Document:

Exhibit 10.11
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MULTI-TENANT INDUSTRIAL TRIPLE NET LEASE
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This Multi-Tenant Industrial Triple Net Lease (this “Lease”) is made and entered into as of                  , 2020 (the “Effective Date”), by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”) and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”). The following exhibits and attachments are incorporated into and made a part of this Lease: Exhibit A-1 (Outline and Location of Premises), Exhibit A-2 (Outline and Location of Project), Exhibit B (Intentionally Omitted), Exhibit C (Prohibited Use), Exhibit D (Rules and Regulations), Exhibit E (Confirmation Letter, if required), Exhibit F (Requirements for Improvements or Alterations by Tenant), Exhibit G (Hazardous Materials Survey Form), Exhibit H (Move Out Conditions), Exhibit I (Minimum Service Contract Requirements), and Exhibit J (Additional Provisions).
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	1.
	BASIC LEASE INFORMATION.

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		1.1
	“Building” shall mean the industrial building located at 1190 Trademark Drive, Reno, Nevada, and more particularly shown on Exhibit A-2 to this Lease. “Rentable Square Footage of the Building” is deemed to be approximately 396,000 square feet.

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		1.2
	“Premises” shall mean the area shown on Exhibit A-1 to this Lease and commonly known as Suite 108 located within the Building. The “Rentable Square Footage of the Premises” is deemed to be approximately 55,000 square feet. Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Premises, the Rentable Square Footage of the Building and the Rentable Square Footage of the Project (as herein defined) are correct.

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		1.3
	“Base Rent”:

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	Period
	    
	Monthly Base Rent

	March 1, 2021 – April 30, 2021
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	$
	0.00

	May 1, 2022 – April 30, 2023
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	$
	31,724.00

	May 1, 2021 – April 30, 2022
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	$
	30,800.00

	May 1, 2023 – April 30, 2024
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	$
	32,675.72

	May 1, 2024 – April 30, 2025
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	$
	33,655.99

	May 1, 2025 – April 30, 2026
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	$
	34,665.67

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		1.4
	“Tenant’s Share”: 13.89% of the Building and 2.85% of the Project.

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		1.5
	“Term”: The period commencing on March 1, 2021 (the “Commencement Date”) and, unless terminated earlier in accordance with this Lease, ending on April 30, 2026 (the “Termination Date”).

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		1.6
	“Allowance(s)”: None.

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		1.7
	“Security Deposit”: $39,368.17, as more fully described in Section 5.

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		1.8
	“Guarantor(s)”: None.

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		1.9
	“Broker(s)”: Kidder Mathews (“Tenant’s Broker”), which represented Tenant in connection with this transaction, and Kidder Mathews (“Landlord’s Broker”), which represented Landlord in connection with this transaction.

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		1.10
	“Permitted Use”: Testing, assembly, distribution and warehousing of lithium battery packs, with ancillary office uses, subject to Section 2.2 below, as may be permitted under existing laws governing the Premises and for no other use or purpose. Landlord makes no warranty that the above-described use is permitted for the Premises under Applicable Laws.

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		1.11
	“Notice Address(es)”:

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	Landlord:
	Tenant:

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	Icon Reno Property Owner Pool 3 Nevada, LLC 
	The Premises

	c/o Link Logistics Real Estate Management LLC
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	90 Park Avenue, 32nd Floor
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	New York, New York 10016 
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	Attention: General Counsel
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	and
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	Icon Reno Property Owner Pool 3 Nevada, LLC 
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	c/o Link Logistics Real Estate Management LLC
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	602 W. Office Center Drive, Suite 200
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	Fort Washington, Pennsylvania 19034 Attention:
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	Lease Administration
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	Email: lease-admin@liprop.com
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		1.12
	“Property” means the Building and the parcel(s) of land on which it is located (the “Land”) and, at Landlord’s discretion, the parking facilities and other improvements, if any, serving the Building and the parcel(s) of Land on which they are located.

