Tenant

  
	
  7.09

  	
   

  	
  Security

  
	
  7.10

  	
   

  	
  Landlord’s
  Work

  
	
  7.11

  	
   

  	
  Repairs

  
	
  7.12

  	
   

  	
  Right
  to Alter

  
	
  7.13

  	
   

  	
  Lettering

  
	
  8.01

  	
   

  	
  Limitation
  of Landlord’s Liability

  
	
  8.02

  	
   

  	
  Tenant’s
  Liability to Landlord

  
	
  8.03

  	
   

  	
  Insurable
  Interest / Indemnity

  
	
  8.04

  	
   

  	
  Waiver
  of Subrogation

  
	
  8.05

  	
   

  	
  Form of
  Policy

  
	
  9.01

  	
   

  	
  Damage
  and Abatement

  
	
  9.02

  	
   

  	
  Destruction
  and Surrender

  
	
  9.03

  	
   

  	
  Limitation
  of Tenant’s Ability to Recover

  
	
  10.01

  	
   

  	
  Remedies
  of the Landlord on Default by Tenant and Provisions for Entry

  
	
  10.02

  	
   

  	
  Non-Waiver
  of Default

  
	
  11.01

  	
   

  	
  Sale,
  Conveyance and Assignment

  
	
  11.02

  	
   

  	
  Effect
  of Sales, Conveyance or Assignment

  
	
  11.03

  	
   

  	
  Subordination

  
	
  11.04

  	
   

  	
  Attornment

  
	
  11.05

  	
   

  	
  Execution
  of Instruments

  
	
  12.01

  	
   

  	
  Month-to-Month
  Tenancy

  
	
  12.02

  	
   

  	
  Tenancy
  at Sufferance

  
	
  12.03

  	
   

  	
  General

  
	
  13.01

  	
   

  	
  Expropriation

  
	
  13.02

  	
   

  	
  Relocation

  
	
  13.03

  	
   

  	
  Regulations
  Form Part of Agreement

  
	
  13.04

  	
   

  	
  Further
  Regulations

  
	
  13.05

  	
   

  	
  Entire
  Agreement

  
	
  13.06

  	
   

  	
  Interpretation

  
	
  13.07

  	
   

  	
  Loading
  and Delivering

  
	
  13.08

  	
   

  	
  Temporary
  Obstruction

  
	
  13.09

  	
   

  	
  Right
  to Alter / Demolish

  
	
  13.10

  	
   

  	
  Merger

  
	
  13.11

  	
   

  	
  Applicable
  Law

  
	
  13.12

  	
   

  	
  Binding
  Effect

  
	
  13.13

  	
   

  	
  Commissions

  
	
  13.14

  	
   

  	
  Force
  Majeure

  
	
  13.15

  	
   

  	
  Registration

  
	
  13.16

  	
   

  	
  Limitation
  of Landlord’s Liability

  
	
  13.17

  	
   

  	
  Limitation
  on Length of Term

  
	
  13.18

  	
   

  	
  Environment

  
	
  13.19

  	
   

  	
  Recycling

  
	
  13.20

  	
   

  	
  No
  Exclusive

  
	
  13.21

  	
   

  	
  Shorter
  Statute of Limitations

  
	
  13.22

  	
   

  	
  No
  Presumption Against Drafter

  
	
  13.23

  	
   

  	
  Indemnifier**

  
	
  14.01

  	
   

  	
  Notice

  
	
   

  	
   

  
	
  Schedule “A”

  	
  Plan
  of Demised Premises

  
	
  Schedule “B”

  	
  Plan
  of Building

  
	
  Schedule “C”

  	
  Landlord’s
  Work and Tenant’s Work

  
	
  Schedule “D”

  	
  Tenant’s
  Proportionate Share for Taxes

  
	
  Schedule “E”

  	
  Tenant’s
  Proportionate Share for Operating Costs

  
	
  Schedule “F”

  	
  Rules and
  Regulations

  

 

	
   

  	
  **
  Deleted in its entirety

  

 

 

LEASE OF OFFICE SPACE

 

PROPERTY:   COGSWELL TOWER

 

THIS LEASE DATED
26th day of July, 2005

 

BETWEEN:

 

CROMBIE DEVELOPMENTS LIMITED

a body corporate, the (“Landlord”)

 

AND

 

WEST END CAPITAL SERVICES
(HALIFAX) LIMITED

a body corporate, the (“Tenant”)

 

WITNESSETH THAT
in consideration of the rents, covenants and other agreements hereinafter
contained, the parties hereto covenant and agree as hereinafter set out.

 

SUMMARY OF 1.01               In
this Lease:

TERMS

 

(a)       Area of Premises:     2,320 square feet more
or less located in Suite #700A as it is presently known as of the date of
this Lease.

 

(b)      Term:     Three (3) year(s) commencing on
the 1st day of July, 2005 and terminating on the 30th day of June, 2008.

 

(c)       Minimum Rent Commencement:     1st day of
July, 2005

 

Additional Rent
Commencement:     1st day of July, 2005

 

(d)      Minimum Rent:     Ten dollars and fifty cents
($10.50) per square foot per annum, plus HST.

 

(e)       Deposit:     Nil ($0.00)

 

(f)       Use:     The Demised Premises shall be used
solely for the use and occupation of a business office and for no other
purpose.

 

 

(g)      Trade
Name:     WEST END CAPITAL SERVICES

 

(h)      Schedules Attached:     A, B, C, D, E and F

 

(i)        Additional Clauses:     Nil

 

2

 

ARTICLE 1.02             DEFINITIONS

 

1.02                         Definitions in this Lease:

 

(a)       “Article” means an article of this Lease.

 

(b)      “Building” means the structure {including parking structures, if any),
improvements, facilities and amenities in which the Premises are located
constructed on the Lands as it exists on the Lands from time to time.

 

(c)       “Centre” means the Lands and Buildings as they may be respectively
constituted by the Landlord from time to time all as more particularly set out
in Schedule “B”;

 

(d)      “Common Areas” means, on a floor occupied by more than one tenant,
those areas which do not constitute Occupiable Space on such multiple occupancy
floor, but which would have been included in Occupiable Space if such floor was
being fully occupied by one tenant.

 

(e)       “Demised Premises” or “Premises” means that part of the Centre
which the Tenant has agreed to rent from the Landlord and being that portion of
the Building outlined in red on the plan annexed hereto as Schedule “A”
and described more fully in Article 1.01(a). The rentable area and usable
area of the Premises have been calculated in accordance with the methods of
measuring rentable area and usable area as described in the Standard Method for
Measuring Floor Area in Office Buildings, as promulgated by the Building Owners
and Managers Association (BOMA) International, and which may be changed or
modified from time to time.

 

(f)       “Fiscal Period” or “Fiscal Year” shall mean such fiscal period as the
Landlord shall adopt for the purposes of accounts for the Centre.

 

(g)      “Lands” mean the Lands of the Building described and/or outlined in
blue on Schedule “B” annexed hereto and the driveways, sidewalks, public
areas, landscaped areas, parking lots and/or parking structures as required to
achieve the parking ratios established by the Centre and shall also include
such additional lands as the Landlord shall from time to time own, lease or
otherwise control and declare by notice to the Tenant to have become
constituted a part of the Lands and shall exclude such Lands as the
Landlord shall declare by notice to the Tenant to have been excluded, and to
have ceased to constitute a part of the Lands.

 

(h)      “Lease” means this Lease and all Schedules hereby attached to this
Lease, and every properly executed instrument which by its terms amends,
modifies or supplements this Lease, but shall exclude any offers to lease,
letters of intent or letters of agreement previously executed prior to this
Lease.

 

(i)        The first “Lease Year” means the period beginning on the date specified
in Clause 1.01(b) and terminating on the first anniversary of the last day
of the month in which the Term begins, unless the Commencement of the Term is
the first day of a month, in which event the first “Lease Year” terminates on
the expiration of the period of twelve (12) months

 

3

 

thereafter. Each subsequent “Lease Year” commences on the first day
following the expiration of the preceding Lease Year and terminates on the
earlier of the expiration of twelve (12) months thereafter or on the
termination of this Lease.

 

(j)        “Leasehold Improvements” means all fixtures, improvements,
installations, alterations and additions from time to time made, constructed,
erected or installed in or to the Leased Premises, with the exception of trade
fixtures; but notwithstanding such exception, Leasehold Improvements shall
include, without limitation:

 

(i)            storefronts and doors, all partitions,
however affixed, light fixtures, slatwall, and all carpeting and floor
coverings affixed in any way to the Demised Premises (with the exception of
carpeting laid over vinyl tile or finished floor and affixed so as to be
readily removable without damage to such tile or floor); and

 

(ii)           all or any portion of any:

 

a.     HVAC facilities,

 

b.     sewage, sprinkler, mechanical and electrical equipment, machinery, installations
and facilities, and

 

c.     equipment, machinery, installations and facilities for or in connection
with the supply of Utilities or communications,

 

wherever located, exclusively serving the Leased Premises.

 

(k)       “Occupiable Space” means:

 

(i)            with respect to a full floor occupied by one
tenant, all area within the exterior walls calculated by measuring from and to
the line of the outside surface of glass in exterior walls, with no deductions
for columns or projections, but excluding service areas on such floor;

 

(ii)           with respect to that part of a floor
(being less than a full floor) occupied by any tenant, all area measured from
the line of the outside surface of glass and exterior walls to the outside
surface of corridor walls and the centre line of other demising walls, with no
deductions for columns or projections.

 

(l)        “Operating Costs” means amounts payable by the Tenant to the Landlord
under Article 4.03 of this Lease.

 

(m)      “Property Tax” means amounts payable by the Tenant to the Landlord
under Article 5.01 of this Lease.

 

(n)      “Rentable Space” means:

 

(i)            with respect to a full floor occupied by one
tenant, Occupiable Space;

 

(ii)           with respect to that part of a floor
(being less than a full floor) occupied by any tenant, Occupiable Space plus a
proportion of all Common Areas on that floor

 

4

 

and such proportion of Common Areas shall be a fraction of such Common
Areas, the numerator of which shall be the Occupiable Space of the Demised
Premises, and the denominator of which shall be the total Occupiable Space
(whether actually tenanted or not) on such floor; provided that if the Landlord
changes the size of Common Areas or any pan thereof pursuant to Clause 7.12
from that which previously existed then a reasonable change of the proportion
of Common Areas for purposes of this definition, will be calculated and made.

 

(o)      “Schedules” means all Schedules listed in Article 1.01(h) which
shall form a part of this Lease.

 

(p)      “Service Areas” means all elevator shafts, stairwells (excluding those
within the Premises of a tenant which are restricted to the exclusive use of
such tenant) and those areas on floors within the Building to the extent that
they contain or comprise mechanical areas, facilities and apparatus designed
and used for the purpose of servicing the Centre, or portions of the Centre
beyond the floor on which they are actually located, and the enclosing walls of
all of the foregoing.

 

(q)      “Term” means the period of time set out in Article 1.01(b).

 

ARTICLE 2.00             GRANT OF LEASE

 

2.01                         Grant     The Landlord, as Owner of the Land described
in Schedule “B” with Buildings attached thereon, hereby demises and leases
the Demised Premises as described in Schedule “A” and the Tenant hereby
leases and accepts the Demised Premises from the Landlord, to have and to hold
during the Term outlined in Article 1.01(b) and subject to the terms
and conditions of this Lease.

 

2.02                         Covenants of Landlord and Tenant     The Landlord covenants to observe and perform all
of the terms and conditions to be observed and performed by the Landlord under
this Lease. The Tenant covenants to pay the Rent when due under this Lease, and
to observe and perform all of the terms and conditions to be observed and
performed by the Tenant under this Lease.

 

ARTICLE 3.00             TERM AND POSSESSION

 

3.01                         Acceptance of Premises     The Tenant acknowledges having received the
Premises in good order and repair with all the Landlord’s Work completed and
its acceptance of the Premises (with fifteen (15) days to notify for
deficiencies after possession) shall be deemed to be a waiver of any right to
claim or to state that the Premises were not in good order and repair subject
only to latent defects.

 

The Tenant has fully investigated the condition of the Premises or
waived its right to do so and is fully familiar with the physical condition of
the Premises and every part thereof and Tenant accepts the same “as is.”

 

5

 

ARTICLE 4.00             RENT AND OPERATING COSTS

 

4.01                         Minimum Rent     Yielding and paying, therefore, yearly and
every year during the said Term unto the Landlord without any deduction, set-off
or abatement (except as herein expressly provided) in lawful money of Canada
during the Term of this Lease the fixed Minimum rent (herein sometimes called “Minimum
Rent”) in the annual amounts as described in Article 1.01(c); said Minimum
Rent to be paid in advance in equal monthly installments commencing on the date
set forth in Article 1.01(c) and on the first day of each calendar
month thereafter during the Term, provided that if the Minimum Rent Commencement
Date is not the first day of a calendar month, then the rent payable on the Minimum
Rent Commencement Date shall be calculated at a rate per day of one-three hundred
and sixty-fifth (1/365th) of the Minimum and Additional Rent then applicable pursuant
to this sub-paragraph.

 

The Landlord may have prepared by an architect, land surveyor or
engineer a certified measurement of the Premises to establish the actual square
footage of the Premises. If a
certified measurement is completed for the Premises, the Landlord may provide
to the Tenant a copy of the aforesaid certificate of the architect or engineer
and the square footage indicated thereon shall be the square footage of the
Premises. Should such square footage indicated thereon be different from the
square footage indicated in Article 1.01(a) of this Lease, then rent
indicated in Article 4.01 and all other charges in this Lease shall be
adjusted on a per square footage basis to reflect this difference, and the
Tenant shall pay to the Landlord without deduction all such adjusted rent and
other charges.

 

4.02                         Additional Rent     Additional Rent and all such other amounts
payable herein (such as, but not limited to, Operating Costs, taxes, utilities,
interest) shall become due and payable hereunder by the Tenant to the Landlord
and is to be paid at the office of the Landlord, 115 King Street, Stellarton,
Nova Scotia, B0K 1S0, or at such other place as the Landlord may designate
in writing from time to time without any prior demand therefor. All amounts
payable hereunder to the Landlord shall be deemed to be rent.

 

If the Landlord so requires, Rent will be paid to the Landlord at the
Tenant’s expense by an automated debiting system under which payments are
deducted from the Tenant’s bank account and credited to the Landlord’s bank
account without prejudice to any other right or remedy of the Landlord.

 

4.03                         Operating Costs     The Tenant shall pay to the Landlord as
Additional Rent and in the manner hereinafter specified for each Fiscal Period
adopted by the Landlord in connection with its operation of the Centre, a
proportionate share of the Landlord’s gross costs of maintaining, operating and
repairing the Common Areas and Service Areas, all as determined in Schedule “E”
(hereinafter referred to as “Operating Costs”).

