Document:

EXHIBIT 10.3

 Exhibit 10.3 
  
 SUNRISE TECHNOLOGY PARK 
  
 DEED OF LEASE 
 FOR 
 OFFICE SPACE 
  
 TABLE OF CONTENTS 
  

					
	 ARTICLE

	  	PAGE

	 1.
	  	DEFINITIONS	  	1
	 2.
	  	TERM	  	5
	 3.
	  	“AS-IS” CONDITION; TENANT’S WORK	  	5
	 4.
	  	RENT	  	6
	 5.
	  	ADDITIONAL RENT	  	7
	 6.
	  	USE	  	8
	 7.
	  	CARE OF PREMISES	  	8
	 8.
	  	ALTERATIONS BY TENANT	  	8
	 9.
	  	EQUIPMENT	  	9
	 10.
	  	OWNERSHIP AND REMOVAL OF PROPERTY	  	10
	 11.
	  	LANDLORD’S ACCESS TO PREMISES	  	10
	 12.
	  	SERVICES AND UTILITIES	  	11
	 13.
	  	RULES AND REGULATIONS	  	11
	 14.
	  	REPAIR OF DAMAGE CAUSED BY TENANT: INDEMNIFICATION	  	11
	 15.
	  	LIMITATION ON LANDLORD LIABILITY	  	12
	 16.
	  	FIRE AND OTHER CASUALTY	  	12
	 17.
	  	INSURANCE	  	13
	 18.
	  	CONDEMNATION	  	14
	 19.
	  	DEFAULT	  	15
	 20.
	  	NO WAIVER	  	17
	 21.
	  	HOLDING OVER	  	18
	 22.
	  	SUBORDINATION	  	18
	 23.
	  	ASSIGNMENT AND SUBLETTING	  	18
	 24.
	  	TRANSFER BY LANDLORD	  	20
	 25.
	  	INABILITY TO PERFORM	  	20
	 26.
	  	ESTOPPEL CERTIFICATES	  	20
	 27.
	  	COVENANT OF QUIET ENJOYMENT	  	21
	 28.
	  	WAIVER OF JURY TRIAL	  	21
	 29.
	  	BROKERS	  	21
	 30.
	  	CERTAIN RIGHTS RESERVED BY LANDLORD	  	21
	 31.
	  	NOTICES	  	22
	 32.
	  	MISCELLANEOUS PROVISIONS	  	22
	 	  	 A.     BENEFIT AND BURDEN
	  	22
	 	  	 B.     GOVERNING LAW
	  	22
	 	  	 C.     NO PARTNERSHIP
	  	22
	 	  	 D.     DELEGATION BY LANDLORD
	  	22
	 	  	 E.     TENANT RESPONSIBILITY FOR AGENTS
	  	22
	 	  	 F.      INVALIDITY OF PARTICULAR PROVISIONS
	  	23
	 	  	 G.     COUNTERPARTS
	  	23
	 	  	 H.     ENTIRE AGREEMENT
	  	23
	 	  	 I.       AMENDMENTS
	  	23
	 	  	 J.      MORTGAGEE’S PERFORMANCE
	  	23
	 	  	 K.     LIMITATIONS ON INTEREST
	  	23
	 	  	 L.     REMEDIES CUMULATIVE
	  	23
	 	  	 M.    ANNUAL FINANCIAL STATEMENTS
	  	23
	 33.
	  	LENDER APPROVAL. [INTENTIONALLY OMITTED]	  	23
	 34.
	  	PARKING	  	23
	 35.
	  	SECURITY DEPOSIT. [INTENTIONALLY OMITTED]	  	23
	 36.
	  	HAZARDOUS MATERIALS	  	23
	 37.
	  	RELOCATION OF TENANT [INTENTIONALLY OMITTED]	  	24
	 38.
	  	NO RECORDATION	  	24
	 39.
	  	OPTION TO EXTEND	  	25
	 	  	SIGNATURES	  	26
	 EXHIBIT A - PREMISES PLAN
	  	 
	 EXHIBIT B - DECLARATION OF ACCEPTANCE
	  	 
	 EXHIBIT C - [INTENTIONALLY OMITTED]
	  	 
	 EXHIBIT D - RULES AND REGULATIONS
	  	 
	 EXHIBIT E - PARKING
	  	 

 SUNRISE TECHNOLOGY PARK 
  
 DEED OF LEASE 
  
 THIS DEED OF LEASE (the “Lease” is made and entered into this 30th day of April, 2002, by and between STEVENS CREEK ASSOCIATES, a California general partnership d/b/a TRIZECHAHN SUNRISE TECH PARK MANAGEMENT
(“Landlord”) and LEARNING TREE INTERNATIONAL USA, INC., a Delaware corporation (“Tenant”). 
  
 In consideration of the Rent hereinafter reserved and the agreements hereinafter set forth, Landlord and Tenant mutually agree as follows: 
  

	1.	DEFINITIONS. 

  
 Except as otherwise expressly provided or unless the context otherwise requires, the following terms shall have the meanings assigned to them in this
Section: 
  
 A. Alterations: Any improvements, alterations, fixed
decorations or modifications, structural or otherwise, to the Premises, the Building or the Land, as defined below, including but not limited to the installation or modification of carpeting, partitions, counters, doors, air conditioning ducts,
plumbing, piping, lighting fixtures, wiring, hardware, locks, ceilings and window and wall coverings. 
  
 B. Building: The building located at 12345 Sunrise Valley Drive, known as Building II in Reston, Virginia, in the Park (as hereinafter defined) in which
the Premises are located. Except as expressly indicated otherwise, the term “Building” shall include all portions of said building, including but not limited to the Premises and the common areas of said building. 
  
 C. Consumer Price Index (Regular and Base): [Intentionally Omitted]

  
 D. Default Rate: That rate of interest which is five
(5) percentage points above the annual rate of interest which is publicly announced by Bank of America or its successor entity, if applicable (“Bank of America”), from time to time as its “prime” rate of interest,
irrespective of whether such rate is the lowest rate of interest charged by Bank of America to commercial borrowers. In the event Bank of America ceases to announce such a prime rate of interest, Landlord, in Landlord’s reasonable discretion,
shall designate the prime rate of interest by another bank located in the Washington, D.C. metropolitan area, which shall be the prime rate of interest used to calculate the default rate. 
  
 E. Fiscal Year: Each consecutive twelve (12) month period during the Term of this Lease that commences on
January 1 and concludes on December 31, inclusive. 
  
 F. Ground Leases: All ground and other underlying leases from which Landlord’s title to the Land and/or the Building is or may be in the future derived. “Ground Lessors” shall denote those persons and entities holding such
ground or underlying leases. 
  
 G. Holidays: New Year’s Day,
President’s Day, Martin Luther King, Jr.’s Birthday, Memorial Day, Independence Day, Labor Day, Columbus Day, Veteran’s Day, Thanksgiving Day, Christmas Day, and any other holidays designated by an executive order of the President of
the United States or by Act of Congress. 
  
 H. Land: The real
estate that supports the Building, and all associated easements. 
  
 I. Park Common Areas: All areas, improvements, facilities and equipment from time to time designated by Landlord for the common use or benefit of Tenant, other tenants of the Building or the Park and their agents, which areas shall not
decrease in a manner which adversely affects Tenant’s use of the Premises, including, without limitation, roadways, entrances and exits, landscaped areas, open areas, park areas, exterior lighting, service drives, loading areas, pedestrian
walkways, sidewalks, atriums, courtyards, concourses, stairs, ramps, washrooms, maintenance and utility rooms and closets, exterior utility lines, hallways, lobbies, elevators and their housing and rooms, common window areas, common walls, common
ceilings, common trash areas and parking facilities. 
  

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 J. Tenant’s Work: All work to be performed by Tenant pursuant to Section 3 hereof. 

 
 K. Lease Commencement Date: The date this Lease commences, as determined
pursuant to Subsection 2.A. below. 
  
 L. Lease Year: That period
of twelve (12) consecutive calendar months that commences on the first day of the calendar month in which the Lease Commencement Date occurs, and each consecutive twelve (12) month period thereafter. The earliest such twelve
(12) month period shall be referred to as the “first Lease Year,” and each of the following Lease Years shall similarly be numbered for identification purposes. 
  
 M. Mortgages: All mortgages, deeds of trust and similar security instruments which may now or in the future encumber or
otherwise affect the Building or the Land, including mortgages related to both construction and permanent financing. “Mortgagees” shall denote those persons and entities holding such mortgages, deeds of trust and similar security
instruments. 
  
 N. Common Area Maintenance Expenses: The
aggregate amount of (1) all costs and expenses incurred by Landlord during any Fiscal Year in managing, operating and maintaining the Building, as determined by Landlord in accordance with generally accepted accounting practices
(“GAAP”). Such costs and expenses shall include but not limited to the cost of insurance; labor costs (including social security taxes and contributions and fringe benefits); charges under maintenance and service contracts (including but
not limited to chillers, boilers, elevators, window and security services); the cost of water, gas, sanitary sewer, storm sewer, electricity, and other utilities to the Building; the cost of services to the Building and facilities and systems
related thereto (including but not limited to, paving and parking areas, lighting and sound facilities, storm and sanitary drainage systems, utility conduits, systems and ducts, fire protection systems, sprinkler systems, security systems, Building
signs, whether or not located on the Land, retaining walls, curbs, gutters, fences, sidewalks, canopies, steps, ramps, grass, trees and shrubbery), which services may include, among other things, ice and snow removal, lighting, cleaning,
landscaping, gardening, sweeping, painting, and resurfacing; management fees not to exceed five percent (5%) of the gross rental receipts of the Building, including, but not limited to, Common Area Maintenance Expenses and Real Estate Tax
Expenses; business taxes; and license fees solely applicable to Landlord’s or its management agent’s authority to conduct business for the Building, public space and vault rentals and charges; and the cost of any equipment or services
provided by Landlord in connection with the servicing, operation, maintenance repair and protection of the Park Common Areas and related exterior appurtenances (whether or not provided on the Lease Commencement Date) and (2) any and all
costs and expenses incurred by Landlord in each calendar year as Landlord’s share of Park Expenses (as hereinafter defined), as such share is allocated to the Building by Landlord or Landlord’s management agent. In determining the
proportion of Park Expenses to be allocated to the Building for charges that are incurred for the Building plus parts of the Park other than the Building, Landlord shall make a reasonable allocation based on the proportion of the benefit received by
the Building. An allocation based on rentable square footage will not always provide a proper basis for making the allocation. However, when, in Landlord’s reasonable judgment, rentable square footage is the proper basis for determining the
allocation, the allocation will be based on the Building comprising 19.93% of the Park on a rentable square foot basis. Park Expenses shall mean any and all costs and expenses for or in connection with (i) managing, operating, maintaining,
repairing and replacing those areas, improvements and facilities and equipment from time to time designated by Landlord for the common use or benefit of Tenant, other tenants of the Park, and their agents, including, without limitation, roadways,
entrances and exits, landscapes areas, open areas, park areas, exterior lighting, service drives, pedestrian walkways, sidewalks, exterior utility lines and parking areas, (collectively, the “Park Common Areas”), and (ii) providing
services designed to serve the tenants of one or more than one of the buildings in the Park, as determined by Landlord in accordance with generally accepted accounting principles regularly applied by Landlord. By way of example, but without
limitation, Park Expenses shall include, but not be limited to, the cost of insurance; labor costs (including social security taxes and contributions and fringe benefits); charges under maintenance and service contracts (including, but not limited
to, security services); the cost of water, gas, sanitary sewer, storm sewer, electricity, and other utilities to the Park; the cost of services to the Park and facilities and systems related thereto (including, but not limited 

  

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to, paving and parking areas, lighting and sound facilities, storm and sanitary drainage systems, utility conduits, systems and ducts, fire protection
systems, sprinkler systems, security systems, Park signs, whether or not located on the Land, retaining walls, curbs, gutters, fences, sidewalks, canopies, steps, ramps, grass, trees and shrubbery), which services may include, among other things,
ice and snow removal, lighting, cleaning, landscaping, gardening, sweeping, painting, and resurfacing; management fees; business taxes, license fees, public space and vault rentals and charges; assessments imposed by any association now or hereafter
established to maintain the Park (including, but not limited to, assessments imposed by any association with respect to the Park); and the cost of any equipment or services provided by Landlord in connection with the servicing, operation,
maintenance repair and protection of the Park and related exterior appurtenances (whether or not provided on the Lease Commencement Date). Common Area Maintenance Expenses shall include (A) when referring to the Building, the cost of capital
improvements made by Landlord to manage, operate or maintain the Common Areas, and (B) when referring to the Park Common Areas, the cost of capital improvements made by Landlord to manage, operate or maintain the Park Common Areas, in each
case, together with any financing charges incurred in connection therewith, provided that such costs shall be amortized over the useful life of the improvements and only the portion attributable to the Fiscal Year shall be included in Common Area
Maintenance Expenses for the Fiscal Year; further provided, that such expenditures shall be limited to costs of (a) improvements or Building components (other than Buildings) added to the Park which in Landlord’s reasonable judgment will
increase the efficiency of the Building or the Park (i.e., are reasonably anticipated by Landlord to reduce the rate of increase in the Common Area Maintenance Expense which relates to the item which is the subject of the capital expenditure from
what it otherwise may have been reasonably anticipated to be in the absence of such capital expenditure) or (b) improvements or replacements which are required to comply with the requirements of any laws, regulations, or insurance or utility
company requirements, except for conditions existing in violation thereof on the Lease Commencement Date. Common Area Maintenance Expenses shall not include: (i) Real Estate Tax Expenses, (ii) payments of principal and interest on any
Mortgages, (iii) leasing commissions, (iv) costs of preparing, improving or altering any spaces in preparation for occupancy of any new or renewal tenant; (v) costs incurred by Landlord on account of utilities, char services or other
services attributable to space occupied by any tenant of the Building, (vi) the cost of damage and repairs necessitated, by the gross negligence or willful misconduct of Landlord or of Landlord’s agents and employees, (vii) any cost
or expense incurred by reason of the remediation or clean-up of any contamination of the Building, the Land or the Park, or the soils or ground water underlying the Building, the Land or the Park, by hazardous materials or toxic substances,
(viii) overhead costs and profit increment paid to subsidiaries or affiliates of Landlord for services on or for the Building, the Land or the Park, to the extent only that the cost of such services exceed the competitive costs of such services
had they not been rendered by a subsidiary or affiliate of the Landlord, (ix) any deductible on Landlord’s insurance policy in excess of Fifty Thousand Dollars ($50,000.00), (x) the costs, including permit, license and inspection
costs, incurred with respect to the construction of the Building, (xi) the costs of any services provided to other tenants of the Park which are not made available to Tenant, (xii) legal fees, brokerage commissions, advertising costs, or
other related expenses incurred in connection with the leasing of the Building or the Park or associated with monetary disputes with tenants or other occupants of the Building or the Park or with the enforcement of any monetary provision of any
lease or defense of Landlord’s title to or interest in the Building or the Park or any part thereof, (xiii) except to the extent allocable to the Park, salaries of personnel to the extent that such personnel perform services other than in
connection with the management, operation, repair or maintenance of the Building, the Land or the Park, and (xiv) Landlord’s general corporate overhead and general and administrative expenses not related to the Building, the Land or the
Park. 
  
 O. Park: That certain business park located in Reston,
Virginia known as Sunrise Technology Park which as of the date of this Lease contains approximately 312,330 rentable square feet in four (4) buildings, known as Building I (12351-12353 Sunrise Valley Drive), Building II (12343-12347) Sunrise
Valley Drive, Building III (12369 Sunrise Valley Drive) and Building IV (12379 Sunrise Valley Drive). 
  
 P. Premises: 7,396 square feet of rentable area on the ground floor of the Building, known as suite D, as shown on the floor plan attached hereto as
Exhibit A. However, the area and plan of the Premises may change in the event of the exercise of any option to expand or contract the Premises set forth in this Lease. The rentable area of the Premises has been determined in accordance with the
ANSI/BOMA Z 65.1-1996 Standard Method of Measurement issued June 7, 1996 (the “BOMA Standard Method of Measurement”). 
  

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 Q. Premises’ Standard Electrical Capacity: The electrical capacity sufficient to support
Tenant’s balanced consumption of five (5) watts per square foot of rentable area. 
  
 R. Real Estate Tax Expenses: All taxes and assessments, general or special, ordinary or extraordinary, and foreseen or unforeseen, that are assessed, levied or imposed upon the Building and/or the Land, under any
current or future taxation or assessment system or modification of, or supplement or substitute for, such system, whether or not based on or measured by the receipts or revenues from the Building or the Land (including all taxes and assessments for
public improvements or any other purpose and any gross receipts or similar taxes). Real Estate Tax Expenses also shall include all reasonable expenses incurred by Landlord in obtaining or attempting to obtain a reduction of such taxes, rates or
assessments, including but not limited to legal fees, but shall not include any taxes on Tenant’s Personal Property or other tenants’ personal property, which taxes are the sole obligation of each tenant. The term Real Estate Taxes shall
specifically exclude any capital levy, franchise, transfer or recordation taxes, as well as any other interest or penalty arising by reason of late payment of any Real Estate Taxes, so long as the reason for such late payment was not contributed to
by Tenant’s failure to pay any portion of Rent which was due and payable under this Lease. Real Estate Taxes shall also exclude any federal or state tax which is assessed upon Landlord’s net income, i.e. any tax which will directly vary
based upon the amount of Landlord’s net income. The foregoing exclusion is not intended to exclude a tax which is based upon an assessment which takes into consideration, among other factors, the Landlord’s net rents or net income, which
latter tax shall be included in Real Estate Taxes. 
  
 S. Rent:
All Base Rent and Additional Rent. 
  
 (1) Base Rent: The amount
payable by Tenant pursuant to Subsection 4.A. below. 
  
 (2)
Additional Rent: All sums of money payable by Tenant pursuant to this Lease other than Base Rent. 
  
 (3) Monthly Rent: A monthly installment of Base Rent and Additional Rent, if any, which shall equal one-twelfth (1/12th) of Base Rent and Additional Rent then in effect. 
  
 T. Tenant’s Personal Property: All equipment, improvements, furnishings and/or other property now or hereafter installed or placed in or on the
Premises by and at the sole expense of Tenant or with Tenant’s permission (other than any property of Landlord), including the loading dock lift and cabling and wiring installed by Tenant, and which: (i) is removable without damage to the
Premises, the Building and the Land, and (ii) is not a replacement of any property of the Landlord, whether such replacement is made at Tenant’s expense or otherwise. Notwithstanding any other provision of this Lease, Tenant’s
Personal Property shall not include any improvements or other property installed or placed in or on the Premises as part of Tenant’s Work, whether or not any such property was purchased or installed at Tenant’s expense. 
  
 U. Tenant’s Share: 
  
 (1) Tenant’s Share of Common Area Maintenance Expenses shall be that
percentage of Common Area Maintenance Expenses which is equal to the number of square feet of rentable area in the Premises divided by the total number of square feet of rentable area in the Premises divided by the total number of square feet of
rentable area in the Building (62,261), Tenant’s Share of Common Area Maintenance Expenses is eleven and eighty-eight one-hundredths of one percent (11.88%). 
  
 (2) Tenant’s Share of Real Estate Tax Expenses shall be that percentage of Real Estate Tax Expenses which is equal to
the number of square feet of rentable area in the Premises divided by the total number of square feet of rentable area in the Building and in Building I (*125,461). Tenant’s Share of Real Estate Tax Expenses is five and ninety-one hundredths of
one percent (5.90%). 
  
 (3) Tenant’s Share of Common Area
Maintenance Expenses and Tenant’s Share of Real Estate Tax Expenses shall change any time the number of square feet of rentable area leased hereunder by Tenant increases or decreases. 
  

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 V. Unavoidable Delay: Any delay due to strikes, labor disputes, shortages of material, labor or energy,
acts of God, governmental restrictions, enemy action, civil commotion, fire, unavoidable casualty or any other causes beyond the control of the Landlord. 
  
 W. Work Agreement: [Intentionally Omitted.] 
  

	2.	TERM. 

  
 A. Term of Lease: The term of this Lease (the “Term”) shall commence on a date (the “Lease Commencement Date”), as defined below, and shall terminate at midnight on the day preceding the fifth
(5th) anniversary of the Lease Commencement Date, or such earlier date on which this Lease is terminated
pursuant to the provisions hereof (the “Lease Expiration Date”). The Lease Commencement Date shall be the date on which Landlord delivers possession of the Premises to Tenant following the execution and delivery of this Lease by Landlord,
after the execution hereof by Tenant. Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord for the Term. 
  
 B. Declarations: If requested by Landlord at any time during the Term, Landlord and Tenant promptly will execute a declaration in the form attached hereto
as Exhibit B. 
  
 C. Effective Date: The rights and obligations
set forth in this Lease, except for the obligation to pay Rent and as otherwise specifically provided herein to the contrary, shall become effective on the date of final execution of this Lease. 
  

	3.	“AS-IS’ CONDITION; TENANT’S WORK. 

  
 Tenant accepts the Premises in its as-is condition as of the Lease Commencement Date, and Landlord shall have no obligation to make any improvements or
alterations to the Premises. 
  
 Notwithstanding the foregoing,
Landlord shall make available for the performance of Tenant’s Work (as hereinafter defined) an allowance (the “Tenant Allowance”) in an amount equal to the product of (a) Nine Dollars ($9.00) multiplied by (b) the number of
square feet of rentable area (7.396 sq/ft) comprising the Premises. Landlord shall pay the Tenant Allowance to Tenant following Tenant’s completion of Tenant’s Work (as hereinafter defined), (ii) receipted bills or other evidence that
the aforesaid invoices have been paid in full, and (iii) waivers or releases of liens from each of Tenant’s contractors, subcontractors and suppliers in connection with the work performed or materials supplied as evidenced by the aforesaid
invoices. Notwithstanding the foregoing, after the completion of Tenant’s Work (as hereinafter defined), Tenant shall have the right to have any unused portion of the Tenant Allowance, if any (the “Unused Portion”) credited towards
Base Rent following at least thirty (30) days notice to Landlord; provided, however, in no event shall the unused portion exceed an amount equal to the product of (i) Three Dollars ($3.00) multiplied by (ii) the number of rentable
square feet comprising the Premises if, and only if, such Unused Portion is requested by Tenant prior to the first (1st) anniversary of the Lease Commencement Date. 
  
 Tenant shall improve the Premises in accordance with the Tenant’s Plans (as hereinafter defined). Tenant shall submit to Landlord Tenant’s final plans and specifications for improvements to the Premises (the “Tenant’s
Plans”), which shall be subject to Landlord’s prior written approval (the work set forth in the Tenant’s Plans being hereinafter referred to as “Tenant’s Work”), which approval shall not be unreasonably withheld,
conditioned or delayed with respect to items which do not affect any of the structural components of the Building or any of the Building’s systems or the exterior aesthetics of the Building. From and after the date of Landlord’s approval
of the Tenant’s Plans, any changes to the Tenant’s Plans shall not be binding unless approved in writing by both Landlord and Tenant (which approval shall not be unreasonably withheld, conditioned or delayed with respect to items which do
not affect any of the structural components of the Building or any of the Building’s systems or the exterior aesthetic of the Building). Landlord’s approval of the Tenant’s Plans shall constitute approval of Tenant’s design
concept only and shall in no event be deemed a representation or warranty by Landlord as to whether the Tenant’s Plans comply with any and all legal requirements applicable to the Tenant’s Plans and Tenant’s Work. Notwithstanding the
foregoing, Landlord acknowledges that Tenant shall be installing a loading dock lift, subject to Landlord’s approval of Tenant’s Plans in accordance with the provisions of this Section 3. 
  

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 In the performance of Tenant’s Work, Tenant shall comply with all applicable laws, codes and
regulations. Tenant shall obtain all permits, certificates and other governmental approvals from all governmental entities having jurisdiction thereover which are necessary for the prosecution and completion of Tenant’s Work. Tenant’s Work
shall include, but not be limited to, the cost of all permits and governmental inspections, and all architectural and engineering fees. 
  
 Prior to commencing Tenant’s Work, Tenant shall provide to Landlord the name and address of each contractor and subcontractor which Tenant intends to
employ to perform Tenant’s Work, the use of which subcontractors and contractors shall be subject to Landlord’s prior written approval, which shall not be unreasonably withheld, conditioned or delayed if (1) the contractor or
subcontractor is properly licensed, (2) Landlord has had no prior experience with such contractor or subcontractor which was unsatisfactory to Landlord, (3) Landlord knows of no prior unsatisfactory experience that a third party has had
with such contractor or subcontractor and (4) the contractor is otherwise satisfactory to Landlord in its reasonable discretion. Prior to the commencement of any of Tenant’s Work, Tenant shall deliver to Landlord, with respect to each
contractor and subcontractor which Tenant intends to employ to perform any of Tenant’s Work, a certificate of insurance from each such contractor or subcontractor specifying Landlord as a named insured and evidencing that each such contractor
or subcontractor has obtained the following insurance coverages: 
  
 (A) Commercial comprehensive general liability insurance, on a standard IS0 form or its equivalent, which shall include independent contractor’s liability coverage, contractual liability coverage, products and completed operations
coverage, and a “per project” endorsement, to afford protection, with limits for each occurrence, of not less than Two Million Dollars ($2,000,000) combined single limit with respect to bodily injury and property damage; 
  
 (B) Comprehensive automobile liability insurance for owned, non-owned, and
hired vehicles with limits for each occurrence of not less than One Million Dollars ($1,000,000) with respect to bodily injury or death and One Million Dollars ($1,000,000) with respect to property damage; and 
  
 (C) Worker’s compensation and employer’s liability insurance inform
and amounts required by law. 
  
 Said contractors and subcontractors shall also
comply with other reasonable industry requirements of Landlord. 
  

	4.	RENT. 

  
 From and after the Lease Commencement Date, Tenant shall pay to Landlord such Base Rent and Additional Rent as are set forth in this Section 4 and in Section 5 below. 
  
 A. Base Rent: Base Rent shall equal One Hundred Three Thousand Five Hundred
Forty-Four Dollars ($103,544.00) per annum. Tenant shall pay Base Rent to Landlord in equal monthly installments of Eight Thousand Six Hundred Twenty-Eight and 67/100 Dollars ($8,628.67) (“Monthly Base Rent”) in advance on the first day of
each calendar month during the Term, without notice, except that the first monthly installment of Base Rent shall be paid upon execution of this Lease. If the Lease Commencement Date occurs on a date other than the first day of a calendar month
Tenant shall receive a credit equal to the Monthly Base Rent multiplied by the number of days in said calendar month prior to the Lease Commencement Date and divided by the number of days in such month, which credit shall be applied toward the
installment of Monthly Base Rent next due hereunder. If the Lease Expiration Date occurs after the expiration of the last numbered Lease Year set forth above in this Section 4.A. for which an amount of Monthly Base Rent is specified, then
Monthly Base Rent shall continue to be payable by Tenant at such rate for each month or portion of a month thereafter which is prior to the Lease Expiration Date. 
  
 B. Payment: All Base Rent and Additional Rent due and payable to Landlord under this Lease shall be made payable to Stevens
Creek Associates and delivered to Stevens Creek Associates at Bank of America, P.O. Box #631571, Baltimore, MD 21263-1571. Payments of Rent (other than in cash), if initially dishonored, shall not be considered rendered until ultimately honored as
cash by Landlord’s depository. Except as expressly set forth otherwise in this Lease, Tenant will pay all Rent to Landlord without demand, deduction, set-off or counter-claim. 
  
 C. Late Fee: If Tenant fails to make any payment of Rent on or before the date when payment is due, then Tenant also shall
pay to Landlord a late fee equal to five percent (5%) of the amount that is past due for each month or part thereof until such Rent is fully paid. Said late fee shall be deemed reimbursement to Landlord for its costs of carrying and processing
Tenant’s delinquent account. Acceptance by Landlord of said late fee shall not waive or release any other rights or remedies to which Landlord may be entitled on account of such late payment. 
  