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		1.13
	“Project” means the buildings, including the Building located within the six (6) building commercial project located in Reno, Nevada, commonly known as “South Meadows Business Park”, and more particularly shown on Exhibit A-2 to this Lease. The “Rentable Square Footage of the Project” is deemed to be 1,932,324 square feet.

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		1.14
	“Landlord Work” means the work, if any, that Landlord is obligated to perform in the Premises pursuant to Section 2.1 below.

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2

	2.
	PREMISES/USE.

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		2.1
	Premises. Landlord hereby leases to Tenant the Premises, but excluding the Common Area (as herein defined) and any other portion of the Building, the Land, Property and/or the Project. Tenant (i) ACCEPTS THE PREMISES "AS-IS," WITH TENANT ACCEPTING ALL DEFECTS, IF ANY; AND LANDLORD MAKES NO WARRANTY OF ANY KIND, EXPRESS OR IMPLIED, WITH RESPECT TO THE PREMISES (WITHOUT LIMITATION, LANDLORD MAKES NO WARRANTY AS TO THE HABITABILITY, FITNESS OR SUITABILITY OF THE PREMISES FOR A PARTICULAR PURPOSE, NOR AS TO COMPLIANCE WITH ANY APPLICABLE LAWS (AS HEREIN DEFINED), OR AS TO THE ABSENCE OF ANY TOXIC OR OTHERWISE HAZARDOUS MATERIALS), (ii) acknowledges that the Premises are acceptable for Tenant's use, and (iii) waives all claims of defect in the Premises and any implied warranty that the Premises are suitable for Tenant's intended purposes. On the Commencement Date, Landlord shall deliver the Premises broom clean and free of debris with the existing mechanical systems, plumbing system, and heating, ventilation and air conditioning system serving the office portion of the Premises (but not the HVAC system serving the warehouse portion of the Premises, if any) (the “HVAC System”), in good operating condition on the Commencement Date and Landlord warrants that the HVAC System shall continue to operate in good working order for the period ending on the date sixty (60) days after the Commencement Date (the “HVAC Warranty Period”), except to the extent such failure in the HVAC System to operate in good working order is caused by Tenant’s use or alterations to the Premises or failure to properly maintain the HVAC System as required by this Lease. If a non-compliance with the foregoing exists as of the Commencement Date, Landlord shall, except as otherwise provided in this Lease, promptly after receipt of written notice from Tenant setting forth with specificity the nature and extent of such non-compliance, commence to rectify same at Landlord’s expense. If Tenant does not give Landlord written notice of a non-compliance within thirty (30) days after the Commencement Date, correction of that non-compliance shall be the obligation of Tenant at Tenant’s sole cost and expense. If a non-compliance with the HVAC warranty exists at any time prior to the expiration of the HVAC Warranty Period, Landlord shall, except as otherwise provided in this Lease, promptly after receipt of written notice from Tenant setting forth with specificity the nature and extent of such non-compliance, commence to rectify same at Landlord’s expense. If Tenant does not give Landlord written notice of a non-compliance on or before the expiration of the HVAC Warranty Period, correction of that non-compliance shall be the obligation of Tenant at Tenant’s sole cost and expense. Notwithstanding the foregoing, at Landlord’s sole cost and expense, Landlord shall perform the following improvements in the Premises prior to the Commencement Date (collectively, “Landlord Work”): (a) re-floor as floored areas in the office portion of the Premises; (b) repaint all painted walls in the office portion of the Premises; and (c) install LED high bay warehouse lights with motion sensors in the warehouse portion of the Premises. Tenant hereby acknowledges that the area of the Premises, the Building and the Project set forth in the Basic Lease Information is approximate only, and Tenant accepts and agrees to be bound by such figures for all purposes in this Lease.