 

4.04                         Definition - Operating Costs     The Landlord’s gross costs of maintaining,
operating and repairing the Common Areas and Service Areas shall include all
direct and indirect costs and shall for the purpose of this Clause include,
without limiting the generality of the foregoing, all amounts paid or payable
by the Landlord for (1) accounting; (2) public liability and property
damage insurance and insurance against other casualties against which the
Landlord may reasonably insure (other than that insurance which is
specifically

 

6

 

dealt with in Article 7.02); (3) cleaning (including snow and
ice removal) in the Common Areas and Service Areas; (4) operation of all
lighting systems, loudspeakers, public address or music broadcasting systems in
the Common Areas; (5) policing; (6) supervising Common Areas with
attendant; (7) repairs and maintenance in and operation of Common Areas
and Service Areas (including the maintenance and upkeep of landscaped areas); (8) the
salary and expenses of the management and supervisory staff of the Centre; (9) depreciation
and amortization of all fixtures and equipment serving Common Areas and which
by their nature require periodic replacement or substantial replacement,
excluding buildings or structures and permanent parts thereof; (10) the
cost of heating, ventilating and/or air-conditioning the Common Areas; (11) all
taxes, including business taxes, applicable to Common Areas and Service Areas
and not included in Article 5.01 of this Lease; (12) operation and maintenance
of any escalators and elevators servicing the Building; (13) other amounts paid
or allocated by the Landlord or auditors on behalf of the Landlord for the
operation, maintenance and repair of the Common Areas and Service Areas but
excluding costs of a capital nature; (14) One ($1.00) Dollar per square foot
per annum of the Demised Premises as depreciation and amortization of the
parking facilities (where applicable) (15) an administrative fee equal to
fifteen percent (15%) of the total annual costs referred to in items (1) to
(14) inclusive. Costs shall be allocated in each Fiscal Period in accordance
with generally accepted accounting principles, and insurance premiums for any
policy having a term other than a Fiscal Year may be allocated to the
Fiscal Year in which the premium therefor is paid. If any dispute arises as to
whether an item is a Common Area or Service Area cost or as to its allocation
thereof the decision of the Landlord’s auditors in settlement of the dispute
shall be final and binding.

 

If applicable to the Centre, the Landlord’s gross costs of operating,
maintaining, repairing and/or replacing the said heating, ventilating, and
air-conditioning systems as provided herein shall include all direct and
indirect costs of operating, maintaining, repairing and/or replacing the said
systems and providing heating, ventilating and/or air-conditioning including,
but not restricted to, the cost of (1) accounting; (2) wages and
expenses paid to persons hired to operate, maintain and/or supervise the said
systems; (3) fuel, steam and all other properties used to generate heat; (4) supplies
to said systems; (5) necessary inspections of said systems; (6) necessary
licenses for the said systems; (7) providing insurance which the Landlord
considers reasonably necessary with respect to said systems; (8) repairs
and maintenance; (9) capital expenditures made by the Landlord in an
effort to promote energy conservation; (10) depreciation and interest on
the capital cost of the said systems in an aggregate amount not greater than
the amount required to amortize this cost together with interest at the rate of
prime plus 2% per annum as calculated by the main branch of the Bank of Nova
Scotia, Halifax, Nova Scotia over a period of twenty (20) years; and (11) an administrative
fee equal to fifteen percent (15%) of the total annual costs referred to in
items (1) to (10) inclusive. If any dispute arises as to whether an
item is a cost of operating, maintaining, repairing and/or replacing the
heating, ventilating and/or air-conditioning systems or the allocation thereof
the decision of the Landlord’s independent auditors in settlement of the
dispute shall be final and binding.

 

The Tenant shall reimburse the Landlord for a portion of all premiums
paid by the Landlord in relation to any insurance. The cost of insurance shall
include an amount sufficient to reimburse the Landlord for the premium cost and
deductible, if any. The amount of the Tenant’s portion shall be such as the
Landlord, in consultation with the agent for its insurer(s), may reasonably
determine and the Tenant covenants to pay to the Landlord monthly as Additional
Rent or in a manner hereinafter specified, for each Fiscal

 

7

 

Period adopted by the Landlord in connection with its operation of the
Centre, the Landlord’s gross cost of insuring the Centre.

 

Operating Costs shall include, if applicable, all costs and expenses
relating to monitoring and maintaining suitable indoor air quality in the
Building and regularly inspecting, monitoring, maintaining, and repairing the
Building’s HVAC system; hiring outside consultants to investigate and identify
the sources of any suspected indoor air quality problems that may be
identified; remedying any such problems; modifying, renovating, or
encapsulating any portion of the Building, Building systems, or Building
components reasonably required to continuously and efficiently maintain
acceptable indoor air quality in the Building, and complying with any and all
local, provincial, and federal laws, rules, regulations, or real estate
industry standards relating to indoor air quality.

 

4.05                         Payment - Operating Costs

 

(a)       Prior to the Additional Rent Commencement Date and each Fiscal Period
or as soon thereafter as possible, the Landlord shall calculate and deliver
notice of the Tenant’s share of the estimated Operating Costs for the
appropriate Fiscal Year, and without further notice the Tenant shall pay to the
Landlord in monthly instalments, the estimated Operating Costs simultaneously
with the Tenant’s payments of Minimum Rent during such Fiscal Year, including
Property Taxes.

 

(b)      Within a reasonable period of time following the end of each Fiscal
Period, the Landlord shall furnish the Tenant with a statement (the “Statement”)
setting out in reasonable detail the amount of Operating Costs (except Property
Taxes) for such Fiscal Period certified to be correct by a financial officer of
the company. If such amount is greater or less than the payments on account
thereof made by the Tenant, appropriate adjustments will be made between the
parties hereto within thirty (30) days after the delivery of such statement.

 

4.06                         Services by the Landlord     Subject to Article 4.00 hereof and
excluding services by the Landlord and charged to the Tenant as Operating Costs
(Schedule “E”), one hundred and fifteen percent (115%) of the cost to the
Landlord of all additional services, provided by the Landlord or its agent to
the Tenant (including performance by the Landlord on behalf of the Tenant of
any of the Tenant’s obligations set out in this Lease which the Tenant fails to
perform) shall be payable forthwith by the Tenant upon demand by the Landlord.
Such services shall include any services performed at the Tenant’s request including,
without limitation, maintenance, repair, special janitorial or cleaning
services, construction of additional Leasehold Improvements, replacement of
non-standard bulbs, tubes and ballasts and any heating, ventilation,
air-conditioning, electrical or elevator service provided during hours other
than business hours. Such services shall also include any services provided at
the Landlord’s reasonable discretion including, operating elevators for the
sole benefit of the Tenant and supervising the movement of furniture, equipment,
freight and supplies for the Tenant.

 

4.07                         Prepaid Deposit     Deleted in its entirety.

 

8

 

4.08                         Net Lease     It is the intention of the Landlord and
Tenant that this Lease shall be net to the Landlord and that the Tenant shall
pay for its own account, to the complete exoneration of the Landlord, all costs
and expenses affecting the Premises and the business carried on therein.

 

4.09                         Interest on Arrears     If the Tenant fails to pay to the Landlord
when the same is due and payable any Minimum Rent, Additional Rent or any other
charge under this Lease such amount or amounts shall bear interest at a rate of
two percent (2%) per month compounded monthly from the date upon which same was
due until actual payment thereof.

 

ARTICLE 5.00             TAXES

 

5.01                         Property Taxes

 

(a)       The term “tax” or “taxes” means all taxes, rates, duties and levies
whatsoever whether Municipal, Provincial, Parliamentary or otherwise,
attributable to the Centre including the Lands on which it is situated and
levied in respect of the Centre, including any capital tax or tax imposed on
the capital invested in or allocated to the Centre, federal large corporation
tax (or any tax similar to or in replacement thereof) payable by the Landlord or
the Tenant to any duly constituted governmental authority whether Federal,
Provincial, Municipal or otherwise, and includes any taxes, rates, assessments
or charges which may in the future be levied in addition to or in
substitution for Municipal, other real property or business occupancy taxes
currently levied, or tax on rent and also includes any and all costs or
expenses incurred, paid or payable by the Landlord, in contesting or appealing
any assessments for such tax or taxes, but does not include the income and
personal taxes of the Landlord.

 

(b)      The Landlord shall pay all taxes assessed against the Centre.

 

(c)       The Tenant shall pay to the Landlord as Additional Rent, and in the
manner hereinafter specified for each taxation year during the Term of this
Lease at the Landlord’s option, either a proportionate share of the taxes
payable by assessment or as determined in accordance with Schedule “D”.

 

5.02                         Business Tax     The Tenant covenants to pay as and when they
fall due all taxes and rates charged, assessed or levied by any governmental
authority against either the Landlord or the Tenant in respect of any business
or other activity carried on, upon or in connection with the Premises including
any taxes and rates which may in the future be levied against either the
Landlord or the Tenant in addition to or in substitution for business occupancy
taxes currently levied, and taxes personal to the Tenant and on or in respect
of its business, income or property and taxes which may be levied by any
governmental authority against either the Landlord or the Tenant in respect to
the Tenant’s fixtures and equipment or any rent or Additional Rent paid to the
Landlord, and to indemnify and reimburse the Landlord at the Landlord’s option,
either upon demand or as Additional Rent for any of such taxes which may be
assessed to and payable by or paid by the Landlord.

 

9

 

5.03                         Harmonized Sales Tax     In addition to the rent payable hereunder,
the Tenant will pay to the Landlord (acting as agent for the taxing authority
if applicable) or directly to the taxing authority (if required by the
applicable legislation) in the manner specified by the Landlord, the full
amount of all goods and services taxes, sales taxes, value-added taxes,
multi-stage taxes, business transfer taxes and any other taxes imposed in
respect of rent and other charges payable by the Tenant under this Lease or in
respect of the rental of space by the Tenant under this Lease (collectively and
individually, “HST”). HST is payable by the Tenant whether characterized as a
goods and services tax, sales tax, value-added tax, multi-stage tax, business
transfer tax, or otherwise. HST so payable by Tenant will: (i) be
calculated by the Landlord in accordance with the applicable legislation; (ii)
be paid by the Tenant at the same time as the amounts to which the HST applies
are payable to the Landlord under the terms of this Lease (or upon demand at
such other time or times as the Landlord from time to time determines); and (iii) notwithstanding
anything else in this Lease, be considered not to be rent, but the Landlord
shall have all of the same remedies for and rights of recovery with respect to
such amounts as it has for non-payment of rent under this Lease or at law.

 

5.04                         Monthly Payment     Prior to the commencement of each Fiscal Year
or taxation year or as soon thereafter as possible, the Landlord will furnish
to the Tenant a reasonable estimate of the taxes of the Centre for the current
taxation period and the amount thereof payable by the Tenant. The Tenant shall
pay to the Landlord the amount so estimated, in advance, in equal monthly
instalments on the first day of each month throughout the current taxation
year. Within sixty (60) days after the end of the taxation period, or as soon
thereafter as possible, the Landlord shall furnish to the Tenant a statement of
the Landlord’s actual taxes and the amount thereof payable by the Tenant and
showing in reasonable detail the information relevant and necessary to the
exact calculation and determination thereof. If such amount is greater or less
than the payments on account thereof made by the Tenant, appropriate
adjustments will be made between the parties hereto within thirty (30) days
after the delivery of such statement.

 

ARTICLE 6.00             TENANT COVENANTS

 

6.01                         Use     The Premises shall be used and occupied for
the use as determined in Article 1.01(f) or for such other purpose as
the Landlord may specifically authorize in writing. The Tenant shall
operate under the firm name as set out in Article 1.01(g).

 

If any other business is operated on the Premises, the Tenant shall
cease such operation upon receipt of notice from the Landlord. The Landlord,
after this written notice to the Tenant, may at its option terminate this
Lease if the other business being operated has not ceased.

 

Nothing, in the Landlord’s determination, shall be done or omitted or
permitted by the Tenant upon the Premises which shall be or result in a
nuisance.

 

6.02                         Rent     The Tenant covenants to pay all Minimum Rent
and Additional Rent and all other charges as referred to in Articles 4.01 and
4.02, promptly, when due.

 

10

 

6.03                         Utilities - Tenant’s Costs

 

(a)           All electricity, water and other utilities of any nature supplied to
the Premises shall be paid for by the Tenant and, if supplied by the Landlord,
shall be supplied at then current rates; and the amounts payable therefore
shall be deemed to be Additional Rent. If arrangements are not made by the Landlord
for the supply of any such services by a public utility or other supplier, the
Tenant will contract directly with such utility or supplier for the supply
thereof.

 

(b)           In no event shall the Landlord be liable for damages arising from the
interruption or failure of such supply; and in the event that a public utility
or supplier providing any such service ceases to do so, the Landlord will use
its best efforts to arrange an alternative supply and may at its option
supply any of such services itself but shall be under no obligation to do so
and shall not be liable in damages by reason of the cessation of such supply.
Electricity required by the Tenant other than normal lighting and the operation
of small business office equipment shall be paid for by the Tenant as
Additional Rent.

 

6.04                         Tubes, Ballasts     The Landlord shall have the exclusive right
to attend to any replacement of electric light bulbs, tubes and ballasts in the
Premises throughout the Term and any renewal thereof. The cost of such replacement
and installation shall be paid by the Tenant to the Landlord within thirty (30)
days after receipt of an invoice by the Tenant from the Landlord on account
thereof as Additional Rent.

 

The Landlord may adopt a system of relamping and reballasting periodically
on a group basis in accordance with good practice. If the Landlord adopts such
a system, the Tenant shall pay as Additional Rent to the Landlord a monthly
charge per bulb, tube and ballast on the account of the cost of such
replacement in the Premises. If the cost of such replacement shall increase or
decrease during the Term or any renewal thereof, the Landlord shall adjust the
Additional Rent payable for such replacement hereunder on an equitable basis
and the Tenant agrees to pay such Additional Rent as adjusted, on demand. The
decision of the Landlord, with respect to any such adjustment, shall be final
and binding upon the parties hereto.

 

6.05                         Repair and Maintenance     The Tenant will at all times keep the
Premises in a clean and sanitary condition and in accordance with the laws,
directions, rules and regulations of the governmental agencies having
jurisdiction, and will keep and maintain the Premises and all interior fixtures
and equipment therein including, without limiting the generality of the
foregoing, the plumbing, heating, air-conditioning (if applicable) and
electrical equipment and including all glass, windows, doors and door-closing
devices and all permitted signs, in good order and condition and in good repair
and painted or otherwise presentable. The Landlord or its agents shall have the
right to enter upon the Premises at all reasonable times to view the state of
repair, condition and use thereof and to request in writing to the Tenant that
the Tenant make such repairs, alterations, improvements or additions as the
Landlord acting reasonably may deem advisable. Should the Tenant not comply
or commence to comply with the Landlord’s written request within thirty (30)
days of the aforesaid request then the Landlord may make such repairs,
alterations, improvements or additions as it may deem advisable. The cost,
plus 20% of such cost for overhead and supervision, will be billed to the
Tenant as Additional Rent and payable immediately upon receipt of an invoice
therefor; and the Landlord shall be allowed to take

 

11

 

all materials into and upon the Premises that may be required
therefor without the same constituting an eviction of the Tenant in whole or in
part. The rent hereunder shall in no way abate while such repairs, alterations,
improvements or additions are being made by reason of loss or interruption of
the business of the Tenant because of the prosecution of such work, provided
that the same are made as expeditiously as is reasonably possible.

 

The use by the Tenant of electrical and other services shall at no time
exceed the capacity of the wiring, mains, pipes or conduits on the Premises or
the fixtures or equipment within the Premises so as to constitute a hazard. If
the Tenant wishes to install any electrical or other equipment which may overload
the electrical or other service facilities, the Tenant shall at its own expense
make whatever changes are necessary to comply with the reasonable and lawful
requirements of the insurance underwriters and governmental authorities having
jurisdiction, but no changes shall be made by the Tenant until the Tenant first
submits to the Landlord plans and specifications for the proposed work and
obtains the Landlord’s written approval to perform same.

 

6.06                         Nuisance     The Tenant covenants not to suffer or permit
any waste upon the Demised Premises and not to cause or permit any nuisance in,
at or on the Demised Premises or any other part of the Building or Centre.