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 D. Arbitration: Any statement provided to Tenant by Landlord pursuant to Section 5 below
shall be conclusive and binding upon Tenant unless, within ninety (90) days after receipt thereof, Tenant notifies Landlord of the respects in which the statement is claimed to be incorrect. Unless otherwise mutually agreed, any such dispute
shall be determined by arbitration in the jurisdiction in which the Premises are located, in accordance with the then current commercial rules of the American Arbitration Association. The costs of the arbitration shall be divided equally between
Landlord and Tenant, except that each party shall bear the cost of its own legal fees unless the arbitration results in a determination that Landlord’s statement contained a discrepancy of less than five percent (5%) in Landlord’s
favor, in which event Tenant shall bear all costs incurred in connection with such arbitration, including, without limitation, legal fees, unless (i) the arbitration results in a determination that Landlord’s statement contained a
discrepancy of at least five percent (5%) in Landlord’s favor, in which event Landlord shall bear all costs incurred in connection with such arbitration, including, without limitation, reasonable legal fees. Pending determination of any
dispute, Tenant shall pay all amounts due pursuant to the disputed statement, but such payments shall be without prejudice to Tenant’s position. Upon at least fifteen (15) days notice to Landlord, Tenant shall have reasonable access during
normal business hours and at Tenant’s expense, to appropriate books and records of Landlord relating to the amount of expenses covered by the disputed statement, for the purpose of verifying the statement. Any such review shall be made only by
Tenant’s employees and/or by an auditor hired by Tenant who is a Certified Public Accountant and who is employed on other than a contingent fee basis. 
  

	5.	ADDITIONAL RENT. 

  
 A. To Cover Consumer Price Index Increases: [Intentionally omitted] 
  
 B. To Cover Common Area Maintenance Expenses and Real Estate Tax Expenses: In addition to all other Rent set forth herein,
for each Fiscal Year, Tenant shall pay to Landlord as Additional Rent an amount equal to the sum of Tenant’s Share of Common Area Maintenance Expenses and Tenant’s Share of Real Estate Tax Expenses; provided, however, that for the Fiscal
Years during which the Term begins, Tenant’s Share of the aforesaid sum shall be prorated based upon the Lease Commencement Date and for the Fiscal Year during which the Term ends, Tenant’s Share shall be prorated based upon the Lease
Expiration Date 
  
 C. Statements: 
  
 (1) [Intentionally omitted.] 
  
 (2) For each Fiscal Year, Landlord shall deliver to Tenant a statement
estimating Tenant’s Share of Common Area Maintenance Expenses and Tenant’s Share of Real Estate Tax Expenses for such Fiscal Year, which Tenant shall pay in equal monthly installments in advance on the first day of each calendar month
during each Fiscal Year. Tenant shall continue to pay such estimated Tenant’s Share of Common Area Maintenance Expenses and Tenant’s Share of Real Estate Tax Expenses until Tenant receives the next such statement from Landlord, at which
time Tenant shall commence making monthly payments pursuant to Landlord’s new statement. With the first payment of Monthly Base Rent which is due at least fifteen (15) days after Tenant’s receipt of a statement from Landlord
specifying estimated Tenant’s Share of Common Area Maintenance Expenses and Tenant’s Share of Real Estate Tax Expenses payable during the Fiscal Year, Tenant shall pay the difference between its monthly share of such sums for the preceding
months of the Fiscal Year and the monthly installments which Tenant has actually paid for said preceding months. 
  
 D. Retroactive Adjustments: After the end of each Fiscal Year, Landlord shall determine and shall provide to Tenant a statement of Tenant’s Share of
Common Area Maintenance Expenses and Tenant’s Share of Real Estate Tax Expenses for the Fiscal Year. Within thirty (30) days after delivery of any such statement, Tenant shall pay to Landlord any deficiency between the amount shown as
Tenant’s Share of Common Area Maintenance Expenses and Tenant’s Share of Real Estate Tax Expenses for the Fiscal Year and the estimated payments made by Tenant. Tenant shall be credited with any excess estimated payments toward payments by
Tenant of its share of estimated Tenant’s Share of Common Area Maintenance Expenses and Tenant’s Share of Real Estate Tax Expenses, or if the Term of this Lease has expired or been terminated other than because of a Default by Tenant,
Landlord shall pay the amount of any such excess estimated payments to Tenant within sixty (60) days after the later of (i) the expiration or termination of the Term or (ii) the date on which Tenant cures all defaults under this
Lease. 
  

 - 7 - 

 E. Change In or Contest of Taxes: In the event of any change by any taxing body in the period or manner
in which any of the Real Estate Tax Expenses are levied, assessed or imposed, Landlord shall have the right, in its sole discretion, to make appropriate adjustments with respect to computing increases in Real Estate Tax Expenses. Real Estate Tax
Expenses which are being contested by Landlord shall be included in computing Tenant’s Share of Real Estate Tax Expenses under this Section, but if Tenant shall have paid Rent on account of contested Real Estate Tax Expenses and Landlord
thereafter receives a refund of such taxes, Tenant shall receive a credit toward subsequent estimated payments in an amount equal to Tenant’s Share of such refund, or if the Term of this Lease has expired or been terminated other than because
of a Default by Tenant, Landlord shall pay the amount of any such excess estimated payments to Tenant within thirty (30) days after the later of (i) the expiration or termination of the Term or (ii) the date on which Tenant cures all
defaults under this Lease. 
  
 F. Sales, Use or Other Taxes: If
during the Term any governmental authority having jurisdiction over the Building or the Land levies, assesses or imposes any tax on Landlord, the Premises, the Building, the Land or the Rent payable hereunder, in the nature of a sales tax, use tax
or any tax except (i) taxes on Landlord’s income, (ii) estate or inheritance taxes, or (iii) Real Estate Tax Expenses, then Tenant shall pay its proportionate share to Landlord within fifteen (15) days after receipt by
Tenant of notice of the amount of such tax. 
  

	6.	USE. 

  
 A. Permitted Use: Tenant shall use and occupy the Premises solely for computer maintenance, software installation, related storage and office use and administrative activities directly related thereto and for no other
purpose. 
  
 B. Legal and Other Restrictions of Tenant’s Use:
In its use of the Premises, Tenant shall comply with all present and future laws, regulations (including but not limited to fire and zoning regulations) and ordinances of all other public and quasi-public agencies having jurisdiction over the Land
or the Building. Tenant shall not use the Park, the Land, the Building or use or occupy the Premises for any unlawful, disorderly or hazardous purposes or in a manner which will interfere with the rights of Landlord, other tenants or their invitees
or in any way injure or annoy any of them. 
  

	7.	CARE OF PREMISES. 

  
 Tenant shall at its expense keep the Premises (including all improvements, fixtures and other property located therein) in a neat and clean condition and
in good order and repair, and will suffer no waste or injury thereto. Tenant shall surrender the Premises at the end of the Term in as good order and condition as they were in on the Lease Commencement Date, ordinary wear and tear excepted.
Notwithstanding the foregoing, Landlord shall use diligent efforts to maintain and repair in good and safe order and condition throughout the Term of this Lease all structural portions of the Premises (including exterior walls, load bearing columns
and floor slab) and the portions of the building utility systems (including portions located within the Premises) which do not exclusively serve the Premises, and shall make such repairs (when necessary) thereto as become necessary after-obtaining
actual knowledge of the need for such repairs, all costs of which shall be included in Operating Expenses, unless the need for any such maintenance or repair is brought about by any act or omission of Tenant, its agents, employees or invitees, in
which event Tenant shall have the obligation to make such structural repairs at its sole cost and expense. 
  

	8.	ALTERATIONS BY TENANT. 

  
 A. Making of Alterations; Landlord’s Consent: Tenant shall not make or permit to be made any Alterations without the prior written consent of
Landlord both as to whether the Alterations may be made and as to how and when they will be made, which approval shall not be unreasonably withheld, conditioned or delayed with respect to any proposed Alteration which would not affect any of the
Building’s operating systems or any of the structural components of the Building. Any Alterations shall be made at Tenant’s expense, by its contractors and subcontractors and in accordance with complete 

  

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plans and specifications approved in advance in writing by Landlord, and only after Tenant: (i) has obtained all necessary permits from governmental
authorities having jurisdiction and has furnished copies thereof to Landlord, (ii) has submitted to Landlord an architect’s certificate that the Alterations will conform to all applicable laws and regulations, and (iii) has complied
with all other requirements reasonably imposed by Landlord, including without limitation any requirements due to the underwriting guidelines of Landlord’s insurance carriers. Landlord’s consent to any Alterations and approval of any plans
and specifications constitutes approval of no more than the concept of these Alterations and not a representation or warranty with respect to the quality or functioning of such Alterations, plans and specifications. Tenant shall be and is solely
responsible for the Alterations and for the proper integration thereof with the Building, the Building’s systems and existing conditions. Landlord shall have the right, but not the obligation, to supervise the making of any Alterations. If any
Alterations are made without the prior written consent of Landlord, or which do not conform to plans and specifications approved by Landlord or to other conditions imposed by Landlord pursuant to this Section, Landlord may, in its sole discretion,
correct or remove such Alterations at Tenant’s expense. Following completion of any Alterations, at Landlord’s request, Tenant either shall deliver to Landlord a complete set of “as built” plans showing the Alterations or shall
reimburse Landlord for any expense incurred by Landlord in causing the Building plans to be modified to reflect the Alterations. 
  
 B. No Liens: Tenant shall take all necessary steps to ensure that no mechanic’s or materialmen’s liens are filed against the Premises, the
Building or the Land as a result of any Alterations made by the Tenant. If any mechanic’s lien is filed, Tenant shall discharge the lien within ten (10) business days thereafter, at Tenant’s expense, by paying off or bonding the lien.

  

	9.	EQUIPMENT. 

  
 A. Permitted Equipment: Tenant shall not install or operate in the Premises any equipment or other machinery that, in the aggregate, will cause Tenant to use more than the Premises’ Standard Electrical Capacity,
without: (i) obtaining the prior written consent of Landlord, who may condition its consent upon the payment by Tenant of Additional Rent for additional consumption of utilities, additional wiring or other expenses resulting therefrom,
(ii) securing all necessary permits from governmental authorities and utility companies and furnishing copies thereof to Landlord, and (iii) complying with all other requirements reasonably imposed by Landlord. Prior to the Lease
Commencement Date, Tenant shall provide Landlord with a list of all equipment that Tenant intends to install or operate in the Premises which operate on more than one hundred twenty (120) volts, and Tenant shall provide Landlord with an updated
list of such equipment prior to the installation or use of any additional equipment which operates on more than one hundred twenty (120) volts. Tenant shall not install any equipment or machinery which may necessitate any changes, replacements
or additions to or material changes in the use of the water, heating, plumbing, air-conditioning or electrical systems of the Building without obtaining the prior written consent of Landlord, who may withhold its consent in its absolute discretion.

  
 B. Payment For Excess Utility Usage: If Tenant’s
equipment shall result in electrical demand in excess of the Premises’ Standard Electrical Capacity, Landlord shall have the right, in its sole discretion, to install additional transformers, distribution panels, wiring and other applicable
equipment at the expense of Tenant. None of the equipment so installed shall be deemed to be Tenant’s Personal Property. If at any time during the Term, Tenant’s connected electrical load from its use of equipment and fixtures (including
incandescent lighting and power), as estimated by Landlord, exceeds the Premises’ Standard Electrical Capacity, then Landlord may, at its option: (i) install separate electrical meter(s) for the Premises, or (ii) cause a survey to be
made by an independent electrical engineer or consulting firm to determine the amount of electricity consumed by Tenant beyond the Premises’ Standard Electrical Capacity. Tenant shall reimburse Landlord for the cost of the installation of said
meter(s) or completion of said meter(s) or survey, and shall pay as Additional Rent the cost of any electricity in excess of an average of the Premises Standard Electrical Capacity, at the rate charged by the utility company providing such
electricity, assuming continuous business hours, within ten (10) days after receipt of any bill therefor from Landlord. 
  
 C. Noise; Vibration; Floor Load: Business machines and equipment belonging to Tenant, which cause noise or vibration that may be transmitted to any part
of the Building to such a degree as to be objectionable to Landlord or to any tenant of the Building, shall be installed and maintained by Tenant at Tenant’s expense on devices that eliminate the 

  

 - 9 - 

 
noise and vibration. Tenant shall not place any load upon the floor of the Premises which exceeds the per square foot load the floor was designed to carry
(eighty (80) pounds per square foot for live loads and twenty (20) pounds per square foot for dead loads). 
  

	10.	OWNERSHIP AND REMOVAL OF PROPERTY. 

  
 A. Landlord’s Property: Any Alterations and other improvements and any equipment, machinery, furnishings and other property, installed or located in
the Premises, the Building or the Land by or on behalf of Landlord or Tenant, except for Tenant’s Personal Property: (i) shall immediately become the property of Landlord, and (ii) shall be surrendered to Landlord with the Premises as
a part thereof at the end of the Term; provided, however, that if Landlord requests Tenant to remove any Alterations installed by or on behalf of Tenant, Tenant shall cause the same to be removed at Tenant’s expense on or before the Lease
Expiration Date, or shall reimburse Landlord for the cost of such removal, as elected by Landlord (unless Landlord expressly waives in writing the right to require such removal at the time Landlord give its consent to the making of such
Alterations). Landlord and Tenant acknowledge that Tenant shall install a loading lift and cabling for use by the Tenant in the Premises. Notwithstanding the foregoing, Tenant, upon submitting its request to Landlord to make Alterations, shall have
the right to request therein that Landlord specify whether and to what extent Landlord will require Tenant to remove the Alterations in question at the end of the Term, provided that Tenant refers therein to the provisions of this Section 10.A.
If Tenant shall fail to request such information in its request to make any Alterations, such right shall be deemed null and void as to the Alterations in question, and all such Alterations shall thereafter be subject to the exercise of
Landlord’s rights and to Tenant’s obligations set forth in the first sentence of this Section 10.A. If Tenant submits its request for such information in accordance with the foregoing provisions and Landlord consents to the
Alterations requested, Landlord shall, together with its consent, specify in writing whether and to what extent it will require Tenant to remove the Alterations in question at the end of the Term, and if Landlord fails so to specify, Tenant shall
have no further obligation to remove the Alterations which were the subject of Tenant’s request. Notwithstanding anything to the contrary set forth in this Lease, in no event shall Tenant be required to remove any cabling which Tenant installs
in the Premises. 
  
 B. Removal of Property At End of Term: Tenant
shall remove all of Tenant’s Personal Property from the Building and the Land on or before the Lease Expiration Date. Any personal property belonging to Tenant or to any other person or entity which is left in the Building or on the Land after
the date this Lease is terminated for any reason shall be deemed to have been abandoned, unless Landlord has granted Tenant written permission to temporarily leave particular items of personal property in the Premises following termination of this
Lease for any reason, which consent may be granted or denied in Landlord’s sole and absolute discretion. In such event, Landlord shall have the right to store such property at Tenant’s sole cost and/or to dispose of it in whatever manner
Landlord considers appropriate, without waiving its right to claim from Tenant all expenses and damages caused by Tenant’s failure to remove such property, and Tenant and any other person or entity shall have no right to compensation from or
any other claim against Landlord as a result. 
  

	11.	LANDLORD’S ACCESS TO PREMISES. 

  
 Upon such notice as is reasonable under the circumstances, which notice may be given orally, and which notice shall not be required in the event of an
emergency, Landlord may at any reasonable time enter the Premises to examine them, to make alterations or repairs thereto or for any other purposes which Landlord considers necessary or advisable; however, in the case of any emergency, Landlord and
its agents may enter the Premises at any time and in any manner. Tenant shall allow the Premises to be exhibited by Landlord: (i) at any reasonable time to representatives of lending institutions or to prospective purchasers of the Building,
and (ii) at any reasonable time during the last twelve (12) months of the Term to persons who may be interested in leasing the Premises. Landlord reserves the right and shall be permitted reasonable access to the Premises to install
facilities within and through the Premises and to install and service any systems deemed advisable by Landlord to provide services or utilities to any tenant of the Building. Landlord agrees that, in the exercise of its rights pursuant to this
Section 11, Landlord shall not unreasonably interfere with Tenant’s business operations in the Premises. 
  

 - 10 - 

	12.	SERVICES AND UTILITIES. 

  
 A. Utilities Provided: Landlord has provided, at its expense, for the separate metering of all utilities to be supplied to the Premises, and Tenant shall
contract directly with the appropriate public utility companies for the supplying of all such utilities to the Premises. Tenant shall pay all submetered utility charges to the appropriate utilities, as and when due. 
  
 B. Right to Discontinue: [Intentionally omitted.] 
  
 C. No Liability: Landlord shall have no liability to Tenant or others based
on any failure by Landlord to furnish any utilities and services to be furnished by Landlord hereunder, due to Unavoidable Delays, repair or maintenance work or any other reason, and such failure shall neither render Landlord liable for damages to
either person or property, nor be construed as an eviction of Tenant, nor cause a diminution or abatement of Rent nor relieve Tenant of any of Tenant’s obligations hereunder. 
  
 D. Conservation: Tenant hereby agrees to comply with all energy conservation procedures, controls and requirements
instituted by Landlord pursuant to any government regulations or otherwise, including but not limited to controls on the permitted range of temperatures, the volume of energy consumption or the hours of operation of the Building. Institution by
Landlord of such controls and requirements shall not entitle Tenant to terminate this Lease or to an abatement of any Rent payable hereunder. 
  
 E. Recycling: Without limiting the foregoing, Tenant covenants and agrees, at its sole cost and expense, to comply with all present and future laws,
orders, and regulations of the jurisdiction in which the Building is located and of the federal, municipal, and local governments, departments, commissions, agencies and boards having jurisdiction over the Building to the extent that they or this
Lease impose on Tenant duties and responsibilities regarding the collection, sorting, separation, and recycling of trash. Tenant shall pay all costs, expenses, fines, penalties, or damages that may be imposed on Landlord or Tenant by reason of
Tenant’s failure to comply with the provisions of this Section 12.E., and, at Tenant’s sole cost and expense, shall indemnify, defend and hold Landlord harmless (including legal fees and expenses) from and against any actions, claims,
and suits arising from such noncompliance, using counsel reasonably satisfactory to Landlord. 
  
 F. HVAC System; Landlord’s Covenants: Landlord hereby covenants that the existing heating, air conditioning and ventilation system (collectively, the “HVAC System”) serving the Premises shall be in good
working order as of the Lease Commencement Date. Landlord shall be responsible, at Landlord’s sole cost and expense, for making any necessary repairs or replacements to the HVAC System, as determined by Landlord in its reasonable discretion,
during the first three (3) full calendar months of the Term, and, during the next nine (9) full calendar months of the Term (such twelve (12) month period being hereinafter referred to as the “Landlord’s HVAC Maintenance
Period”), Tenant shall be responsible for the first Three Thousand Dollars ($3,000,00) of such costs, and Landlord shall be responsible for the balance of such costs provided, however, that following the expiration of the Landlord’s HVAC
Maintenance Period, a maintenance, repair and replacements of the HVAC System, and all costs thereof, shall be the sole responsibility of Tenant throughout the remainder of the Term and the renewal Period. As applicable, and Landlord shall have no
further responsibility therefore. 
  

	13.	RULES AND REGULATIONS. 

  
 Tenant shall abide by and observe the rules and regulations attached hereto as Exhibit D and such other rules and regulations as may be made by Landlord
from time to time and which are generally applicable to all tenants of the Park, provided that such rules and regulations shall not be materially inconsistent with the provisions of this Lease. Nothing contained in this Lease or in any rules and
regulations shall be interpreted to impose upon Landlord any obligations to enforce against any tenant its rules and regulations, or the provisions of any lease with any other tenant, and Landlord shall not be liable to Tenant or any other entity
for any violation of said rules, regulations or lease provisions. 
  

	14.	REPAIR OF DAMAGE CAUSED BY TENANT: INDEMNIFICATION. 

  
 A. Repairs: Except as otherwise expressly provided in this Lease, all injury, breakage and damage to the Land, the Building or the Premises, caused by any
act or omission of Tenant shall be repaired by and at the sole expense of 

  

 - 11 - 

 
Tenant, except that in the event that Tenant fails to make such repairs within the time designated by Landlord, which shall be not less than five
(5) days following written notice by Landlord to Tenant or such shorter period of time as Landlord, in its sole discretion, determines is appropriate under the circumstances, then, in such event, Landlord shall have the right, at its option, to
make such repairs and to charge Tenant for all costs and expenses incurred in connection therewith as Additional Rent payable within ten (10) days after the rendering of a bill therefore. Tenant shall notify Landlord promptly of any injury,
breakage or damage to the Land, the Building, or the Premises caused by Tenant. 
  
 B. Indemnification: Tenant hereby agrees to indemnify and hold Landlord harmless from and against all costs, damages, claims, liabilities and expenses, including attorneys’ fees, suffered by or claimed against
Landlord, directly or indirectly, based on, arising out of or resulting from: (i) Tenant’s use and occupancy of the Premises or the business conducted by Tenant therein or Tenant’s presence in the Building or on the Land (ii) the
making by Tenant of any Alterations, (iii) any act or omission of Tenant or its employees, agents or invitees, and (iv) any breach or default by Tenant in the observance or performance of its covenants and obligations under this Lease;
provided, however, that Tenant does not agree to indemnify and hold Landlord harmless from and against consequential damages except with respect to Tenant’s obligations set forth in Sections 21 and 36 hereof. With respect to Tenant’s
indemnification obligations under this Section 14.8. and all other indemnification obligations of Tenant set forth in this Lease, (a) Landlord or any other party seeking indemnification through Landlord shall give Tenant written notice of
the circumstance which serves as the basis for indemnification promptly after Landlord or such other party obtains actual knowledge of such circumstance, (b) Tenant shall have the right to elect counsel to represent it in connection with such
claim, which counsel shall be subject to Landlord’s prior written approval, not to be unreasonably withheld, conditioned or delayed, and Tenant shall have the right to control all decisions during any litigation with respect to such claim, and
(c) Landlord, or any other party seeking indemnification from Tenant pursuant to this Lease, shall cooperate with Tenant, provided that such cooperation shall be without cost or liability to Landlord or such other party. 
  

	15.	LIMITATION ON LANDLORD LIABILITY. 

  
 A. Liability Standard: Landlord shall not be liable to Tenant or any other individual or entity for any damage, loss or claim whatsoever, except damages,
losses and claims that are the direct result of Landlord’s negligence or misconduct; however, in no event shall Landlord be liable for consequential damages. 
  
 B. Limitation on Total Liability: Notwithstanding any other provision of this Lease, it is expressly understood and agreed
that the total liability of Landlord arising out of or in connection with this Lease, the relationship of Landlord and Tenant hereunder and/or Tenant’s use of the Premises, shall be limited to the estate of Landlord in the Building. No other
property or assets of Landlord or any partner or owner of Landlord shall be subject to levy, execution, or other enforcement proceedings or other judicial process for the satisfaction of any judgment or any other right or remedy of Tenant arising
out of or in connection with this Lease, the relationship of Landlord and Tenant hereunder and/or Tenant’s use of the Premises. 
  

	16.	FIRE AND OTHER CASUALTY. 

  
 If the Premises shall be damaged by fire or other casualty, other than as a result of the gross negligence or willful misconduct of Tenant, the Lease
shall not terminate and, upon adjustment of insurance claims, Landlord shall repair the damage, provided that Landlord shall have no obligation to repair damage to or replace Tenant’s Personal Property. Except as otherwise provided herein, if
any part of the Premises are rendered untenantable by reason of any such damage, Rent shall abate from the date of the damage to the date the damage is repaired, as determined by Landlord, in the proportion that the area of the untenantable part
bears from time to time to the total area of the Premises; provided, however, that, if more than fifty percent (50%) of the rentable area of the Premises is damaged and Tenant is not in occupancy of any part of the Premises, then Rent shall be
fully abated until the date that the damage is repaired. No compensation or reduction of Rent shall be paid or allowed for inconvenience, annoyance or injury to Tenant or Tenant’s business arising from any damage to or repair of the Premises or
the Building. Notwithstanding the foregoing, if Landlord does not receive sufficient insurance proceeds to fully repair the damage, or if the Building shall be so damaged that, as determined by Landlord, 

  

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substantial reconstruction of the Premises or the Building is required (whether or not the Premises have been damaged), then (i) Landlord, at its
option, may give Tenant, within sixty (60) days after the casualty, written notice of termination of this Lease and of all other leases in the Building which Landlord is entitled to terminate pursuant to such leases, and this Lease and the Term
shall terminate (whether or not the Term has commenced) upon the expiration of thirty (30) days from the date of the notice, with the same effect as if the new expiration date had been the date initially fixed for expiration of the Term, and
all Rent shall be apportioned as of the date of the casualty, unless Tenant has continued to occupy the Premises, and (ii) if Landlord estimates to Tenant in writing that the restoration of the Premises and the Building cannot be completed by
the two hundred seventieth (270th) day following the date of the casualty, then Tenant may terminate this lease by written notice to Landlord, which notice shall be given by Tenant, if at all, within ten (10) business days following the
date of such written estimate. If the restoration of the Premises and the Building has not been completed by the two hundred seventieth (270th) day following the date of the casualty, Tenant may terminate this Lease by written notice to
Landlord, which notice shall be given by Tenant, if at all, within ten (10) business days following such 270th day. If the Premises or the Building shall be damaged by fire or other casualty due to the gross negligence or willful misconduct of
Tenant: (i) Landlord shall have no obligation to repair the Premises or the Building, (ii) this Lease shall, at Landlord’s option, not terminate, and (iii) Landlord may pursue any legal and equitable remedies available to it.

  

	17.	INSURANCE. 

  
 A. Types of Insurance Required: Tenant, at its expense, shall obtain and maintain in effect at all times during the Term an insurance policy providing the following coverage: 
  
 (1) An “all risk” insurance policy covering all of Tenant’s
Personal Property within, and improvements and alterations to, the Premises for not less than the full replacement value thereof. All proceeds of such insurance shall be used to repair or replace the items so insured. 
  
 (2) A commercial general liability policy on an occurrence basis, with the
following limits: 
  

				
	 Each occurrence limit for bodily injury and property damage
	  	$	1,000,000
	 General aggregate
	  	$	2,000,000
	 Product/completed operations aggregate
	  	$	2,000,000
	 Fire damage legal liability
	  	$	50,000
	 Medical payments (any one person)
	  	$	5,000

  
 Said insurance shall name Landlord (in
care of Landlord’s management agent and referring to the Building by its address), Landlord’s management agent and Mortgagee as an additional insured. The policy shall protect Landlord, Landlord’s management agent, and the Mortgagee
against any liability for bodily injury, personal injury, death, or property damage occurring upon, in or about the Premises, the Building or the Land or arising out of or relating to any risks against which Tenant is required to indemnify Landlord,
Landlord’s management agent and the Mortgagee. From time to time during the Term, Landlord may require Tenant to increase said limits of said insurance to the limits of liability insurance then customarily required of tenants of other
comparable office buildings in the city (or, if not a city, other local jurisdiction) in which the Building is located. 
  
 B. Required Provisions of Policies: All insurance policies required to be maintained by Tenant under this Lease must: (i) be issued by insurance
companies approved by Landlord; (ii) be in form and have content satisfactory to Landlord; (iii) be written as primary policy coverage and not contributing to or in excess of any coverage which Landlord or the Mortgagees may carry;
(iv) contain an express waiver of any right of subrogation by the insurance company against Landlord, the Mortgagees and the Landlord’s and the Mortgagees’ employees and agents; and (v) provide that the policy may not be
cancelled or permitted to lapse unless Landlord shall have received at least fifteen (15) days prior written notice of cancellation or non-renewal. Tenant shall deliver to Landlord (in care of Landlord’s management agent and referring to
the Building by its address) certified copies or certificates evidencing each such policy and any renewal policy, together with evidence of payment of all applicable premiums, at least ten (10) days before the Lease Commencement Date and at
least thirty (30) days before the renewal of any policies. Any insurance required of Tenant under this Section may be carried under a blanket policy, provided that said policy shall specifically set forth the amount of insurance allocated to
this Lease. 
  