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		2.2
	Use. The Premises shall be used only for the Permitted Use and for no other uses without Landlord’s written consent. Tenant’s use of the Premises shall be in compliance with and subject to all applicable laws, statutes, codes, ordinances, orders, zoning, rules, regulations, conditions of approval and requirements of all federal, state, county, municipal and governmental authorities and all administrative or judicial orders or decrees and all permits, licenses, approvals and other entitlements issued by governmental entities, and rules of common law, relating to or affecting the Property, the Premises or the Building or the use or operation thereof, whether now existing or hereafter enacted, including, without limitation, the Americans with Disabilities Act of 1990, 42 USC 12111 et seq. (the “ADA”) as the same may be amended from time to time, all Environmental Laws (as defined in Section 15.1), and any covenants, conditions and restrictions encumbering the Land, Property and/or the Project (“CC&Rs”) or any supplement thereto recorded in any official or public records with respect to the Property and/or the Project or any portion thereof (collectively, “Applicable Laws”). Tenant shall be responsible for obtaining any permit, business license, or other permits or licenses required by any governmental agency permitting Tenant’s use or occupancy of the Premises and for performing, at Tenant’s sole cost, all modifications or additions to the Premises or the Common Areas in order to be in ADA compliance. Notwithstanding anything to the contrary contained herein, Landlord shall have no obligation to bring the Premises or Common Areas into compliance with ADA. If a change to the Common Areas or the Building becomes required under Applicable Law (or if any such requirement is enforced) as a result of any Alterations (herein defined) made to the Premises, the installation of any trade fixture in the Premises, any particular use of the Premises other than the Permitted Use, or any breach of Tenant’s obligations under this Lease, then Tenant, upon demand, shall (x) at Landlord’s option, either make such change at Tenant’s cost or pay Landlord the cost of making such change, and (y) pay Landlord a coordination fee equal to 5% of the cost of such change. In no event shall the Premises be used for any Prohibited Use (as defined in Exhibit C) or for any federal illegal related activities (e.g., drug-related business). Tenant shall comply with the rules and regulations attached hereto as Exhibit D, together with such additional rules and regulations as Landlord may from time to time prescribe (“Rules and Regulations”). Landlord shall not knowingly discriminate against Tenant in Landlord’s enforcement of the Rules and Regulations. Landlord shall not be responsible or liable to Tenant for the non-performance of any other tenant or occupant of the Building or Project of the Rules and Regulations or for any interference or disturbance of Tenant by any other tenant or occupant. Tenant shall not commit waste, overload the floors or structure of the Building, subject the Premises, the Building, the Common Area, Property or the Project to any use which would damage the same or increase the risk of loss or violate any insurance coverage, permit any unreasonable odors, smoke, dust, gas, substances, noise or vibrations to emanate from the Premises, take any action which would constitute a nuisance or would disturb, obstruct or endanger any other tenants, take any action which would abrogate any warranties, use or allow the Premises to be used for any unlawful purpose or conduct, or permit to be conducted, any auction upon the Premises.

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3

	3.
	COMMENCEMENT DATE; POSSESSION.

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		3.1
	Commencement Date. The Commencement Date shall be the date set forth in Section 1.5 above. Tenant shall execute and return (or, by notice to Landlord, reasonably object to) a notice substantially in the form of Exhibit E, as a confirmation of the information set forth therein within thirty (30) days after receiving it from Landlord, and if Tenant fails to do so, Tenant shall be deemed to have executed and returned it without exception.

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		3.2
	Possession. Landlord shall not be liable for a failure to complete the Landlord Work by the Commencement Date or deliver possession of the Premises or any other space including as a result of the holdover or unlawful possession of such space by another party, provided, however, Landlord shall use reasonable efforts to obtain possession of any such space. In such event, the Commencement Date for the Premises, or the commencement date for such other space, as applicable, shall be postponed until the date Landlord delivers possession of such space to Tenant free from occupancy by any party. Except as otherwise provided in this Lease, Tenant shall not be permitted to take possession of or enter the Premises prior to the Commencement Date without Landlord’s approval. If Tenant takes possession of or enters the Premises before the Commencement Date, Tenant shall be subject to the terms and conditions of this Lease; provided, however, except for the cost of services requested by Tenant (e.g. electricity or HVAC service), Tenant shall not be required to pay Rent for any entry or possession before the Commencement Date during which Tenant, with Landlord’s approval, has entered, or is in possession of, the Premises for the sole purpose of performing improvements or installing furniture, equipment or other personal property.