 

The Premises shall not be used for any dangerous, noxious, or offensive
trade or business or for any purpose, trade, or business that will adversely
affect the indoor air quality for the Premises or Building (including any
Common Areas and Service Areas);

 

The Tenant will at all times use and operate the Premises in such a
manner as to minimize the risk of indoor air quality problems, “sick-building
syndrome,” and/or any diagnosable illness that can be identified and attributed
directly to contaminants in the Building;

 

The Tenant will take all steps necessary to prevent: inadequate
ventilation, emission of chemical contaminants from indoor and/or outdoor
sources, emissions of biological contaminants;

 

The Tenant will assure adequate ventilation and operation of any HVAC
systems and/or office equipment under its control;

 

The Tenant will not allow any unsafe levels of chemical or biological
contaminants (including volatile organic compounds) in the Premises, and will
take all steps necessary to prevent the release of such contaminants from adhesives
(for example, upholstery, wallpaper, carpet, machinery, supplies, and cleaning
agents);

 

The Tenant will not bring, generate, treat, store, or dispose of any
chemicals, materials, or other potential pollution sources without Landlord’s
prior consent. Notwithstanding the foregoing, the levels of these chemicals,
materials, or other potential pollution sources shall not exceed legal limits.

 

6.07                         Heavy Objects     The Tenant covenants not to overload any of
the floors of the Demised Premises nor place upon the Demised Premises any
safe, heavy business machine or other heavy object without first obtaining the
consent in writing of the Landlord.

 

12

 

6.08                         Assignments     The rights of the Tenant under this Lease
shall not be transferred, assigned or sold and the Tenant shall not sublet the
whole or any part of the Premises nor grant any concession or license
within or with respect to the Premises to any party without the prior written
consent of the Landlord, which consent may be unreasonably withheld. All
requests to the Landlord for consent to any transfer, assignment, sublet or
grant shall be made to the Landlord in writing and such information in writing
as the Landlord might reasonably require respecting a proposed transferee,
assignee, sublessee or grantee including, without limitation, the name,
address, number of years business experience or in lieu of business experience
evidence of competent personnel, financial position, and banking and personal references
of such proposed transferee, assignee, sublessee or grantee and in the event
that the proposed transferee, assignee, sublessee or grantee is a corporation,
similar information respecting the corporation and all of its principal
shareholders, officers and directors. As a condition precedent to any
assignment of this Lease or subleasing of the whole or any part of the
Premises, the Tenant shall first offer to assign or sublease, as the case may be,
to Landlord on the same terms and conditions and for the same rental as
provided in this Lease. The Landlord will not be liable for any damages
resulting from the withholding of a consent to transfer assignment, sublet or
sale.

 

In no event shall the proposed sub-tenant or assignee be an existing
occupant of any space in the Building or the Centre or an Affiliate of any such
occupant. For purposes of this Article, an “Affiliate” means a corporation or
other business entity that directly or indirectly controls, is controlled by,
or is under common control with such occupant. In no event shall the Tenant
sublet all or a portion of the Premises to a person or entity with whom the
Landlord or its agent is negotiating or has negotiated within the past six (6) months
regarding a lease, purchase, or license of space in the Centre.

 

Without limiting the foregoing, the following shall be deemed to be an
assignment or sublease for the purposes of the Lease and shall require the
prior written consent of the Landlord and the prior compliance with all of the
provisions of this Article:

 

(a)       if any person other than the Tenant has or exercises the right to
occupy, manage or control the Premises or any part thereof, or any of the
business carried on therein other than subject to the direct and full
supervision and control of the Tenant; and

 

(b)      if effective control of the Tenant is acquired or exercised by a person
not having effective control of Tenant at the date of execution of the Lease.

 

The Landlord may grant its consent to assign or sublet all or any part of
the Premises, refuse to grant its consent to assign or sublet all or any part of
the Premises, or, within thirty (30) days of the receipt of such request in
writing to assign this Lease or sublet all or any part of the Premises
elect to cancel this Lease. If the Landlord elects to cancel this Lease, the
Landlord shall give the Tenant notice of cancellation and sixty (60) days
following such notice of cancellation this Lease shall expire and the Tenant
shall vacate and surrender the Premises to the Landlord.

 

Whether or not the Landlord consents to any request to a transfer,
assignment, sublease or grant the Tenant shall pay to the Landlord all
reasonable costs incurred by the Landlord in considering any requests for
consent to a transfer, assignment, sublease or grant and in

 

13

 

completing any of the documentation involved in implementing such
transfer, assignment, sublease or grant including the agreements between the
Landlord and each of the Tenant and the transferee, assignee, sublessee or
grantee referred to above and the document of transfer, assignment, sublease or
grant and the consent thereto.

 

As an alternative to giving its consent to any sublease or assignment
of lease, Landlord shall have the right to require the prospective sub-tenant
or assignee to execute a new lease with Landlord under the same terms and
conditions as contained in the offer from the bona fide assignee or sub-tenant,
the performance of all obligations of such sub-tenant or assignee under the new
lease. Tenant agrees to pay to Landlord reasonable costs of administration
incurred by Landlord to effect such new lease.

 

In the event of any transfer, assignment, sublease or grant, the Tenant
shall remain responsible to the Landlord for the fulfillment of all of the
Tenant’s obligations pursuant to the terms of this Lease for the balance of the
Term regardless of any disclaimers of the Lease by any trustee in bankruptcy or
receiver. If this Lease is disclaimed or terminated by any trustee in bankruptcy
or any transferee of this Lease, the original Tenant named in this Lease, upon
notice from the Landlord given within sixty (60) days of such disclaimer or
termination, shall enter into a Lease with the Landlord upon the same terms and
conditions as contained herein except for the duration of the Term, which shall
expire on the date this Lease would have expired save for such disclaimer or
termination. The Landlord’s consent to any transfer, assignment, sublease or
grant shall not be effective unless given by the Landlord in writing and no
such consent shall be deemed or presumed by any act or omission of the Landlord
other than consent in writing; without limiting the generality of the
foregoing, the Landlord may collect rent and any other amounts from the
transferee, assignee, sublessee or grantee and apply the net amount collected
to the rent and other amounts payable pursuant to this Lease and the collection
or acceptance of such amounts shall not be deemed to be a waiver of the
Landlord’s rights under this Article or any acceptance of or consent to
any such transfer, assignment, sublease or grant.

 

The Tenant acknowledges that the Landlord will not be held responsible
for any financial or non-financial losses caused by withholding the Landlord’s
consent to any assignment, transfer, sublease or grant. In the event the
Landlord shall grant its consent to assign or sublet or part with
possession of any part or all of the Premises and also in the event that
the Assignee, Sublessee, or Receiver of the Premises pays any higher Minimum
Rent or Additional Rent than is payable under this Lease then in every instance
the Tenant shall reimburse the Landlord with such higher Minimum Rent or
Additional Rent through the remainder of the Term and any renewals thereto.

 

If the Tenant assigns this Lease without the Landlord’s prior written
consent, and regardless of whether or not the Landlord has accepted rent from
any party other than the Tenant, the Landlord has the right to terminate this
Lease with no liability whatsoever.

 

The Tenant shall not print, publish, post, mail, display, broadcast or
otherwise advertise or offer for any reason, the whole or any part of the
Leased Premises for the purposes of an occupancy transaction, sub-letting,
assigning or the sharing of the Leased Premises in any way, in whole or in
part, by a third party and shall not permit any broker or other party to do any
of the foregoing, unless the complete text and format of any such notice,
advertisement or offer shall have first been approved in writing by the
Landlord. Without in any way restricting or limiting the Landlord’s right to
refuse any text and format on other

 

14

 

grounds, any text
and format proposed by the Tenant shall not contain any reference to the
Minimum Rent or any other amount payable under this Lease.

 

6.09                                                                           Compliance with Insurance     The Tenant
agrees that it will not keep, use, sell or offer for sale in or upon the
Premises any article which may be prohibited by the standard form of fire
insurance policy in force from time to time covering the Centre. In the event
the Tenant's occupancy of, conduct of, business in, or sale of any merchandise
from or on the Premises, whether or not the Landlord has consented to the same,
causes any increase in premiums for the insurance carried from time to time by
the Landlord with respect to the Centre, the Tenant shall pay any such increase
in premiums as Additional Rent within ten (10) days after bills for such
additional premiums are rendered by the Landlord. In determined whether
increased premiums are a result of the Tenant's use or occupancy of the
Premises, or the sale of any article therein or therefrom, a schedule issued by
the organization setting the insurance rate on the Centre, showing the various
components of such rate, shall be conclusive evidence of the several items and
charges which make up such rate. The Tenant shall comply promptly with all
reasonable requirements of any underwriters association or any insurer now or hereafter
in effect, pertaining to or affecting the Premises.

 

6.10                                                                           Compliance with Laws     The premises
shall be used and occupied in s safe, careful and proper manner so as not to
contravene any present or future government or quasi-governmental laws in force
or regulations or orders. If due solely to the Tenant's use of the Premises,
improvements are necessary to comply with any of the foregoing or with the
requirements of insurance carriers, the Tenant shall pay the entire cost
thereof.

 

The Tenant shall, at
its sole cost, comply with all current and future federal, provincial, and
local environmental and indoor air quality laws, regulations, and industry
standards, including, without limitation, any restrictions on smoking in the
workplace.

 

6.11                                                                           Signs     The Tenant
covenants not to exhibit, inscribe, paint or affix any signs, advertisements,
notices or any other lettering upon any part of the outside or inside of the
Demised Premises or other part of the Building except on the directories and
doors of offices and then only of such size, colour and style as Landlord shall
determine and approve. In the event of the violation of this Clause by the
Tenant, the Landlord may remove such sign, advertisement, notice or other
lettering, without any liability, and may collect from the Tenant as Additional
Rent the expense incurred in removing the same. Upon termination of this Lease,
the Tenant will remove any and all such signs, advertisements, notices and
other lettering and shall make good any damages occasioned by the installation
or removal thereof.

 

6.12                                                                           Windows     The Tenant
covenants to pay the cost of replacement with as good quality and size of any
window glass serving the Demised Premises which becomes broken during the
continuance of this Lease, excluding exterior windows which will be replaced at
the Landlord's cost, unless damage is caused by the Tenant, its employees,
agents, invitees or licensees.

 

15

 

6.13                         Blinds     The Tenant shall not install window shades,
curtains or Venetian blinds of any colour other than the typical colours from
time to time approved by the Landlord, if Landlord provides or requires a
standard.

 

6.14                         Additional Costs     The Tenant covenants to pay all additional
costs referred to in Clause 4.02 of this Agreement.

 

6.15                         Tenant’s Insurance     The Tenant shall, before entering the
Premises and during the entire Term hereof, at its sole cost and expense, take
out and keep in full force and effect, in the names of the Tenant, the Landlord
and the Landlord’s mortgagee (including trustee for bond holders), the
following:

 

(a)       An “Occurrence” liability insurance policy insuring all operations of
the Tenant, including but not limited to, bodily injury and property damage
liability, contractual liability and contingent liability. Such policy shall be
written on a comprehensive basis with limits of not less than $5,000,000.00 per
occurrence (or such higher limits as the Landlord or its mortgagees require
from time to time) including Tenant’s Legal Liability insurance on an All-Risk
replacement cost basis for the Premises with respect to the occupancy by the
Tenant of the Premises. Should a “Claims-Made” policy be purchased, such policy
shall survive the expiration of this Lease and remain in full force and effect
for a further six (6) years.

 

(b)      Fire Insurance and Extended Coverage Endorsement (including coverage
for leakage from fire protected devices from all other types of water damage)
on a Replacement Cost basis, in respect of the Premises which shall include but
not be limited to all exterior windows, doors, demising walls, electrical
fixtures, mechanical, plumbing fixtures and sprinkler drops and heads and
ceiling/flooring and all trade fixtures, furniture, equipment, inventory and
all Leasehold Improvements constructed by or on behalf of the Tenant and such
other property in or about the Premises as the Landlord or its mortgagees may from
time to time reasonably require.

 

(c)       Where the Tenant intends to or does use, store, distribute, treat,
manufacture, transport, generate, process, package, reprocess, recycle, sell,
offer for sale, dispose of or import into the Province any Hazardous Substance
as defined in Article 13.19 of this agreement, third party liability
insurance for environmental liability in amounts and containing terms and
conditions in accordance with industry standards shall be carried by the
Tenant.

 

(d)      Any other form or forms of insurance as the Landlord or the
Landlord’s mortgagees reasonably requires from time to time including but not
limited to Business Interruption Insurance in amounts and for perils against
which a prudent tenant would protect itself in similar circumstances.

 

6.16                         Access and Maintenance     The Tenant covenants to permit the Landlord
and all persons authorized by it at all reasonable times during the Term to
enter the Demised Premises to erect, build, use and maintain pipes, ducts and
conduits, including communications services in and through the Demised Premises
and, further, the Landlord shall have the right to enter the Demised Premises
at all reasonable times to examine the same and to make such repairs,
alterations, improvements or additions as the Landlord may deem necessary
or desirable or as the Landlord may be required to make by law or in order

 

16

 

to repair and maintain the Building, and the rent reserved shall not
abate while any such work is being undertaken by the Landlord. The Landlord
will exercise reasonable diligence so as to minimize the disturbing or
interruption of the Tenant’s operations. The Landlord or its agents shall have
the further right to enter upon the Demised Premises at all reasonable times to
show them to prospective purchasers, encumbrancers, or assignees and during the
six months prior to the expiration of the Term, the Landlord may show the
Demised Premises to prospective tenants and to permit free access to the
Demised Premises by janitorial, cleaning personnel, watchmen and security
personnel.

 

The Tenant agrees with the Landlord that in the event that the Tenant’s
business is of such a nature as to require it to remain open other than the
normal business hours of the Building or to necessitate additional security
measures or maintenance work or Common Area HVAC operation exceeding that
normally required in the operation of the Building, then the Tenant shall pay
to the Landlord, as Additional Rent, any such additional charges arising out of
the additional security measures, maintenance work or Common Area HVAC operation
immediately upon receipt of an invoice from the Landlord for such charges.

 

The Landlord shall have the right, but not the obligation, at all times
during the Lease Term to inspect the Premises and conduct such tests and
investigations to evaluate the indoor air quality in the Premises and/or the
Building. The Landlord’s entry may be made at any time either during or
after Tenant’s business hours.

 

6.17                         Notice of Accident     The Tenant covenants to give the Landlord
immediate notice of any accidents or defects in the water pipes, plumbing,
heating, ventilation and air-conditioning apparatus, electrical wiring or
fixtures, and the Tenant will make good any damage caused by the misuse of the
Demised Premises by the Tenant, its servants or agents, or any other person who
may be permitted by the Tenant to enter the Demised Premises.

 

6.18                         Mechanics’ Liens     The Tenant covenants to pay promptly for
labor, materials and construction and to indemnify and save harmless the
Landlord against claims arising from Mechanics’ or other liens for any work
done or materials provided or services rendered for improvements or alterations
made by the Tenant to the Demised Premises.

 

If a Mechanics’ or other lien arises, the Landlord has the right to pay
the outstanding amount and charge the Tenant said amount as Additional Rent.

 

6.19                         Surrender     To deliver up to the Landlord at the end of
the Term, or earlier termination thereof, the Demised Premises broom clean
and in good and tenantable repair, destructions as herein provided for and
reasonable wear and tear only excepted and further, at the option of the
Landlord, to remove all leasehold improvements, installations, and alterations
or to pay the Landlord the amount of any expense incurred by the Landlord in
removing all leasehold improvements, installations, and alterations which the
Tenant fails to remove as required by the sub-section.

 

6.20                         Tenant’s Work     To perform Tenant’s work to the
satisfaction of the Landlord and with prior written approval of the Landlord as
specified in Schedule “C”.

 

17

 

6.21                         Heat, Vent and/or
Air-Conditioning Premises     If the Premises are served by a separate
heating, ventilating and/or air-conditioning system, the Tenant covenants to
pay the gross cost of maintaining, operating, repairing and replacing the said
separate system or systems located in the Premises.

 

6.22                         Other Charges     The Tenant shall pay to the Landlord, as
Additional Rent, at the times and in the manner provided in this Lease or, if
not so provided as reasonably required by the Landlord, all amounts (other than
that payable under Articles 4.01 and 4.02) which are payable by the Tenant to
the Landlord under this Lease.