 - 13 - 

 C. Effect of Tenant’s Activities on Insurance: Tenant shall not conduct or permit to be conducted
any activity, or place any equipment in or about the Land, the Building or the Premises which will increase the rate of, or make void or voidable, any fire or other insurance maintained or required to be maintained by Landlord or any Mortgagee on
the Building, the Land or the property kept thereon or therein, which will conflict with the provisions of any such insurance policy or which will make it impracticable for Landlord to obtain insurance covering any risks against which Landlord
reasonably deems it advisable to obtain insurance. In the event any increases in the rates of such insurance are, due to Tenant’s presence in the Building, to any activity conducted or property installed or placed by Tenant on or about the
Land, the Building or the Premises or to Alterations installed by Tenant or at Tenant’s request, Tenant shall reimburse Landlord for the amount of such increases promptly upon demand therefor. Statements by the applicable insurance company or
insurance rating bureau that such increases are due to any activity, property or improvements shall be conclusive for the purposes of determining Tenant’s liability hereunder. 
  
 D. Termination Right: Landlord shall have the right to terminate this Lease upon thirty (30) days notice to Tenant in
the event Landlord receives notice from any of Landlord’s insurance carriers that such carrier intends to cancel its insurance on the Building, or to increase the cost of such insurance by more than one hundred percent (100%) above the
premium payable by Landlord immediately prior to such notice, due to the activities of Tenant or the presence of Tenant in the Building; provided, however, that so long as Tenant’s activities are in compliance with this Lease and all applicable
laws and governmental regulations, then Tenant’s activities or presence in the Building shall not be a basis for Landlord to terminate this Lease under this Section 17.D. However, Landlord shall not terminate this Lease in the event
Landlord is able, with good faith efforts, to obtain equivalent insurance from an insurance carrier satisfactory to Landlord at a premium not more than one hundred percent (100%) greater than the premium for the cancelled insurance; provided
that Tenant shall reimburse Landlord for all additional premiums charged to Landlord by such new insurance carrier. It is expressly understood that Landlord shall not have the right to terminate this Lease pursuant to this Subsection D. if any
cancellation or rate increase is due to factors generally applicable to the insurance or rental market, rather than to Tenant’s activities or presence in the Building. 
  
 E. Waiver: Except for gross negligence and intentional acts. Landlord and Tenant hereby each waive and release each other
from any and all liabilities, claims and losses for which Landlord or Tenant is or may be held liable, to the extent either party: (i) receives insurance proceeds on account thereof, or (ii) is required to maintain insurance pursuant to
this Section, whichever is greater. 
  
 F. Landlord’s
Insurance: Landlord shall maintain in force such property insurance and liability insurance with respect to the Building as are required by any first mortgagee or Ground Lessor or, if at any time there is no first mortgagee and no Ground Lessor,
Landlord shall maintain in force such property insurance and liability insurance as Landlord, in its reasonable judgment, determines to be appropriate based upon coverages in force with respect to comparable buildings in Fairfax County, Virginia;
provided, however, that in no event shall the property insurance be less than what would be required to prevent Landlord from being considered a co-insurer. 
  

	18.	CONDEMNATION. 

  
 A. Landlord’s Right to Terminate: If a substantial part of the Premises, the Building or the Land is taken or condemned by any governmental authority
for any purpose or is granted to any authority in lieu of condemnation (collectively, a “taking”), either party shall have the right in its sole discretion to terminate this Lease by written notice to the other party, and upon the giving
of such notice, the Term shall terminate as of the date title vests in the authority, and Rent shall be abated as of that date. For purposes of this Section, a substantial part of the Premises, the Land or the Building shall be considered to have
been taken if, (i) in the reasonable opinion of Landlord, the taking shall render it commercially undesirable for Landlord to permit this Lease to continue or to continue operating the Building or (ii) the reasonable opinion of Tenant, the
taking shall preclude Tenant from being able to continue to conduct its business operations in the Premises. 
  

 - 14 - 

 B. Adjustment of Rent: If a portion of the Premises is taken and neither Landlord nor Tenant elects to
terminate this Lease pursuant to the preceding paragraph, then Rent shall be equitably adjusted as of the date title vests in the authority and this Lease shall otherwise continue in full force and effect. 
  
 C. Division of Award: Tenant shall have no claim against Landlord arising out
of or related to any taking, or for any portion of the amount that may be awarded as a result, and Tenant hereby assigns to Landlord all its rights, title and interest in and to any such award; provided, however, that Tenant may assert any claim it
may have against the authority for compensation for Tenant’s Personal Property and for any relocation expenses compensable by statute, as long as such awards shall be made in addition to and stated separately from the award made for the Land,
the Building and the Premises. 
  

	19.	DEFAULT. 

  
 A. Default of Tenant: The following events shall be a default by Tenant (a “Default”) under this Lease: 
  
 (1) Failure of Tenant to pay Rent as and when due, if the failure continues for five (5) days after notice from Landlord specifying the failure.

  
 (2) Failure of Tenant to comply with or perform any covenant
or obligation of Tenant under this Lease, other than those concerning the payment of Rent, if the failure continues for twenty (20) days after notice from Landlord to Tenant specifying the failure; provided, however, that if the failure on the
part of Tenant is not capable of being cured within such 20-day period but Tenant expeditiously commences to cure same and diligently proceeds with such cure, Tenant’s time to cure such failure shall be extended for the time necessary to cure
same, but in no event longer than sixty (60) days, inclusive of the original 20-day period. 
  
 (3) [Intentionally omitted.] 
  
 (4) If Tenant, any guarantor of Tenant’s performance hereunder (a “Guarantor) or, if Tenant is a partnership, any partner of Tenant
(“Partner”), shall file a voluntary petition in bankruptcy or insolvency, shall be adjudicated bankrupt or insolvent or shall file a petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation,
dissolution or similar relief under any present or future federal, state or other law, or shall make an assignment for the benefit of creditors, or shall seek or acquiesce in the appointment of any trustee, receiver or liquidator of Tenant or of any
Guarantor or Partner or of all or any part of the property of Tenant or of such Guarantor or Partner. 
  
 (5) If, within thirty (30) days after the commencement of any proceeding against Tenant or a Guarantor or Partner, whether by the filing of a
petition or otherwise, seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future applicable federal, state or other law, such proceeding shall not have been dismissed
or if, within thirty (30) days after the appointment of any trustee, receiver or liquidator of Tenant or any Guarantor or Partner, or of all or any part of the property of Tenant or of any Guarantor or Partner, without the acquiescence of such
individual or entity, such appointment shall not have been vacated or otherwise discharged, or if any execution or attachment shall have been issued against the property of Tenant or of any Guarantor or Partner, pursuant to which the Premises shall
be taken or occupied or attempted to be taken or occupied. 
  
 (6)
If Tenant fails to take possession of the Premises within thirty (30) days following the Lease Commencement Date or vacates, abandons or ceases to carry on its ordinary activities in the Premises prior to the Lease Expiration Date, with or
without an intention of paying Rent; provided, however, that if (i) Tenant gives Landlord at least thirty (30) days prior written notice that it intends to vacate the Premises, (ii) Tenant pays the full amount of all Rent when due
under this Lease while the Premises are vacant, (iii) the fact that the Premises or Building is vacant does not adversely affect the Premises or Building or other tenants therein and does not result in any liability to, or expenditure of funds
by, Landlord, and (iv) Tenant leaves the Premises in a condition satisfactory to Landlord and continues to maintain the Premises in a condition satisfactory to Landlord throughout the remainder of the Term, then, and in such event only, Tenant
shall not be deemed to be in Default under this Section 19.A.(6). 
  

 - 15 - 

 B. Remedies Upon Default: Upon the occurrence of a Default, Landlord shall have the right, then or at any
time thereafter: 
  
 (1) Without demand or notice, but in
accordance with applicable legal process, to reenter and take possession of all or any part of the Premises, to expel Tenant and those claiming through Tenant and to remove any property therein, either by summary proceedings or by any other action
at law, in equity or otherwise, with or without terminating this Lease, without being deemed guilty of trespass and without prejudice to any other remedies of Landlord for breach of this Lease, and/or 
  
 (2) To give Tenant written notice of Landlord’s intent to terminate this
Lease, and on the date specified in Landlord’s notice, Tenant’s right to possession of the Premises shall cease and this Lease shall terminate. If Landlord elects to terminate this Lease, everything contained in this Lease on the part of
Landlord to be done shall cease, without prejudice to Landlord’s right to recover from Tenant all Rent, as set forth in Subsections C. and D. below. If Landlord elects to reenter pursuant to Subsection B.(1) above. Landlord may terminate this
Lease, or, from time to time without terminating this Lease, may relet all or any part of the Premises as the agent of Tenant, for such term, at such rental and upon such other provisions as Landlord deems acceptable, with the right to make any
alterations and repairs to the Premises that Landlord deems appropriate, at Tenant’s expense. No such reentry or taking of possession of the Premises shall be construed as an election to terminate this Lease, unless notice of such intention is
given pursuant to Subsection 842) above, or unless termination be decreed by a court of competent jurisdiction at the instance of Landlord. Landlord shall in no event be under any obligation to relet any part of the Premises. 
  
 C. Liability of Tenant: If Landlord terminates this Lease or reenters the
Premises (with or without terminating this Lease), Tenant shall remain liable (in addition to all other liabilities of Tenant accrued at the time of the Default) for the sum of (i) any unpaid Rent accrued prior to the time of termination and/or
reentry, as the case may be, plus interest thereon from the due date at the Default Rate, (ii) all Base Rent and Additional Rent provided for in this Lease from the time of termination and/or reentry, as the case may be, until the date this
Lease would have expired had a Default not occurred, plus interest thereon from the due date at the Default Rate. (iii) any and all expenses (including but not limited to attorneys’ and brokerage fees) incurred by Landlord in reentering
and repossessing the Premises, in correcting any default, in painting, altering or repairing the Premises in order to place the Premises in first-class rentable condition (whether or not the Premises are relet), in protecting and preserving the
Premises and in reletting or attempting to relet the Premises, and (iv) any other amounts necessary to compensate Landlord for any other injury or detriment caused by the Default, minus the net proceeds (after deducting any rental abatements,
tenant improvement allowances and other concessions and inducements) actually received by Landlord, if any, from any reletting to the extent attributable to the period prior to the date this Lease would have expired had a Default not occurred.
Landlord shall have the option to recover any damages sustained by Landlord either at the time of reletting, if any, or in separate actions from time to time as said damages shall have been made more easily ascertainable by successive relettings or,
at Landlord’s option, to defer any such recovery until the date this Lease would have expired in the absence of a Default, in which event Tenant hereby agrees that the cause of action shall be deemed to have accrued on the aforesaid date. The
provisions of this Section shall be in addition to, and shall not prevent the enforcement of, any claim Landlord may have for anticipatory breach of this Lease. 
  

D. Liquidated Damages: In addition to Landlord’s rights pursuant to Subsection C. above, if Landlord terminates this Lease, Landlord shall have
the right at any time, at its sole option, to require Tenant to pay to Landlord on demand, as liquidated damages, the sum of (i) the total of the Base Rent, Additional Rent and all other sums which would have been payable under this Lease from
the date of Landlord’s demand for liquidated damages (“Landlord’s Demand”) until the date this Lease would have terminated in the absence of the Default, discounted to present value at the rate of five percent (5%) per annum
(the “Discount Rate”), (ii) all unpaid Rent accrued prior to the time of Landlord’s Demand, plus interest thereon from the due date at the Default Rate, (iii) any and all expenses (including but not limited to
attorneys’ and brokerage fees) incurred by Landlord in reentering and repossessing the Premises, in correcting any default, in painting, altering or repairing the Premises in order to place the Premises in first-class rentable condition
(whether or not the Premises are relet), in protecting and preserving the Premises and in reletting or attempting to relet the Premises, and (iv) any other amounts necessary to compensate Landlord for any other injury or detriment caused by the
Default; minus the sum of (a) the net fair market rental value of the Premises for the period referred to in Subsection D.(i) above, discounted to present value at the Discount Rate, and (b) any sums actually paid by Tenant to Landlord
pursuant to Subsection C. above; 

  

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provided, however, that if said damages shall be limited by law to a lesser amount, Landlord shall be entitled to recover the maximum amount permitted by
law. The “net fair market rental value” referred to in Subsection D.(a) above shall be the fair market rental value of the Premises at the time of Landlord’s Demand, reduced by any rental abatements, tenant improvement allowances and
other concessions and inducements generally provided by landlords seeking to lease comparable commercial property in the area of the Premises at the time of Landlord’s Demand. If reletting is accomplished within a reasonable time after Lease
termination, the “net fair market rental value” referred to in Subsection D.(a) above shall be deemed prima facie to be the net rental income (after deducting any rental abatements, tenant improvement allowances and other concessions and
inducements) realized upon such reletting. 
  
 E. Waiver: Tenant,
on its own behalf and on behalf of all persons and entities claiming through Tenant, including but not limited to creditors of Tenant, hereby waives any and all rights and privileges which Tenant and such other persons and entities might otherwise
have under any present or future law: (i) to redeem the Premises, (ii) to reenter or repossess the Premises, or (iii) to restore the operation of this Lease, with respect to any dispossession of Tenant by judgment or warrant of any
court, any reentry by Landlord or any expiration or termination of this Lease, whether by operation of law or pursuant to the provisions of this Lease. Tenant hereby expressly waives receipt of a Notice to Quit. 
  
 F. Lien on Personal Property: [Intentionally omitted.] 
  
 G. Right of Distress: [Intentionally omitted.] 
  
 H. Right of Landlord to Cure: If Tenant defaults in the making of any payment
or in the doing of any act required to be made or done by Tenant under this Lease, then Landlord may, at its option, within the time designated by Landlord, which shall be not less than five (5) business days following written notice by
Landlord to Tenant or such shorter period of time as Landlord, in its sole discretion, determines is appropriate under the circumstances, make such payment or do such act, and the expenses thereof, with interest thereon at the Default Rate, from the
date paid by Landlord, shall constitute Additional Rent hereunder due and payable by Tenant with the next payment of Monthly Base Rent. 
  
 I. Attorneys’ Fees: In the event of any Default hereunder, Tenant shall pay to Landlord all attorneys’ fees incurred by Landlord in connection
with such Default or the enforcement of Landlord’s rights or remedies arising in connection therewith, whether or not this Lease is terminated and whether or not Landlord institutes any lawsuit against Tenant as a result of such Default. In
addition to the foregoing, whether or not this Lease is terminated, Tenant shall pay to Landlord all other costs incurred by Landlord with respect to any lawsuit instituted or action taken by Landlord to enforce the provisions of this Lease. In the
event that Tenant initiates litigation against Landlord based upon an alleged default by Landlord under this Lease, and Tenant is the prevailing party in such litigation based upon a judgment by a court of competent jurisdiction that Landlord is in
default hereunder, then, after the date upon which such judicial order becomes unappealable (i.e., the timeframe for filing appeals has expired, without an appeal having been filed, or if an appeal has been filed, such appeal has been finally
resolved), Landlord shall pay to Tenant all reasonable attorneys’ fees incurred by Tenant in connection with such litigation. 
  
 J. Survival: Tenant’s liability pursuant to this Section 19 shall survive the termination of this Lease, the institution of summary proceedings
and/or the issuance of a warrant thereunder. 
  

	20.	NO WAIVER. 

  
 No failure or delay by Landlord in enforcing its right to strict performance by Tenant of every provision of this Lease or in exercising any right or remedy hereunder, and no acceptance by Landlord of full or partial
rent during the continuance of any Default, shall constitute a waiver of the provision or the Default, and no provision shall be waived or modified except by a written instrument executed by Landlord. No payment by Tenant, or receipt by Landlord, of
a lesser amount than the full Rent shall be deemed to be other than a payment on account, notwithstanding any endorsement or statement on any check or letter accompanying any payment of any Rent. No waiver of any Default or settlement of any
proceeding instituted on account of any claimed Default shall affect or alter this Lease or constitute a waiver of any of Landlord’s rights hereunder. 
  

 - 17 - 

	21.	HOLDING OVER. 

  
 If Tenant shall be in possession of the Premises after termination of this Lease (whether by normal expiration of the Term or otherwise), at
Landlord’s option: (i) Landlord may deem Tenant to be occupying the Premises as a tenant from month-to-month, at the sum of one hundred fifty percent (150%) of the Monthly Base Rent in effect for the last full month of the Term, plus
the monthly installment of Additional Rent which is then payable pursuant to Section 5.C. of this Lease, and subject to all of the other provisions of this Lease, as applicable to a month-to-month tenancy, or (ii) Landlord may exercise any
or all remedies for Default and at law and in equity, including but not limited to an action against Tenant for wrongfully holding over. 
  

	22.	SUBORDINATION. 

  
 A. Lease Subordinate: This Lease shall be subject and subordinate to the lien of any and all Mortgages and to any Ground Leases, and any and all renewals,
extensions, modifications, recastings and refinancings thereof. This clause shall be self-operative, without execution of any further instrument; but if requested by Landlord or any Mortgagee. Tenant shall promptly execute a certificate or other
document evidencing and providing for such subordination. Tenant agrees that, if any Mortgage is foreclosed or Ground Lease terminated, upon request by the purchaser at the foreclosure sale or Ground Lessor, as the case may be, Tenant shall attorn
to and recognize the purchaser or Ground Lessor as the landlord under this Lease and shall make all payments required hereunder to such new landlord without any deduction or set-off of any kind whatsoever. Tenant waives the provisions of any law or
regulation, now or hereafter in effect, which may give or purport to give Tenant any right to terminate or otherwise affect this Lease or the obligations of Tenant hereunder in the event that any such foreclosure, termination or other proceeding is
filed, prosecuted or completed. Notwithstanding anything herein to the contrary, any Mortgagee may at any time subordinate the lien of its Mortgage to the operation and effect of this Lease without Tenant’s consent, by giving Tenant written
notice of such subordination, in which event this Lease shall be deemed to be senior to such Mortgage, and thereafter such Mortgagee shall have the same rights as it would have had if this Lease had been executed, delivered and recorded before said
Mortgage. Landlord shall use reasonable efforts to obtain from any current or future Mortgagee or Ground Lessor a nondisturbance agreement for the benefit of Tenant in such Mortgagee’s or Ground Lessor’s, as the case may be, usual form;
provided, however, that (i) Tenant shall pay all costs incurred by Landlord which are imposed by such Mortgagee or Ground Lessor, as the case may be, with respect to such nondisturbance agreement and (ii) in the event that Landlord does
not obtain such nondisturbance agreement, this Lease shall be and remain subject and subordinate to the lien of said Mortgage or Ground Lease, as the case may be, and to any and all renewals, extensions, modifications, recastings and refinancings
thereof. 
  
 B. Modifications to Lease: In the event any of
Landlord’s insurance carriers or any Mortgagee requests modifications to this Lease, Tenant shall execute a written amendment incorporating such requested modifications within thirty (30) days after the same has been submitted to Tenant by
Landlord, provided that such modifications do not (a) adversely affect Tenant’s use of the Premises as herein permitted, (b) increase the rentals and other sums payable by Tenant hereunder, (c) include changes to
(i) Tenant’s Security Deposit required hereunder, (ii) Tenant’s Renewal Option (as hereinafter defined), (iii) Tenant’s right with respect to Tenant’s Sign (as hereinafter defined), (iv) the default provisions
of Section 19 hereof, or (v) the holdover provisions of Section 21 hereof, or (d) materially adversely affect any of Tenant’s other rights or obligations under this Lease. In the event Tenant refuses or fails to execute such
amendment within thirty (30) days, Landlord shall have the right, at its sole option, in addition to Landlord’s other remedies for Default, to terminate and cancel this Lease by written notice to Tenant specifying the date on which this
Lease will terminate. From and after said termination date, both Landlord and Tenant shall be relieved of any and all further obligations hereunder, except liabilities arising prior to the date of termination. 
  

	23.	ASSIGNMENT AND SUBLETTING. 

  
 A. No Transfer Without Consent: Tenant shall not, without the prior written consent of Landlord in each instance (which consent may be withheld in
Landlord’s sole and absolute discretion) (i) assign, mortgage or otherwise encumber this Lease or any of its rights hereunder; (ii) sublet the Premises or any part thereof or permit the 

  

 - 18 - 

 
occupancy or use of the Premises or any part thereof by any persons or entities other than Tenant; or (iii) permit the assignment of this Lease or any
of Tenant’s rights hereunder by operation of law. Any attempted assignment, mortgaging or encumbering of this Lease or any of Tenant’s rights hereunder and any attempted subletting or grant of a right to use or occupy all or a portion of
the Premises in violation of the foregoing sentence shall be void. Notwithstanding the foregoing, Landlord agrees that it shall not unreasonably withhold, condition or delay its consent to a proposed subletting of all or any portion of the Premises,
provided that all of the following conditions are satisfied: 
  
 (a) there shall be no Default at the time of the proposed subletting, 
  
 (b) the proposed subtenant shall be creditworthy, 
  
 (c) the proposed subtenant shall not be a governmental entity or a person or entity enjoying sovereign or diplomatic immunity, 
  

(d) the use of the Premises by the proposed subtenant shall not attract a volume, frequency or type of visitor or employee to the Building which is not
consistent with the standards of a high-quality office park, 
  
 (e) the proposed subtenant shall specifically covenant and agree to perform the obligations of Tenant hereunder and to occupy the Premises subject to the provisions of this Lease, and 
  
 (f) Tenant remains liable for the faithful performance of this Lease.

  
 B. Take-Back Rights: In addition, Tenant may not assign this
Lease, nor sublet (or permit occupancy or use of) the Premises, or any part thereof, without giving Landlord thirty (30) days prior written notice thereof. For thirty (30) days following receipt of said notice, if Tenant intends to
sublease a portion of the Premises which, when added to all other then subleased portions of the Premises, would result in an aggregate of more than fifty percent (50%) of the Premises being subleased, Landlord shall have the right, exercisable
by sending notice to Tenant, to sublet from Tenant for the balance of the Term of this Lease (i) all of the Premises in the event Tenant notified Landlord of its desire to assign this Lease, or (ii) so much of the Premises as Tenant
intends to sublet in the event Tenant notified Landlord of its desire to sublet the Premises or permit another to make use thereof, at the same rental Tenant is obligated to pay to Landlord hereunder. In the event Landlord does not exercise the
aforesaid right within said thirty (30) days, Tenant may attempt to assign, sublet or permit use of this Lease or such space; provided that Tenant shall obtain the prior written consent of Landlord as set forth in Subsection A. above. In the
event that Tenant defaults hereunder, Tenant hereby assigns to Landlord the Rent due from any assignee or subtenant and hereby authorizes each such party to pay said Rent to Landlord. 
  
 C. Transfer of Stock. If Tenant and/or any Guarantor is a corporation, then the sale, issuance or transfer of any voting
capital stock of Tenant or any Guarantor, by the person, persons or entities owning a controlling interest therein as of the date of this Lease, which results in a change in the voting control of Tenant or the Guarantor, shall be deemed an
assignment within the meaning of this Section 23. If Tenant and/or any Guarantor is a partnership, the sale or transfer of the partnership share, or any portion thereof, of any general partner shall be deemed an assignment of this Lease.

  
 D. Expenses and Profits; Effect of Consent: 
  
 (1) In the event Landlord permits Tenant to assign or sublet all or a
portion of the Premises to a third party, fifty percent (50%) of any sums that are paid by such third party for the right to occupy the Premises, in excess of the sum of (i) the Rent then in effect plus (ii) all reasonable expenses
actually incurred by Tenant for brokerage commissions, attorney’s fees, advertising costs and tenant improvements in connection with such subletting or assignment shall be paid by Tenant to Landlord on a monthly basis as Additional Rent.

  
 (2) Tenant shall be responsible for all costs and expenses,
including attorneys’ fees incurred by Landlord in connection with any proposed or purported assignment or sublease and an administrative fee of One Thousand Dollars ($1,000.00). 
  
 (3) The consent by Landlord to any assignment or subletting shall neither be construed as a waiver or release of Tenant from
any covenant or obligation of Tenant under this Lease, nor as relieving Tenant from giving Landlord the aforesaid thirty (30) days notice of, or from obtaining the consent of Landlord to, any further assignment or subletting. The collection or
acceptance of Rent from any such assignee or subtenant shall not constitute a waiver or release of Tenant from any covenant or obligation of Tenant under this Lease, except as expressly agreed by Landlord in writing. 
  

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 E. Permitted Assignments: Notwithstanding the foregoing provisions of this Section 23, Landlord
agrees that so long as (a) no Default is then continuing beyond any applicable cure period, (b) no circumstance shall have occurred which with the giving of notice, the passage of time, or both would constitute a Default by Tenant, and
(c) the net worth, creditworthiness and liquidity factor of any entity into which Tenant shall merge are all greater than or equal to the net worth, creditworthiness and liquidity factor of Tenant as of the date of execution of this Lease, the
provisions of this Section 23 shall not be applicable with regard to an assignment of this Lease or a subletting of the Premises to Tenant’s Affiliate (as hereinafter defined), so long as (1) Tenant originally named herein, to the
extent it remains in existence, shall remain primarily liable under this Lease, notwithstanding any such assignment or subletting (2) no other or further assignment or subletting shall be permitted without Landlord’s prior written consent
and (3) in the case of an assignment, the assignee executes an assignment and assumption agreement in Landlord’s then standard form (with such revisions thereto as are approved by Landlord in its reasonable discretion, which approval shall
not be unreasonably conditioned or delayed) with respect to the assumption by the assignee of all of Tenant’s then existing and future obligations under this Lease. An Affiliate, as used herein, shall be a person or entity that directly, or
indirectly through one or more intermediaries, controls or is controlled by, or is under common control with, Tenant. “Control” as used herein shall mean the possession, direct or indirect, of the power to direct or cause the direction of
the management and policies of a person or entity, whether through ownership of voting securities, by contract, or otherwise. 
  

	24.	TRANSFER BY LANDLORD. 

  
 Landlord (and any successor or affiliate of Landlord) may freely sell, assign or transfer all or any portion of its interest in this Lease and the
Premises, the Building or the Land and, in the event of any such sale, assignment or transfer, shall be relieved of any and all obligations under this Lease from and after the date of the sale, assignment or transfer. From and after said date,
Tenant shall be bound to such purchaser, assignee or other transferee, as the case may be, as though the latter had been the original Landlord hereunder, provided that the purchaser, assignee or transferee agrees to assume the obligations of
Landlord hereunder. 
  

	25.	INABILITY TO PERFORM. 

  
 This Lease and Tenant’s obligation hereunder shall in no way be affected, impaired or excused, nor shall Tenant have any claim against Landlord for
damages, because Landlord, due to Unavoidable Delays, is unable to fulfill any of its obligations under this Lease, including, but not limited to, any obligations to provide any services, repairs, replacements, alterations or decorations or to
supply any improvements, equipment or fixtures. 
  