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4

		3.3
	Early Access. Tenant shall be entitled to early access to the Premises commencing on the date thirty (30) days prior to the Commencement Date (provided that Tenant has delivered to Landlord prepaid Base Rent and estimated Operating Expenses, the Security Deposit and the insurance certificates required under Section 11 below) and continuing until the Commencement Date. In no event shall Tenant commence business operations at the Premises prior to the Commencement Date. During such early access period, except as provided in the succeeding sentence hereof, all terms, provisions and conditions of this Lease shall apply. Tenant shall not be required to pay Base Rent or Operating Expenses under this Lease during such early access period. Early access to the Premises shall not advance the Termination Date of this Lease. Tenant shall coordinate such early access with Landlord and shall not interfere with the performance of any work or improvements by Landlord and its contractors and subcontractors, including but not limited to, the Landlord Work.

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4.RENT. Tenant shall pay to Landlord the Base Rent, Real Property Taxes (as herein defined) and Operating Expenses (as herein defined), without notice, demand, offset or deduction, in advance, on the first day of each calendar month. All Rent and payments required to be paid by Tenant to Landlord shall be made by Tenant payable to the entity and sent to the address Landlord designates and shall be made by good and sufficient check payable in United States of America currency or by other means acceptable to Landlord or by Electronic Fund Transfer of immediately available federal funds before 11:00 a.m. Eastern Time. Upon the execution of this Lease, Tenant shall pay to Landlord the first month’s Base Rent, the Security Deposit, and the first monthly installment of estimated Operating Expenses. If the Term commences (or ends) on a date other than the first (or last) day of a month, Base Rent shall be prorated on the basis of a thirty (30) day month. All sums other than Base Rent which Tenant is obligated to pay under this Lease shall be deemed to be additional rent due hereunder (“Additional Rent”), whether or not such sums are designated Additional Rent. The term “Rent” means the Base Rent and all Additional Rent payable hereunder. The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any rent due hereunder except as may be expressly provided in this Lease. If Tenant is delinquent in any monthly installment of Base Rent or Additional Rent for more than five (5) days, Tenant shall pay to Landlord on demand a late charge equal to ten percent (10%) of such delinquent sum and such delinquent sum shall also bear interest from the date such amount was due until paid in full at the lesser of (i) fifteen percent (15%) per annum; or (ii) at the maximum rate permitted by law (“Applicable Interest Rate”). The provision for such late charge shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as a penalty.
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5.SECURITY DEPOSIT. Upon the execution of this Lease, Tenant shall pay to Landlord the Security Deposit. The Security Deposit shall be held by Landlord as security for the full and faithful performance of each provision of this Lease to be performed by Tenant. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in the case of an Event of Default by Tenant. If Tenant breaches any provision hereof, Landlord may, at its option, without limiting its remedies and without notice to Tenant, apply all or part of the Security Deposit to cure such breach and compensate Landlord for any loss or damage caused by such breach. Tenant shall pay Landlord on demand the amount that will restore the Security Deposit to its original amount. No interest shall accrue on the Security Deposit and Landlord is not required to keep the Security Deposit separate from Landlord’s own funds. The Security Deposit shall be the property of Landlord, but shall be paid to Tenant within a reasonable period of time after Tenant’s obligations under this Lease have been completely fulfilled. Landlord shall be released from any obligation with respect to the Security Deposit upon transfer of this Lease and the Premises to a person or entity assuming Landlord’s obligations under this Section.
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5