 

ARTICLE 7.00             LANDLORD COVENANTS

 

7.01                         Quiet Enjoyment     Provided all conditions of the Lease are met
and all Rent is paid, the Landlord covenants for quiet enjoyment and possession
of the Demised Premises during the Term subject to the terms and conditions of
this Lease.

 

7.02                         Landlord’s Insurance

 

(a)       The Landlord, acting reasonably and as a prudent owner of a similar
centre, shall carry such insurance on the Centre for the account and benefit of
the Landlord as the Landlord from time to time considers useful, expedient or
beneficial.

 

(b)      Notwithstanding the provisions of Article 7.02(a) and
notwithstanding any contribution by the Tenant to insurance premiums as
provided for in this Lease, such policies are for the benefit of the Landlord
only and not for the benefit of the Tenant and do not bar a claim or action
against the Tenant by the Landlord or in the name of the Landlord (whether such
claim is subrogated or not) in respect of any loss or damage which was insured
against or which ought to have been insured against pursuant to this Article 7.00.

 

7.03                         Heating and  Air-Conditioning     If applicable to the Building, the Landlord
covenants to heat and provide air-conditioning to the Demised Premises during
normal business hours, but in the event that the apparatus or any part thereof
used in heating or air-conditioning the Demised Premises at any time becomes
incapable of heating or air-conditioning them or becomes damaged or destroyed,
the Landlord shall have a reasonable time within which to repair the damage or
replace or repair the apparatus and the Tenant shall have no claim whatsoever
upon the Landlord for damages due to the failure or loss of any such service at
any time. In the event the Tenant’s work as outlined in Schedule “C”
hereto or any other additions or alterations to the Demised Premises undertaken
by the Tenant interfere with or in any way affect the proper operations of the
heating and air-conditioning systems serving the Demised Premises, the Tenant
shall bear the expense of any alterations to the heating and air-conditioning
equipment for the purpose of better serving the Demised Premises.

 

7.04                         Electricity and Water     The Landlord covenants if applicable to the
Building, to provide electricity to the Demised Premises and water to the
washrooms in the Common Areas of the floor(s) on which the Demised Premises are
located, but should the Landlord make default in so doing the Tenant shall have
no claim whatsoever upon the Landlord for damages due to the failure or loss of
such services at any time unless failure or loss shall

 

18

 

have been due to the wilful act or gross neglect of the Landlord. Electricity
shall be for normal lighting to building standard and operation of small office
equipment.

 

The Tenant shall pay to the Landlord, as Additional Rent, electricity
costs for any large office equipment.

 

7.05                         Maintenance     The Landlord covenants to maintain the
exterior, roof structure and foundation of the Building in good condition in
order that the Tenant will be able to carry out the purpose for which this
Lease is granted.

 

7.06                         Janitorial Services     The Landlord covenants, if applicable to the
Building, to provide janitorial services, including window washing, as
reasonably required to keep the Premises in a clean and wholesome condition,
provided that the Tenant shall leave the Premises in a reasonably tidy
condition at the end of each business day.

 

7.07                         Elevator Service     If applicable to the Building, the Landlord
covenants to furnish, except when repairs are being made, automatic passenger
elevator service and permit the Tenant, the employees and customers of the
Tenant, and all other persons having business with the Tenant, to have the free
use of such elevator service in common with others, but the Tenant and such
employees and customers and all other persons using the same shall do so at
their sole risk and under no circumstances shall the Landlord be held
responsible for any damages or injury to any person while using the same. The
use of the elevators for the purpose of delivery must adhere to the guidelines
as outlined in Schedule “F” (Rules and Regulations).

 

7.08                         Access to Tenant     The Landlord covenants to give the Tenant,
its employees and agents, at all times during the said Term the right of
ingress to and egress from the Demised Premises.

 

7.09                         Security     If applicable to the Building, the Landlord
covenants to provide reasonable security measures in the Building for the
purpose of preventing unauthorized persons from entering the Building after the
normal business hours.

 

7.10                         Landlord’s Work     To perform Landlord’s work as specified
in Schedule “C”.

 

7.11                         Repairs     The Landlord will, in a first class manner
and as would a prudent owner of a similar centre:

 

(i)            operate, maintain, repair, replace, clean,
supervise and insure all Common Areas of the Centre for which the Tenant shall
pay its proportionate share, and

 

(ii)           make, at its sole cost and expense, all
repairs or replacements to the structural portions of the Buildings comprising
the Centre and to such structural portions of the Centre comprising and forming
part of the Premises.

 

7.12                         Right to Alter     Notwithstanding anything herein contained,
the Landlord reserves the right without liability to the Tenant and without it
constituting an eviction to alter the Common Areas and the entrances and exits
thereto.

 

19

 

7.13                         Lettering     The Landlord may provide and install, at
Tenant’s expense, all letters or numbers on or beside doors to the Premises;
all such letters and numerals shall be in the Building standard graphics, and
no others shall be used or permitted on the Premises. In addition, the Landlord
shall maintain a directory board in the lobby of the Building and provide
reasonable identification of the Tenant at Tenant’s expense.

 

ARTICLE 8.00             RESPONSIBILITY FOR DAMAGE

 

8.01              (a)       Limitation
of Landlord’s Liability     The Landlord and its agents shall not be
liable or responsible in any way for any loss of or damage or injury to any
property belonging to the Tenant or to employees of the Tenant or to any other
person while such property or person is on the Demised Premises or in the
Building or in or on the Lands and Buildings owned by the Landlord whether or
not such property has been entrusted to employees of the Landlord and, without
limiting the generality of the foregoing, the Landlord shall not be liable for
any damage to any such property or to any persons resulting from any failure of
the heating, electrical, plumbing, air-conditioning, sprinkler, or other
mechanical systems or resulting from steam, water, rain, or snow which may leak
from any part of the Building or from the pipes, appliances, or plumbing
works of the same or from dampness, or damage or injury from any other cause
whatsoever and in no event will the Landlord be liable for any consequential or
indirect damage suffered by the Tenant.

 

(b)      Cancellation of Insurance     If any insurance policy upon the Centre
or any part thereof shall be cancelled or shall be threatened by the
insurer to be cancelled, or the coverage thereunder reduced in any way by the
insurer, by reason of the use and occupation of the Premises or any part thereof
by the Tenant or by any assignee or sub-tenant of the Tenant, or by anyone
permitted by the Tenant to be on the Premises, and if the Tenant fails to
remedy the condition giving rise to cancellation, threatened cancellation or
reduction of coverage within forty-eight (48) hours after notice thereof by the
Landlord, the Landlord may, at its option, either.

 

(i)            re-enter the Premises forthwith by leaving
upon the Premises a notice in writing of its intention so to do and thereupon
the provisions of Article 10.01 shall apply, or

 

(ii)           enter upon the Premises and remedy the
condition giving rise to such cancellation, threatened cancellation or
reduction, and the Tenant shall forthwith pay the costs thereof to the
Landlord, which costs may be collected by the Landlord as Additional Rent
and the Landlord shall not be liable for any damage or injury caused to any
property of the Tenant or of others located on the Premises as a result of any
such re-entry or entry, as the case may be.

 

(c)       The Tenant covenants and agrees to bring to the immediate attention of
the Landlord notice of any occurrence or other action which might give rise to
a claim or possible claim under any insurance policy obtained by the Landlord
under this Lease.

 

20

 

8.02                         Tenant’s Liability to Landlord     The Tenant shall indemnify and save harmless
the Landlord from and against all liability, claims, damages, or expense due to
or arising out of any act or neglect of the Tenant, its employees, agents,
invitees or licensees in or about the Demised Premises, Common Areas and
Service Areas, or due to or arising out of any breach by the Tenant of any
provision of this Lease, and including liability for injury or damage to the
personal property of the Tenant’s employees, agents, invitees, or licensees.

 

8.03                         Insurable Interest / Indemnity     Regardless of any contribution by the Tenant
to insurance premiums as provided for in this Lease, no insurable interest is
conferred upon the Tenant under policies carried by the Landlord, nor do such
policies protect, defend or indemnify the Tenant in any way. The Landlord shall
in no way be accountable to the Tenant regarding the use of any insurance
proceeds arising from any claim, and the Landlord shall not be obliged on
account of such contributions to apply such proceeds to the repair or
restoration of that which was insured.

 

Where the Tenant may desire to receive indemnity by way of
insurance for any property, work or thing whatsoever, the Tenant shall insure
same for its own account and shall not look to the Landlord for reimbursement
or recovery in the event of loss or damage from any cause, whether or not the
Landlord has insured same and recovered therefor.

 

8.04                         Waiver of Subrogation

 

(a)       All policies written on behalf of the Tenant must contain a waiver of
subrogation rights which the Tenant’s insurer may have against the
Landlord and against those for whom the Landlord is in law responsible, whether
any such damage is caused by the act, omission or negligence of the Landlord or
by those for whom the Landlord is in law responsible.

 

(b)      All such policies must also contain a severability of interest clause,
a cross-liability clause and shall be primary and shall not call into
contribution any other insurance available to the Landlord or the Landlord’s
mortgagee.

 

8.05                         Form of Policy     All policies shall be taken out with insurers
acceptable to the Landlord and on policies in a form satisfactory from
time to time to the landlord. The Tenant agrees that certificates of insurance
or, if required by the Landlord or its mortgagees, certified copies of each
such insurance policy will be delivered to the Landlord within seven days after
the placing of the required insurance. All policies shall contain an
undertaking by the insurers to notify the Landlord and its mortgagees in
writing not less man sixty (60) days prior to any material change in terms,
cancellation or other termination thereof. The Tenant agrees that if the Tenant
fails to take out or to keep in force any such insurance referred to in Article 6.15,
or should any such insurance not be reasonably approved by either the Landlord
or its mortgagee and the Tenant does not rectify the situation within
forty-eight (48) hours after written notice by the Landlord to the Tenant
(stating, if the Landlord or its mortgagees do not approve of such insurance,
the reasons therefor), the Landlord shall have the right, without assuming any
obligation in connection therewith, to effect such insurance to protect the
interests of the Landlord only at the sole cost of the Tenant and all outlays
by the Landlord shall be immediately payable by the Tenant to the Landlord as
Additional Rent and shall be due on the first day of the

 

21

 

next month following said payment by the Landlord without prejudice to
any other rights and remedies of the Landlord under this Lease or in law.

 

ARTICLE 9.00             DAMAGE BY FIRE OR OTHER CASUALTY

 

9.01                         Damage and Abatement     If during the Term the Building or the
Demised Premises are destroyed by any cause whatsoever or partially destroyed
by any cause so as to render the Demised Premises wholly unfit for operating,
or incapable of access, or if the Building or the Demised Premises shall be so
badly damaged that, in the opinion of the Landlord, repairs cannot be completed
within one hundred and twenty (120) days of the occurrence of such damage, then
this Lease, at the option of the Landlord, shall cease and become null and void
from the date of such damage or destruction and the Tenant shall thereupon
immediately surrender the Demised Premises and all interest therein to the
Landlord, and the Tenant shall pay rent within this Term only to the date of
such surrender and in any such case, the Landlord may re-enter and
repossess the Demised Premises discharged from this Lease and may remove
all parties therefrom. If the Building or the Demised Premises shall be
repairable as aforesaid within one hundred and twenty (120) days from the
happening of said damage, and, in the sole opinion of the Landlord’s architect,
the Demised Premises cannot be used for the Tenant’s business until repaired,
the rent shall abate until the repairs have been completed. If the destruction
is such that, in the sole opinion of the Landlord’s architect, the Demised
Premises may be partially used by the Tenant while the repairs are being
undertaken, then the rent shall abate in proportion that the part of the
Demised Premises rendered unusable bears to the whole of the Demised Premises;
EXCEPT THAT if the part rendered unusable exceeds one-half of the area of
the Demised Premises there shall be a total abatement of rent until the repairs
have been made unless the Tenant with the permission of the Landlord uses the
undamaged part in which event the Tenant shall pay proportionate rent for
the part so used. The Landlord’s decision that the repairs are completed
and the Demised Premises are ready for operating shall be conclusive. There
shall be no abatement of rent if the damage shall have been caused by or due to
negligence of the Tenant, its employees, agents or invitees or if the cause of
the damage originates in the Demised Premises unless such damage shall be
caused by or due to the negligence of the Landlord, its employees, agents or
invitees.

 

9.02                         Destruction and Surrender     Notwithstanding Article 9.01, in the
event of total or partial destruction of the Building, and whether or not the
Demised Premises are destroyed to such an extent or the damage or destruction
is of such a nature that, in the sole opinion of the Landlord the Building
should be totally or partially demolished, whether to be reconstructed in whole
or in part or not at all, then the Landlord may at its option not
later than sixty (60) days from the date of the damage or destruction give
notice to the Tenant that this Lease is terminated effective on the date stated
in the notice. If the Tenant is able to effectively use the Demised Premises
after the damage or destruction, such effective date shall not be less than
thirty (30) days from the date of sending the notice by the Landlord. If the
Tenant is unable to effectively use the Demised Premises after the damage or
destruction, the date given in the notice shall be the date of destruction.
Upon such termination, the Tenant shall immediately surrender the Demised
Premises and all its interest therein to the Landlord and the rent shall abate
and be apportioned to the date of the surrender.

 

22

 

9.03                         Limitation of Tenant’s Ability to
Recover     In none of the cases referred to in this Article shall
the Tenant have any claim upon the Landlord for any damages sustained by it
unless such damage or destruction shall have been the result of any wilful act
or gross negligence of the Landlord, its employees or agents.

 

ARTICLE 10.00           DEFAULT

 

10.01                       Remedies of the Landlord on
Default by the Tenant and Provisions For Entry

 

(a)       If the rental reserved in this Lease is not paid on the day appointed
for its payment or in case of the non-payment of any other sums which the
Tenant under any provision of this Lease has agreed to pay, or in case the
Premises are vacated or become vacant or remain unoccupied for five days or are
not used for the purpose provided in Article 6.01 or in case the Term or
any of the goods, fixtures or equipment of the Tenant are taken in execution or
in attachment, or a receiver of all or a part of the Tenant’s assets or
undertaking be appointed, or if a writ of execution is issued against the
goods, fixtures or equipment of the Tenant, or in case the Tenant becomes
bankrupt or insolvent or makes an assignment for the benefit of its creditors,
repudiates the Lease, or having become bankrupt or insolvent takes the benefit
of any Act that be in force for bankrupt or insolvent debtors, or makes a
proposal, or shall not observe, perform and keep all and every one of the
covenants, agreements, provisions, stipulations and conditions herein contained
to be observed, performed and kept by the Tenant, or if the Tenant shall make a
bulk sale of its goods, or if any of its goods, fixtures or equipment are or
become subject to a hypothec, mortgage, pledge, charge or other encumbrance
while in the Premises or the Tenant causes a Mechanic’s Lien, Builder’s Lien or
any other lien of a like nature to be filed against the Lands upon which the
Demised Premises are located, the full amount of the then current month’s
Minimum Rent, unamortized Leasehold Allowances, Leasehold Loans or real estate
commissions paid by the Landlord and all other rentals and the next six months’
Minimum, Additional and all other rentals shall immediately become due and
payable, and the Landlord may immediately claim the same together with any
arrears then unpaid and any other amounts owing to the Landlord by the Tenant
under reserve of and without prejudice to all other rights, remedies and
recourses of the Landlord including the right to distrain for such rent and
accelerated rent and, at the option of the Landlord, the Term shall immediately
become forfeited and determined, and the Landlord may without notice or
any form of legal process forthwith re-enter upon and take possession of
the Premises and become the owner of and remove the Tenant’s effects therefrom,
any statute or law to the contrary notwithstanding.

 

(b)      If the Landlord obtains possession of the Demised Premises as a result
of the Tenant’s abandonment of same or by a decree from a court of competent
jurisdiction, this shall not be construed as an election to terminate this
Lease unless Landlord provides Tenant with a written notice.