	26.	ESTOPPEL CERTIFICATES. 

  
 Tenant shall, without charge, within five (5) business days after receipt of any request therefor, execute and deliver to Landlord a certificate stating: (i) whether this Lease is unmodified and in full
force and effect (or if there have been modifications, that the Lease is in full force and effect and setting forth all such modifications); (ii) whether, to the best of Tenant’s knowledge, there then exist any defenses against the
enforcement of any right of Landlord hereunder (and, if so, specifying the same in detail); (iii) the dates to which rent and any other charges hereunder have been paid by Tenant; (iv) that Tenant has no knowledge of any then uncured
defaults under this Lease (or, if Tenant has knowledge of any such defaults, specifying the same in detail); (v) that Tenant has no knowledge of any event that will or may result in the termination of this Lease (or if Tenant has such
knowledge, specifying the same in detail); (vi) the address to which notices to Tenant are to be sent; and (vii) such other information as may be reasonably requested. It is understood that any such certificate may be relied upon by
Landlord, any Mortgagee, prospective Mortgagee, Ground Lessor, prospective Ground Lessor, or purchaser or prospective purchaser of the Land or the Building. Landlord shall, without charge, on not more than one (1) occasion during each calendar
year, within thirty (30) days after receipt of any request therefore by any creditor of Tenant, execute and deliver to the requesting party a certificate stating: (1) whether this Lease is unmodified and in full force 

  

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and effect (or if there have been modifications, that the Lease is in full force and effect and setting forth all such modifications); (ii) the date to
which Rent and other charges have been paid by Tenant; (iii) that Landlord has no knowledge of any then uncured defaults under this Lease (or, if Landlord has knowledge of any such defaults, specifying the same in detail); (iv) that
Landlord has no knowledge of any event that will or may result in the termination of this Lease (or if Landlord has such knowledge, specifying the same in detail); and (v) the address to which notices to Landlord are to be sent. 
  

	27.	COVENANT OF QUIET ENJOYMENT. 

  
 Landlord covenants that it has the right to make this Lease and that. if Tenant shall pay all Rent and perform all of Tenant’s other obligations
under this Lease, Tenant shall have the right, during the Term and subject to the provisions of this Lease, to quietly occupy and enjoy the Premises without hindrance by Landlord or its successors and assigns. 
  

	28.	WAIVER OF JURY TRIAL. 

  
 Landlord and Tenant hereby waive trial by jury in any action, proceeding or counterclaim brought by either of them against the other with respect to any
matter arising out of or connected with this Lease. 
  

	29.	BROKERS. 

  
 Landlord and Tenant each represents and warrants to the other that, except as hereinafter set forth, neither of them has employed any broker in procuring or carrying on any negotiations relating to this Lease.
Landlord and Tenant shall indemnify and hold each other harmless from any loss, claim or damage relating to the breach of the foregoing representation and warranty. Landlord recognizes only Insignia/ESG, as agent of Tenant, as broker with respect to
this Lease and agrees to be responsible for the payment of any leasing commissions owed to said broker. 
  

	30.	CERTAIN RIGHTS RESERVED BY LANDLORD. 

  
 Landlord shall have the following rights, exercisable without notice, without liability for damage or injury to property, person or business and without
effecting an eviction, constructive or actual, or disturbance of Tenant’s use or possession of the Premises or giving rise to any claim for set-off, abatement of Rent or otherwise; provided, however, that (i) Landlord shall use reasonable
efforts to minimize the disruption to Tenant’s business, and (ii) the Premises shall remain accessible and tenantable for the conduct of Tenant’s business therein, in connection with the exercise of any such rights: 
  
 A. To change the Park’s and the Building’s name or street address.

  
 B. To affix, maintain and remove any and all signs on the
exterior and interior of the Building. 
  
 C. To designate and
approve, prior to installation, all window shades, blinds, drapes, awnings, window ventilators, lighting and other similar equipment to be installed by Tenant that may be visible from the exterior of the Premises or the Building. 
  
 D. To decorate and make repairs, alterations, additions and improvements,
whether structural or otherwise, in, to and about the Building and any part thereof, and for such purposes to enter the Premises, and, during the continuance of any such work, to close temporarily doors, entry ways, common areas in the Building and
to interrupt or temporarily suspend Building services and facilities, all without affecting Tenant’s obligations hereunder, as long as the Premises remain tenantable. 
  
 E. To grant to anyone the exclusive right to conduct any business or render any service in the Building, provided Tenant is
not thereby excluded from uses expressly permitted herein. 
  
 F.
To alter, relocate, reconfigure and reduce the common areas of the Building, as long as the Premises remain reasonably accessible. 
  
 G. To alter, relocate, reconfigure, reduce and withdraw the Park Common Areas located outside the Building, including parking and access roads, as long as
the Premises remain reasonably accessible. 
  
 H. To erect, use
and maintain pipes and conduits in and through the Premises. 
  

 - 21 - 

	31.	NOTICES. 

  
 No notice, request, approval, waiver or other communication which may be or is required or permitted to be given under this Lease shall be effective unless the same is in writing and hand-delivered, sent by registered
or certified mail, return receipt requested, first-class postage prepaid, or sent with charges prepaid by a nationally recognized air courier service, addressed as follows: 
  
 If to Landlord: 
  
 TrizecHahn Mid-Atlantic Management Services LLC 
 1250 Connecticut Avenue, N.W. 
 Suite 500 
 Washington. D.C. 20036 
 Attention: General Manager - Sunrise Technology Park 
  
 If to Tenant: 
  

			
	 Prior to the Lease Commencement Date:

	  	 After to the Lease Commencement Date:

	Mr. Dave Mathews. Vice President	  	Ms. Mary C. Adams, Vice President
	Learning Tree International USA. Inc.	  	Learning Tree International USA Inc.
	1831 Michael Faraday Drive	  	6053 West Century Blvd. Sum 200
	Reston, Virginia 20190	  	Los Angeles, California 90045
	Attn:	  	Attn:

  
 or at any other address of which
either party shall notify the other in accordance with this Section. Such communications, if sent by registered or certified mail, shall be deemed to have been given three (3) business days after the date of mailing, or if sent by a nationally
recognized air courier service, shall be deemed to have been given one (1) business day after the date of deposit of the notice with such service. If any Mortgagee shall notify Tenant that it is the holder of a Mortgage affecting the Premises
and gives Tenant its address in writing, no notice, request or demand thereafter sent by Tenant to Landlord shall be effective until a copy of same shall be sent to such Mortgagee in the manner prescribed in this Section at such address as such
Mortgagee shall designate. 
  

	32.	MISCELLANEOUS PROVISIONS. 

  
 A. Benefit and Burden: The provisions of this Lease shall be binding upon, and shall inure to the benefit of, the parties hereto and each of their
respective successors and permitted assigns. 
  
 B. Governing Law:
This Lease shall be construed and enforced in accordance with the laws of the jurisdiction in which the Building is located. 
  
 C. No Partnership: Nothing contained in this Lease shall be deemed to create a partnership or joint venture between Landlord and Tenant, or to create any
other relationship between the parties other than that of Landlord and Tenant. 
  
 D. Delegation by Landlord: Wherever Landlord has the authority to take any action under this Lease, Landlord shall have the right to delegate such authority to others, and Landlord shall be responsible for the
authorized actions of such agents, employees and others, to the same extent as if Landlord had taken such action itself. 
  
 E. Tenant Responsibility for Agents: In any case where Tenant is responsible for performing or refraining from an act or for preventing an action or
result from occurring, Tenant shall also be responsible for any actions taken or omitted by Tenant’s agents, employees, business invitees, licensees, contractors, subtenants, family members, guests and any other individuals or entities present
in the Building or on the Land at Tenant’s invitation. 
  

 - 22 - 

 F. Invalidity of Particular Provisions: If any provision of this Lease or the application thereof to any
person, entity or circumstance shall, to any extent, be held invalid or unenforceable, the remaining provisions and the application of such invalid or unenforceable provisions to persons, entities and circumstances other than those as to which it is
held invalid or unenforceable, shall not be affected thereby. Each provision of this Lease shall be valid and enforced to the fullest extent permitted by law. 
  

G. Counterparts: This Lease may be executed in several counterparts, all of which shall constitute one and the same document. 
  
 H. Entire Agreement: This Lease, and any exhibits and addenda attached
hereto, embody the entire agreement of the parties hereto, and no representations, inducements or agreements, oral or otherwise, between the parties not contained in this Lease or in the exhibits or addenda shall be of any force or effect. No
rights, privileges, easements or licenses are granted to Tenant hereby, except as expressly set forth herein. 
  
 I. Amendments: This Lease may not be modified in whole or in part in any manner other than by an agreement in writing. 
  
 J. Mortgagee’s Performance: Tenant shall accept performance of any of
Landlord’s obligations hereunder by any Mortgagee. 
  
 K.
Limitation on Interest: In any case where this Lease provides for a rate of interest that is higher than the maximum rate permitted by law, the rate specified herein shall be deemed to equal, and the party designated as recipient of such interest
shall be entitled to receive, the maximum rate of interest permitted by law. 
  
 L. Remedies Cumulative: All rights and remedies of Landlord shall be cumulative and shall not be exclusive of any other rights or remedies of Landlord hereunder or now or hereafter existing at law or in equity.

  
 M. Annual Financial Statements: Not later than March 31
of each Fiscal Year during the Term, Tenant shall submit to Landlord an audited financial statement covering the preceding Fiscal Year, which has been prepared in accordance with generally accepted accounting principles by an independent certified
public accountant. 
  
 N. Landlord’s Termination Right: If,
in Landlord’s reasonable opinion, Tenant’s activities or presence in the Premises results in a continuing or repeated significant threat of physical danger to other tenants or users of the Building, whether or not Tenant is capable of
controlling such threat, Landlord shall have the right to terminate this Lease upon not less than sixty (60) days’ prior written notice to Tenant in which Landlord describes in reasonable detail the nature of the continuing or repeated
significant threat of physical danger. 
  

	33.	LENDER APPROVAL. [Intentionally omitted.] 

  

	34.	PARKING. 

  
 Parking will be made available to Tenant pursuant to the provisions of Exhibit E attached hereto. 
  

	35.	SECURITY DEPOSIT. [Intentionally omitted.] 

  

	36.	HAZARDOUS MATERIALS. 

  
 A. Definition. As used in this Lease, the term “Hazardous Material” means any flammable items, explosives, radioactive materials, hazardous or
toxic substances, material or waste or related materials, including any substances defined as or included in the definition of “hazardous substances”, “hazardous wastes”, “infectious wastes”, “hazardous
materials” or “toxic substances” now or subsequently regulated under any federal, state or local laws, regulations or ordinances including, without limitation, oil, petroleum-based products, paints, solvents, lead, cyanide, DDT,
printing inks, acids, pesticides, ammonia compounds and other chemical products, asbestos, PCBs and similar compounds, and including any different products and materials which are subsequently found to have adverse effects on the environment or the
health and safety of persons. 
  
 B. General Prohibition. Tenant
shall not cause or permit any Hazardous Material to be generated, produced, brought upon, used, stored, treated, discharged, released, spilled or disposed of on, in under or about 

  

 - 23 - 

 
the Premises, the Building, or the Land (hereinafter referred to collectively as the “Property”) by Tenant, its affiliates, agents, employees,
contractors, subtenants, assignees or invites other than reasonable quantities of customary office supplies which are used, stored and disposed of in compliance with all applicable governmental laws and regulations. Tenant shall indemnify, defend
and hold Landlord harmless from and against any and all actions (including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting therefrom),
costs, claims, damages (including without limitation, attorneys’, consultants’, and experts’ fees, court costs and amount paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal
penalties, injunctive or other relief (whether or not based upon personal injury, property damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses arising from a breach of this
prohibition by Tenant, its affiliates, agents, employees, contractors, subtenants, assignees or invitees. 
  
 C. Notice. In the event that Hazardous Materials are discovered upon, in, or under the Property, and any governmental agency or entity having jurisdiction
over the Property requires the removal of such Hazardous Materials, Tenant shall be responsible for removing those Hazardous Materials arising out of or related to the use or occupancy of the Property by Tenant or its affiliates, agents, employees,
contractors, subtenants, assignees or invites but not those of its predecessors. Notwithstanding the foregoing, Tenant shall not take any remedial action in or about the Property or any portion thereof without first notifying Landlord of
Tenant’s intention to do so and affording Landlord the opportunity to protect Landlord’s interest with respect thereto. Tenant immediately shall notify Landlord in writing of: (i) any spill, release, discharge or disposal of any
Hazardous Material in, on or under the Property or any portion thereof; (ii) any enforcement, cleanup, removal or other governmental or regulatory action instituted, contemplated, or threatened (if Tenant has notice thereof) pursuant to any
laws respecting Hazardous Materials; (iii) any claim made or threatened by any person against Tenant or the Property or any portion thereof relating to damage, contribution, cost recovery, compensation, loss or injury resulting from or claimed
to result from any Hazardous Materials; and (iv) any reports made to any governmental agency or entity arising out of or in connection with any Hazardous Materials in, on under or about or removed from the Property or any portion thereof,
including any complaints, notices, warnings, reports or asserted violations in connection therewith. Tenant also shall supply to Landlord as promptly as possible, and in any event within five (5) business days after Tenant first receives or
sends the same, copies of all claims, reports, complaints, notices, warnings or asserted violations relating in any way to the Premises, the Property or Tenant’s use or occupancy thereof. 
  
 D. Landlord’s Obligations: In the event that Landlord receives written
notice from a governmental agency of the presence of Hazardous Materials in the Premises or in any of the Common Areas of the Building which are utilized by Tenant in a quantity and of a nature that violates any applicable laws or governmental
regulations and that were not introduced to the Building by or on behalf of Tenant, Landlord shall take such action, if any, as may be required to comply with such laws or governmental regulations; provided, however, that Landlord shall have the
right to contest any such notice of violation, in which case Landlord’s obligation to cure shall not arise until after the final adjudication of the validity of the violation notice. 
  
 E. Survival. The respective rights and obligations of Landlord and Tenant under this Section 36 shall survive the
expiration or earlier termination of this Lease. 
  

	37.	RELOCATION OF TENANT. [Intentionally omitted.] 

  

	38.	NO RECORDATION. 

  
 Tenant shall not record or attempt to record this Lease or any memorandum hereof in any public records without the prior written approval of Landlord,
which may be denied in Landlord’s sole and absolute discretion. In the event that Landlord grants its approval to record this Lease or a memorandum hereof, Tenant shall pay all recordation fees, taxes and charges in connection with such
recordation. 
  

 - 24 - 

	39.	OPTION TO EXTEND. 

  
 Provided that Learning Tree International USA, Inc., a Delaware corporation, and any of its Affiliates (individually and collectively, “Learning
Tree”), is not then in default and has not been in default more than twice during the Term, in each case both at the time of exercise of the Renewal Option, as hereinafter defined, and at the commencement of the Renewal Period, as hereinafter
defined, and is then in occupancy of the Premises at the time of exercise of the Renewal Option, as hereinafter defined, and at the time of the commencement of the Renewal Period, as hereinafter defined, Learning Tree shall have one (1) option
(the “Renewal Option”) to extend the Term for one (1) additional five (5) year period (the “Renewal Period”) after the expiration of the initial Term. The Renewal Option shall be exercisable only by written notice given
by Learning Tree to Landlord not later than twelve (12) months, nor earlier than fifteen (15) months, prior to the expiration of the Term. In the event that Learning Tree does not timely exercise the Renewal Option, the Renewal Option
shall be null and void and of no further force or effect, time being of the essence in the exercise of the Renewal Option and it being acknowledged and agreed by Learning Tree that Landlord shall be entitled to rely on any failure by Learning Tree
to give written notice of its exercise of the Renewal Option by the date set forth herein for such exercise thereof. 
  
 All terms and conditions of this Lease shall be applicable during the Renewal Period except that the amount of Base Rent charged for the Renewal Period
shall be the then “Prevailing Market Rent”, which shall be the rent for comparable space in comparable buildings in Reston, Virginia, taking into account such concessions, if any, as are then being offered by landlords of comparable
buildings in Reston, Virginia with respect to such comparable space. If within thirty (30) days following delivery of Learning Tree’s notice, Landlord and Learning Tree have not mutually agreed on the Prevailing Market Rent for the Renewal
Period in question, then within ten (10) days after the expiration of such thirty-day period, each party shall give written notice to the other setting forth the name and address of a Broker (as hereinafter defined) selected by such party who
has agreed to act in such capacity, to determine the Prevailing Market Rent. If either party shall fail to select a Broker as aforesaid, the Prevailing Market Rent shall be determined by the Broker selected by the other party. Each Broker shall
thereupon independently make his determination of the Prevailing Market Rent within twenty (20) days after the appointment of the second Broker. If the two Brokers’ determinations are not the same, but the higher of such two values is not
more than one hundred five percent (105%) of the lower of them, then the Prevailing Market Rent shall be deemed to be the average of the two values. If the higher of such two values is more than one hundred five percent (105%) of the lower
of them, then the two Brokers shall jointly appoint a third Broker within ten (10) days after the second of the two determinations described above has been rendered. The third Broker shall independently make his determination of the Prevailing
Market Rent within twenty (20) days after his appointment. The highest and the lowest determinations of value among the three Brokers shall be disregarded and the remaining determination shall be deemed to be the Prevailing Market Rent. Within
thirty (30) days after the Prevailing Market Rent is determined as aforesaid, the parties shall execute an amendment to this Lease setting forth the new Rent to be paid for the Renewal Period. 
  
 For the purposes of this Section 39, “Broker” shall mean a
real estate broker licensed in Virginia, who has been regularly engaged in such capacity in the business of commercial office leasing in Reston, Virginia for at least ten (10) years immediately preceding such person’s appointment
hereunder. Each party shall pay for the cost of its Broker and one-half of the cost of the third Broker. 
  

 - 25 - 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease under seal as of the day and year first above written.

  

							
	WITNESS:	 	LANDLORD:
			
	 	 	 	 	STEVENS CREEK ASSOCIATES, a California general
	 	 	 	 	Partnership
				
	 	 	 	 	By:	 	TRIZECHAHN CENTERS, INC., a California Corporation
	 	 	 
				
	By:	 	 /s/ Steven Hall

	 	By:	 	 /s/ Paul L. Schulman

	 	 	 	 	Name:	 	Paul L. Schulman
	 	 	 	 	Its:	 	Vice President
				
	By:	 	 /s/ C. L. Mazowieski

	 	By:	 	 /s/ Elizabeth M. Bunte

	 	 	 	 	Name:	 	Elizabeth M. Bunte
	 	 	 	 	Its:	 	Assistant Secretary
		
	WITNESS/ATTEST:	 	TENANT:
			
	 	 	 	 	LEARNING TREE INTERNATIONAL USA, INC., a
	 	 	 	 	Delaware corporation
			
	 /s/ Patrick H. McCabe

	 	By:	 	 /s/ David Mathews        4/22/02

	 	 	 	 	Its:	 	VP/Controller

  

 - 26 - 

 EXHIBIT B 
  

DECLARATION BY LANDLORD AND TENANT 
  
 AS TO DATE OF DELIVERY AND ACCEPTANCE OF 
  
 POSSESSION, LEASE COMMENCEMENT DATE, ETC. 
  
 THIS DECLARATION is hereby attached to and made a part of the Deed of Lease dated the      day of
                , 2002 (the “Lease”), entered into by and between STEVENS CREEK ASSOCIATES, a California general partnership, d/b/a TRIZECHAHN
SUNRISE TECH PARK MANAGEMENT, as Landlord and LEARNING TREE INTERNATIONAL USA, INC., a Delaware corporation, as Tenant. All terms used in this Declaration have the same meaning as they have in the Lease. 
  
 (i) Landlord and Tenant do hereby declare that possession of the Premises was
accepted by Tenant on the      day of                 , 20    ; 
  
 (ii) As of the date hereof, the Lease is in full force and effect, and
Landlord has fulfilled all of its obligations under the Lease required to be fulfilled by Landlord on or prior to said date; 
  
 (iii) The Lease Commencement Date is hereby established to be
                        , 2002; and 
  
 (iv) The Lease Expiration Date is hereby established to be
                        , unless the Lease is sooner terminated pursuant to any provision thereof. 
  

							
	WITNESS:	  	LANDLORD:
			
	 	 	 	  	STEVENS CREEK ASSOCIATES, a California general
	 	 	 	  	Partnership
				
	 	 	 	  	By:	 	TRIZECHAHN CENTERS, INC., a California Corporation
	 	  	 
				
	By:	 	  

	  	By:	 	  

	 	 	 	  	Name:	 	  

	 	 	 	  	Its:	 	  

				
	By:	 	  

	  	By:	 	  

	 	 	 	  	Name:	 	  

	 	 	 	  	Its:	 	  

		
	WITNESS/ATTEST:	  	TENANT:
			
	 	 	 	  	LEARNING TREE INTERNATIONAL USA, INC., a
	 	 	 	  	Delaware corporation
			
	  

	  	By:	 	  

	 	 	 	  	Its:	 	  

  
 [NOTE: NOT TO BE
EXECUTED AT TIME OF EXECUTION OF LEASE] 
  

 B-1 

 EXHIBIT D 
  

RULES AND REGULATIONS 
  
 The following rules and regulations have been formulated for the safety and well-being of all the tenants of the Building. Adherence to these rules and
regulations by each and every tenant contributes to safe occupancy and quiet enjoyment of the Building. Subject to Section 19 of the Lease, any violation of these rules and regulations by any tenant which continues after notice from Landlord
shall be a Default under such tenant’s lease, at the option of Landlord. 
  
 Landlord may, upon request by any tenant, waive compliance by such tenant of any of the following rules and regulations, provided that (a) no waiver shall be effective unless signed by Landlord or Landlord’s
authorized agent, (b) no such waiver shall relieve any tenant from the obligation to comply with such rule or regulation in the future, unless expressly consented to by Landlord, and (c) no such waiver granted to any tenant shall relieve
any other tenant from the obligation of complying with said rule or regulation unless such other tenant has received a similar waiver in writing from Landlord. 
  

1. The sidewalks, entrances, passages, courtyards, elevators, vestibules, stairways, corridors, halls and other parts of the Building not occupied by
any tenant (hereinafter “Common Areas”) shall not be obstructed or encumbered by any tenant or used for any purposes other than ingress and egress to and from the tenant’s premises. No tenant shall permit the visit to its premises of
persons in such numbers or under such conditions as to interfere with the use and enjoyment of the Common Areas by other tenants. 
  
 2. No awnings or other projections shall be attached to the outside walls of the Building without the prior written consent of Landlord. 
  
 3. No sign, advertisement, notice or other lettering shall be exhibited,
inscribed, painted or affixed by any tenant on any part of the outside or inside of the tenant’s premises or in the Building without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or
delayed. In the event of any violation of the foregoing by any tenant, Landlord may remove the same without any liability and may charge the expense incurred by such removal to the tenant or tenants responsible for violating this rule. All interior
signs on the doors and directory tablet of the Building shall be inscribed, painted or affixed by Landlord at the expense of each tenant, and shall be of a size, color and style acceptable to Landlord. 
  
 4. No show cases or other articles shall be put in front of or affixed to any
part of the exterior of the Building, nor placed in the Common Areas without the prior written consent of Landlord. 
  
 5. The water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed, and no
sweepings, rubbish, rags or other substances shall be thrown therein. No tenant shall throw anything out of the doors or windows or down any corridors of stairs. 
  
 6. Except to the extent permitted by the Lease, there shall be no marking, painting, drilling into or other form of defacing
of or damage to any part of a tenant’s premises or the Building. No boring, cutting or stringing of wires shall be permitted. No tenant shall construct, maintain, use or operate within its premises or elsewhere within or on the outside of the
Building, any electrical device, wiring or apparatus in connection with a loud speaker system or other sound system. Upon prior written approval by Landlord, a tenant may install Muzak or other internal music system within the tenant’s premises
if the music system cannot be heard outside of the premises. 
  
 7. No tenant shall make or permit to be made any disturbing noises or disturb or interfere with the occupants of the Building or neighboring buildings or premises or those having business with them, whether by the use of any musical
instrument, radio, tape recorder, whistling, singing or any other way. 
  
 8. No bicycles, vehicles, animals, birds or pets of any kind shall be brought into or kept in or about a tenant’s premises or in the Building. 
  
 9. No cooking shall be done or permitted by any tenant on its premises, except that, with Landlord’s prior written approval (including approval of
plans and specifications therefore), which approval shall not be unreasonably withheld, conditioned or delayed, a tenant may install and operate for convenience of its employees a lounge or coffee 

  

 D-1 

 
room with a microwave, sink and refrigerator; provided that in so doing the tenant shall comply with all applicable building code requirements and any
insurance or other requirements specified by Landlord. No tenant shall cause or permit any unusual or objectionable odors to originate from its premises. 
  
 10. No space in or about the Building shall be used for the manufacture, storage, sale or auction of merchandise goods or property of any kind.

  
 11. [Intentionally omitted.] 
  
 12. No additional locks or bolts of any kind shall be placed upon any of the
doors or windows by any tenant, nor shall any changes be made in existing locks or the mechanisms thereof without the prior written approval or knowledge of Landlord, which approval shall not be withheld, conditioned or delayed, provided that Tenant
provides Landlord with operable keys for all such additional locks or bolts of any kind. Each tenant shall, upon the termination of its tenancy, return to Landlord all keys used in connection with its premises, including any keys to the premises, to
rooms and offices within the premises, to storage rooms and closets, to cabinets and other built-in furniture, and to toilet rooms, whether or not such keys were furnished by Landlord or procured by the tenant, and in the event of the loss of such
keys, such tenant shall pay to Landlord the cost of replacing the locks. On termination of a tenant’s lease, the tenant shall disclose to Landlord the combination of all locks for safes, safe cabinets and vault doors, if any, remaining in the
premises. 
  
 13. All removals, or the carrying in or out of any
safes, freight, furniture or bulky matter of any description, must take place in such reasonable manner and during such reasonable hours as Landlord may require. Landlord reserves the right (but shall not have the obligation) to inspect all freight
brought into the Building and to exclude from the Building all freight which violates any of these rules and regulations or any provision of any tenant’s lease. 
  
 14. Any person employed by any tenant to do janitorial work within the tenant’s premises must obtain Landlord’s
approval prior to commencing such work, and such person shall comply with all instructions issued by the superintendent of the Building while in the Building. No tenant shall engage or pay any employees on the tenant’s premises or in the
Building, except those actually working for such tenant on said premises. 
  
 15. No tenant shall purchase spring water, ice, coffee, soft drinks, towels or other like merchandise or service from any company or person who has, in Landlord’s opinion committed violations of Building
regulations or caused a hazard or nuisance to the Building and/or its occupants. 
  
 16. Landlord shall have the right to prohibit any advertising by any tenant which mentions the Building or the Park by name, includes the Building’s address or any depiction of the Building or the Park, and of
the Building which, in Landlord’s opinion, tends to impair the reputation of the Building or the Park and, upon written notice from Landlord, such tenant shall refrain from and discontinue such advertising. 
  
 17. Landlord reserves the right to exclude from the Building at all times any
person who is not known or does not properly identify himself to the Building’s management or its agents. Landlord may at its option require all persons admitted to or leaving the Building to register between the hours of 6 p.m. and 8 a.m.,
Monday through Friday, and all times on Saturdays, Sundays and holidays. Each tenant shall be responsible for all persons for whom it authorized entry into the Building, and shall be liable to Landlord for all acts of such persons. 
  
 18. Each tenant shall see that all lights are turned off before closing and
leaving its premises at any time. 
  
 19. The requirements of
tenants will be attended to only upon application at the office of the Building. Building employees have been instructed not to perform any work or do anything outside of their regular duties, except with special instructions from the management of
the Building. 
  
 20. Canvassing, soliciting and peddling in the
Building is prohibited, and each tenant shall cooperate to prevent the same. 
  
 21. No water cooler, plumbing or electrical fixture which connects to the plumbing and electrical systems of the Building shall be installed by tenant without Landlord’s prior written consent. 
  
 22. No hand trucks, except those equipped with rubber tires and side guards,
shall be used to deliver or receive any merchandise in any space or in the Common Areas of the Building, either by tenant or its agents or contractors. 
  

 D-2 

 23. Access plates to under floor conduits shall be left exposed. Where carpet is installed, carpet shall
be cut around the access plates. 
  