6.UTILITIES.
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		6.1
	Utilities. Tenant shall pay all charges for heat, water, gas, electricity, telephone, internet and any other utilities and services used on or provided to the Premises, along with any taxes, penalties, and surcharges related thereto and any maintenance and facility charges in connection with the provision of such utilities. If certain utilities are furnished to the Premises in common with other premises, then Landlord shall make a good faith estimate as to the amount used by each tenant (including Tenant) and bill each tenant accordingly; however, at any time, Landlord may elect to install one or more sub-meters for one or more premises (which, if installed at the Premises, shall be at Tenant’s expenses) in which event Landlord will bill each tenant whose premises is sub-metered for the amount used according to that tenant’s sub- meter. Any amounts which Landlord bills to Tenant under the terms of this Section 6.1 will be considered Additional Rent and will be due within ten (10) days after the date upon which Landlord delivers such bill to Tenant.

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		6.2
	Interruption of Utilities. Landlord shall have no liability to Tenant for any interruption in utilities or services to be provided to the Premises when such failure is caused by all or any of the following: (a) accident, casualty, breakage or repairs; (b) strikes, lockouts or other labor disturbances or labor disputes of any such character; (c) governmental regulation, moratorium or other governmental action; (d) inability, despite the exercise of reasonable diligence, to obtain electricity, water or fuel; (e) service interruptions or any other unavailability of utilities resulting from causes beyond Landlord’s control including without limitation, any electrical power “brown-out” or “black-out”; (f) act or default by Tenant or other party; or (g) any other cause beyond Landlord’s reasonable control. In addition, in the event of any such interruption in utilities or services, Tenant shall not be entitled to any abatement or reduction of Rent (except as expressly provided in Section 16 and Section 17 if such failure is a result of any casualty damage or Taking described therein), no eviction of Tenant shall result, and Tenant shall not be relieved from the performance of any covenant or agreement in this Lease. In the event of any stoppage or interruption of services or utilities which are not obtained directly by Tenant, Landlord shall diligently attempt to resume such services or utilities as promptly as practicable. Tenant hereby waives the provisions of any applicable existing or future law, ordinance or governmental regulation concerning constructive eviction or permitting the termination of this Lease due to an interruption, failure or inability to provide any services.

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6

7.TAXES. Tenant shall pay to Landlord Tenant's Share of all Real Property Taxes (as herein defined) for each full or partial calendar year during the Term in accordance with the terms and provisions of Section 8 and Section 9 below. “Real Property Taxes” shall mean (a) all taxes, assessments, supplementary taxes, possessory interest taxes, levies, fees, exactions or charges and other governmental charges, together with any interest, charges, fees and penalties in connection therewith, which are assessed, levied, charged, conferred or imposed by any public authority upon the Land, the Building, the Property, the Project or any other improvements, fixtures, equipment or other property located at or on the Land, the Building, the Property, or the Project, all capital levies, franchise taxes, any excise, use, margin, transaction, sales or privilege taxes, assessments, levies or charges and other taxes assessed or imposed on Landlord upon the rents payable to Landlord under this Lease (excluding net income taxes imposed on Landlord unless such net income taxes are in substitution for any Real Property Taxes payable hereunder), including but not limited to, gross receipts taxes, assessments for special improvement districts and building improvement districts, governmental charges, fees and assessments for police, fire, traffic mitigation or other governmental service of purported benefit to the Land, Building, Property, Project or Premises, taxes and assessments levied in substitution or supplementation in whole or in part of any such taxes and assessments and the share of the Land, Building, Property, Project and Premises of any real estate taxes and assessments under any reciprocal easement agreement, common area agreement or similar agreement as to the Land, Building, Property, Project or Premises; (b) all personal property taxes for property that is owned by Landlord and used in connection with the operation, maintenance and repair of the Land, Building, Property, Project or Premises; and (c) all costs and fees incurred in connection with seeking reductions in any tax liabilities described in (a) and (b), including, without limitation, any costs incurred by Landlord for compliance, review and appeal of tax liabilities. Prior to delinquency, Tenant shall pay all taxes and assessments, together with any interest, charges, fees and penalties in connection therewith, levied upon trade fixtures, alterations, additions, improvements, inventories, equipment and other personal property located and/or installed on the Premises by Tenant; and, upon request, Tenant shall provide Landlord copies of receipts for payment of all such taxes and assessments. To the extent any such taxes are not separately assessed or billed to Tenant, Tenant shall pay the amount thereof as invoiced by Landlord. Landlord may, but is not obligated to, contest by appropriate legal proceedings the amount, validity, or application of any Real Property Taxes or liens thereof.
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8.OPERATING EXPENSES.
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		8.1
	Operating Expenses. Tenant shall pay to Landlord Tenant’s Share of Operating Expenses for each full or partial calendar year during the Term, as provided in Section 9 below. It is intended that this Lease be a “triple net lease,” and that the Rent to be paid hereunder by Tenant will be received by Landlord without any deduction or offset whatsoever by Tenant, foreseeable or unforeseeable, except as expressly set forth in this Lease. Except as expressly provided to the contrary in this Lease, Landlord shall not be required to make any expenditure, incur any obligation, or incur any liability of any kind whatsoever in connection with this Lease or the ownership, construction, maintenance, operation or repair of the Premises, Property or the Project. To the extent the Building shares certain items or services with other buildings, Landlord shall reasonably allocate items or services between such buildings and/or users.