 

(c)       If at any time an action is brought for recovery of possession of the
Premises, for the recovery of rental or any other amount due under the
provisions of this Lease, or because

 

23

 

of a breach by act or omission of any other covenant herein contained
on the part of the Tenant, and a breach is established, the Tenant shall
pay to the Landlord all expenses incurred therefor.

 

(d)      The directors, officers and/or employees as the case may be, of
the Tenant who have executed this Lease on behalf of the Tenant, acknowledge
that if they enter into any agreement on behalf of the Tenant in which the
assets of the Tenant at the Leased Premises are pledged, mortgaged, charged
and/or assigned as security for the Tenant’s debts then existing or in the
future, they shall be deemed to have induced a breach of this Lease and the
Landlord shall be entitled to all remedies available to it at law for such
action.

 

(e)       If this Lease has been terminated or otherwise forfeited for any item
of default by the Tenant, the Tenant irrevocably waives and renounces its right
to apply to any court of competent jurisdiction for any form of relief
from such forfeiture and this Clause shall be a complete defence to any claim
made for relief from forfeiture or any like remedy by the Tenant.

 

(f)       The Tenant hereby agrees, that for the purposes of this Lease, and any
other Lease between the Tenant and the Landlord, in the event that the Tenant
commences any proceeding under or seeks protection under the Companies
Creditors Arrangement Act (“CCAA”), the Landlord shall be considered to be a
separate class of creditors distinct from any other class of
creditors in any compromise, arrangement, classification or scheme proposed
under the CCAA.

 

10.02                       Non-Waiver of Default     The waiver or acquiescence of the Landlord of
any default by the Tenant under any clause of this Lease or the regulations
shall not be deemed to be a waiver of such clause or any subsequent or other
default thereunder.

 

ARTICLE 11.00           TRANSFERS BY LANDLORD

 

11.01                       Sale, Conveyance and Assignment     Nothing in this Lease shall restrict the
right of the Landlord to sell, convey, assign or otherwise deal with the
Building or Centre, subject only to the rights of the Tenant under this Lease.

 

11.02                       Effect of Sale, Conveyance or
Assignment     A sale, conveyance or assignment of the
Building or Centre shall operate to release Landlord from liability from and
after the effective date thereof upon all of the covenants, terms and
conditions of this Lease, express or implied, except as such may relate to
the period prior to such effective date and the Tenant shall thereafter look
solely to the Landlord’s successor in interest in and to this Lease. This Lease
shall not be affected by any such sale, conveyance or assignment, and the
Tenant shall attorn to the Landlord’s successor in interest thereunder.

 

11.03                       Subordination     This Lease is and shall be subject and
subordinate in all respects to any and all mortgages and deeds of trust now or
hereafter placed on the Building or Buildings or Land, and to all renewals,
modifications, consolidations, replacements and extensions thereof.

 

24

 

11.04                       Attornment     If the interest of the Landlord is
transferred to any person (herein called “Purchaser”) by reason of foreclosure
or other proceedings for enforcement of any such mortgage or deed of trust, or
by delivery of a deed in lieu of such foreclosure or other proceedings, the
Tenant shall immediately and automatically attorn to Purchaser.

 

11.05                       Execution of Instruments     The subordination and attornment provisions
of this Article 11.00 shall be self-operating and no further instrument
shall be required, Nevertheless the Tenant, on request by and without cost to
the Landlord or any successor in interest, shall execute and deliver any and
all instruments further evidencing such subordination and (where applicable
hereunder) attornment and appoint the Landlord as its agent/attorney for the
purpose of executing such document and for registering postponements of Lease.

 

ARTICLE 12.00           HOLDING OVER

 

12.01                       Month-to-Month Tenancy     If with the Landlord’s written consent the
Tenant remains in possession of the Demised Premises after the expiration or
other termination of the Term, the Tenant shall be deemed to be occupying the
Demised Premises on a month-to-month tenancy only, at a monthly rental equal to
the Rent as determined in accordance with Article 4.00 or such other
rental (such as market rent) as stated in such written consent, and such
month-to-month tenancy may be terminated by the Landlord or Tenant on the
last day of any calendar month by delivery of at least 30 days advance notice
of termination to the other.

 

12.02                       Tenancy at Sufferance     If without the Landlord’s written consent the
Tenant remains in possession of the Demised Premises after the expiration or
other termination of the Term, the Tenant shall be deemed to be occupying the
Demised Premises upon a tenancy at sufferance only, at a monthly rental equal
to two times the Rent determined in accordance with Article 4.00 or market
rent; whichever is higher. Such tenancy at sufferance may be terminated by
the Landlord at any time by notice of termination to the Tenant, and by the
Tenant on the last day of any calendar month by at least 30 days’ advance
notice of termination to the Landlord.

 

12.03                       General     Any month-to-month tenancy or tenancy at
sufferance hereunder shall be subject to all other terms and conditions of this
Lease except any right of renewal and except any rights of first refusal on
adjacent space and nothing contained in this Article 12.00 shall be
construed to limit or impair any of the Landlord’s rights of re-entry or
eviction or constitute a waiver thereof.

 

ARTICLE 13.00           MISCELLANEOUS

 

13.01                       Expropriation     If at any time during the Term of this Lease,
the whole or any part of the Building shall be acquired or condemned by
expropriation, this Lease and the Term hereby granted may, at the option of the
Landlord, be terminated and the Term and the estate hereby vested in the Tenant
and any and all other rights of the Tenant hereunder

 

25

 

shall thereupon immediately cease and expire and the Rent shall abate
and be apportioned to the date of termination. The Tenant shall forthwith pay
to the Landlord the rent and all other amounts which may be due to the
Landlord up to the date of termination and shall immediately surrender the
Demised Premises to the Landlord. The Tenant shall have no claim upon the
Landlord for the value of the unexpired Term of this Lease. The parties shall
each be entitled to separately advance their claims for compensation for the
loss of their respective interests in the Demised Premises and the parties
shall each be entitled to receive and retain such compensation as may be
awarded to each respectively. If an award of compensation made to the Landlord
specifically includes an award for the Tenant, the Landlord will account
therefor to the Tenant.

 

13.02                       Relocation     The Landlord and the Tenant hereby covenant
and agree that the Landlord shall have the option at any time during the Term
of this Lease, and upon sixty (60) days prior written notice to the Tenant, to
relocate the Tenant to Alternate Premises of similar size and condition as the
existing Premises (the “Alternate Premises”). All Leasehold Improvements
required to bring Alternate Premises to a similar condition as the existing
Premises shall be done at the sole cost and expense of the Landlord. In the
event that the Landlord and the Tenant cannot agree on the size, location or condition
of Alternate Premises, then the Landlord shall have the right, thirty (30) days
prior to the date upon which the relocation was to take place, to advise the
Tenant of its intention to terminate this Lease on the date originally intended
for the relocation.

 

13.03                       Regulations Form Part of
Agreement     The regulations for the operation of the
Building, annexed hereto as Schedule “F”, form part of this
Lease and are binding upon the parties hereto.

 

13.04                       Further Regulations     The Landlord
shall have the right to make such other and further reasonable regulations as
in its judgement may from time to time be necessary for the safety,
security, care and cleanliness of the Demised Premises or of the Building and
for the preservation of good order therein and such regulations shall be
binding upon the parties hereto as if incorporated in this Lease.

 

13.05                       Entire Agreement     This Lease and Schedules hereto constitute
the entire agreement and no modification except as by written agreement between
the Landlord and the Tenant and neither party is bound by any representation,
warranty, promise, agreement or inducement not embodied herein.

 

The Landlord has made no express representations or warranties and
disclaims any implied representations or warranties relating to the condition
of the Building, Premises, or any part thereof, including, without
limitation, the building systems (including the HVAC system), the indoor air
quality within the Building and the environmental condition of the Building.
The Landlord shall not be liable for any latent or patent defects therein.

 

13.06                       Interpretation     Words importing the singular number only
shall include the plural, and words importing firms and corporations shall
include persons. Unless the context otherwise requires, the word “Landlord” and
the word “Tenant” whenever used herein shall be construed to include their
respective successors and permitted assigns, and if the Tenant is not a
corporation shall include heirs, executors, and administrators.

 

26

 

13.07                       Loading and Delivery     The delivery and shipping of merchandise,
supplies, fixtures, and other materials or goods of whatsoever nature to or
from the Premises and all loading, unloading and handling thereof shall be done
only at such times, in such areas, by such means, and through such elevators,
entrances, malls, and corridors as are designated by and co-ordinated with the
Landlord. The Landlord accepts no liability and is hereby relieved and released
by Tenant in respect of the operation of delivery facilities, or the adequacy
thereof, or of the acts or omission of any person or persons engaged in the
operation thereof, or in the acceptance, holding, handling, delivery or
dispatch, or failure of any acceptance, holding, handling or dispatch, or any
error, negligence or delay therein. Landlord may from time to time make
and amend regulations for the orderly and efficient operation of the delivery
facilities and may require the payment of reasonable and equitable charges
for delivery services and demurrage provided by the Landlord. (Refer to Schedule “F”,
Item 4.)

 

13.08                       Temporary Obstruction     When necessary by reason of accident or other
cause or in order to make any repairs or alterations or improvements in or
relating to the Premises or to other portions of the Centre, the Landlord may cause
such reasonable and temporary obstruction of Common Areas as may be
necessary and may, for such time as is reasonably necessary, interrupt or
suspend the supply to the Premises of heating, air-conditioning, electricity,
water, elevator service and other services where necessary and until said
repairs, alterations or improvements shall have been completed. There shall be
no abatement in rent because of any such obstruction, interruption or
suspension provided that such repairs, alterations or improvements are made as
expeditiously as is reasonably possible.

 

13.09                       Right to Alter/Demolish     The Landlord reserves the right to add or
permit to be added additional Buildings and Lands to the Centre at any future
time or times and shall not be liable to the Tenant for any interference or
inconvenience so caused, provided any additional construction is carried out as
expeditiously as is reasonably possible.

 

Notwithstanding anything herein contained to the contrary, the Landlord
and the Tenant hereby covenant and agree that the Landlord shall have the right
to demolish or substantially renovate or redevelop the Building at any time
during the term of this Lease. It is further agreed between the parties that if
the Landlord intends to proceed with the demolition or substantial renovation
or redevelopment of the Building, and if the said demolition and/or renovation
and/or redevelopment of the Building shall directly affect the Premises, then
the Landlord shall deliver to the Tenant written notice of its intention to perform the
same, and said notice shall stipulate a date, not less than ninety (90) days
from the date of said notice, upon which date this Lease shall terminate with
the same force and effect as if this Lease had expired by its own terms on that
day, and upon which date the Tenant shall deliver the Premises to the Landlord,
and all of the Tenant’s rights under the Lease shall be cancelled and
terminated as of that date.

 

All materials used in connection with the alteration or refurbishment
of the Premises, including, without limitation, paint, carpet, wall or window
coverings, carpet glues, and other chemicals, shall be subject to Landlord’s
prior written approval. Any such approval shall not be deemed a representation
or warranty that the materials so approved are in compliance with laws
(including indoor air quality laws) or that same do not affect the indoor air
quality in the Premises.

 

27

 

Also, the Tenant must ensure the insurance carried by the contractor
names the Landlord as additional insured.

 

13.10                       Merger     The voluntary or other surrender of this
Lease by the Tenant or the cancellation of this Lease by mutual agreement of
the Tenant and the Landlord shall not be considered a merger, and shall, at the
Landlord’s option, either terminate all or any subleases and subtenancies or
operate as an assignment to the Landlord of all or any subleases or
subtenancies. The Landlord’s option hereunder shall be exercised by notice to
the Tenant and all sublessees or sub-tenants in the Demised Premises or any part thereof
known to the Landlord.

 

13.11                       Applicable Law     This Lease shall be governed by and
interpreted in accordance with the laws of the Province of Nova Scotia. The
parties agree that the courts of such province shall have jurisdiction to
determine any matters arising hereunder, except to the extent, if any,
expressly provided to the contrary herein, and the parties hereby attorn to the
jurisdiction of the courts of such province.

 

13.12                       Binding Effect     It is further agreed between the parties
hereto that the signing of this Lease by the Tenant does not constitute a
binding agreement until such time as this Lease shall have been accepted by the
Landlord, through execution by its proper officers.

 

13.13                       Commissions     The Tenant covenants to pay all brokerage
fees, real estate fees and commissions if any, and if not paid by the Tenant,
the Landlord has the right to pay any fees or commissions and the Landlord will
charge the Tenant for the said amount paid.

 

13.14                       Force Majeure     Notwithstanding anything to the contrary
contained in this Lease, if the Landlord hereto shall be bona fide delayed or
hindered in or prevented from the performance of any term, covenant or act
required under the said Lease, by reason of strikes, labour troubles, inability
to procure materials, or services, failure of power, restrictive governmental
laws and regulations, riots, insurrection, sabotage, rebellion, war, act of
God, or other reason whether of a like nature or not, not the fault of the
party delayed in performing work or doing acts required under the terms of this
Lease, then performance of such Term, covenant or act shall be excused for the
period of delay and the period for the performance of any such Term, covenant
or act shall be extended for a period equivalent to the period of such delay.

 

13.15                       Registration     The Tenant shall not register this Lease or
the terms of this Lease in any form.

 

13.16                       Limitation of Landlord’s
Liability     If at any time during the Term the Landlord
is a partnership, joint venture or co-tenancy, the Tenant shall look solely to
the assets of such partnership or joint venture or the co-tenants’ interest in
the Centre, whichever shall be the case, for the collection or satisfaction of
any money or judgement which the Tenant may recover against the Landlord,
and the Tenant shall not look for the collection or satisfaction of any such
money or judgement to the personal assets of any person who shall at any time
be a partner, joint venturer or co-tenant in or under such partnership, joint
venture or co-tenancy.

 

28

 

13.17                       Limitation on Length of Term     This Lease is entered into subject to the
express condition that it is to be effective to create any interest in land
only if the provisions of any statute relating to the severance of land or
interest in land by conveyance or otherwise (as it may from time to time be
amended) are complied with. The Landlord and the Tenant agree, as a separate
and distinct agreement, that if pursuant to any statute consent is requisite to
the validity of this Lease, either party may apply for such consent and until
unconditional consent has been obtained, the Term of this Lease or any renewal
thereof shall not extend beyond the period permitted without consent pursuant
to any such statute, with no further right on the part of the Tenant to extend
the Term, notwithstanding any other provision of this Lease.

 

13.18                       Environment     Without limiting the generality of the
obligations of the Landlord as set out elsewhere in this Lease, the Landlord
and Tenant agree that the Tenant is subject to the obligations of the Tenant
set out in this Article (the “Environmental Obligations”).

 

In
this Article:

 

(a)           “Hazardous Substance” means any product of
waste, contaminant, pollutant, dangerous substance, potentially dangerous
substance, noxious substance, toxic substance, hazardous waste, flammable,
explosive, radioactive material, chlorofluorocarbons (CFC’s), radon gas, urea
formaldehyde foam insulation, asbestos, PCBs, gasoline, fuel oil, and any other
substances or materials, and includes any Container (as hereinafter defined),
declared or defined, at any time and from time to time, to be or to potentially
be hazardous, toxic, contaminants or pollutants in or pursuant to any
applicable federal, provincial, municipal or quasi-governmental law, statute,
regulation, order, by-law or requirement in force from time to time
(collectively, in this Article, “Legislation”) including, without limitation,
environmental, land use, building, occupational, or health and safety
Legislation, Legislation in respect to demolition of buildings, excavation of
soil, building materials and component fixtures and fittings, and storage and
disposal of waste or effluent, and Legislation with respect to the maintenance,
conversion and replacement of Containers; and

 

(b)           “Container” means any equipment, plant, pump,
tank, container, receptacle, and any manner, method or procedure, which
generates, manufactures, refines, treats, transports, stores, contains, uses,
handles, disposes of, transfers, produces or processes Hazardous Substances;
and

 

(c)           “Remove” means to remove any Hazardous
Substance from all or part of the Leased Premises and includes, without
limitation, the removal, cleanup, treatment, transportation, storing,
containment, handling, disposal, transfer and/or processing thereof, and “Removed”
and “Removals” have similar meanings.