 24. Mats, trash and other
objects shall not be placed in the public corridors. 
  
 25.
[Intentionally omitted.] 
  
 26. [Intentionally omitted.]

  
 27. [Intentionally omitted.] 
  
 28. No smoking shall be permitted in any of the Common Areas of the Building
or in the tenant’s premises. All cigarettes and related trash shall be disposed of in trash receptacles and not on the sidewalk, parking lot or grass. 
  

 D-3 

 EXHIBIT E 
  

PARKING 
  

	1.	AVAILABILITY; RENT. 

  
 Landlord agrees that it will provide to Tenant sufficient space to park twenty-two (22) automobiles, either in the parking area of the Building (the
“Parking Area”) or as otherwise provided, at no charge to Tenant. No specific parking spaces will be allocated for use by Tenant. Landlord reserves the right to institute either a valet or self-parking system; provided, however, that if at
any time during the Term of the Lease Landlord provides to Tenant any additional spaces, Landlord shall at all times have the right to reclaim such spaces upon thirty (30) days notice to Tenant. 
  

	2.	REGULATIONS; LIABILITY. 

  
 Tenant and its employees, agents and invites shall observe reasonable safety precautions in the use of the Parking Area and shall at all times abide by
all rules and regulations promulgated by Landlord and/or the Parking Area operator governing use of the Parking Area. Landlord does not assume any responsibility for, and shall not be held liable for, any damage or loss to any automobiles parked in
the Parking Area or to any personal property located therein, or for any injury sustained by any person in or about the Parking Area. 
  

 E-1EXHIBIT 10.4

 Exhibit 10.4 
  
 T O R O N T O    E A T O N    C E N T R E 
  
 1    D U N D A S    S T R E E
T    W E S T 
  
 O F F I C
E    L E A S E 
  
 BETWEEN

  
 T.E.C. LEASEHOLDS LIMITED 
  
 - AND - 
  
 LEARNING TREE INTERNATIONAL INC. 

 TORONTO EATON CENTRE 
  
 1 DUNDAS STREET WEST 
  
 LEASE 
  
 TABLE OF CONTENTS 
  

			
	 ARTICLE I - PREMISES - TERM AND USE
	  	1
	 Section 1.01 Grant and Premises
	  	1
	 Section 1.02 Term
	  	1
	 Section 1.03 Construction of Premises
	  	1
	 Section 1.04 Use and Conduct of Business
	  	1
		
	 ARTICLE II - RENT
	  	1
	 Section 2.01 Covenant to Pay
	  	1
	 Section 2.02 Net Rent
	  	2
	 Section 2.03 Payment of Operating Costs
	  	2
	 Section 2.04 Payment of Taxes
	  	2
	 Section 2.05 Payment of Estimated Taxes and Operating Costs
	  	2
	 Section 2.06 Additional Rent
	  	3
	 Section 2.07 Rent Past Due
	  	3
	 Section 2.08 Utilities
	  	3
	 Section 2.09 Adjustment of Areas
	  	3
	 Section 2.10 Net Lease
	  	3
	 Section 2.11 Deposit
	  	3
	 Section 2.12 Electronic Data Interchange - Intentionally Deleted
	  	3
		
	 ARTICLE III - CONTROL OF BUILDING
	  	3
	 Section 3.01 Landlord’s Services
	  	3
	 Section 3.02 Alterations by Landlord
	  	4
		
	 ARTICLE IV - ACCESS AND ENTRY
	  	4
	 Section 4.01 Right of Examination
	  	4
	 Section 4.02 Right to Show Premises
	  	4
	 Section 4.03 Entry not Forfeiture
	  	4
		
	 ARTICLE V - MAINTENANCE, REPAIRS AND ALTERATIONS
	  	5
	 Section 5.01 Maintenance By Landlord
	  	5
	 Section 5.02 Maintenance by Tenant; Compliance with Laws
	  	5
	 Section 5.03 Approval of Tenant’s Alterations
	  	5
	 Section 5.04 Repair Where Tenant at Fault
	  	6
	 Section 5.05 Removal of Improvements and Fixtures
	  	6
	 Section 5.06 Liens
	  	7
	 Section 5.07 Notice by Tenant
	  	7
		
	 ARTICLE VI - INSURANCE AND INDEMNITY
	  	7
	 Section 6.01 Tenant’s Insurance
	  	7
	 Section 6.02 Increase in Insurance Premiums
	  	8
	 Section 6.03 Cancellation of Insurance
	  	8
	 Section 6.04 Loss or Damage
	  	8
	 Section 6.05 Landlord’s Insurance
	  	8
	 Section 6.06 Indemnification of the Landlord
	  	8
	 Section 6.07 Release By the Landlord
	  	9
		
	 ARTICLE VII - DAMAGE AND DESTRUCTION
	  	9
	 Section 7.01 No Abatement
	  	9
	 Section 7.02 Damage to Premises
	  	9
	 Section 7.03 Right of Termination
	  	9
	 Section 7.04 Destruction of Building or the Development
	  	9
	 Section 7.05 Architect’s Certificate
	  	10
		
	 ARTICLE VIII - ASSIGNMENT, SUBLETTING AND TRANSFERS
	  	10
	 Section 8.01 Assignments, Subleases and Transfers
	  	10
	 Section 8.01A Related Corporation
	  	10
	 Section 8.02 Landlord’s Right to Terminate
	  	11
	 Section 8.03 Conditions of Transfer
	  	11
	 Section 8.04 Change of Control
	  	12
	 Section 8.05 No Advertising
	  	12
	 Section 8.06 Assignment By Landlord
	  	12

  

 - i - 

			
	 ARTICLE IX - DEFAULT
	  	12
	 Section 9.01 Default and Remedies
	  	12
	 Section 9.02 Distress
	  	13
	 Section 9.03 Costs
	  	13
	 Section 9.04 Allocation of Payments
	  	13
	 Section 9.05 Survival of Obligations
	  	13
		
	 ARTICLE X - STATUS STATEMENT, ATTORNMENT AND SUBORDINATION
	  	13
	 Section 10.01 Status Statement
	  	13
	 Section 10.02 Subordination
	  	13
	 Section 10.03 Attornment
	  	13
	 Section 10.04 Execution of Documents
	  	13
		
	 ARTICLE XI - GENERAL PROVISIONS
	  	13
	 Section 11.01 Rules and Regulations
	  	13
	 Section 11.02 Delay
	  	13
	 Section 11.03 Overholding
	  	14
	 Section 11.04 Waiver
	  	14
	 Section 11.05 Registration
	  	14
	 Section 11.06 Notices
	  	14
	 Section 11.07 Successors
	  	14
	 Section 11.08 Joint and Several Liability
	  	14
	 Section 11.09 Captions and Section Numbers
	  	14
	 Section 11.10 Extended Meanings
	  	14
	 Section 11.11 Partial Invalidity
	  	14
	 Section 11.12 Entire Agreement
	  	14
	 Section 11.13 Governing Law
	  	15
	 Section 11.14 Time of the Essence
	  	15
	 Section 11.15 Head Lease
	  	15
	 Section 11.16 Quiet Enjoyment
	  	15
	 Section 11.17 Rent Free Period
	  	15
	 Section 11.18 Space Planning
	  	15
	 Section 11.19 Landlord’s Work
	  	15
	 Section 11.20 Tenant’s Work
	  	16
	 Section 11.21 Option to Extend Term
	  	16
	 Section 11.22 Expansion Option
	  	17
	 Section 11.23 Parking
	  	17
	 Section 11.24 Right of First Refusal
	  	18
	 Section 11.25 Restrictive Covenant
	  	18
		
	 SCHEDULE “A” - LEGAL DESCRIPTION OF LANDS
	  	20
		
	 SCHEDULE “B” - FLOOR PLAN OF THE PREMISES
	  	 
		
	 SCHEDULE “C” - DEFINITIONS
	  	20
		
	 SCHEDULE “D” - RULES AND REGULATIONS
	  	25

  

 - ii - 

 THIS LEASE is dated the 6th day of March, 2000. 
  
 B E T W E E N: 
  
 T.E.C. LEASEHOLDS LIMITED 
 (the “Landlord”) 
  
 -
and - 
  
 LEARNING TREE INTERNATIONAL INC. 
 (the “Tenant”) 
  
 ARTICLE I - PREMISES - TERM AND USE 
  
 Section 1.01 Grant and Premises 
  
 In consideration of the performance by the Tenant of its obligations under this Lease, the Landlord leases the Premises to the Tenant for the Term. The Premises are
located on the 10th Floor of the Building and are shown crosshatched in parallel lines on the floor plan attached as Schedule “B”. The Rentable Area of the Premises is approximately Fourteen Thousand
(14,000) square feet. 
  
 Section 1.02 Term 
  
 The Term of this Lease is Ten (10) years and Two (2) months from and
including the later of: (a) the day following the expiry of the Fixturing Period; and (2) the 1st day of September, 2000. 
  
 Section 1.03 Construction of Premises 
  
 The Tenant shall abide by the provisions of the tenant leasehold improvement manual supplied by the Landlord for any construction it proposes to do prior to or upon
occupancy of the Premises, and any Alterations to the Premises after it takes occupancy. Prior to the Commencement Date, the Tenant shall be permitted to take possession of the Premises for a period of ninety-two days (the “Fixturing
Period”) in order to construct its Leasehold Improvements, to relocate from its existing premises and, if applicable, to conduct its business in the Premises. The Fixturing Period shall commence on the later of: (i) the day following the
date the Landlord completes its work pursuant to Section 11.19 of this Lease; and (ii) June 1, 2000. During the last 60 days of the Fixturing Period, the Tenant shall have exclusive possession of the Premises. 
  
 During the Fixturing Period, the Tenant shall not be obligated to pay Net Rent or portions
of Additional Rent payable under Sections 2.03, 2.04(c), 2.05 and 2.08(a) of this Lease, but the Tenant shall be subject to all other terms and conditions of this Lease insofar as they are applicable including, without limitation, the obligations to
pay all amounts for Additional Rent (other than those payable under Sections 2.03, 2.04(c), 2.05 and 2.08(a)) to the Landlord at the times and in the manner directed by the Landlord, the provisions relating to the liability of the Tenant for its
acts and omissions, and the acts and omissions of its servants, employees, agents, contractors, invitees, concessionaires and licensees and the indemnification of the Landlord. 
  
 Section 1.04 Use and Conduct of Business 
  
 The Premises shall be used only for general office use and/or as an instructor-led computer training facility and for no other
purpose. The Tenant shall conduct its business in the Premises in a reputable and first class manner. Provided the Tenant has provided the Landlord with evidence satisfactory to the Landlord, acting reasonably, that the Tenant has obtained all
necessary permits and licenses and has complied with all applicable laws and by-laws, the Tenant shall be permitted to serve to its staff and clientele continental breakfasts in the morning, afternoon snacks, afternoon wine and cheese and beverages
throughout the day. 
  
 ARTICLE II – RENT

  
 Section 2.01 Covenant to Pay 
  

	(a)	Except as otherwise expressly provided in this Lease, the Tenant shall pay Rent from the Commencement Date without prior demand and without any deduction, abatement, setoff or
compensation. If the Commencement Date is not on the first day of a calendar month, or the period of time from the Commencement Date to the end of the first Fiscal Year during the Term is less than 12 calendar months, or the period of time from the
last Fiscal Year end during the Term to the end of the Term is less than 12 calendar months, then Rent for such month and such periods shall be pro-rated on a per diem basis, based upon a period of 365 days. 

  

	(b)	The Tenant will deliver to the Landlord on each Fiscal Year end throughout the Term, a series of monthly post-dated cheques for the next ensuing twelve month period, for the
total of the monthly payments of Net Rent and any Additional Rent estimated by the Landlord in advance. 

  

 - 1 - 

 Section 2.02 Net Rent 
  
 Subject to Section 11.17, the Tenant shall pay Net Rent in the sum of ONE HUNDRED AND EIGHTY-FIVE THOUSAND FIVE HUNDRED
DOLLARS ($185,500.00) per annum payable in equal monthly instalments of FIFTEEN THOUSAND FOUR HUNDRED AND FIFTY-EIGHT DOLLARS AND THIRTY-THREE CENTS ($15,458.33) each in advance on the first day of each calendar month of the Term. The Net
Rent is based on an annual rate of THIRTEEN DOLLARS AND TWENTY-FIVE CENTS ($13.25) per square foot of the Rentable Area of the Premises. As soon as reasonably possible after completion of construction of the Premises, the Landlord shall
measure the Net Rentable Area of the Premises and shall calculate the Rentable Area of the Premises in accordance with the Standard Method for Measuring Floor Area in Office Buildings, as per ANSI Z65.1-1980 as established by the Building Owners
and Managers Association International and Rent shall be adjusted accordingly. 
  
 Section 2.03 Payment of Operating Costs 
  
 Subject to
Section 11.17, the Tenant shall pay to the Landlord the Tenant’s Proportionate Share of Operating Costs. 
  
 Section 2.04 Payment of Taxes 
  

	(a)	The Tenant shall pay when due all Business Tax. If the Tenant’s Business Tax is payable by the Landlord to the relevant taxing authority, the Tenant shall pay the amount
thereof to the Landlord or as it directs. If no separate tax bills for Business Tax are issued with respect to the Tenant or the Premises, the Landlord may allocate Business Tax charged, assessed or levied against the Building or the Lands to the
Tenant on the basis of the Tenant’s Proportionate Share. 

  

	(b)	The Landlord shall allocate Taxes between the Total Rentable Area of the Building and other components of the Development on such basis as the Landlord, acting equitably, determines
from time to time. 

  

	(c)	Subject to Section 11.17, the Tenant shall pay to the Landlord its Proportionate Share of the Taxes allocated to the Total Rentable Area of the Building by the Landlord.

  

	(d)	If the Landlord obtains a written statement from the assessment or taxing authorities indicating that as a result of any construction or installation of improvements in the
Premises, or any act or election of the Tenant or the exemption from taxation at full commercial rates of any part of the Total Rentable Area of the Building, the Taxes payable by the Tenant under subsection 2.05(b) do not
accurately reflect the Tenant’s proper share of Taxes, the Landlord may require the Tenant to pay such greater or lesser amount as is determined by the Landlord, acting reasonably. 

  

	(e)	The Landlord may: contest any Taxes and appeal any assessments with respect thereto; withdraw any such contest or appeal; and agree with the taxing authorities on any settlement or
compromise with respect to Taxes. The Tenant will co-operate with the Landlord in respect of any such contest or appeal and will provide the Landlord with all relevant information, documents and consents required by the Landlord in connection with
any such contest or appeal. The Tenant will not contest any Taxes or appeal any related assessments without the Landlord’s prior written consent. 

  

	(f)	The Tenant shall promptly deliver to the Landlord on request, copies of assessment notices, tax bills and other documents received by the Tenant relating to Taxes and Business Tax
and receipts for payment of Taxes and Business Tax payable by the Tenant. 

  

	(g)	The Tenant shall on demand, pay to the Landlord or to the appropriate taxing authority if required by the Landlord, all goods and services taxes, sales taxes, value added taxes,
business transfer taxes, or any other taxes imposed on the Landlord with respect to Rent or in respect of the rental of space under this lease, whether characterized as a goods and services tax, sales tax, value added tax, business transfer tax or
otherwise. The Landlord shall have the same remedies and rights with respect to the payment of recovery of such taxes as it has for the payment or recovery of Rent under this lease. 

  
 Section 2.05 Payment of Estimated Taxes and Operating Costs 
  

	(a)	The amount of Taxes and Operating Costs may be estimated by the Landlord for such period as the Landlord determines from time to time, and the Tenant agrees to pay to the Landlord
the amounts so estimated in equal instalments, in advance, on the first day of each month during such period. Notwithstanding the foregoing, when bills for all or any portion of the amounts so estimated are received, the Landlord may bill the Tenant
for the Tenant’s Proportionate Share thereof (or the amount determined under Section 2.04(d)) after crediting against such amounts any monthly payments of estimated Taxes and Operating Costs previously made by the Tenant and the Tenant
shall pay the Landlord the amounts so billed. 

  

	(b)	Within a reasonable time (not to exceed 180 days) after the end of the period for which such estimated payments have been made, the Landlord shall submit to the Tenant a
statement showing the calculation of the Tenant’s share of Taxes and Operating Costs together with a report from the Landlord’s auditor as to the total amount of Operating Costs. If: 

  

	 	(i)	the amount the Tenant has paid is less than the amounts due, the Tenant shall pay such deficiency to the Landlord; or 

  

 - 2 - 

	 	(ii)	the amount paid by the Tenant is greater than the amounts due, the Landlord shall pay such excess to the Tenant within 15 business days after the delivery of such statement.

  
 The obligations contained in this subsection
shall survive the expiration or earlier termination of the Term. Failure of the Landlord to render any statement of Taxes or Operating Costs shall not prejudice the Landlord’s right to render such statement thereafter or with respect to any
other period. The rendering of any such statement shall also not affect the Landlord’s right to subsequently render an amended or corrected statement. 
  
 Section 2.06 Additional Rent 
  
 Except as otherwise provided in this lease, all Additional Rent shall be payable by the Tenant to the Landlord within 15 business days after demand. 
  
 Section 2.07 Rent Past Due 
  
 All Rent past due shall bear interest from the date on which the same became due until the
date of payment at 3% per annum in excess of the prime interest rate for Canadian Dollar demand loans announced from time to time by any Canadian chartered bank designated by the Landlord. 
  
 Section 2.08 Utilities 
  

	(a)	Subject to Section 11.17, the Tenant shall pay to the Landlord, or as the Landlord directs, all gas, electricity, water, steam and other utility charges applicable to
the Premises on the basis of the Rentable Area of the Premises. Charges for utilities shall be payable in advance on the first day of each month at a basic rate determined by the Landlord’s engineers. The Landlord shall be entitled to allocate
to the Premises an additional charge, as determined by the Landlord’s engineer, acting reasonably, and with a copy of such engineer’s report to the Tenant, for any supply of utilities to the Premises in excess of those covered by
such basic charge. If any utility rates or related taxes or charges are increased or decreased during the Term, such charges shall be equitably adjusted and the decision of the Landlord, acting reasonably, shall be final and binding with respect to
any such adjustment. 

  

	(b)	The Landlord shall have the exclusive right to replace bulbs, tubes and ballasts in the lighting system in the Premises, on either an individual or a group basis. The Tenant shall
pay the cost of such replacement on the first day of each month or at the option of the Landlord upon demand. 

  

	(c)	The Tenant shall pay the cost of installing and maintaining any meters installed at the request of the Landlord or the Tenant to measure the usage of utilities in the Premises.

  
 Section 2.09 Adjustment of Areas 
  
 The Landlord may from time to time re-measure the Net Rentable Area of the Premises or
re-calculate the Rentable Area of the Premises and may re-adjust the Net Rent and/or the Tenant’s Proportionate Share of Additional Rent accordingly. The effective date of any such re-adjustment shall: 
  

	(a)	in the case of an adjustment to the Rentable Area resulting from a change in the aggregate Net Rentable Area of all office premises on the floor on which the Premises are situated,
be the date on which such change occurred; and 

  

	(b)	in the case of a correction to any measurement or calculation error, be the date as of which such error was introduced in the calculation of Rent. 

  
 Section 2.10 Net Lease 
  
 This lease is a completely net lease to the Landlord, except as expressly herein set out.
The Landlord is not responsible for any expenses or outlays of any nature arising from or relating to the Premises, or the use or occupancy thereof, or the contents thereof or the business carried on therein. The Tenant shall pay all charges,
impositions and outlays of every nature and kind relating to the Premises except as expressly herein set out. 
  
 Section 2.11 Deposit 
  
 The Landlord
acknowledges receipt of the Tenant’s deposit cheque in the sum of $NIL which will be applied without interest against the first Rent due under this Lease. 
  
 Section 2.12 Electronic Data Interchange – Intentionally deleted 
  
 ARTICLE III - CONTROL OF BUILDING 
  
 Section 3.01 Landlord’s Services 
  

	(a)	The Landlord shall provide climate control to the Premises during the hours of 7:00 a.m. to 6:00 p.m. from Monday to Friday to maintain a temperature adequate for normal
occupancy for the permitted use pursuant to Section 1.04, except during the making of repairs, alterations or improvements, provided that the Landlord shall have no liability for failure to supply climate control service when stopped as
aforesaid or when prevented from doing so by repairs, or causes beyond the Landlord’s reasonable control. Any rebalancing of the climate control system in the Premises necessitated by the installation of partitions, equipment or fixtures by the
Tenant or by any use of the Premises not in accordance with the design standards of such system will be performed by the Landlord at the Tenant’s expense. 

  

 - 3 - 

	(b)	Subject to the Rules and Regulations, the Landlord shall provide elevator service during Normal Business Hours for use by the Tenant in common with others, except when prevented by
repairs. The Landlord will operate at least one passenger elevator for use by tenants at all times. 

  

	(c)	The Landlord will provide cleaning services in the Building consistent with the standards of a first class office building. 

  

	(d)	Subject to Section 2.08, the Landlord shall make available to the Premises electricity for normal lighting and miscellaneous power requirements and, in normal quantities gas,
water, and other public utilities generally made available to other tenants of the Building by the Landlord. 

  
 Section 3.02 Alterations by Landlord 
  
 The Landlord may: 
  

	(a)	alter, add to, subtract from, construct improvements to, rearrange, build additional storeys on and construct additional facilities adjoining or near the Development;

  

	(b)	relocate the facilities and improvements comprising the Building or erected on the Lands, or relocate, alter or rearrange the Premises, provided that the premises
as relocated, altered, or rearranged shall be in all material aspects comparable to the Premises as herein defined; 

  

	(c)	do such things on, or in the Lands or Development as are required to comply with any laws, by-laws, regulations, orders or directives affecting the Lands or any part of the
Development; and 

  

	(d)	do such other things on or in the Lands or Development as the Landlord, in the use of good business judgment determines to be advisable; 

  
 provided that notwithstanding anything contained in this Section, access to the Premises
shall at all times be available from the elevator lobbies of the Building and the Tenant shall not be deprived of its ability to operate its business. 
  
 The Landlord shall not be in breach of its covenant for quiet enjoyment or liable for any loss, costs or damages, whether direct or indirect, incurred by the Tenant due
to any of the foregoing provided the Landlord takes all reasonable measures to minimize such loss, costs or damages. 
  
 ARTICLE IV - ACCESS AND ENTRY 
  
 Section 4.01 Right of Examination 
  
 The Landlord shall be entitled at all reasonable times upon 24 hours written notice (and at any time without notice in case of emergency) to enter the
Premises to examine them; to make such repairs, alterations or improvements in the Premises as the Landlord considers necessary or desirable; to have access to underfloor ducts and access panels to mechanical shafts; to check, calibrate, adjust and
balance controls and other parts of the heating systems; and for any other purpose necessary to enable the Landlord to perform its obligations or exercise its rights under this lease. The Tenant shall not obstruct any pipes, conduits or mechanical
or electrical equipment so as to prevent reasonable access thereto. In exercising its rights under this Section, the Landlord shall take all commercially reasonable measures possible in the circumstances, so as to minimize interference
with the Tenant’s use and enjoyment of and the conduct of the Tenant’s business in the Premises. 
  
 Section 4.02 Right to Show Premises 
  
 The Landlord and its agents shall have the right to enter the Premises upon 24 hours written notice at all reasonable times during Normal Business Hours to show
them to prospective purchasers, or Mortgagees or prospective Mortgagees, and, during the last six months of the Term (or the last six months of any renewal term if this lease is renewed), to prospective tenants. Notwithstanding the foregoing, the
Landlord shall not enter the classroom areas while classes are in progress, but the Landlord shall be entitled to enter the public areas in the Premises, subject to the above-mentioned written notice to Tenant. 
  
 Section 4.03 Entry not Forfeiture 
  
 No entry into the Premises or anything done therein by the Landlord pursuant to a right
granted by this lease shall constitute a breach of any covenant for quiet enjoyment, or (except where expressed by the Landlord in writing) shall constitute a re-entry or forfeiture, or an actual or constructive eviction. The Tenant shall have no
claim for injury, damages or loss suffered as a result of any such entry or thing, except in the case of willful misconduct by the Landlord in the course of such entry, but the Landlord shall in no event be responsible for the acts or negligence of
any Persons providing cleaning services in the Building. The Landlord shall, however, ensure that any Person providing such cleaning services in the Building shall carry liability insurance and the Landlord shall require such Person providing
cleaning services to the Premises to employ only bonded personnel. 
  

 - 4 - 

 ARTICLE V - MAINTENANCE, REPAIRS AND ALTERATIONS 
  
 Section 5.01 Maintenance By Landlord 
  

	(a)	The Landlord covenants to keep the following in good repair as a prudent owner: 

  

	 	(i)	the structure of the Building including exterior walls and roofs; 

  

	 	(ii)	the mechanical, electrical and other base building systems; and 

  

	 	(iii)	the entrance, lobbies, plazas, stairways, corridors, parking areas and other facilities from time to time provided for use in common by the Tenant and other tenants of the Building.

  
 If such maintenance or repairs are required by
law due to the business carried on by the Tenant, then the full cost of such maintenance and repairs plus a sum equal to 15% of such cost representing the Landlord’s overhead, shall be paid by the Tenant to the Landlord. 
  

	(b)	The Landlord shall not be responsible for any damages caused to the Tenant by reason of failure of any equipment or facilities serving the Building or delays in the performance of
any work for which the Landlord is responsible under this lease. The Landlord shall have the right to stop, interrupt or reduce any services, systems or utilities provided to, or serving the Building or Premises to perform repairs, alterations or
maintenance or to comply with laws or regulations, or binding requirements of its insurers, or for causes beyond the Landlord’s reasonable control or as a result of the Landlord exercising its rights under Section 3.02. The Landlord shall
not be in breach of its covenant for quiet enjoyment or liable for any loss, costs or damages, whether direct or indirect, incurred by the Tenant due to any of the foregoing, but the Landlord shall make reasonable efforts to restore the services,
utilities or systems so stopped, interrupted or reduced. 

  

	(c)	If the Tenant fails to carry out any maintenance, repairs or work required to be carried out by it under this lease to the reasonable satisfaction of the Landlord, the Landlord may
at its option carry out such maintenance or repairs without any liability for any resulting damage to the Tenant’s property or business. The cost of such work, plus a sum equal to 15% of such cost representing the Landlord’s overhead,
shall be paid by the Tenant to the Landlord. 

  

	(d)	(i) The Landlord agrees that the Tenant’s technology education classes shall not be materially interfered with by any deliberate act of the Landlord or its contractors
on the floors of the Building abutting the Premises during the hours of 9:00 a.m. to 5:00 p.m., Monday through Friday throughout the Term. Said interference shall include but not be limited to: (1) core drilling floors immediately above and
below the Premises: (2) construction of Leasehold Improvements on floors immediately above and below the Premises involving hammering, drilling and other noise which may hider the education process; (3) any other work performed by the
Landlord or its contractors which would create sufficient noise to hinder the education process, except for emergencies or repairs which must be attended to immediately. 

  
 (ii) The Landlord and the Tenant agree to act reasonably in resolving any
complaints regarding interference to the Tenant’s business. The Landlord further agrees to use reasonable efforts to control noise created by other tenants on floors which abut the Premises. 
  
 (e) The Landlord warrants that the Lands and Building comply with all applicable laws,
by-laws, regulations, orders and directives. 
  
 Section 5.02
Maintenance by Tenant; Compliance with Laws 
  

	(a)	The Tenant shall at its sole cost repair and maintain the Premises exclusive of base building mechanical and electrical systems, all to a standard consistent with a first class
office building, (normal wear and tear excepted) with the exception only of those repairs which are the obligation of the Landlord under this lease, subject to Article VII. The Landlord may enter the Premises at all reasonable times upon
24 hours written notice to view their condition and the Tenant shall maintain and keep the Premises in good and substantial repair according to notice in writing. At the expiration or earlier termination of the Term, the Tenant shall surrender
the Premises to the Landlord in as good condition and repair as the Tenant is required to maintain the Premises throughout the Term. 