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7

		8.2
	Definition of Operating Expenses. “Operating Expenses” means the total costs and expenses incurred by Landlord in the ownership, operation, maintenance, repair, replacement and management of the Building, the Land, the Building Common Area, the Project and/or the Project Common Area, including, but not limited to: (1) repair, replacement, maintenance, utility costs and landscaping of the Building Common Area and Project Common Area, including, but not limited to, any and all costs of maintenance, repair and replacement of all parking areas (including bumpers, sweeping, striping and slurry coating), common driveways, loading and unloading areas, trash areas, outdoor lighting, sidewalks, walkways, landscaping (including tree trimming), irrigation systems, fences and gates and other costs which are allocable to the Building, the Building Common Area, the Land, the Project and/or the Project Common Area; (2) non-structural maintenance and repair of the roof (and roof membrane), skylights and exterior walls of the Premises (including exterior painting); (3) the costs relating to the insurance maintained by Landlord as described in Section 11.1 below, including, without limitation, Landlord’s cost of any deductible or self-insurance retention; (4) costs under maintenance contracts for, and the repair and replacement of, the elevators, if any, and all heating, ventilation and air-conditioning (HVAC) systems, but only to the extent maintained by Landlord or to the extent used in common with other occupants of the Building or Project or otherwise serving any Common Area; (5) maintenance, repair, replacement, monitoring and operation costs of all mechanical, electrical and plumbing systems, but only to the extent maintained by Landlord or to the extent used in common with other occupants of the Building or Project or otherwise serving any Common Area; (6) maintenance, repair, replacement, monitoring and operation costs of the fire/life safety and sprinkler system (to the extent Landlord is obligated to do so pursuant to Section 12.2); (7) trash collection and snow removal costs; (8) costs of capital improvements or capital replacements (excluding the roof structure) made to or capital assets acquired for the Building, the Project, or the Land after the Commencement Date that are intended to reduce Operating Expenses or are reasonably necessary for the health and safety of the occupants of the Building or the Project or are required under any governmental law or regulation or are necessary in order to keep the Building or the Project in good working order, which capital costs, or an allocable portion thereof, shall be amortized over the period determined by Landlord, together with interest on the unamortized balance at ten percent (10%); (9) commercially reasonable reserves set aside for maintenance and repair; (10) any other costs incurred by Landlord related to the Building, the Land and/or the Project including, but not limited to, paving, parking areas, roads, driveways, alleys, mowing, landscape, heating and ventilation; (11) assessments, association fees and all other costs assessed or charged under the CC&Rs, if any, that are attributable to the Land, the Building and/or the Project in connection with any property owners or maintenance association or operator; and (12) a management fee, not to exceed 5% of gross receipts from leases at the Building and/or the Project, for the management of this Lease, the Premises, the Building, the Land and/or the Project including the cost of those services which are customarily performed by a property management services company, whether performed by Landlord or by an affiliate of Landlord or through an outside management company or any combination of the foregoing. Operating Expenses shall not include (i) replacement of or structural repairs to the roof structure or the exterior walls; (ii) repairs to the extent covered by insurance proceeds that are actually received by Landlord, or paid by Tenant or other third parties; (iii) alterations solely attributable to tenants of the Project other than Tenant; (iv) marketing expenses; and (v) any cost or expense associated with compliance with any laws, ordinances, rules or regulations regarding any condition existing in the Building or on the Land or in the Project if such condition existed prior to the Commencement Date.