 

The
Tenant shall not use or permit or suffer the use, directly or indirectly, of
all or part of the Leased Premises for any acts or omissions (“Activities”)
that are not in compliance with all Legislation and permits granted thereunder.
It shall be the responsibility of the Tenant to obtain all permits necessary
for the use of the Hazardous Substances on the Leased Premises.

 

29

 

The
Tenant shall:

 

(i)            Ensure that all construction work which is
the responsibility of the Tenant under this Lease will comply with all
Legislation and without limiting the generality thereof will ensure that anyone
working with Hazardous Substances is, where necessary, duly qualified,
accredited and registered with all bodies having jurisdiction thereover; and

 

(ii)           Ensure that all construction work which is the responsibility of the
Tenant under this Lease, will comply with all Legislation; and

 

(iii)          Remove at its sole cost and risk any Hazardous Substances not stored in
a Container kept in accordance with all Legislation. If any such Hazardous
Substance is not removed forthwith by the Tenant, the Landlord shall be
entitled but shall not be obligated, to remove same on the Tenant’s behalf and
the Tenant shall reimburse the Landlord for the cost thereof together with
administrative costs equal to fifteen (15%) percent of such costs to the
Landlord. The Tenant shall also notify the Landlord if the Tenant receives notice
of any violation or alleged violation of any Legislation or that any
administrative order is made or is proposed to be made against the Tenant or
the Landlord or in respect of any part of the Leased Premises or the Centre in
which the Leased Premises is located with respect to any Hazardous Substance
and otherwise ensure that the entire premises comply with all Legislation with
respect to Hazardous Substances.

 

The
Landlord and the Tenant hereby acknowledge that the underground storage tanks,
if any, and equipment are not fixtures and that the Tenant will during the Term
of this Lease comply with all Legislation relating in any way and that the
Tenant will upon termination of this Lease remove the same in accordance with
all Legislation.

 

In
the event of a material violation of Legislation of a significant release of a
noxious substance on or from the Leased Premises, or of the discovery of an
environmental condition requiring response which violation, release, or
environmental condition is in any way attributable to the negligence, wilful
misconduct, or illegal action of the Tenant, its agents, employees, or
invitees, the Landlord shall have the right to enter the Leased Premises, to
supervise and approve any actions taken by the Tenant to address the material
violation, release or environmental condition; and in the event the Tenant
fails to lawfully address such violation, release, or environmental condition,
the Landlord may perform, at the Tenant’s reasonable expense and without
unreasonable interference with the Tenant’s business activity, any lawful
actions necessary to address the material violation, significant release, or
environmental condition.

 

The
Tenant shall indemnify the Landlord and its officers, directors, employees and
agents and save it harmless from and against any and all claims, demands and
losses in connection with loss of life, personal injury, damage to property or
any other loss or injury whatsoever (collectively, the “Losses”), arising from
or out of any occurrence in, on, or over the Leased Premises (including the
occupancy and use by the Tenant of the Leased Premises, or any part thereof,
except as hereinafter provided) caused or arising, directly or indirectly, in
whole or in part, by any acts or omissions permitted or suffered by the Tenant
or by anyone permitted or suffered to be on the Leased Premises by the Tenant,
(and without limiting the

 

30

 

generality
thereof any contractors retained, either expressly or impliedly by Tenant or on
behalf of the Tenant) including, without limitation, losses related to
Hazardous Substances. If the Landlord shall be made a party to any proceeding
commenced by or against the Tenant, the Tenant shall protect, indemnify and
hold harmless the Landlord and shall pay all costs, expenses and professional
fees (on a solicitor and client basis) incurred or paid by the Landlord in
connection with such proceeding. The Tenant shall also pay all such costs,
expenses and professional fees that may be incurred or paid by the Landlord in
interpreting, amending or enforcing the terms, covenants and conditions in this
Article, unless a court shall decide otherwise.

 

The
provisions set out in this Clause shall survive the expiration or earlier
termination of the Term of this Lease.

 

The
Tenant will cooperate with the Landlord and will, at any time, allow Landlord
and Landlord’s representatives access to any Tenant’s records with respect to
the Premises for environmental inspection purposes. The Tenant will make available
its personnel to respond to interview questions posed by Landlord, Landlord’s
representatives, or an environmental consultant.

 

13.19                       Recycling     The Tenant covenants and agrees, at its sole
cost and expense, to comply with all present and future laws, orders, and
regulations of all provincial, federal, municipal, and local governments,
departments, commissions, and boards regarding the collection, sorting,
separation, and recycling of waste products, garbage, refuse, and trash. Tenant
shall sort and separate such waste products, garbage, refuse, and trash into
such categories as provided by law. Each separately sorted category of waste
products, garbage, refuse, and trash shall be placed in separate receptacles
reasonably approved by the Landlord. Such separate receptacles may, at the
Landlord’s option, be removed from the Demised Premises in accordance with a
collection schedule prescribed by law. Also, at the Landlord’s option the
Landlord shall sort and separate all waste products, garbage, refuse and trash
and charge the Tenant all costs involved in such recycling.

 

The
Landlord reserves the right to refuse to collect or accept from the Tenant any
waste products, garbage, refuse, or trash that is not separated and sorted as
required by law, and to require the Tenant to arrange for such collection at
the Tenant’s sole cost and expense, utilizing a contractor satisfactory to the
Landlord. The Tenant shall pay all costs, expenses, fines, penalties, or
damages that may be imposed on the Landlord or the Tenant by reason of the
Tenant’s failure to comply with the provisions of this Article, and, at the
Tenant’s sole cost and expense, shall indemnify, defend, and hold the Landlord
harmless (including legal fees and expenses) from and against any actions, claims,
and suits arising from such noncompliance, utilizing counsel reasonably
satisfactory to the Landlord.

 

13.20                       No Exclusive     The Tenant does not have the benefit of an
exclusive-use restriction and nothing in the Lease will be implied to give the
Tenant the benefit of one, even where other tenants in the Building or the
Centre may compete with the Tenant’s business.

 

13.21                       Shorter Statute of Limitations     Any claim, demand, right, or defense by the
Tenant that arises out of this Lease or the negotiations that preceded this
Lease shall be barred unless the Tenant commences an action thereon, or
interposes a defense by reason

 

31

 

thereof,
within six months after the date of the inaction, omission, event, or action
that gave rise to such claim, demand, right, or defense.

 

The
Tenant acknowledges and understands, after having consulted with its legal
counsel, that the purpose of the above paragraph is to shorten the period
within which the Tenant would otherwise have to raise such claims, demands,
rights, or defenses under applicable laws.

 

13.22                       No Presumption against Drafter     The Landlord and the Tenant understand,
agree, and acknowledge that this Lease has been freely negotiated by both
parties; and that, in any controversy, dispute, or contest over the meaning,
interpretation, validity, or enforceability of this Lease or any of its terms
or conditions, there shall be no inference, presumption, or conclusion drawn
whatsoever against either party by virtue of that party having drafted this
Lease or any portion thereof.

 

13.23                       Indemnifier     Deleted
in its entirety.

 

ARTICLE
14.00       NOTICE

 

14.01                       Notice

 

(a)           Any written notice or demand to be given by
the Tenant to the Landlord pursuant to this Lease shall be served upon the
Landlord personally or sent by registered mail or by courier service to the
Landlord, Attention: The President, 115 King Street, Stellarton, Nova Scotia, B0K
1S0, or to the address as designated by the Landlord from time to time in
writing with a copy to the Comptroller and the Property Administration Office.

 

(b)           Any written notice or demand to be given by
the Landlord to the Tenant and/or Indemnifier pursuant to this Lease shall be
served upon the Tenant and/or Indemnifier personally or sent by registered mail
or by courier service to the Tenant at the Premises or to the Tenant and/or
Indemnifier at such other address as the Tenant and/or Indemnifier may
designate from time to time in writing.

 

32

 

(c)           Any notice served hereunder by registered
mail or by courier service shall, except for delays caused by interruption of
postal or courier service through strikes or lockouts, be deemed delivered on
the second business day following mailing or delivery to the courier service,

 

IN WITNESS WHEREOF the parties hereto have executed this indenture by affixing their
corporate seals by their authorized officers in that behalf, or by the Tenant’s
signature hereto, as at the date first above written.

 

 

SIGNED, SEALED AND DELIVERED

in the presence of

 

 

	
   

  	
   

  	
  CROMBIE DEVELOPMENTS LIMITED

  
	
   

  	
   

  	
  (the “Landlord”)

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ Garth MacDonald

  	
   

  
	
  /s/ Jane MacMillan

  	
   

  	
   

  	
   

  	
   

  
	
  Witness

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  WEST END CAPITAL SERVICES
  (HALIFAX) LIMITED

  
	
   

  	
   

  	
  (the “Tenant”)

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ Rebecca Gasek

  	
   

  
	
  /s/ [ILLEGIBLE]

  	
   

  	
   

  	
   

  	
   

  
	
  Witness

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ 

  	
   

  

 

33

 

SCHEDULE “A”

 

 

Cogswell Tower

 

7th Floor

 

 

	
   

  	
  Initial Landlord 

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

  

 

 

SCHEDULE “B”

 

COGSWELL TOWER

2000 BARRINGTON STREET

HALIFAX, NS    B3J 3K1

 

LEGAL
DESCRIPTION

 

ALL that certain lot, piece or parcel of land
situate, lying and being in the City of Halifax, bounded by Duke Street, Market
Street, Cogswell Street and Barrington Street, as shown bordered in red on plan
entitled, “Scotia Square Boundary of Stages 2, 3, 4, 5, 6, 7, 8, and 9”, dated
January 26, 1970, and being on file in the office of the City Engineer for the
City of Halifax, at City Hall, Halifax as Plan No. TT-10-17910; the said land being
more particularly described as follows:

 

BEGINNING at a point on the western official street
line of Barrington Street distant northwardly ten feet (10') from the point of
intersection of the said western official street line of Barrington Street and the
official northern street line of Duke Street.

 

THENCE southwestwardly by an internal angle of one
hundred and thirty-four degrees fifty-four minutes fifteen seconds (134E 54'15")
to the aforesaid western official street line of Barrington Street, for a
distance of fourteen feet and fourteen hundredths of a foot (14.14') to the
said official northern street line of Duke Street;

 

THENCE westwardly along the said proposed northern
street line of Duke Street for a distance of two hundred twenty-six feet and
seventy-four hundredths of a foot (226.74');

 

THENCE westwardly by a deflection angle to the
right of seven degrees seven minutes thirty seconds (07E 07'30") for a
distance of eighty feet and sixty-three hundredths of a foot (80.63');

 

THENCE westwardly by a deflection angle to the left
of seven degrees seven minutes thirty seconds (07E 07'30") for a distance
of eighty-one and ninety-four hundredths of a foot (81.94');

 

THENCE southwestwardly by a deflection angle to the
left twelve degrees forty-eight minutes fifteen seconds (12E 48'15") for a
distance of forty-five feet and twelve hundredths of a foot (45.12');

 

THENCE westwardly by a deflection angle to the
right of twelve degrees forty-eight minutes fifteen seconds (12E 48'15")
for a distance of twenty-three feet (23');

 

THENCE northwestwardly by an internal angle of one
hundred thirty-five degrees thirty-six seconds (135E 00'36") to the said
official northern street lined Duke Street for a distance of fourteen feet and
fourteen hundredths of a foot (14.14') to the official eastern street line of
Market Street;

 

	
   

  	
  /s/ GM

  

 

 

THENCE northwardly along the said proposed eastern
street line of Market Street for a distance of eight hundred seventy-nine feet
and twenty-eight hundredths of a foot (879.28') to the official southern street
line of Cogswell Street;

 

THENCE eastwardly along the said proposed southern
street line of Cogswell Street for a distance of one hundred eighty-nine feet
and ninety-six hundredths of a foot (189.96') to the beginning of a curve to
the right having a radius of one hundred ninety-eight feet and sixty-eight
hundredths of a foot (198.68');

 

THENCE in a generally southeastwardly direction
along the said curve to the right have a radius of one hundred ninety-eight
feet and sixty-eight hundredths of a foot (198.68') being the official
southwestern street line of Cogswell for a distance of one hundred
seventy-three feet and ninety-six hundredths of a foot (173.96') to the end of
the aforesaid curve to the right having a radius of one hundred ninety-eight
feet and sixty-eight hundredths of a foot (198.68');

 

THENCE continuing southwardly along the said
official southwestern street line of Cogswell Street for a distance of one
hundred two feet and thirty-nine hundredths of a foot (102.39') to the
beginning of a second curve to the right having a radius of one hundred
forty-two feet and thirty-two hundredths of a foot (142.32');

 

THENCE southeastwardly and southwardly along the
said second curve to the right having a radius of one hundred forty-two feet
and thirty-two hundredths of a foot (142.32') being the official southwestern
street line of Barrington Street for a distance of ninety-six feet and sixteen
hundredths of a foot (96.16') to the end of the aforesaid second curve to the
right having a radius of one hundred forty-two feet and thirty-two hundredths
of a foot (142.32');

 

THENCE southwardly along the official western
street line of Barrington Street for a distance of two hundred ninety-nine feet
and twenty-one hundredths of a foot (299.21') to the western official street
line of Barrington Street;

 

THENCE southwardly along the said western street
line of Barrington Street for a distance of fifty-four feet and forty-one
hundredths of a foot (54.41');

 

THENCE continuing southeastwardly along the said
official southwestern street line of Cogswell Street for a distance of one
hundred two feet and thirty-nine hundredths of a foot (102.39') to the
beginning of a second curve to the right having a radius of one hundred
forty-two feet and thirty-two hundredths of a foot (142.32').

 

	
   

  	
  Initial Landlord 

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

  

 

2

 

SCHEDULE “C”

 

1.00                        LANDLORD’S WORK

 

1.01                         The Premises shall be turned over
to the Tenant on an “as-is, where-is” basis.

 

2.00                        TENANT’S WORK

 

2.01                         Other than as stated above, the
Tenant Shall Supply to the Demised Premises:

 

(a)           All internal partitioning, including
decorating.

 

(b)           All electrical and telephone outlets, light
switching and the necessary wiring from the electrical room. Minimum light
switching 1 switch for each 900 square feet.

 

(c)           All special air-conditioning, heating and
ventilation requirements over and above the Building standard including all
operational costs associated therewith.

 

(d)           All plumbing and mechanical changes, subject
to the prior written approval of the Landlord.

 

(e)           All other special requirements, such as
telephone conduit and service, additional or relocation of lighting fixtures
and wiring made necessary by the Tenant’s plan, all subject to final approval
of the Landlord.

 

(f)            Supply and installation of electrical and
water meters to computers or other specialized equipment.

 

 

	
   

  	
  Initial Landlord 

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

  

 

 

SCHEDULE “D”

 

1.00                        TAXES

 

1.01                         In this Schedule

 

(a)           “TAX” means all
taxes, rates, duties and levies payable by the Landlord in respect of the
Building and the Lands described in Schedule “B” of the Lease, upon which the
Demised Premises are located.

 

(b)           If “TAX” as herein
defined increases by reason of any installation made in or upon, or any
alterations made in or upon the Demised Premises by the Tenant, the Tenant
shall pay the amount of such increase as Additional Rent.

 

(c)           The Tenant shall pay the Landlord as
Additional Rent the “Tenant’s Proportionate Share of “Tax” which shall be the
proportion thereof equal to the product obtained by multiplying “Tax” by a
fraction the numerator of which is the floor area of the Demised Premises and
the denominator of which is the aggregate of all Rentable Space in the Building
of which the Demised Premises form a part.