  

	(b)	The Tenant shall, at its own expense, promptly comply with all laws, by-laws, government orders and with all reasonable requirements or directives of the Landlord’s insurers
affecting the Premises or their use, repair or alteration. 

  
 Section 5.03 Approval of Tenant’s Alterations 
  

	(a)	No Alterations shall be made to the Premises without the Landlord’s written approval unless: (i) such alterations do not affect the structure of the Building or the
mechanical, electrical, plumbing, heating, ventilation, air conditioning or other base building systems, and (ii) such alterations do not in the aggregate cost more than $10,000. The Tenant shall submit to the Landlord details of the
proposed work including drawings and specifications prepared by qualified architects or engineers conforming to good engineering practice. All such Alterations shall be performed: 

  

	 	(i)	at the sole cost of the Tenant; 

  

 - 5 - 

	 	(ii)	by contractors and workmen approved by the Landlord; 

  

	 	(iii)	in a good and workmanlike manner; 

  

	 	(iv)	in accordance with drawings and specifications approved by the Landlord; 

  

	 	(v)	in accordance with all applicable legal and insurance requirements; 

  

	 	(vi)	subject to the reasonable regulations, supervision, control and inspection of the Landlord; and 

  

	 	(vii)	subject to such indemnification against liens and expenses as the Landlord reasonably requires. 

  
 The Landlord’s reasonable cost of supervising all such work (which cost shall not exceed an amount equal to $0.50
per square foot of the Rentable Area of the Premises) shall be paid by the Tenant. 
  

	(b)	If any Alterations would affect the structure of the Building or any of the electrical, plumbing, mechanical, heating, ventilating or air conditioning systems or other base building
systems, such work shall at the option of the Landlord be performed by the Landlord at the Tenant’s cost. On completion of such work, the cost of the work plus a sum equal to 15% of said cost representing the Landlord’s overhead shall be
paid to the Landlord. The Landlord confirms there shall be no such 15% charge with respect to such work performed pursuant to this Section 5.03(b) at or prior to the commencement of the Term. 

  

	(c)	If the Tenant installs Leasehold Improvements, or makes Alterations which depart from the Building standard and which restrict access by the Landlord to any Building system, or
which restrict the installation of the leasehold improvements of any other tenant in the Building, then the Tenant shall be responsible for all costs incurred by the Landlord in obtaining access to such Building system, or in installing such other
tenant’s leasehold improvements. 

  
 Section 5.04
Repair Where Tenant at Fault 
  
 Notwithstanding any other provisions of this
Lease but subject to Section 6.07, if the Building is damaged or destroyed or requires repair, replacement or alteration as a result of the act or omission of the Tenant, its employees, agents, invitees, licensees, contractors or others for
whom it is in law responsible, the cost of the resulting repairs, replacements or alterations plus a sum equal to 15% of such cost representing the Landlord’s overhead, shall be paid by the Tenant to the Landlord. 
  
 Section 5.05 Removal of Improvements and Fixtures 
  
 All Leasehold Improvements (other than Trade Fixtures) shall immediately upon their
placement become the Landlord’s property without compensation to the Tenant. Except as otherwise agreed by the Landlord in writing, no Leasehold Improvements shall be removed from the Premises by the Tenant either during or at the expiry or
sooner termination of the Term except that: 
  

	(a)	the Tenant may, during the Term, in the usual course of its business, remove its Trade Fixtures, provided that the Tenant is not in default under this lease; and

  

	(b)	the Tenant shall, at the expiration or earlier termination of the Term, at its sole cost, remove its Trade Fixtures from the Premises, failing which, at the option of the Landlord,
the Trade Fixtures shall become the property of the Landlord and may be removed from the Premises and sold or disposed of by the Landlord in such manner as it deems advisable; and 

  

	(c)	the Tenant shall, at the expiration or earlier termination of the Term, leave the Premises in good repair, reasonable wear and tear excepted and, provided all Leasehold
Improvements installed by the Tenant in the Premises have been approved by the Landlord, the Tenant shall not be required to remove Leasehold Improvements but the Tenant shall remove its Trade Fixtures and the Tenant shall repair any damage to the
Premises and/or the Building caused by such removal. at its sole cost, either remove such of the Leasehold Improvements in the Premises as the Landlord shall require to be removed, and restore the Premises to the Landlord’s then
current base Building standard to the extent required by the Landlord, or at the Landlord’s option, pay to the Landlord the estimated cost of such removal and restoration as determined by the Architect, acting reasonably. If the Landlord
requires the Tenant to perform such work, then: (i) the Tenant shall submit detailed demolition drawings to the Landlord for its prior approval, and such work shall be completed under the supervision of the Landlord; (ii) the Tenant shall,
at its expense, repair any damage caused to the Building by such removal; and (iii) if the Tenant fails to complete such work within 30 days following the expiry or earlier termination of the Term, the Tenant shall pay compensation to the
Landlord for each day following such 30th day until the completion of such work, at a rate equal to the per diem Rent payable during the last month preceding the expiry or earlier termination of the Term, which sum is agreed by the parties to be a
reasonable estimate of the damages suffered by the Landlord for the loss of use of the Premises. 

  

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 Section 5.06 Liens 
  

The Tenant shall promptly pay for all materials supplied and work done in respect of the Premises so as to ensure that no lien is registered against any portion of the
Lands or Building or against the Landlord’s or Tenant’s interest therein. If a lien is registered or filed, the Tenant shall discharge it at its expense forthwith, failing which the Landlord may at its option discharge the lien by paying
the amount claimed to be due into court or directly to the lien claimant and the amount so paid and all expenses of the Landlord including legal fees (on a solicitor and his client basis) shall be paid by the Tenant to the Landlord.

  
 Section 5.07 Notice by Tenant 
  
 The Tenant shall notify the Landlord of any accident, defect, damage or deficiency in any
part of the Premises or the Building which comes to the attention of the Tenant, its employees or contractors notwithstanding that the Landlord may have no obligation in respect thereof. 
  
 ARTICLE VI - INSURANCE AND INDEMNITY 
  
 Section 6.01 Tenant’s Insurance 
  

	(a)	The Tenant shall maintain the following insurance throughout the Term at its sole cost: 

  

	 	(i)	“All Risks” (including flood and earthquake) property insurance with reasonable deductibles, naming the Landlord, the owners of the Lands and Development and the Mortgagee
as insured parties, containing a waiver of any subrogation rights which the Tenant’s insurers may have against the Landlord and against those for whom the Landlord is in law responsible, and (except with respect to the Tenant’s chattels)
incorporating the Mortgagee’s standard mortgage clause. Such insurance shall insure: 

  

	 	(1)	property of every kind owned by the Tenant or for which the Tenant is legally liable located on or in the Development including, without limitation, Leasehold Improvements, in an
amount equal to not less than 90% of the full replacement cost thereof, subject to a stated amount co-insurance clause; and 

  

	 	(2)	extra expense insurance in such amount as will reimburse the Tenant for loss attributable to all perils referred to in this paragraph 6.01(a)(i) or resulting from prevention of
access to the Premises. 

  

	 	(ii)	Comprehensive general liability insurance which includes the following coverages: owners protective; personal injury; occurrence property damage; and employers and blanket
contractual liability. Such policies shall contain inclusive limits of not less than $5,000,000, provide for cross liability, and name the Landlord as an insured. 

  

	 	(iii)	Tenant’s “all risks” legal liability insurance for the replacement cost value of the Premises; 

  

	 	(iv)	Automobile liability insurance on a non-owned form including contractual liability, and on an owner’s form covering all licensed vehicles operated by or on behalf of the
Tenant, which insurance shall have inclusive limits of not less than $1,000,000; and 

  

	 	(v)	Any other form of insurance which the Tenant or the Landlord, acting reasonably, or the Mortgagee requires from time to time in form, in amounts and for risks against which a
prudent tenant would insure. 

  

	(b)	All policies referred to in this Section 6.01 shall: 

  

	 	(i)	be taken out with insurers reasonably acceptable to the Landlord; 

  

	 	(ii)	be in a form reasonably satisfactory to the Landlord; 

  

	 	(iii)	be non-contributing with, and shall apply only as primary and not as excess to any other insurance available to the Landlord; 

  

	 	(iv)	not be invalidated as respects the interests of the Landlord or the Mortgagee by reason of any breach of or violation of any warranty, representation, declaration or condition; and

  

	 	(v)	contain an undertaking by the insurers to notify the Landlord by registered mail not less than 30 days prior to any material change, cancellation or termination.

  
 Certificates of insurance on the
Landlord’s standard form or other proof of insurance as reasonably required by the Landlord, shall be delivered to the Landlord prior to the Commencement Date and from time to time, forthwith upon request. If the Tenant fails to take out or to
keep in force any insurance referred to in this Section 6.01 or should any such insurance not be approved by either the Landlord or the Mortgagee and should the Tenant not commence to diligently rectify (and thereafter proceed to diligently
rectify) the situation within 48 hours after written notice by the Landlord to the Tenant (stating, if the Landlord or the Mortgagee, from time to time, does not approve of such insurance, the reasons therefor) the Landlord has the right 

  

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without assuming any obligation in connection therewith, to effect such insurance at the sole cost of the Tenant and all outlays by the Landlord shall be
paid by the Tenant to the Landlord without prejudice to any other rights or remedies of the Landlord under this lease. 
  
 Section 6.02 Increase in Insurance Premiums 
  
 The Tenant shall not keep or use in the Premises any article which may be prohibited by any fire insurance policy in force from time to time covering the Premises or the
Development. If: (a) the conduct of business in, or use or manner of use of the Premises; (b) or any acts or omissions of the Tenant in the Development or any part thereof; cause or result in any increase in premiums for any insurance
carried by the Landlord with respect to the Development, the Tenant shall pay any such increase in premiums. 
  
 In determining whether increased premiums are caused by or result from the use or occupancy of the Premises, a schedule issued by the organization computing the insurance rate on the Development showing the various
components of such rate, shall be conclusive evidence of the items and charges which make up such rate. 
  
 Section 6.03 Cancellation of Insurance 
  
 If any insurer under any insurance policy covering any part of the Development or any occupant thereof cancels or threatens to cancel its insurance policy or reduces or threatens to reduce coverage under such policy by reason of the use of
the Premises by the Tenant or by any Transferee, or by anyone permitted by the Tenant to be upon the Premises, the Tenant shall remedy such condition within 48 hours after notice thereof by the Landlord. 
  
 Section 6.04 Loss or Damage 
  
 The Landlord shall not be liable for any death or injury arising from or out of any
occurrence in, upon, at, or relating to the Lands or Development or damage to property of the Tenant or of others located on the Premises or elsewhere in the Development, nor shall it be responsible for any loss of or damage to any property of the
Tenant or others from any cause, whether or not any such death, injury, loss or damage results from the negligence of the Landlord, its agents, employees, contractors, or others for whom it may, in law, be responsible. Without limiting the
generality of the foregoing, the Landlord shall not be liable for any injury or damage to Persons or property resulting from fire, explosion, falling plaster, falling ceiling tile, falling fixtures, steam, gas, electricity, water, rain, flood, snow
or leaks from any part of the Premises or from the pipes, sprinklers, appliances, plumbing works, roof, windows or subsurface of any floor or ceiling of the Development or from the street or any other place or by dampness or by any other cause
whatsoever. The Landlord shall not be liable for any such damage caused by other tenants or Persons on the Lands or in the Development or by occupants of adjacent property thereto, or the public, or caused by construction or by any private, public
or quasi-public work. All property of the Tenant kept or stored on the Premises shall be so kept or stored at the risk of the Tenant only and the Tenant releases and agrees to indemnify the Landlord and save it harmless from any claims arising out
of any damage to the same including, without limitation, any subrogation claims by the Tenant’s insurers. 
  
 Section 6.05 Landlord’s Insurance 
  
 The Landlord shall throughout the Term carry: 
  

	(a)	insurance on the Development (excluding the foundations and excavations) and the machinery, boilers and equipment in or servicing the Development and owned by the Landlord or the
owners of the Development (excluding any property which the Tenant and other tenants are obliged to insure under Section 6.01 or similar sections of their respective leases) against damage by fire and extended perils coverage;

  

	(b)	public liability and property damage insurance with respect to the Landlord’s operations in the Development; and 

  

	(c)	such other form or forms of insurance as the Landlord or the Mortgagee reasonably considers advisable. 

  
 Such insurance shall be in such reasonable amounts and with such reasonable deductibles as would be carried by a prudent owner of a
reasonably similar building, having regard to size, age and location. 
  
 Notwithstanding the Landlord’s covenant in this Section and notwithstanding any contribution by the Tenant to the cost of the Landlord’s insurance premiums, the Tenant acknowledges and agrees that: 
  

	(i)	subject to Section 6.07, the Tenant is not relieved of any liability arising from or contributed to by its negligence or its willful act or omissions; 

 

	(ii)	no insurable interest is conferred upon the Tenant under any insurance policies carried by the Landlord; and 

  

	(iii)	the Tenant has no right to receive any proceeds of any insurance policies carried by the Landlord. 

  
 Section 6.06 Indemnification of the Landlord 
  
 Notwithstanding any other provision of this lease, the Tenant shall indemnify the Landlord and save it harmless from all loss (including
loss of Net Rent and Additional Rent) claims, actions, damages, liability and expense in connection with loss of life, personal injury, damage to property or any other loss or injury 

  

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whatsoever arising out of this lease, or any occurrence in, upon or at the Premises, or the occupancy or use by the Tenant of the Premises or any part
thereof, or occasioned wholly or in part by any act or omission of the Tenant or by anyone permitted to be on the Premises by the Tenant. If the Landlord shall, without fault on its part, be made a party to any litigation commenced by or against the
Tenant, then the Tenant shall protect, indemnify and hold the Landlord harmless in connection with such litigation. The Landlord may, at its option, participate in or assume carriage of any litigation or settlement discussions relating to the
foregoing, or any other matter for which the Tenant is required to indemnify the Landlord under this lease. Alternatively, the Landlord may require the Tenant to assume carriage of and responsibility for all or any part of such litigation or
discussions. 
  
 Section 6.07 Release By the Landlord 
  
 Despite any other section or clause of this Lease (except the last sentence of this
Section 6.07), the Tenant is not responsible for any part, in excess of $5,000,000.00, or the amount of liability insurance coverage available to the Tenant, whichever is the greater, of any loss or damage to property of the Landlord that is
located in, or is part of the Development caused by any of the perils for which the Landlord is required under Section 6.05 to maintain insurance. This release applies whether or not the loss or damage arises from the negligence of the Tenant.
This release does not apply, however, to damage arising from the wilful or grossly negligent acts of the Tenant. 
  
 ARTICLE VII - DAMAGE AND DESTRUCTION 
  
 Section 7.01 No Abatement 
  
 If the
Premises or Building are damaged or destroyed in whole or in part by fire or any other occurrence, this lease shall continue in full force and effect and there shall be no abatement of Rent except as provided in this Article VII. 
  
 Section 7.02 Damage to Premises 
  
 If the Premises are at any time destroyed or damaged as a result of fire or any other
casualty required to be insured against by the Landlord under this lease or otherwise insured against by the Landlord and not caused or contributed to by the Tenant, then the following provisions shall apply: 
  

	(a)	if the Premises are rendered untenantable only in part, the Landlord shall diligently repair the Premises to the extent only of its obligations under Section 5.01 and Net Rent
shall abate proportionately to the portion of the Premises rendered untenantable from the date of destruction or damage until the Landlord’s repairs have been completed; 

  

	(b)	if the Premises are rendered wholly untenantable, the Landlord shall diligently repair the Premises to the extent only of its obligations pursuant to Section 5.01 and Net Rent
shall abate entirely from the date of destruction or damage until the Landlord’s repairs have been completed; 

  

	(c)	if the Premises are not rendered untenantable in whole or in part, the Landlord shall diligently perform such repairs to the Premises to the extent only of its obligations under
Section 5.01, but in such circumstances Net Rent shall not terminate or abate; 

  

	(d)	upon being notified by the Landlord that the Landlord’s repairs have been substantially completed, the Tenant shall diligently perform all repairs to the Premises which are the
Tenant’s responsibility under Section 5.02, and all other work required to fully restore the Premises for use in the Tenant’s business, in every case at the Tenant’s cost and without any contribution to such cost by the Landlord,
whether or not the Landlord has at any time made any contribution to the cost of supply, installation or construction of Leasehold Improvements in the Premises; 

  

	(e)	nothing in this Section shall require the Landlord to rebuild the Premises in the condition which existed before any such damage or destruction so long as the Premises as rebuilt
will have reasonably similar facilities to those in the Premises prior to such damage or destruction, having regard, however, to the age of the Building at such time; and 

  

	(f)	nothing in this Section shall require the Landlord to undertake any repairs having a cost in excess of the insurance proceeds actually received by the Landlord with respect to such
damage or destruction or which it would have received had the Landlord complied with its obligations pursuant to this Lease). 

  
 Section 7.03 Right of Termination 
  
 Notwithstanding Section 7.02, if the damage or destruction which has occurred in the Premises, is restricted to the Premises, and in the reasonable opinion of
the Landlord Architect the Premises cannot be rebuilt or made fit for the purposes of the Tenant within 90 180 days of the happening of the damage or destruction, the either the
Landlord or the Tenant may, at its option, terminate this lease on notice to the other Tenant given within 30 days after the rendering of the Architect’s opinion as aforesaid. If such notice of
termination is given, Rent shall be apportioned and paid to the date of such damage or destruction and the Tenant, within 30 days after receipt of such notice of termination, deliver vacant possession of the Premises in accordance with the
terms of this lease. 
  
 Section 7.04 Destruction of Building or the
Development 
  

	(a)	 Notwithstanding anything contained in this lease (including, without limitation, Section 7.03), of 50% or more of the Total Rentable Area of the Building is
damaged or destroyed by any cause 

  

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whatsoever (irrespective of whether the Premises are damaged or destroyed) and if, in the opinion of the Landlord reasonably arrived at, the Total Rentable
Area of the Building, so damaged or destroyed cannot be rebuilt or made fit for the purposes of the respective tenants of such space within 180 days of the happening of the damage or destruction; then and so often as any of such events occur, the
Landlord may at its option (to be exercised by written notice to the Tenant within 60 days following any such occurrence), elect to terminate this lease. In the case of such election, the Term and the tenancy hereby created shall expire upon the
30th day after such notice is given, without indemnity or penalty payable by, or any other recourse against the Landlord, and the Tenant shall, within such 30 day period, vacate the Premises and surrender them to the Landlord with the Landlord
having the right to re-enter and repossess the Premises discharged of this lease and to expel all Persons and remove all property therefrom. Net Rent and Additional Rent shall be due and payable without reduction or abatement subsequent to the
destruction or damage and until the date of termination, unless the Premises shall have been destroyed or damaged as well, in which event Section 7.02 shall apply. 

  

	 	(b)	If the Landlord is entitled to, but does not elect to terminate this lease under Section 7.04(a), the Landlord shall, following such damage or destruction, diligently repair if
necessary that part of the Building damaged or destroyed, but only to the extent of the Landlord’s obligations under the terms of the various leases for premises in the Building and exclusive of any tenant’s responsibilities with respect
to such repair. If the Landlord elects to repair the Building, the Landlord may do so in accordance with plans and specifications other than those used in the original construction of the Building. 

  
 Section 7.05 Architect’s Certificate 
  
 The certificate of the Architect shall bind the parties as
to: 
  

	(a)	the percentage of the Total Rentable Area of the Building damaged or destroyed; 

  

	(b)	whether or not the Premises are rendered untenantable and the percentage of the Premises rendered untenantable; 

  

	(c)	the date upon which either the Landlord’s or Tenant’s work of reconstruction or repair is completed or substantially completed and the date when the Premises are rendered
tenantable; and 

  

	(d)	the state of completion of any work of the Landlord or the Tenant. 

  
 ARTICLE VIII - ASSIGNMENT, SUBLETTING AND TRANSFERS 
  
 Section 8.01 Assignments, Subleases and Transfers 
  
 The Tenant shall not enter into, consent to, or permit any Transfer without the prior written consent of the Landlord in each instance, which consent shall not be
unreasonably withheld but shall be subject to the Landlord’s rights under Section 8.02. Notwithstanding any statutory provision to the contrary, it shall not be considered unreasonable for the Landlord to take into account the following
factors in deciding whether to grant or withhold its consent: 
  

	(a)	whether such Transfer is in violation or in breach of any covenants or restrictions made or granted by the Landlord to other tenants or occupants or prospective tenants or occupants
of the Building; 

  

	(b)	whether in the Landlord’s opinion, the financial background, business history and capability of the proposed Transferee is satisfactory; and 

  

	(c)	if the Transfer is to an existing tenant of the Landlord. 

  
 Consent by the Landlord to any Transfer if granted shall not constitute a waiver of the necessity for such consent to any subsequent Transfer. This prohibition against
Transfer shall include a prohibition against any Transfer by operation of law and no Transfer shall take place by reason of the failure of the Landlord to give notice to the Tenant within 30 days as required by Section 8.02. 
  
 Section 8.01A Related Corporation 
  
 However, notwithstanding anything to the contrary contained in Section 8.01, so long
as the Tenant is LEARNING TREE INTERNATIONAL INC. and is itself in occupation of the whole of the Premises, and has not failed or neglected to remedy or commenced to remedy any default or breach of its obligations as set out in this Lease after
notice and within the times as set forth in this Lease, the Tenant shall have the right without the consent of the Landlord, but upon prior written notice to the Landlord, to assign this Lease or sublet the whole of the Premises to: (i) a
corporate entity resulting from a merger or consolidation with the Tenant; (ii) a corporation which is an affiliate or Subsidiary body corporate of LEARNING TREE INTERNATIONAL INC. (within the meaning of the Canada Business Corporations Act)
(collectively, “Permitted Assignee”), but only so long as: 
  

	(A)	such affiliate or Subsidiary body corporate remains an affiliate or Subsidiary body corporate (as the case may be) of LEARNING TREE INTERNATIONAL INC.;

  

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	(B)	such assignee or sublessee shall be bound by the permitted use set out in Section 1.04 of this Lease; and 

  

	(C)	The Tenant shall remain liable under this Lease and shall not be released from performing any of the terms of this Lease. 

  
 In the event of any further proposed Transfer, except for a subsequent Transfer back to
Learning Tree International Inc., the terms of this Lease shall prevail as if this Section 8.01A had not formed part of this Lease. 
  
 Section 8.02 Landlord’s Right to Terminate 
  
 If the Tenant intends to effect a Transfer, the Tenant shall give prior notice to the Landlord of such intent specifying the identity of the Transferee, the type of
Transfer contemplated, the portion of the Premises affected thereby, and the financial and other terms of the Transfer, and shall provide such financial, business or other information relating to the proposed Transferee and its principals as the
Landlord or any Mortgagee requires, together with copies of any documents which record the particulars of the proposed Transfer. The Landlord shall, within 14 days after having received such notice and all requested information, notify the
Tenant in writing either that: 
  

	(a)	it consents or does not consent to the Transfer in accordance with the provisions and qualifications of this Article VIII; or 

  

	(b)	it elects to cancel this lease as to the whole or part, as the case may be, of the Premises affected by the proposed Transfer, in preference to giving such consent.

  
 If the Landlord elects to terminate this lease it shall
stipulate in its notice the termination date of this lease, which date shall be no less than 30 days nor more than 90 days following the giving of such notice of termination. Failure by the Landlord to deliver such notice to the Tenant of the
Landlord’s election to terminate this Lease shall be deemed to be a waiver by the Landlord of its right to terminate this Lease. If the Landlord elects to terminate this lease, the Tenant shall notify the Landlord within 10 days thereafter
of the Tenant’s intention either to refrain from such Transfer or to accept termination of this lease or the portion thereof in respect of which the Landlord has exercised its rights. If the Tenant fails to deliver such notice within such 10
days or notifies the Landlord that it accepts the Landlord’s termination, this lease will as to the whole or affected part of the Premises, as the case may be, be terminated on the date of termination stipulated by the Landlord in its notice of
termination. If the Tenant notifies the Landlord within 10 days that it intends to refrain from such Transfer, then the Landlord’s election to terminate this lease shall become void. 
  
 Section 8.03 Conditions of Transfer 
  

	(a)	If there is a permitted Transfer, the Landlord may collect rent from the Transferee and apply the net amount collected to the Rent payable under this lease but no acceptance by the
Landlord of any payments by a Transferee shall be deemed a waiver of the Tenant’s covenants or any acceptance of the Transferee as tenant or a release from the Tenant from the further performance by the Tenant of its obligations under this
lease. Any consent by the Landlord shall be subject to the Tenant and Transferee executing an agreement with the Landlord agreeing that the Transferee will be bound by all of the terms of this lease and, except in the case of a sublease, that the
Transferee will be so bound as if it had originally executed this lease as tenant; and 

  

	(b)	Notwithstanding any Transfer permitted or consented to by the Landlord, the Tenant shall remain liable under this lease and shall not be released from performing any of the terms of
this lease. 

  

	(c)	The Landlord’s consent to any Transfer shall be subject to the condition that: 

  

	 	(i)	the net and additional rent payable by the Transferee shall not be less than the current rental rate charged by the Landlord for similar premises in the building as at the
effective date of the Transfer, and 

  

	 	(ii)	if the net and additional rent to be paid by the Transferee under such Transfer exceeds the Rent payable under this Lease: (a) the Tenant shall deduct from such excess (the
“Excess”) the Tenant’s out-of-pocket costs (the “Costs”) associated with such Transfer, including brokerage fees, legal fees, financial inducements paid by the Tenant to the Transferee and the Tenant’s cost of
constructing Leasehold Improvements on behalf of the Transferee; and (b) fifty percent (50%) of the difference between the Excess and the Costs the amount of such excess shall be paid by the Tenant to the Landlord. If
the Tenant receives from any Transferee, either directly or indirectly, any consideration other than rent or additional rent for such Transfer, either in the form of cash, goods or services (other than the proceeds of any financing as the result of
a Transfer involving a mortgage, charge or similar security interest in this lease) the Tenant shall forthwith pay to the Landlord an amount equivalent to such consideration. The Tenant and the Transferee shall execute any agreement required by the
Landlord to give effect to the foregoing terms. 

  

	(d)	Notwithstanding the effective date of any permitted Transfer as between the Tenant and the Transferee, all Rent for the month in which such effective date occurs shall be paid in
advance by the Tenant so that the Landlord will not be required to accept partial payments of Rent for such month from either the Tenant or Transferee. 

  

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	(e)	Any document evidencing any Transfer permitted by the Landlord, or setting out any terms applicable to such Transfer or the rights and obligations of the Tenant or Transferee
thereunder, shall be prepared by the Landlord or its solicitors and all associated legal costs shall be paid by the Tenant. 

  
 Section 8.04 Change of Control 
  
 If the Tenant is at any time a corporation or partnership, any actual or proposed Change of Control in such corporation or partnership shall be deemed to be a Transfer
and subject to all of the provisions of this Article VIII. The Tenant shall make available to the Landlord or its representatives the Tenant’s shareholder ledger for inspection at all reasonable times, in order to ascertain whether any
Change of Control has occurred. 
  
 Section 8.05 No Advertising

  
 The Tenant shall not advertise that the whole or any part of the Premises
are available for a Transfer and shall not permit any broker or other Person to do so unless the text and format of such advertisement is approved in writing by the Landlord. No such advertisement shall contain any reference to the rental rate of
the Premises. 
  
 Section 8.06 Assignment By Landlord 
  
 The Landlord shall have the unrestricted right to sell, lease, convey or otherwise dispose
of all or any part of the Building or Lands or this lease or any interest of the Landlord in this lease. To the extent that the purchaser or assignee from the Landlord assumes the obligations of the Landlord under this lease, the Landlord shall
thereupon and without further agreement be released from all liability under this lease. 
  