 

(d)           The Landlord shall determine the appropriate
percentage of municipal taxes and fire protection rates payable by the Landlord
in respect of the Building and the Lands described in Schedule “B” of the
Lease.

 

(e)           The Tenant covenants to pay to the Landlord
as Additional Rent at the same times and in the same manner as the Tenant’s
Proportionate Share of tax, defined in paragraph 1.01 (c) of this Schedule, the
Tenant’s proportionate share of all business occupancy tax from time to time
payable by the Landlord in respect of the Common Areas of the Building.

 

1.02                        The Landlord reserves the right to invoice
the Tenant for their proportionate share of taxes on the same basis and manner upon which the Landlord is invoiced
for such taxes as contained in this Schedule, by the Taxing Authority. The
Tenant agrees to pay as Additional Rent such taxes as determined aforesaid
within thirty (30) days of the Landlord rendering its account for same to the
Tenant.

 

1.03                        The Tenant covenants to pay as and when they
fall due all taxes and rates charged in connection with the occupancy of the Demised Premises or assessed or
levied in respect of any business or other activity carried on upon the Demised
Premises or in respect of the Tenant’s property, fixtures or equipment and to
indemnify and reimburse the Landlord upon demand for any of such taxes which
may be assessed to and payable by or paid by the Landlord.

 

 

	
   

  	
  Initial Landlord 

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

  

 

 

SCHEDULE “E”

 

1.00                        OPERATING COSTS

 

(a)           The Tenant agrees to pay to the Landlord, as
Additional Rent, a proportionate share determined in the manner prescribed in
this Clause of the Operating Costs of the Building, which the Landlord deems to
be applicable to the operation of the Building.

 

(b)           “Operating Costs” shall, for the purpose of
this Clause, include amounts paid or allocated by the Landlord or by others on
behalf of the Landlord for the operation of the Building and for complete
maintenance, repair and janitorial services for the Building or components
therein and Land or components thereon provided that if the Building is less
than one hundred percent (100%) occupied during any part of a calendar year,
Operating Costs shall mean the amount obtained by adjusting the actual
Operating Costs for such calendar year to a one hundred percent (100%) Building
occupancy level, such adjustment to be made by adding to the actual Operating
Costs during such calendar year such additional costs as would have been incurred
if the Building had been one hundred (100%) percent occupied. Without limiting
the generality of the foregoing, Operating Costs shall include, without
duplication; the costs of all repairs required in the maintenance of the
Building, electricity not otherwise chargeable to the Tenant, air-conditioning
and window cleaning, all fire, casualty, liability and other insurance, the
amount paid under service contracts with independent contractors, salaries,
wages and other remuneration and the costs of benefits paid to employees of the
Landlord engaged in administering, operating and maintaining the Building the
fair market rental value, prevailing from time to time, of space occupied by
the Landlord’s agents or employees for administrative, supervisory or
management purposes relating to the Building and the Land and all other
expenses paid or payable by the Landlord in connection with the operation of
the Building but excluding taxes and capital expenditures, excepting those
amounts expended of a capital nature, which in the Landlord’s opinion will
reduce energy consumption or improve efficiency for the purpose of reducing
Operating Costs. Any provision for depreciation on or in respect of the
Building, interest on debt or capital retirement of debt and any amounts
directly chargeable by the Landlord to any tenant or tenants of the Building or
the proceeds realized by the Landlord from any insurance claims made by the
Landlord in connection with repairs or rebuilding done by the Landlord, will be
excluded in computing Operating Costs.

 

(c)           There shall be included in Operating Costs,
management and/or administration fees equal to fifteen percent (15%) of Clause
1:00 (b) above.

 

 

	
   

  	
  Initial Landlord   

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

  

 

 

(d)           The Tenant’s Proportionate Share shall be the
same proportion of the Operating Costs of the Building which the Landlord deems
to be applicable to the operation of the Building as the total floor area of
the Demised Premises bears to the total floor area of the Rentable Space in the
Building.

 

(e)           Prior to the beginning of each calendar year
or as soon thereafter as possible, the Landlord shall furnish the Tenant with a
statement showing an estimate of Operating Costs. The Tenant shall pay to the
Landlord the Tenant’s Proportionate Share of the said estimated cost in equal
monthly instalments on the first day of each month throughout the calendar
year.

 

(f)            Within a reasonable period of time following
the end of each calendar year, the Landlord shall furnish the Tenant with an audited
statement of the actual Operating Costs of the Building which the Landlord
deems to be applicable to the operation of the Building thereof and the actual
amount thereof payable by the Tenant, showing in reasonable detail all
information relevant and necessary to the exact calculation and determination
thereof. If such amount is greater or less than the payment on account thereof
made by the Tenant, adjustments will be made between the parties hereto within
thirty (30) days after delivery of such statement.

 

 

	
   

  	
  Initial Landlord 

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

  

 

2

 

SCHEDULE “F”

 

1.00                        REGULATIONS

 

1.01                         REFUSE:     The Tenant shall keep the Demised Premises
free of rubbish and debris at all times and shall provide receptacles for waste
and rubbish.

 

1.02                         CLEANLINESS:     The Tenant shall leave the Demised Premises
in a reasonably tidy condition at the end of each business day to facilitate
the performance by the Landlord of the cleaning services referred to in the
Lease.

 

1.03                         FIRE PRECAUTIONS:     The Tenant shall at all times exercise and
take reasonable precautions to protect the Demised Premises against damage by
fire or other cause.

 

1.04                         OBSTRUCTIONS:     The Tenant shall not encumber or obstruct the
hallways, passageways, stairways, elevators, emergency exits or other parts of
the Common Areas of the Building or allow the same to be encumbered or
obstructed, or used for any purpose other than ingress to and egress from the
Demised Premises.

 

1.05                         MERCHANDISE DISPLAY:     The Tenant shall not without prior consent in
writing keep or display any merchandise in any area of the Building other that
the Demised Premises.

 

1.06                         QUIET USE OF PREMISES:     The Tenant shall not cause or permit any
unusual or objectionable noises or odours to emanate from the Demised Premises
of the Building. If the Tenant desires telegraphic or telephonic connections,
the Landlord will direct the electricians as to where and how the wires are to
be introduced, and without such directions no boring or cutting of wires will
be permitted. No pipes or electric wires will be permitted which have not been
ordered or authorized in writing by the Landlord.

 

1.07                         PROPER CONDUCT:     Any business or other activity carried on by
the Tenant which may harm or tend to harm the business or reputation of the
Landlord, or reflect or tend to reflect unfavourably on the operation of the
Building as a first class office building shall be immediately discontinued by
the Tenant at the request of the Landlord.

 

1.08                         WATER FIXTURES:     The toilets, wash basins and other plumbing
fixtures shall not be used for any purpose other than those for which they were
constructed, and no sweepings, rubbish, rags, or other substances shall be
thrown therein. All damages resulting from any misuse of the fixtures shall be
borne by the Tenant who, or whose servants, employees, agents, visitors or
licensees shall have caused the same.

 

 

	
   

  	
  Initial Landlord 

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

  

 

 

1.09                         BICYCLES, ANIMALS:     No bicycles, vehicles or animals or birds of
any kind shall be brought into or kept in or about Building or Demised
Premises.

 

1.10                         USE OF PREMISES:     The Demised Premises shall not be used for
lodging, for sleeping or for any illegal purpose and no cooking shall be done
therein without the written consent to the Landlord. No part of the Demised
Premises shall be used for manufacturing, for the storage of merchandise, or
for the sale of merchandise, goods or property of any kind.

 

1.11                         HAZARDOUS MATERIALS:     The Tenant shall not bring or keep upon the
Demised Premises any corrosive, inflammable, combustible, explosive, or other
hazardous materials.

 

1.12                         LOCKS:     The Tenant shall not place any additional
locks or bolts of any kind upon any of the doors of the Demised Premises or
change any of the existing locks or mechanisms thereof, as supplied by the
Landlord.

 

1.13                         BUILDING SECURITY:     The Landlord reserves the right to exclude
from the Building, at all times except the normal business hours, all persons
who do not present a pass to the Building issued by the Landlord at the Tenant’s
expense or upon instructions from the Tenant. Each tenant shall be responsible
for all persons for whom such passes are issued and shall be liable to the
Landlord for all those persons. The Landlord may require such persons to
register in books kept by the Landlord when entering and leaving. The Landlord
shall be under no responsibility for failure to enforce this regulation.

 

1.14                         TRANSPORTING OF GOODS:     The carrying in or out of safes, freight
furniture or bulky matter of any description must take place during the hours
which the Landlord or its agents may determine from time to time. The Landlord
reserves the right to inspect all freight to be brought into the Building and
to exclude from the Building all freight which violates any of these
regulations or through the Building and the equipment to be used by the Tenant
and all damage to the Building occasioned thereby shall be repaired at the
expense of the Tenant. Only hand trucks equipped with rubber tires and
sideguards and such other safeguards as the Landlord may require shall be used
in the delivery of transportation of goods or materials in the Building.

 

1.15                         SOLICITATION:     Canvassing, soliciting and peddling in the
Building without the express permission of the Landlord is prohibited and each
tenant shall cooperate to prevent the same.

 

1.16                         WORK REQUESTS:     The requirements of the tenants of the
Building will be attended to only upon application at the office of the
Landlord. Building service employees shall not perform any work or do anything
outside their regular duties, unless under special instruction from the
Landlord.

 

 

	
   

  	
  Initial Landlord 

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

  

 

2

 

1.17                         WINDOW CLEANING:     The Tenant shall permit window cleaners to
clean the windows of the Demised Premises during normal business hours.

 

1.18                         SALE OF FOOD ITEMS:     The Tenant shall not install or permit the
installation or use of any machine dispensing goods for sale in the Demised
Premises of the Building or permit the delivery of any food or beverage to the
Demised Premises without the approval of the Landlord or in contravention of
any regulations fixed or to be fixed by the Landlord. Only persons authorized
by the Landlord shall be permitted to deliver or to use the elevator in the
Building for the purpose of delivering food or beverages to the Demised
Premises.

 

1.19                         ENCUMBRANCES:     Tenants or other occupants shall not encumber
the window sills, or any part of the Building or Demised Premises with goods,
packages, flower pots or any other articles.

 

1.20                         OBSTRUCTION OF HVAC UNITS:     The Tenant shall not place furniture, or
other objects so as to impede the air circulation of the Heating Ventilation
and Air-conditioning System.

 

1.21                         SMOKING:     The Tenant, employees and invitees, shall not
be permitted at any time to smoke tobacco products anywhere in the Common Areas
of the Building. Common Area includes elevators, elevator lobbies, corridors,
washrooms, stairwells, stair landings, interior and exterior building entrances
and main building lobby.

 

1.22                         HAZARDOUS WASTE:     The Tenant shall not store, warehouse,
transport within the Demised Premises any toxic, hazardous chemicals or
substances without the prior knowledge and approval of the Landlord. Such
chemicals or substances are to be maintained and stored as per “Hazardous Waste
and Disposal Act” and any other such precautions as may be now or in the future
required by law; failure to strictly comply with such requirements constitutes
an event of default allowing the Landlord the right in the Landlord’s sole
discretion, to exercise any remedy available under the Lease, including
terminations of this Lease.

 

 

	
   

  	
  Initial Landlord 

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

  

 

3

 

THIS AMENDING AGREEMENT dated the 16th day of August, 2005

 

BETWEEN:

 

CROMBIE DEVELOPMENTS LIMITED

(Hereinafter
called the “Landlord”)

 

OF
THE FIRST PART

 

-and-

 

WEST END CAPITAL SERVICES (HALIFAX) LIMITED

(Hereinafter
called the “Tenant”)

 

OF
THE SECOND PART

 

WHEREAS the
Landlord and the Tenant entered into a Lease dated the 26th day of July, 2005
(the “Lease”), for premises located in the Cogswell
Tower, on Barrington Street, in the Halifax Regional Municipality, Province of Nova
Scotia;

 

AND WHEREAS the Landlord and the Tenant wish to amend the
Lease to reflect the addition to the Demised Premises of 566 square feet, being that area
outlined in green on the plan annexed hereto as Schedule “A-1”, thereby
increasing the Demised Premises from 2,320 square
feet to 2,886 square feet, being that area outlined
in red on the plan annexed hereto as Schedule “A-1”, to take effect on the 15th day of August, 2005.

 

WITNESSETH
that in consideration of the mutual covenants and agreements hereinafter
contained, the parties hereto respectively covenant and agree each with the
other as follows:

 

1.                                             Page 1, Article 1.01 (a), Area of Premises, of the Lease is amended effective on
the 15th day of August, 2005
by deleting the present article and substituting therefor the following:

 

AREA OF PREMISES        (a) 2,886 square feet more or
less located on the 7th floor of the Building.

 

2.                                             Schedule “A” of the Lease is amended effective
on the 15th day of August, 2005 by deleting the present Schedule “A” and substituting
therefor Schedule “A-1”, annexed hereto.

 

3.                                             Schedule “C” of the Lease is amended effective
on the 15th day of August, 2005
by deleting the present Schedule “C” and substituting therefor Schedule “C-1”,
annexed hereto.

 

4.                                             All other terms and conditions of the Lease
shall, save for Paragraph(s) 1, 2 and 3
hereof, remain the same and unaltered and shall continue in full force and
effect.

 

 

5.                                             This Amending Agreement is incorporated in and
made an integral part of the Lease and shall therefore be subject to its terms
and conditions in the same manner as if the amendments herein were original
clauses of the Lease.

 

IN WITNESS WHEREOF the Parties hereto have property executed
These Presents the day and year first above written.

 

SIGNED, SEALED AND DELIVERED

in
the presence of

 

 

	
   

  	
   

  	
  CROMBIE
  DEVELOPMENTS LIMITED

  
	
   

  	
   

  	
         (the
  “Landlord”)

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ Garth MacDonald

  	
   

  
	
  /s/ Jane MacMillan

  	
   

  	
   

  	
   

  	
   

  
	
  Witness

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  WEST
  END CAPITAL SERVICES (HALIFAX) LIMITED

  
	
   

  	
   

  	
  (the “Tenant”)

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ Rebecca Gasek

  	
   

  
	
  /s/ 

  	
   

  	
   

  	
   

  	
   

  
	
  Witness

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ 

  	
   

  

 

2

 

SCHEDULE “A-1”

 

 

Cogswell Tower

 

7th Floor

 

	
   

  	
  Initials Landlord 

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

  

 

 

SCHEDULE “C-1”

 

1.00                         LANDLORD’S WORK

 

1.01                         The Premises shall be turned over to the Tenant on an “as-is, where-is”
basis with the following leasehold improvements performed by the Landlord:

 

•      supply,
install and paint new demising walls to be slab to underside of dropped ceiling
and have sound batt insulation in new demising walls;

•      light switches
to control lights in this suite only; and

•      remove
partition between existing premises and expansion premsies. 

 

2.00                         TENANT’S WORK

 

2.01                         Other than as stated above, the Tenant Shall Supply to the Demised
Premises:

 

(a)           All internal
partitioning, including decorating.

 

(b)           All electrical and
telephone outlets, light switching and the necessary wiring from the electrical
room. Minimum light switching 1 switch for each 900 square feet.

 

(c)           All special
air-conditioning, heating and ventilation requirements over and above the
Building standard including all operational costs associated therewith.

 

(d)           All plumbing and
mechanical changes, subject to the prior written approval of the Landlord.

 

(e)           All other special
requirements, such as telephone conduit and service, additional or relocation
of lighting fixtures and wiring made necessary by the Tenant’s plan, all
subject to final approval of the Landlord.

 

(f)            Supply and
installation of electrical and water meters to computers or other specialized
equipment.