 ARTICLE IX – DEFAULT 
  
 Section 9.01 Default and Remedies 
  
 If and whenever an
Event of Default occurs, then without prejudice to any other rights which it has pursuant to this lease or at law, the Landlord shall have the following rights and remedies, which are cumulative and not alternative: 
  

	(a)	to terminate this lease by notice to the Tenant; 

  

	(b)	to enter the Premises as agent of the Tenant and to relet the Premises for whatever term, and on such terms as the Landlord in its discretion may determine and to receive the rent
therefor and as agent of the Tenant to take possession of any property of the Tenant on the Premises, to store such property at the expense and risk of the Tenant or to sell or otherwise dispose of such property in such manner as the Landlord may
see fit without notice to the Tenant; to make alterations to the Premises to facilitate their reletting; and to apply the proceeds of any such sale or reletting first, to the payment of any expenses incurred by the Landlord with respect to any such
reletting or sale; second, to the payment of any indebtedness of the Tenant to the Landlord other than rent; and third, to the payment of Rent in arrears; with the residue to be held by the Landlord and applied in payment of future Rent as it
becomes due and payable. The Tenant shall remain liable for any deficiency to the Landlord; 

  

	(c)	to remedy or attempt to remedy any default of the Tenant under this lease for the account of the Tenant and to enter upon the Premises for such purposes. No notice of the
Landlord’s intention to perform such covenants need be given the Tenant unless expressly required by this lease. The Landlord shall not be liable to the Tenant for any loss, injury or damage caused by acts of the Landlord in remedying or
attempting to remedy such default and the Tenant shall pay to the Landlord all expenses incurred by the Landlord in connection with remedying or attempting to remedy such default; 

  

	(d)	to recover from the Tenant all damages, and expenses incurred by the Landlord as a result of any breach by the Tenant including, if the Landlord terminates this lease, any
deficiency between those amounts which would have been payable by the Tenant for the portion of the Term following such termination and the net amounts actually received by the Landlord during such period of time with respect to the Premises; and

  

	(e)	to recover from the Tenant the full amount of the current month’s Rent together with the next 3 months’ instalments of Rent, all of which shall accrue on a day-to-day
basis and shall immediately become due and payable as accelerated rent. 

  

	(f)	if this lease has been terminated in accordance with Section 9.01(a), to recover from the Tenant the unamortized portion of any leasehold improvement allowance or
inducement paid by the Landlord under the terms of this lease calculated from the date which is the later of the date of payment by the Landlord or the Commencement Date and reducing on a straight line basis to zero over the initial Term.

  

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 Section 9.02 Distress 
  
 Notwithstanding any provision of this lease or any provision of applicable legislation, none of the goods and chattels of the Tenant on the
Premises at any time during the Term shall be exempt from levy by distress for Rent in arrears, and the Tenant waives any such exemption. If the Landlord makes any claim against the goods and chattels of the Tenant by way of distress, this provision
may be pleaded as an estoppel against the Tenant in any action brought to test the right of the Landlord to levy such distress. 
  
 Section 9.03 Costs 
  
 The Tenant shall pay to the Landlord all damages and costs (including, without limitation, all legal fees on a solicitor and his client basis) incurred by the Landlord in enforcing the terms of this lease, or with
respect to any matter or thing which is the obligation of the Tenant under this lease, or in respect of which the Tenant has agreed to insure, or to indemnify the Landlord. 
  
 Section 9.04 Allocation of Payments 
  
 The Landlord may at its option apply sums received from the Tenant against any amounts due and payable by the Tenant under this lease in such manner as the Landlord sees
fit. 
  
 Section 9.05 Survival of Obligations 
  
 If the Tenant has failed to fulfil its obligations under this lease with respect to the
maintenance, repair and alteration of the Premises and removal of improvements and fixtures from the Premises during or at the end of the Term, such obligations and the Landlord’s rights in respect thereto shall remain in full force and effect
notwithstanding the expiration or sooner termination of the Term. 
  
 ARTICLE X - STATUS STATEMENT, ATTORNMENT AND SUBORDINATION 
  
 Section 10.01 Status Statement 
  
 Within 10 days after
written request by the Landlord, the Tenant shall deliver in a form supplied by the Landlord a statement or estoppel certificate to the Landlord as to the status of this lease, including as to whether this lease is unmodified and in full force and
effect (or, if there have been modifications that this lease is in full force and effect as modified and identifying the modification agreements); the amount of Net Rent and Additional Rent then being paid and the dates to which same have been paid;
whether or not there is any existing or alleged default by either party with respect to which a notice of default has been served and if there is any such default, specifying the nature and extent thereof; and any other matters pertaining to this
lease as to which the Landlord shall request such statement or certificate. 
  
 Section 10.02 Subordination 
  
 This lease and all rights of
the Tenant shall be subject and subordinate to any and all Mortgages and any ground, operating, overriding or underlying leases, from time to time in existence against the Lands and Building. On request, the Tenant shall subordinate this lease and
its rights under this lease to any and all such Mortgages and leases and to all advances made under such Mortgages. The form of such subordination shall be as required by the Landlord or any Mortgagee or the lessee under any such lease. On
written request of the Tenant, the Landlord shall use its reasonable best efforts to obtain a non-disturbance agreement in favour of the Tenant from any Mortgagee and/or holders of underlying leases and the Tenant shall be responsible for all
reasonable costs and charges incurred by the Landlord in connection therewith. 
  
 Section 10.03 Attornment 
  
 The Tenant shall promptly, on
request, attorn to any Mortgagee, or to the owners of the Building and Lands, or the lessor under any ground, operating, overriding, underlying or similar lease of all or substantially all of the Building made by the Landlord or otherwise affecting
the Building and Lands, or the purchaser on any foreclosure or sale proceedings taken under any Mortgage, and shall recognize such Mortgagee owner, lessor or purchaser as the Landlord under this lease. 
  
 Section 10.04 Execution of Documents – Intentionally deleted 
  
 ARTICLE XI - GENERAL PROVISIONS 
  
 Section 11.01 Rules and Regulations 
  
 The Tenant shall comply with all Rules and Regulations, and amendments thereto, adopted by
the Landlord from time to time including those set out in Schedule “D”. Such Rules and Regulations may differentiate between different types of businesses in the Building, and the Landlord shall have no obligation to enforce any Rule or
Regulation or the provisions of any other lease against any other tenant, and the Landlord shall have no liability to the Tenant with respect thereto. 
  
 Section 11.02 Delay 
  
 Except as expressly provided in this lease, whenever the Landlord or Tenant is delayed in the fulfilment of any obligation under this lease (other than the payment of
Rent and surrender of the Premises on termination) by an unavoidable occurrence which is not the fault of the party delayed in performing such obligation, then the time for fulfilment of such obligation shall be extended during the period in which
such circumstances operate to delay the fulfilment of such obligation. 
  

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 Section 11.03 Overholding 
  
 If the Tenant remains in possession of the Premises after the end of the Term with the consent of the Landlord but without having executed
and delivered a new lease or an agreement extending the Term, there shall be no tacit renewal of this lease, and the Tenant shall be deemed to be occupying the Premises as a Tenant from month to month at a monthly Net Rent payable in advance on the
first day of each month equal to one and a half times the monthly amount of Net Rent payable during the last month of the Term, and otherwise upon the same terms as are set forth in this lease, so far as these are applicable to a monthly
tenancy. 
  
 Section 11.04 Waiver 
  
 If either the Landlord or Tenant excuses or condones any default by the other of any
obligation under this lease, no waiver of such obligation shall be implied in respect of any continuing or subsequent default. 
  
 Section 11.05 Registration 
  
 Neither the Tenant nor anyone claiming under the Tenant shall register this lease or any Transfer without the prior written consent of the Landlord. If
the Tenant or any permitted Transferee wishes to register a document for the purposes of giving notice of this lease or a Transfer, then the Landlord shall, at the request and expense of the Tenant, execute a notice, caveat or short form of lease
for the purposes of registration in such form as approved by the Landlord and without disclosure of any terms which the Landlord does not desire to have disclosed. If the Lands comprise more than one parcel of land, the Landlord may direct the
Tenant or Transferee as to the parcel or parcels against which registration may be effected. 
  
 Section 11.06 Notices 
  
 Any notice,
consent or other instrument which may be or is required to be given under this lease shall be in writing and shall be delivered in person or sent by registered mail postage prepaid, addressed: (a) if to the Landlord: c/o The Cadillac Fairview
Corporation Limited, 20 Queen Street West, 5th Floor, Toronto, Ontario, M5H 3R4, Attention: Executive Vice President, Property Management, with a copy to the Building Manager, and (b) if to the Tenant, at the Premises, with a copy to
Learning Tree International Inc., 160 Elgin Street, 23rd Floor, Ottawa, Ontario K2P 2N8 Attention:
Comptroller. Any such notice or other instrument shall be deemed to have been given and received on the day upon which personal delivery is made or, if mailed, then 48 hours following
the date of mailing. Either party may give notice to the other of any change of address and after the giving of such notice, the address therein specified is deemed to be the address of such party for the giving of notices. If postal service is
interrupted or substantially delayed, all notices or other instruments shall be delivered in person. 
  
 Section 11.07 Successors 
  
 The
rights and liabilities created by this lease extend to and bind the successors and assigns of the Landlord and the heirs, executors, administrators and permitted successors and assigns of the Tenant. No rights, however, shall enure to the benefit of
any Transferee unless the provisions of Article VIII are complied with. 
  
 Section 11.08 Joint and Several Liability 
  
 If there is at
any time more than one Tenant or more than one Person constituting the Tenant, their covenants shall be considered to be joint and several and shall apply to each and every one of them. If the Tenant is or becomes a partnership, each Person who is a
member, or shall become a member, of such partnership or its successors shall be and continue to be jointly and severally liable for the performance of all covenants of the Tenant pursuant to this lease, whether or not such Person ceases to be a
member of such partnership or its successor. 
  
 Section 11.09 Captions
and Section Numbers 
  
 The captions, section numbers, article numbers and
table of contents appearing in this lease are inserted only as a matter of convenience and in no way affect the substance of this lease. 
  
 Section 11.10 Extended Meanings 
  
 The words “hereof”, “hereto” and “hereunder” and similar expressions used in this lease relate to the whole of this lease and not only to
the provisions in which such expressions appear. This lease shall be read with all changes in number and gender as may be appropriate or required by the context. Any reference to the Tenant includes, where the context allows, the employees, agents,
invitees and licensees of the Tenant and all others over whom the Tenant might reasonably be expected to exercise control. 
  
 Section 11.11 Partial Invalidity 
  
 All of the provisions of this lease are to be construed as covenants even though not expressed as such. If any such provision is held or rendered illegal or unenforceable
it shall be considered separate and severable from this lease and the remaining provisions of this lease shall remain in force and bind the parties as though the illegal or unenforceable provision had never been included in this lease. 

 
 Section 11.12 Entire Agreement 
  
 This lease and the Schedules and riders, if any, attached hereto, and the Landlord’s
leasehold improvement manual, set forth the entire agreement between the Landlord and Tenant concerning the 

  

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Premises and there are no agreements or understandings between them other than as are herein set forth. Subject to Section 11.01, this lease and its
Schedules and riders may not be modified except by agreement in writing executed by the Landlord and Tenant. 
  
 Section 11.13 Governing Law 
  
 This
lease shall be construed in accordance with and governed by the laws of the Province of Ontario. 
  
 Section 11.14 Time of the Essence 
  
 Time is of the essence of this lease. 
  
 Section 11.15 Head
Lease 
  
 The Tenant acknowledges that the Landlord is a lessee of all or
part of the Lands under a ground lease registered in the Land Registry Office for the Land Titles Division of Metropolitan Toronto (NO. 66). The Landlord represents and warrants that it has full authority, for the Term of this Lease, to enter
into this Lease. 
  
 Section 11.16 Quiet Enjoyment 
  
 If the Tenant pays Rent, fully performs all of its obligations under this lease, and there
has been no Event of Default, the Tenant shall be entitled to peaceful and quiet enjoyment of the Premises for the Term without interruption or interference by the Landlord or any Person claiming through the Landlord. 
  
 Section 11.17 Rent Free Period 
  
 Notwithstanding the provisions of Sections 2.01, 2.02, 2.03, 2.04, 2.05, 2.06 and 2.08
and provided this Lease has been executed in a form acceptable to the Landlord, and the Tenant is in possession of and conducting its business in the Premises, the Tenant shall have a one-time rent free period (the “Rent Free Period”) of
61 days from and including the Commencement Date. During the Rent Free Period, the Tenant shall not be obligated to pay Net Rent or Tenant’s Proportionate Share of Taxes and Operating Costs. However, the Tenant shall be responsible for the
payment of all other Additional Rent payable under the terms of this Lease, including but not limited to: insurance, utilities and the cost of operating the climate control equipment outside of Normal Business Hours pursuant to Section 3.01
hereof. 
  
 Section 11.18 Space Planning 
  
 The Landlord acknowledges that the Tenant has engaged a space planner to complete a
preliminary space plan of the Premises (plus one revision. The Landlord shall pay to the space planner the cost of such preliminary space plan (and one revision) to a maximum amount of Seven Cents ($0.07) per square foot of the Rentable Area of the
Premises. 
  
 Section 11.19 Landlord’s Work 
  
 The Landlord shall provide, build or install the following base Building standard items
in the Premises (and the Landlord shall use reasonable efforts to substantially complete such work by May 31, 2000), at its sole cost and expense: 
  

	(a)	existing floor to be made good and smooth, ready to accept Tenant’s new carpet or floor coverings; 

  

	(b)	replace or repair all damaged, disfigured or discolored ceiling tiles or T-bars such that they are “like new”. Minimum ceiling height requirement is 8’-6”;

  

	(c)	prime painted perimeter drywall walls and columns ready for Tenant finishes. Demising walls or columns to be taped, sanded and ready for Tenant finishes. Any Tenant demising
partitions shall be constructed as required by the Ontario Building Code; 

  

	(d)	Building standard lighting throughout the Premises. Such lighting shall include relocatable overhead lay-in light fixtures with acrylic lenses, in base Building layout. All
lenses are to be cleaned and free of dust and debris; 

  

	(e)	base Building sprinkler distribution located within the ceiling plenum to provide sufficient coverage for an open floor plan. All additional sprinklers shall be at Tenant’s
cost; 

  

	(f)	climate control system of sufficient capacity for general office use during the hours specified in Section 3.01(a). All climate control equipment will be in accordance with
base Building standards; 

  

	(g)	Floor electrical panels (i.e. approximately 168 circuits) and power source (i.e. 2 X 45KVA transformers) to be supplied to the Tenant as is; 

  

	(h)	telephone cabling provided in the Landlord’s telephone room in the core of the Building; 

  

	(i)	men’s and women’s washrooms which are adequate for office use with finishes upgraded to the Landlord’s new Building standard finishes. Any additional washrooms
required by Ontario Building Code to meet the Tenant’s needs are to be supplied by the Tenant at the Tenant’s expense; 

  

 - 15 - 

	(j)	basic venetian blinds on all typical floor windows to be cleaned and reconditioned to Building standard; 

  

	(k)	card access system for the lobby entrance of the Building. Tenant shall have the opportunity, at the Tenant’s cost, to connect Tenant’s security system with Building
security for monitoring and card access. Such work shall be performed at Tenant’s cost by a contractor approved by the Landlord; 

  

	(l)	entrance doors to Premises shall be full height Building standard entrance doors or an equivalent credit including locking hardware or an equivalent credit to be applied to the
first Rents due under this Lease. Should any assembly use require panic hardware on stairwell doors, the Landlord agrees to provide and install same at the Tenant’s cost; 

  

	(m)	Tenant shall be permitted to use a portion of the mechanical floor (approximately 100 square feet) for installing a dedicated ventilation air handling unit with a dedicated duct
located within a return air shaft delivering this ventilated air to the Premises, all at the Tenant’s cost. Maintenance of said unit shall be at the Tenant’s cost; 

  

	(n)	The Tenant’s requirement for condenser water is approximately 50 USGPM at 10 degrees Fahrenheit temperature differential. If the base Building condenser water system needs
to be upgraded to achieve the Tenant’s requirements, the Tenant will be required to pay its fair share of the cost of such upgrade, such amount not to exceed $30,000. 

  
 Section 11.20 Tenant’s Work 
  
 The Tenant shall, at its sole expense, in accordance with the tenant leasehold
improvement manual provided by the Landlord, perform all the work and provide all the necessary material and equipment to fit up the Premises with such Leasehold Improvements to render the Premises complete and to permit the Tenant to occupy the
Premises. The Tenant shall pay to the Landlord on the Commencement Date a supervision fee equal to $0.50 per square foot of the Rentable Area of the Premises and an administration fee for any subsequent work done by or on behalf of the Tenant during
the Term. A list of pre-approved contractors and professionals is to be supplied by the Landlord. 
  
 The Tenant shall obtain the Landlord’s approval in writing of its plans and specifications, which approval shall not be unreasonably withheld, before commencing the Tenant’s Work. 
  
 Section 11.21 Option to Extend Term 
  
 Provided that: 
  

	1.	the Tenant is not then in default under the terms of this Lease and has not been habitually late in the payment of Rent; 

  

	2.	the Tenant has given written notice (the “Notice”) to the Landlord no more than twelve (12) months and no less than nine (9) months prior to the expiration of
the initial Term of its intention to exercise the within option to extend; and 

  

	3.	so long as the Tenant is LEARNING TREE INTERNATIONAL INC., or a Permitted Assignee (as defined in Section 8.01A) and is itself in possession of and conducting its business
in the whole of the Premises in accordance with the terms of this Lease, then 

  
 the Landlord will grant to the Tenant (or a Permitted Assignee) the right to extend the Term of the Lease for the Premises (as they exist at the time the Notice is delivered to the Landlord) on an “as is”
basis for a further period of Five (5) years (the “Extension of Term”) commencing upon the expiration of the initial Term, and such Extension of Term shall be upon the same terms and conditions as during the Term, save and except:
(a) there shall be no further right to extend the Term, (b) there will be no inducement or leasehold improvement allowance payable to the Tenant, (c) there will be no rent free period, and (d) the rental rate will be fair market
net rental for similar premises in a similar building in the surrounding area (taking into account all economic inducements) at the time of the exercise by the Tenant of the within option to extend (the “Extension Rent”). 

 
 If the Landlord and Tenant are unable to agree on the Extension Rent ninety
(90) days prior the expiry of the Term, the matter shall be submitted to binding arbitration, whereupon each party shall at once appoint an arbitrator and such appointees shall appoint a third. The decision of any two of the arbitrators so
appointed as to the Extension Rent shall be final and binding upon the parties hereto, who covenant that their dispute shall be so decided by arbitration alone within sixty (60) days and not by recourse to any court or action of law. In
rendering this decision the arbitrators shall have regard to the guidelines for establishing Extension Rent set out above. The aforesaid arbitration shall be carried out pursuant to the provisions of the Arbitrations Act, R.S.O. 1990, c.A.24, as
amended or replaced. 
  

 - 16 - 

 The parties shall enter into an extension agreement in order to give effect to the Extension of Term and the revised
rental but the Tenant shall be deemed to have exercised the option to extend on the terms referred to above whether or not such lease extension agreement is executed. 
  
 In the event the Term of Lease is extended pursuant to this clause, the Tenant covenants and agrees that there shall be no further right
to extend the Term. If the Tenant fails to give the appropriate notice within the time limit set out herein for extending the Term then this option to extend shall be null and void and of no further force or effect. If the Tenant gives such
appropriate notice within the time limit set out herein for extending the Term it will forthwith execute the documentation submitted by the Landlord as hereinbefore set out. 
  
 Section 11.22 Expansion Option 
  
 Provided the Tenant is not in default, the Landlord hereby grants to the Tenant the option to lease in an “as is” condition any vacant premises adjoining the
Premises, either on the 10th floor or the floors immediately above or below the 10th floor (collectively, the “Expansion Space”) at any time(s) during the Term or any extension or renewal thereof. If and when the Expansion
Space, or a part thereof, becomes vacant or the Landlord becomes aware that the Expansion Space, or a part thereof, will become available for lease, the Landlord shall deliver to the Tenant written notice setting out that the Expansion Space is
vacant, or if the Expansion Space is not then vacant, the date the Expansion Space will become vacant and whether all or part of the Expansion Space is available for lease by the Tenant, provided that the Landlord shall not give notice hereunder
earlier than 45 days 6 months prior to the date the Expansion Space or any part thereof is to become vacant. If the Tenant elects to lease the Expansion Space which is the subject of the Landlord’s notice, the Tenant shall deliver written
notice to the Landlord of its intention to do so within five (5) fourteen (14) days of receipt of the Landlord’s notice. The parties hereto shall enter into a lease amending agreement on the same terms as this Lease, and coterminous
with this Lease, except that: 
  

	(a)	the term for the Expansion Space shall commence on the later of: (i) 30 days after the date of the Tenant’s notice; or (ii) the date the Expansion Space became
vacant or will become vacant as set out in the above-mentioned notice from the Landlord; and 

  

	(b)	the Landlord will provide the Expansion Space in base Building condition and there will be no additional Landlord’s Work or Rent free period, and the net rent will be in
accordance with the Landlord’s rental schedule for office space in the Building as of the commencement date for the Expansion Space, which shall be equal to the fair market rent for similar space for similar buildings located in the vicinity of
the Building. 

  
 It is understood and agreed that any
renewal or extension of any existing tenant in the Expansion Space, whether by option or otherwise, will not trigger this expansion option. 
  
 The Tenant shall not have the right to assign this expansion option pursuant to this Section 11.22 except in conjunction with a permitted assignment of all of its
rights under the Lease. 
  
 Section 11.23 Parking 
  
 The Landlord agrees to make available to the Tenant during the Term, ten
(10) unreserved parking spaces in the Dundas Parkade in the Development. The Tenant shall pay parking fees to the Landlord (or to the parking operator if the Landlord so directs) throughout the Term at the prevailing rates being charged for
parking permits in the parking facility, from time to time. The current rate is $210.00 per permit per month. Each such payment shall be made in advance on the first day of each month throughout the Term. The use of each parking permit by the Tenant
is subject to the following: 
  

	(a)	the parking permits are for the use of Ten (10) vehicles, with 1 vehicle designated by the Tenant for each permit and accordingly the Tenant will be issued with Ten
(10) parking permits by the Landlord or the parking operator; 

  

	(b)	the Landlord reserves the right to make such Rules and Regulations with respect to the use of the parking facility provided for the Building as the Landlord deems advisable from
time to time; 

  

	(c)	the use by the Tenant of the parking facility is subject to the exclusive control of the Landlord; 

  

	(d)	the Tenant shall use the parking facility at its sole risk; and 

  

	(e)	the Tenant shall give one calendar month prior written notice if it requires an increase or decrease in the number of parking permits at any given time (subject to the maximum
number of parking spaces set out above), and permits must be used from the first day of a calendar month to the last day of a calendar month; and 

  

	(f)	use of the parking facility after Normal Business Hours shall be on a first come, first served basis. 

  

 - 17 - 

 Section 11.24 Right of First Refusal 
  
 Provided that: 
  

	(a)	the Tenant is not then and has not been in default under this Lease; and 

  

	(b)	the Tenant is LEARNING TREE INTERNATIONAL INC. and is itself in possession of the whole of the Premises, then 

  
 the Tenant shall have an ongoing right of first refusal to lease the portion of the 10th
floor of the Building shown crosshatched in intersecting lines on Schedule “B” (the “First Refusal Premises”), comprising approximately 2,500 square feet of Rentable Area on the terms hereinafter set forth: 
  

	(i)	Any First Refusal Premises offered on each occasion to the Tenant under this right of first refusal are to be dealt with as a whole. 

  

	(ii)	The Landlord shall, upon receipt of any bona fide offer to lease (the “Offer”) from any third party of any part of the First Refusal Premises, which the Landlord is
prepared to accept, deliver to the Tenant written notice (the “First Refusal Notice”) containing the terms and conditions of the Offer. The Tenant acknowledges that this right of first refusal will not be triggered by a request by any
tenant in any part of the First Refusal Premises for the Landlord’s consent to an assignment, subletting or other parting with possession or with respect to a renewal or extension of the lease by an existing tenant or its assignee. The Tenant
shall have the right, within three (3) business days of its receipt of the First Refusal Notice from the Landlord, to elect, by written notice to the Landlord within such three (3) business day period, to lease the First Refusal Premises.
If the Tenant exercises such option, the Landlord shall lease to the Tenant such First Refusal Premises on the same terms and conditions as contained in this Lease and coterminous with the Lease, except that the Tenant shall accept the First Refusal
Premises in base Building condition without any additional Landlord’s Work or Rent free period, and the Net Rent with respect to the First Refusal Premises shall be in accordance with the Landlord’s rental schedule for the Building as of
the date of the First Refusal Notice, which shall be fair market rent for similar space in similar buildings in the vicinity of the Building. If the Tenant does not so elect within such time, the Landlord shall be free to accept the Offer and if
such Offer is not accepted, the Tenant shall have a further right of first refusal (on the terms set out herein) in connection with any subsequent offer to lease. 

  

	(iii)	If the Tenant exercises the foregoing right of first refusal, the First Refusal Premises shall become part of the Premises and Rent shall commence and accrue with respect to such
First Refusal Premises on the possession date set out in the Offer. 

  
 Section 11.25 Restrictive Covenant 
  
 So long as the
Tenant is LEARNING TREE INTERNATIONAL INC. or a Permitted Transferee and is itself in occupation of and carrying on business in the whole of the Premises, the Tenant expressly acknowledging and agreeing that this Section 11.25 is personal to
the Tenant or the Permitted Transferee, then during the Term of this Lease, and any renewal or extension thereof, the Landlord will not lease or permit to be occupied any other office premises on the 2nd to and including 14th floors of the Building
for the purpose of a computer training facility operated by PPI, Learnix/TMI, Learnquest/Executrain, PBSC, GP Learning, CDI Corporate Education Services or GeoTrain/Global Knowledge Network. 
  
 It is further understood that the Landlord is not obligated to enforce the aforementioned
covenant against any Person if by so doing it shall be in breach of any laws, rules or regulations from time to time in force, and no provision of this Lease is intended to apply or to be enforceable to the extent that it would give rise to any
offence under the Competition Act (Canada), or any statute that may be substituted therefor, as from time to time amended. Provided further that as the aforementioned covenant has been granted only at the Tenant’s request, the Tenant shall
indemnify and hold the Landlord harmless from any loss, injury or damage suffered by the Landlord as a result of breaching any such legislation as aforesaid, including all expenses incurred in connection with any claims, actions or proceedings
brought with respect thereto, whether of a criminal or civil nature, and will reimburse the Landlord for any and all costs or expenses incurred in connection with any enforcement of this covenant by the Landlord, including legal fees on a solicitor
and his client basis. 
  
 IN WITNESS WHEREOF
the Landlord and Tenant have signed this lease under seal. 
  

			
	 	 	 T.E.C. LEASEHOLDS LIMITED

	 	 	(Landlord)
		
	Per:	 	 /s/ Ellen Williamson

	 	 	Authorized Signature        
		
	Per:	 	 /s/ Tony Grossi

	 	 	Authorized Signature        

			
	 	 	 LEARNING TREE INTERNATIONAL INC.

	 	 	(Tenant)
		
	Per:	 	 /s/ David Booker

	 	 	Authorized Signature        
		
	Per:	 	 /s/ Scott G. Elliott

	 	 	Authorized Signature        
		
	 	 	I/We have authority to bind the corporation

  

 - 19 - 

 SCHEDULE “A” - LEGAL DESCRIPTION OF LANDS 
  
 FREEHOLD PARCEL 
  
 The whole of Parcel 1-14 in the Register for Section A-2-A, comprising Units 4 and 5 according to Plan D-282. 
  
 SCHEDULE “C” - DEFINITIONS 
  
 In this lease and in the Schedules to this lease:

  

	1.	“Additional Rent” means all sums of money required to be paid by the Tenant under this lease (except Net Rent) whether or not the same are designated
“Additional Rent” or are payable to the Landlord or otherwise. 

  

	2.	“Alterations” means all repairs, replacements, improvements or alterations to the Premises by the Tenant. 

  

	3.	“Architect” means the architect from time to time named by the Landlord. 

  

	4.	“Building” means the multi-storey building known municipally as 1 Dundas Street West, Toronto, Ontario from and including the ground floor of such Building to and
including the roof thereof and including all premises rented or intended to be rented therein, whether for office, retail, cafeteria, banking or other purposes, but excluding the ground floor premises rented or intended for renting for retail and/or
banking purposes; and facilities serving the Building or having utility in connection therewith, as determined by the Landlord, whether or not located directly under the Building, which areas and facilities may include, without limitation, internal
malls, sidewalks and plazas, exhibit areas, storage and mechanical areas, janitor rooms, mail rooms, telephone, mechanical and electrical rooms, stairways, escalators, elevators, truck and receiving areas, driveways, parking facilities, loading
docks and corridors. 

  

	5.	“Business Tax” means all taxes (whether imposed on the Landlord or Tenant) attributable to the personal property, trade fixtures, business, income, occupancy or
sales of the Tenant or any other occupancy of the Premises and to any Leasehold Improvements installed in the Premises and to the use of the Building or Lands by the Tenant. 

  

	6.	“Capital Tax” is an amount determined by multiplying each of the “Applicable Rates” by the “Building Capital” and totalling the products.
“Building Capital” is the amount of capital which the Landlord determines, without duplication, is invested from time to time by the Landlord, the owners, or all of them, in doing all or any of the following: acquiring, developing,
expanding, redeveloping and improving the Lands and Building. Building Capital will not be increased by any financing or refinancing except to the extent that the proceeds are invested directly as Building Capital. An “Applicable Rate” is
the capital tax rate specified from time to time under any statute of Canada and any statute of the Province of Ontario which imposes a tax in respect of the capital of corporations. Each Applicable Rate will be considered to be the rate that would
apply if none of the Landlord or the owners employed capital outside of the Province of Ontario. 

  

	7.	“Change of Control” means, in the case of any corporation or partnership, the transfer or issue by sale, assignment, subscription, transmission on death, mortgage,
charge, security interest, operation of law or otherwise, of any shares, voting rights or interest which would result in any change in the effective control of such corporation or partnership unless such change occurs as a result of trading in the
shares of a corporation listed on a recognized stock exchange in Canada or the United States. and then only so long as the Landlord receives assurances reasonably satisfactory to it that there will be a continuity of management and of the
business practices of such corporation notwithstanding such Change of Control. 

  

	8.	“Commencement Date” means the date on which the Term commences under Section 1.02. 

  

	9.	“Development” means the Lands more particularly described in Schedule “A” attached to this lease or as such Lands may be altered, expanded or reduced from
time to time, and the improvements, buildings, equipment and facilities erected thereon or situate from time to time therein, and located within a portion of the area approximately bounded by Dundas Street, Queen Street, Yonge Street and Bay Street,
in the City of Toronto, Province of Ontario. The Development includes those areas designated or intended by the Landlord to be leased for office, retail, service and storage purposes, and those areas not so designated or intended, and all
non-leasable areas, parking facilities and the shared common areas and facilities of the Development. The Development is known generally as “Toronto Eaton Centre” or “The Eaton Centre”. 

  

	10.	An “Event of Default” shall occur whenever: 

  

	 	(a)	any Rent is in arrears and is not paid within 5 days after written demand by the Landlord; 

  

 - 20 - 

	 	(b)	the Tenant has breached any of its obligations in this lease (other than the payment of Rent) and: 

  

	 	(i)	fails to remedy such breach within 15 days (or such shorter period as may be provided in this lease); or, 

  

	 	(ii)	if such breach cannot be reasonably remedied within 15 days or such shorter period, the Tenant fails to commence to remedy such breach within such 15 days or shorter period or
thereafter fails to proceed diligently to remedy such breach; 

  
 in either case after notice in writing from the Landlord; 
  

	 	(c)	the Tenant or any Indemnifier becomes bankrupt or insolvent or takes the benefit of any statute for bankrupt or insolvent debtors or makes any proposal, assignment or arrangement
with its creditors, or any steps are taken or proceedings commenced by any Person for the dissolution, winding-up or other termination of the Tenant’s existence or the liquidation of its assets; 

  

	 	(d)	a trustee, receiver, receiver/manager or like Person is appointed with respect to the business or assets of the Tenant or any Indemnifier; 

  

	 	(e)	the Tenant makes a sale in bulk of all or a substantial portion of its assets other than in conjunction with a Transfer approved by the Landlord; 

  

	 	(f)	this lease or any of the Tenant’s assets are taken under a writ of execution; 

  

	 	(g)	the Tenant purports to make a Transfer other than in compliance with the provisions of this lease; 

  

	 	(h)	the Tenant abandons or attempts to abandon the Premises or disposes of its goods so that there would not after such disposal be sufficient goods of the Tenant on the Premises
subject to distress to satisfy Rent for at least 3 months, or the Premises become vacant and unoccupied for a period of 10 consecutive days or more without the consent of the Landlord; 

  

	 	(i)	any insurance policies covering any part of the Building or any occupant thereof are actually or threatened to be cancelled or adversely changed as a result of any use or occupancy
of the Premises; or, 

  

	 	(j)	if an Event of Default as defined in this paragraph occurs with respect to any lease or agreement under which the Tenant occupies other premises in the Building.

  

	11.	“Fiscal Year” means (i) the period of time commencing on the Commencement Date and ending on the last day of the next ensuing October; and (ii) thereafter
the period of time commencing on the first day of November and ending on the last day of the next ensuing October, or (iii) the fiscal period designated by the Landlord from time to time. 

  

	12.	“Indemnifier” means the Person, if any, who has executed or agreed to execute the Indemnity Agreement attached to this Lease as Schedule “E”, or any other
indemnity agreement in favour of the Landlord. 

  

	13.	“Landlord” means the party named as landlord on the first page of this lease and those for whom it is responsible in law. 

  

	14.	“Lands” means the lands situated in the City of Toronto in the Province of Ontario on which the Building is constructed, as more particularly described in Schedule
“A”, or as such lands may be expanded or reduced from time to time. 

  

	15.	“Lease” or “lease” means this document as originally signed, sealed and delivered or as amended from time to time, which amendments shall be in writing,
signed, sealed and delivered by both the Landlord and Tenant. 

  

	16.	“Leasehold Improvements” means leasehold improvements in the Premises determined according to common law, and shall include, without limitation, all fixtures,
improvements, installations, alterations and additions from time to time made, erected or installed in the Premises by or on behalf of the Tenant or any previous occupant of the Premises, including signs and lettering, partitions, doors and hardware
however affixed and whether or not movable, all mechanical, electrical and utility installations and all carpeting and drapes with the exception only of furniture and equipment not in the nature of fixtures. 

  

	17.	“Mortgage” means any and all mortgages, charges, debentures, security agreements, trust deeds, hypothecs or like instruments resulting from any financing,
refinancing or collateral financing (including renewals or extensions thereof) made or arranged by the Landlord of its interest in all or any part of the Building or Lands. 

  

	18.	“Mortgagee” means the holder of, or secured party under, any Mortgage and includes any trustee for bondholders. 

  

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	19.	“Net Rent” means the annual rent payable by the Tenant under Section 2.02. 

  

	20.	“Net Rentable Area” means, in the case of premises consisting of part of a floor, the floor area bounded by the inside surface of the exterior glass, the office
side of the corridor or other permanent partitions and the centre of partitions that separate the premises from adjoining leasable areas (if any) without deductions for columns or projections but after making the same exclusions as are made in
computing Rentable Area. 

  

	21.	“Normal Business Hours” means the hours from 8:00 a.m. to 6:00 p.m. on Mondays through Fridays and the hours from 8:00 a.m. to 1:00 p.m. on Saturdays, unless any
such day is a statutory holiday. 

  

	22.	“Operating Costs” means (without duplication) any amounts paid or payable whether by the Landlord or by others on behalf of the Landlord for maintenance, operation,
repair, replacement to and administration of the Lands and Building or allocated by the Landlord to the Lands and Building and for services provided generally to tenants, calculated as if the Building were 100% occupied by tenants during the Term,
including without limitation: 

  

	 	(a)	the cost of insurance which the Landlord is obligated or permitted to obtain under this lease; 

  

	 	(b)	the cost of security, janitorial, landscaping, window cleaning, garbage removal and snow removal services; 

  

	 	(c)	the cost of heating, ventilating and air-conditioning; 

  

	 	(d)	the cost of fuel, steam, water, electricity, telephone and other utilities used in the maintenance, operation or administration of the Building, including charges and imposts
related to such utilities to the extent such costs, charges and imposts are not recovered from other tenants; 

  

	 	(e)	management office expenses of operation and salaries, wages and other amounts paid or payable for all personnel involved in the repair, maintenance, operation, leasing, on site
management, security, supervision or cleaning of the Building, including fringe benefits, employment and worker’s compensation insurance premiums, pension plan contributions and other employment costs; 

  

	 	(f)	auditing, accounting, legal and other professional and consulting fees and disbursements; 

  

	 	(g)	the costs: 

  

	 	(i)	of repairing, operating and maintaining the Building and the equipment serving the Building and of all replacements and modifications to the Building or such equipment, including
those made by the Landlord in order to comply with laws or regulations affecting the Building; 

  

	 	(ii)	incurred by the Landlord in providing and installing energy conservation equipment or systems and life safety systems; 

  

	 	(iii)	incurred by the Landlord to make alterations, replacements or additions to the Building intended to reduce operating costs, improve the operation of the Building or maintain its
operation as a first class office building; and, 

  

	 	(iv)	incurred to replace machinery or equipment which by its nature requires periodic replacement; 

  
 all to the extent that such costs are fully chargeable in the Fiscal Year in which they are incurred in accordance with
sound accounting principles; 
  

	 	(h)	the cost of the rental of all equipment, supplies, tools, materials and signs; 

  

	 	(i)	all costs incurred by the Landlord in contesting or appealing taxes or related assessments including legal, appraisal and other professional fees, and administration and overhead
costs; 

  

	 	(j)	Capital Tax; 

  

	 	(k)	depreciation or amortization of the costs referred to in paragraph 22(g) above as determined by the Landlord in accordance with sound accounting principles, if such costs have not
been charged fully in the Fiscal Year in which they are incurred; 

  

	 	(l)	interest calculated at 2 percentage points above the average daily prime bank commercial lending rate charged during such rental year by any Canadian chartered bank designated from
time to time by the Landlord upon the undepreciated or unamortized balance of the costs referred to in paragraph 22(k); and 

  

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	 	(m)	a reasonable fee for the administration and management of the Building applied to the total rents (including additional rents) received from tenants of the Building, which fee shall
be comparable to fees charged by property management companies for managing and administering developments in the City of Toronto similar to the Building. 

  
 Operating Costs shall exclude or have deducted from them as the case may be: 
  

	 	(aa)	all amounts which otherwise would be included in Operating Costs which are recovered by the Landlord from tenants (other than under sections of their leases comparable to section
2.03 of this lease); 

  

	 	(bb)	such of the Operating Costs as are recovered from insurance proceeds, warranties or guarantees, to the extent such recovery represents reimbursements for costs previously included
in Operating Costs; 

  

	 	(cc)	interest on debt and capital retirement of debt; 

  

	 	(dd)	ground rent payable by the Landlord to the owner of the Lands under any ground lease of the Lands; 

  

	 	(ee)	all amounts which otherwise would be included in Operating Costs which are directly attributable to the operation of the parking garage forming part of and serving the Building;

  

	 	(ff)	commissions and other expenses payable in connection with the marketing and leasing of the Building including the cost of any leasehold improvement allowance or other inducement
paid to tenants of the Building; 

  

	 	(gg)	the amount of any goods and services tax (“G.S.T.”) paid or payable by the Landlord on the purchase of goods and services included in Operating Costs which may be
available to the Landlord as a credit in determining the Landlord’s net tax liability or refund on account of G.S.T.; 

  

	 	(hh)	the cost of all repairs and replacements as a result of faulty construction, and/or inferior or deficient materials or workmanship with respect to the original construction of
the Building or any part thereof; and 

  

	 	(ii)	the cost of construction of any addition to or expansion of the Building. 

  
 Operating costs may be attributed by the Landlord to the various components of the Building in accordance with reasonable
and current practices, on a basis consistent with the nature of the particular costs being attributed, and in accordance with GAAP and the policies set by the Canadian Institute of Public Real Estate Companies (CIPREC), and the costs so
attributed may be allocated to the tenants of such components accordingly. 
  

	23.	“Person” means any person, firm, partnership or corporation, or any group or combination of persons, firms, partnerships or corporations. 

 

	24.	“Premises” means the premises leased to the Tenant described in Section 1.01 and includes Leasehold Improvements in such premises. 

  

	25.	“Proportionate Share” means a fraction which has as its numerator the Rentable Area of the Premises and as its denominator the Total Rentable Area of the Building.

  

	26.	“Rent” means the aggregate of Net Rent and Additional Rent. 

  

	27.	“Rentable Area” means (a) in the case of premises used or intended to be used for office purposes and occupying an entire floor, the floor area bounded by the
inside surface of the glass on the exterior walls, including without limitation, washrooms, telephone, electrical and janitorial closets and elevator lobbies; (b) in the case of premises used or intended to be used for office purposes and
consisting of part of a floor, the area computed by multiplying the Net Rentable Area of such premises by a fraction, the numerator of which is the aggregate floor area of the floor on which the Premises are located (using the measurement method set
out in subparagraph (a)) and the denominator of which is the aggregate Net Rentable Area of all office premises on such floor; and (c) in the case of premises used or intended to be used for retail purposes, the Net Rentable Area thereof. In
calculating Rentable Area, stairs, elevator shafts, flues, stacks, pipe shafts and vertical ducts with their own enclosing walls, any of which are used in common, shall be excluded but no deductions or exclusions shall be made for columns and
projections necessary for the Building. The Landlord may for the purpose of calculating the Net Rent and any Proportionate Share change the fraction referred to in subparagraph (b) from time to time to reflect the actual ratio of the aggregate
floor area of the floor on which the Premises are located (using the measurement method set out in subparagraph (a)) to the aggregate Net Rentable Area of all office premises on such floor. 

  

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	28.	“Rules and Regulations” means the rules and regulations adopted and promulgated by the Landlord from time to time pursuant to Section 11.01. The Rules and
Regulations existing as at the Commencement Date are those set out in Schedule “D”. 

  

	29.	“Taxes” means all taxes, levies, charges, local improvement rates and assessments whatsoever assessed or charged against the Development or any part thereof by any
lawful taxing authority and including any amounts assessed or charged in substitution for or in lieu of any such taxes, but excluding only such taxes as capital gains taxes, corporate, income, profit or excess profit taxes to the extent such taxes
are not levied in lieu of any of the foregoing against the Development or the Landlord in respect thereof. Taxes shall in every instance be calculated on the basis of the Total Rentable Area of the Building being fully assessed and taxed at
prevailing commercial tax rates for occupied space for the period for which Taxes are being calculated. 

  

	30.	“Tenant” means the party named as tenant on the first page of this lease and those for whom it is responsible in law. 

  

	31.	“Term” means the period set out in Section 1.02. 

  

	32.	“Total Rentable Area of the Building” means the aggregate of the Rentable Area of each floor in the Building as if each floor is occupied by one tenant, all as
determined by the Architect. The Total Rentable Area of the Building shall: 

  

	 	(a)	exclude the main telephone, mechanical, electrical and other utility rooms and enclosures, public lobbies on the ground floor, and other public space common to the entire Building;
and, 

  

	 	(b)	be adjusted by the Architect from time to time to take account of any structural, functional or other change affecting the same. 

  

	33.	“Trade Fixtures” means trade fixtures as determined at common law, but for greater certainty, shall not include: 

  

	 	(a)	heating, ventilating or air conditioning systems, facilities and equipment in or serving the Premises; 

  

	 	(b)	floor coverings affixed to the floor of the Premises; 

  

	 	(c)	light fixtures; 

  

	 	(d)	internal stairways and doors; and, 

  

	 	(e)	any fixtures, facilities, equipment or installations installed by or at the expense of the Landlord pursuant to this Lease or otherwise. 

  

	34.	“Transfer” means an assignment of this lease in whole or in part, a sublease of all or any part of the Premises, any transaction whereby the rights of the Tenant
under this lease or to the Premises are transferred to another, any transaction by which any right of use or occupancy of all or any part of the Premises is conferred upon anyone, any mortgage, charge or encumbrance of this lease or the Premises or
any part thereof or other arrangement under which either this lease or the Premises become security for any indebtedness or other obligations and includes any transaction or occurrence whatsoever (including, but not limited to, expropriation,
receivership proceedings, seizure by legal process and transfer by operation of law), which has changed or might change the identity of the Persons having lawful use or occupancy of any part of the Premises. 

  

	35.	“Transferee” means the Person or Persons to whom a Transfer is or is to be made. 

  

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 SCHEDULE “D” - RULES AND REGULATIONS 
  

	1.	Life Safety 

  

	 	(a)	The Tenant shall not do or permit anything to be done in the Premises, or bring or keep anything therein which will in any way increase the risk of fire or the rate of fire
insurance on the Building or on property kept therein, or obstruct or interfere with the rights of other tenants or in any way injure or annoy them or the Landlord, or violate or act at variance with the laws relating to fires or with regulations of
the Fire Department, or with any insurance upon the Lands or Building or in any part thereof, or violate or act in conflict with any statutes, rules and ordinances governing health standards or with any other statute or municipal by-law.

  

	 	(b)	No inflammable oils or other inflammable, dangerous or explosive materials save those approved in writing by the Landlord’s insurers shall be kept or permitted to be kept in
the Premises. 

  

	2.	Security 

  

	 	(a)	The Landlord shall permit the Tenant and the Tenant’s employees and all Persons lawfully requiring communication with them to have the use, during Normal Business Hours in
common with others entitled thereto, of the main entrance and the stairways, corridors, elevators, escalators, or other mechanical means of access leading to the Building and the Premises. At times other than during Normal Business Hours the Tenant
and the employees of the Tenant shall have access to the Building and to the Premises only in accordance with the Rules and Regulations and shall be required to satisfactorily identify themselves and to register in any book which may at the
Landlord’s option be kept by the Landlord for such purpose. If identification is not satisfactory, the Landlord is entitled to prevent the Tenant or the Tenant’s employees or other Persons lawfully requiring communication with the Tenant
from having access to the Building and to the Premises. In addition, the Landlord is not required to open the door to the Premises for the purpose of permitting entry therein to any Person not having a key to the Premises. 

 

	 	(b)	The Tenant shall not place or cause to be placed any additional locks upon any doors of the Premises without the approval of the Landlord. Two keys shall be supplied to the Tenant
for each entrance door to the Premises and all locks shall be Building standard to permit access by the Landlord’s master key. If additional keys are required, they must be obtained from the Landlord at the cost of the Tenant. Keys or other
means of access for entrance doors to the Building will not be issued without the written authority of the Landlord. 

  

	3.	Housekeeping 

  

	 	(a)	The Tenant shall permit window cleaners to clean the windows of the Premises during Normal Business Hours. 

  

	 	(b)	The Tenant shall not place any debris, garbage, trash or refuse or permit same to be placed or left in or upon any part of the Lands or Building outside of the Premises, other than
in a location provided by the Landlord specifically for such purposes, and the Tenant shall not allow any undue accumulation of any debris, garbage, trash or refuse in or outside of the Premises. If the Tenant uses perishable articles or generates
wet garbage, the Tenant shall provide refrigerated storage facilities suitable to the Landlord. 

  

	 	(c)	The Tenant shall not place or maintain any supplies, or other articles in any vestibule or entry of the Premises, on the adjacent footwalks or elsewhere on the exterior of the
Premises or elsewhere on the Lands or Building. 

  

	 	(d)	The sidewalks, entrances, passages, escalators, elevators and staircases shall not be obstructed or used by the Tenant, its agents, servants, contractors, invitees or employees for
any purpose other than ingress to and egress from the Premises and the Building. The Landlord reserves entire control of all parts of the Lands and Building employed for the common benefit of the tenants and without restricting the generality of the
foregoing, the sidewalks, entrances, corridors and passages not within the Premises, washrooms, lavatories, air conditioning closets, fan rooms, janitor’s closets, electrical closets and other closets, stairs, escalators, elevator shafts,
flues, stacks, pipe shafts and ducts and shall have the right to place such signs and appliances therein, as it deems advisable, provided that ingress to and egress from the Premises is not unduly impaired thereby. 

  

	 	(e)	The Tenant shall not cause or permit: any waste or damage to the Premises; any overloading of the floors or the utility, electrical or mechanical facilities of the Premises; any
nuisance in the Premises; or any use or manner of use causing a hazard or annoyance to other occupants of the Building or to the Landlord. 

  

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	4.	Receiving, Shipping, Movement of Articles 

  

	 	(a)	The Tenant shall not receive or ship articles of any kind except through facilities and designated doors and at hours designated by the Landlord when deemed necessary by the
Landlord acting reasonably, and under the supervision of the Landlord. 

  

	 	(b)	Hand trucks, carryalls or similar appliances shall only be used in the Building with the consent of the Landlord and shall be equipped with rubber tires, slide guards and such other
safeguards as the Landlord requires. 

  

	 	(c)	The Tenant, its agents, servants, contractors, invitees or employees, shall not bring in or take out, position, construct, install or move any safe, business machinery or other
heavy machinery or equipment or anything liable to injure or destroy any part of the Building, including the Premises, without first obtaining the consent in writing of the Landlord. In giving such consent, the Landlord shall have the right in its
sole discretion, to prescribe the weight permitted and the position thereof, the use and design of planks, skids or platforms, and to distribute the weight thereof. All damage done to the Building, including the Premises, by moving or using any such
heavy equipment or other office equipment or furniture shall be repaired at the expense of the Tenant. The moving of all heavy equipment or other office furniture shall occur only by prior arrangement with the Landlord. The cost of such moving shall
be paid by the Tenant. Safes and other heavy office equipment and machinery shall be moved through the halls and corridors only in a manner expressly approved by the Landlord. No freight or bulky matter of any description will be received into any
part of the Building, including the Premises, or carried in the elevators except during hours approved by the Landlord. The Landlord agrees to provide the Tenant with access to shipping facilities outside Normal Business Hours. However, the
Tenant acknowledges and aggress that the Tenant will make special arrangements with the Landlord for the transport of items being delivered from such shipping facilities to the 10th floor of the building and the Premises outside Normal Business Hours.

  

	5.	Prevention of Injury to Premises 

  

	 	(a)	It shall be the duty of the Tenant to assist and co-operate with the Landlord in preventing injury to the Premises. 

  

	 	(b)	The Tenant shall not deface or mark any part of the Building, including the Premises, and shall not drive nails, spikes, hooks or screws into the walls, floors, ceilings or woodwork
of any part of the Building, including the Premises, or bore, drill or cut into the walls, floors, ceilings or woodwork of any part of the Building including the Premises, in any manner or for any reason. 

  

	 	(c)	If the Tenant desires telegraphic or telephonic connections, the Landlord, in its sole discretion, may direct the electricians as to where and how the wires are to be introduced. No
gas pipe or electric wire will be permitted which has not been ordered or authorized by the Landlord. No outside radio or television antenna shall be allowed on any part of the Premises without authorization in writing by the Landlord.

  

	6.	Windows 

  
 Except for the proper use of approved blinds and drapes, the Tenant shall not cover, obstruct or affix any object or material to any of the skylights and
windows that reflect or admit light into any part of the Building, including, without limiting the generality of the foregoing, the application of solar films. 
  

	7.	Washrooms 

  

	 	(a)	The Landlord shall permit the Tenant and the employees of the Tenant in common with others entitled thereto, to use the washrooms on the floor of the Building on which the Premises
are situated or, in lieu thereof, those washrooms designated by the Landlord, save and except when the general water supply may be turned off from the public main or at such other times when repair and maintenance undertaken by the Landlord shall
necessitate the non-use of the facilities. 

  

	 	(b)	The water closets and other apparatus shall not be used for any purposes other than those for which they were intended, and no sweepings, rubbish, rags, ashes or other substances
shall be thrown into them. Any damage resulting from misuse shall be borne by the Tenant by whom or by whose agents, servants, invitees, or employees such damage is caused. 

  

	8.	Use of Premises 

  

	 	(a)	No one shall use the Premises for sleeping apartments or residential purposes, or for the storage of personal effects or articles other than those required for business purposes.

  

 - 26 - 

	 	(b)	No cooking or heating of any foods or liquids (other than the heating of water or coffee in coffee makers or kettles or the cooking or heating of foods through the use of
microwave ovens) shall be permitted in the Premises without the written consent of the Landlord. 

  

	 	(c)	The Tenant shall be permitted to install machines dispensing food and beverages in the Premises which is for the sole use of the Tenant and/or its clients. The
Tenant acknowledges and agrees any delivery of any food or beverage to the Premises shall at all times be through the service elevators and not the passenger elevators. 

  

	 	(d)	The Tenant shall not permit or allow any odours, vapours, steam, water, vibrations, noises or other undesirable effects to emanate from the Premises or any equipment or installation
therein which, in the Landlord’s opinion, are objectionable or cause any interference with the safety, comfort or convenience of the Building to the Landlord or the occupants and tenants thereof or their agents, servants, invitees or employees.

  

	9.	Canvassing, Soliciting, Peddling 

  
 Canvassing, soliciting and peddling in or about the Lands and Building are prohibited. 
  

	10.	Bicycles 

  
 No bicycles or other vehicles shall be brought within any part of the Lands or Building without the consent of the Landlord. 
  

	11.	Animals and Birds 

  
 No animals or birds shall be brought into any part of the Lands or Building without the consent of the Landlord. 
  

	12.	Signs and Advertising 

  
 The Tenant shall not paint, affix, display or cause to be painted, affixed or displayed, any sign, picture, advertisement, notice, lettering or decoration
on any part of the outside of the Building or in the interior of the Premises which is visible from the outside of the Building. The sign to be placed on the outside of (or beside, as the case may be) the interior door leading to the Premises shall
be: (i) installed by the Landlord at the Tenant’s sole cost and expense; (ii) consistent with the uniform pattern, size and design prescribed by the Landlord; (iii) the property of the Landlord and shall be maintained by the
Landlord throughout the Term at the Tenant’s sole cost and expense; and (iv) removed by the Landlord (or, at the Landlord’s option, by the Tenant) at the sole cost and expense of the Tenant. All damage caused by the removal of such
sign shall be promptly repaired by the party that removed the sign, at the Tenant’s sole cost and expense. The Tenant’s obligation to observe and perform this covenant shall survive the expiration of the Term or earlier termination of the
Lease. The Landlord, at the Tenant’s cost shall allow the Tenant’s “directional” signage in the lobby of the Building on Mondays and Tuesdays only, between the hours of 7:30 a.m. and 9:30 a.m. Such signage shall be done in a
professional manner, approved by the Landlord and displayed in the Landlord’s metal sign holder measuring approximately 22” x 28”. 
  

	13.	Directory Board 

  
 The Tenant shall be entitled at its expense to have a maximum of 2 entries shown upon the directory board in the main lobby of the Building and in
the elevator lobby on the floor on which the Premises are located (if the Premises are located on a multi-tenant floor). The Landlord shall design the style of such identification and shall determine the number of spaces available on the directory
board(s) for each tenant. The directory board(s) shall be located in an area designated by the Landlord. 
  

 - 27 -

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