 

 

	
   

  	
  Initials Landlord 

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

  

 

 

THIS
AMENDING AGREEMENT dated the 20th day of March, 2006

 

BETWEEN:

 

CROMBIE
DEVELOPMENTS LIMITED

(Hereinafter called the “Landlord”)

 

OF THE FIRST PART

 

-and-

 

WEST END
CAPITAL SERVICES (HALIFAX) LIMITED

(Hereinafter called the “Tenant”)

 

OF THE SECOND PART

 

WHEREAS
the Landlord and the Tenant entered into a Lease dated the 26th
day of July,  2005
and an Amending Agreement dated the 16th day of August, 2005 (collectively
known as the “Lease”), for premises located in the Cogswell
Tower, on Barrington
Street, in the Halifax
Regional Municipality, Province of Nova Scotia;

 

AND
WHEREAS the Landlord and the Tenant wish to amend the
Lease to reflect the addition to the Demised Premises of 1,557
square feet, being that area outlined in green on the plan annexed hereto as Schedule “A-2”, thereby increasing the Demised Premises from
2,955 square feet to 4,512 square feet, being that area outlined in blue on the
plan annexed hereto as Schedule “A-2”,
to take effect on the 1st day of April, 2006.

 

AND
WHEREAS the Landlord and the Tenant wish to amend the
Lease to reflect the deletion to the Demised Premises of 348
square feet, being that area outlined in orange on the plan annexed hereto as Schedule “A-2”, thereby decreasing the Demised Premises from
4,512 square feet to 4,164 square feet, being that area outlined in red on the
plan annexed hereto as Schedule “A-2”,
to take effect on the 1st day of April, 2006.

 

WITNESSETH
that in consideration of the mutual covenants and agreements hereinafter
contained, the parties hereto respectively covenant and agree each with the
other as follows:

 

1.                                             Page
1, Article 1.01 (a), Area of Premises,
of the Lease is amended effective on the 1st day of April, 2006 by deleting the
present article and substituting therefor the following:

 

AREA OF
PREMISES:       (a) 4,164
square feet, more or less, located on the 7th floor of the Building.

 

 

2.                                                                                                                                       The Landlord hereby grants and the Tenant
accepts a renewal of the Lease for a period of three (3) year(s) commencing July 1, 2008 and terminating on June 30, 2011 upon the terms, conditions
and rents as hereinafter set forth.

 

3.                                                                                                                                       Page 1, Article 1.01 (d), Minimum Rent, of the Lease is amended effective on the 1st day of April,
2006 by deleting the present article and substituting therefor the
following:

 

MINIMUM RENT:        Commencing
April 1, 2006 and ending June 30, 2008 –

On 2,955 square feet, ten dollars and fifty cents ($10.50)
per square foot per annum, plus HST; and

On 1,209 square feet, eleven dollars and zero cents ($11.00)
per square foot per annum, plus HST; and

 

Commencing July 1, 2008 and ending June 30, 2011 –

On the entire 4,164 square feet, eleven dollars and zero
cents ($11.00) per square foot per annum, plus HST.

 

4.                                                                                                                                       Page 2, Article 15.01,
Fixturing Period, shall be added to the Lease effective on the 1st day of April,
2006 as the following:

 

FIXTURING PERIOD:  On 1,209 square feet only,
the Landlord and the Tenant hereby covenant and agree that the Tenant shall
have a seven (7) day Fixturing Period commencing on March 24, 2006 and expiring
on March 31, 2006 or expiring the day before the date the Tenant commences its
business operations to the public from the Demised Premises, whichever is
earlier. During this period, the Tenant shall not be responsible for the
payment of Minimum and Additional Rents. The Tenant shall however be
responsible for the payment of utilities consumed on the Premises during this
Fixturing Period and business taxes.

 

During the Fixturing Period, the Tenant shall do all the
Tenant’s Work within the confines of the Demised Premises, shall comply with
all rules and regulations set by the Landlord for the conduct of such work, and
shall be subject to all the terms and conditions of the Lease, including the
provisions relating to the liability of the Tenant for its acts or omissions or
the acts or omissions of its servants, agents or employees, and shall indemnify
and save harmless the Landlord with respect thereto.

 

5.                                             Schedule “A-1” of the Lease is amended effective on the 1st day
of April, 2006 by deleting the
present Schedule “A-1” and substituting therefor Schedule “A-2”, annexed
hereto.

 

6.                                             Schedule “C-1”, Landlord’s Work, of the Lease is amended effective on the 1st day
of April, 2006 by deleting the present Schedule “C-1” and substituting therefor
Schedule “C-2”, annexed hereto. 

 

2

 

7.                                             All
other terms and condition of the Lease shall, save for Paragraph(s) 1, 2, 3, 4,
5 and 6 hereof, remain the same and unaltered and shall continue in full force
and effect.

 

8.                                             This
Amending Agreement is incorporated in and made an intergral part of the Lease
and shall therefore be subject to its terms and conditions in the same manner
as if the amendments herein were original clauses of the Lease.

 

IN
WITNESS WHEREOF the Parties hereto have properly executed
These Presents the day and year first above written.

 

SIGNED,
SEALED AND DELIVERED

in the presence of

 

 

	
   

  	
   

  	
  CROMBIE DEVELOPMENTS LIMITED

  
	
   

  	
   

  	
  (the “Landlord”)

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ 

  	
   

  
	
  /s/ Karen
  Rhyno

  	
   

  	
   

  	
   

  	
   

  
	
  Witness

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  WEST END CAPITAL SERVICES
  (HALIFAX) LIMITED

  
	
   

  	
   

  	
  (the “Tenant”)

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ REBECCA GASEK

  	
   

  
	
  /s/

  	
   

  	
   

  	
  Rebecca Gasek

  	
   

  
	
  Witness

  	
   

  	
   

  	
  Counsel

  	
   

  
	
   

  	
   

  	
   

  	
  West End Capital Services

  	
   

  
	
   

  	
   

  	
   

  	
  (Halifax) Limited

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ DEANNA BEELER

  	
   

  
	
   

  	
   

  	
   

  	
  Financial Controller 

  	
   

  
	
   

  	
   

  	
   

  	
  West End Capital Services

  	
   

  
	
   

  	
   

  	
   

  	
  (Halifax) Limited

  	
   

  

 

3

 

SCHEDULE “A-2”

 

 

 

Cogswell Tower

 

7th Floor

 

	
   

  	
  Initial Landlord   

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG and DB

  

 

 

SCHEDULE “C-2”

 

1.00                        LANDLORD’S WORK

 

1.01                        The Premises shall be turned
over to the Tenant on an “as-is, where-is” basis with the following leasehold
improvements performed by the Landlord:

 

•      Build 30 feet of demising wall outlined in blue on
Schedule “C-2”, Page 2 annexed hereto; and

•      Remove approximately 5 feet of demising wall outlined
in yellow on Schedule “C-2”, Page 2 annexed hereto.

 

2.00                        TENANT’S WORK

 

2.01                         Other than as stated above,
the Tenant Shall Supply to the Demised Premises:

 

(a)           All internal partitioning, including
decorating.

 

(b)           All electrical and telephone outlets, light
switching and the necessary wiring from the electrical room. Minimum light
switching 1 switch for each 900 square feet.

 

(c)           All special air-conditioning, heating and
ventilation requirements over and above the Building standard including all
operational costs associated therewith.

 

(d)           All plumbing and mechanical changes, subject
to the prior written approval of the Landlord.

 

(e)           All other special requirements, such as
telephone conduit and service, additional or relocation of lighting fixtures
and wiring made necessary by the Tenant’s plan, all subject to final approval
of the Landlord.

 

(f)            Supply and installation of electrical and
water meters to computers or other specialized equipment.

 

 

	
   

  	
  Initials
  Landlord   

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG and DB

  

 

1

 

SCHEDULE “C-2”

 

 

	
  

  	
   

  	
  Suite 214

  2000 Barrington St.

  Halifax,

  Nova Scotia

  	
   

  	
  Title:I

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Drawing No.

  
	
   

  	
   

  	
  7TH FLOOR COGSWELL TOWER

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Scale: NTS

  	
   

  	
  Drawn by: JC

  	
   

  	
  Initials Landlord

  	
  /s/ GM

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Date: 16Feb2006

  	
   

  	
  File No.

  	
   

  	
  Tenant

  	
  /s/ RG and DB

  
													

 

2

 

THIS AMENDING AGREEMENT dated the 1st day of May, 2006

 

BETWEEN:

 

CROMBIE DEVELOPMENTS LIMITED

(Hereinafter
called the “Landlord”)

 

OF
THE FIRST PART

 

- and -

 

WEST END CAPITAL SERVICES (HALIFAX) LIMITED

(Hereinafter
called the “Tenant”)

 

OF
THE SECOND PART

 

WHEREAS the
Landlord and the Tenant entered into a Lease dated the 26th day of July, 2005,
Amending Agreements dated the 16th day of August, 2005 and the 20th day of March 2006 (collectively known as the
“Lease”), for premises located in the Cogswell
Tower, on Barrington Street, in the Halifax Regional Municipality, Province of Nova Scotia;

 

AND WHEREAS the Landlord and the Tenant wish to amend the
Lease to reflect the addition to the Demised Premises of 1,254 square feet, being that area outlined in green on the
plan annexed hereto as Schedule “A-3”,
thereby increasing the Demised Premises from 4,164 square feet to 5,418 square feet, being that area outlined in red on the plan annexed
hereto as Schedule “A-3”, to take effect on the 1st day of August, 2006 or the date the
Tenant commences its business operations from the 1,254 square feet outlined in
green on Schedule “A-3”, annexed hereto, whichever is earlier.

 

WITNESSETH that
in consideration of the mutual covenants and agreements hereinafter contained,
the parties hereto respectively covenant and agree each with the other as
follows:

 

1.                                             Page 1, Article 1.01 (a), Area of Premises, of the Lease is amended effective on
the 1st day of August,
2006 or the date the Tenant
commences its business operations from the 1,254 square feet outlined in green
on Schedule “A-3”, whichever is
earlier, by deleting the present article and substituting therefore the
following:

 

Area of Premises                  5,418 square feet,
more or less, located on the 7th floor of the Building,

 

2.                                             Page 1,
Article 1.01 (d), Minimum Rent, of
the Lease is amended effective on the 1st day of August, 2006 or the date
the Tenant commences its business operations from the 1,254 square feet
outlined in green on Schedule “A-3”, whichever is earlier, by deleting
the present article and
substituting therefor the following:

 

 

Minimum Rent                      On 2,955
square feet - Commencing August 1, 2006 an ending June 30, 2008 – Ten dollars
and fifty cents ($10.50) per square foot per annum, plus HST; and On 1,209
square feet - Commencing August 1, 2006 and ending June 30, 2008 – Eleven
dollars and zero cents ($11.00) per square foot per annum, plus HST; and

 

On 1,254 square feet -
Commencing August 1, 2006 or the date the Tenant commences its business
operations from the 1,254 square feet outlined in green on Schedule “A-3”,
whichever is earlier, and ending June 30, 2008 – Eleven dollars and zero cents
($11.00) per square foot per annum, plus HST; and

 

On 5,418 square feet –
Commencing July 1, 2008 and ending June 30, 2011 – Eleven dollars and zero
cents ($11.00) per square foot per annum, plus HST.

 

3.                                             Page
2, Article 15.01, Fixturing Period, of the Lease is amending effective 1st day
of August, 2006 or the date the Tenant commences its business operations from
the 1,254 square feet outlined in green on Schedule “A-3”, whichever is
earlier, by deleting the present article and substituting therefore the following:

 

FIXTURING PERIOD:    On
1,254 square feet only, the Landlord and the Tenant hereby covenant and agree
that the Tenant shall have a Fixturing Period commencing on the date this
Agreement is fully executed by both parties and expiring on July 31, 2006 or
expiring the day before the date the Tenant commences its business operations
to the public from the Demised Premises, whichever is earlier. During this
period, the Tenant shall not be responsible for the payment of Minimum and
Additional Rents. The Tenant shall however be responsible for the payment of
utilities consumed on the Premises during this Fixturing Period and business
taxes.

 

During the Fixturing
Period, the Tenant shall do all the Tenant’s Work within the confines of the
Demised Premises, shall comply with all rules and regulations set by the
Landlord for the conduct of such work, and shall be subject to all the terms
and conditions of the Lease, including the provisions relating to the liability
of the Tenant for its acts or omissions or the acts or omissions of its
servants, agents or employees, and shall indemnify and save harmless the
Landlord with respect thereto.

 

4.                                             Schedule
“A-2” of the Lease is amended effective on the 1st day of August, 2006 or the date
the Tenant commences its business operations from the 1,254 square feet
outlined in green on Schedule “A-3”, whichever is earlier, by deleting the
present Schedule “A-2” and substituting therefor Schedule “A-3”, annexed
hereto.

 

5.                                             Schedule
“C-2” of the Lease is amended effective on the 1st day of August, 2006 or the date
the Tenant commences its business operations from the 1,254 square feet
outlined in green on Schedule “A-3”, whichever is earlier, by deleting the
present Schedule “C-2” and substituting therefor Schedule “C-3”, annexed hereto.

 

6.                                             All
other terms and conditions of the Lease shall, save for Paragraph(s) 1, 2, 3, 4
and 5 hereof, remain the same and unaltered and shall continue in full force
and effect.

 

2

 

7.                                             This
Amending Agreement is incorporated in and made an integral part of the Lease
and shall therefore be subject to its terms and conditions in the same manner
as if the amendments herein were original clauses of the Lease.

 

IN
WITNESS WHEREOF the Parties hereto have properly executed
These Presents the day and year first above written.

 

SIGNED,
SEALED AND DELIVERED

in the presence of

 

	
   

  	
   

  	
  CROMBIE
  DEVELOPMENTS LIMITED

  
	
   

  	
   

  	
         (the
  “Landlord”)

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ Garth MacDonald

  	
   

  
	
  /s/ Jane MacMillan

  	
   

  	
   

  	
   

  	
   

  
	
  Witness

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  WEST END CAPITAL SERVICES
  (HALIFAX) LIMITED

  
	
   

  	
   

  	
  (the “Tenant”)

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ 

  	
  /s/ Deanna Beeler

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Witness

  	
   

  	
   

  	
  Rebecca Gasek

  	
  DEANNA BEELER

  
	
   

  	
   

  	
   

  	
  Legal Counsel

  	
  Financial Controller

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  (Halifax) Limited

  	
   

  
						

 

3

 

SCHEDULE “A-3”

 

 

Cogswell Tower

 

7th Floor

 

	
   

  	
  Initial Landlord   

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant. 

  	
  /s/ RG

  

 

 

SCHEDULE “C-3”

 

1.00                         LANDLORD’S WORK

 

1.01                         The Premises of 1,254 square feet
outlined on Schedule “A-3, annexed hereto, shall be turned over to the Tenant
on an “as-is, where-is” basis with the following leasehold improvements
performed by the Landlord:

 

•      As-is, where-is.

 

2.00                         TENANT’S WORK

 

2.01                         Other than as stated above, the
Tenant Shall Supply to the Demised Premises:

 

(a)           All internal partitioning, including
decorating.

 

(b)           All electrical and telephone outlets, light
switching and the necessary wiring from the electrical room. Minimum light
switching 1 switch for each 900 square feet.

 

(c)           All special air-conditioning, heating and
ventilation requirements over and above the Building standard including all
operational costs associated therewith.

 

(d)           All plumbing and mechanical changes, subject
to the prior written approval of the Landlord.

 

(e)           All other special requirements, such as
telephone conduit and service, additional or relocation of lighting fixtures
and wiring made necessary by the Tenant’s plan, all subject to final approval
of the Landlord.

 

(f)            Supply and installation of electrical and
water meters to computers or other specialized equipment. 

 

 

	
   

  	
  Initials Landlord   

  	
  /s/ GM

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Tenant 

  	
  /s/ RG

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