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		8.3
	Gross Up. If the Project is less than ninety-five percent (95%) occupied during any calendar year, the variable components of Operating Expenses as determined by Landlord shall be calculated as if the Project had been 95% occupied for the full calendar year. Any Operating Expenses or Real Property Taxes that are specifically attributable to the Building or to any other building in the Project or to the operation, repair and maintenance thereof, may be allocated entirely to the Building or to such other building. However, any Operating Expenses and Real Property Taxes that are not specifically attributable to the Building or to any other building or to the operation, repair and maintenance thereof, may be equitably allocated by Landlord to all buildings in the Project.

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9.ESTIMATED EXPENSES.
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		9.1
	Payment. “Estimated Expenses” for any particular year shall mean Landlord’s estimate of Operating Expenses and Real Property Taxes for a calendar year. Tenant shall pay Tenant’s Share of the Estimated Expenses with installments of Base Rent in monthly installments of one- twelfth (1/12th) thereof on the first day of each calendar month during such year. If at any time Landlord determines that Operating Expenses and/or Real Property Taxes are projected to vary from the then Estimated Expenses, Landlord may, by notice to Tenant, revise such Estimated Expenses, and Tenant’s monthly installments for the remainder of such year shall be adjusted so that by the end of such calendar year Tenant has paid to Landlord Tenant’s Share of the revised Estimated Expenses for such year. If Landlord does not provide Tenant with an estimate of the Operating Expenses or the Real Property Taxes by January 1 of a calendar year, Tenant shall continue to pay monthly installments based on the previous year’s estimate(s) until Landlord provides Tenant with the new estimate. Upon delivery of the new estimate, an adjustment shall be made for any month for which Tenant paid monthly installments based on the previous year’s estimate.

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		9.2
	Adjustment. "Operating Expenses and Real Property Taxes Adjustment" (or "Adjustment") shall mean the difference between Tenant's Share of Estimated Expenses, on the one hand, and Tenant's Share of Operating Expenses and Real Property Taxes, collectively, on the other hand, for any calendar year. Promptly after the end of each calendar year, Landlord shall deliver to Tenant a statement of Tenant's Share of Operating Expenses and Real Property Taxes for such calendar year, accompanied by a computation of the Adjustment. If Tenant's payments for Operating Expenses are less than Tenant's Share of Operating Expenses, or if Tenant’s payments of Real Property Taxes are less than Tenant’s Share of Real Property Taxes, then Tenant shall pay the difference within twenty (20) days after receipt of such statement. Tenant's obligation to pay such amount shall survive the expiration or termination of this Lease. If Tenant's payments for Operating Expenses exceed Tenant's Share of Operating Expenses, or if Tenant’s payments for Real Property Taxes exceed Tenant’s Share of Real Property Taxes, then so long as an Event of Default by Tenant has not occurred Landlord shall credit such excess amount to future installments of Tenant's Share of Operating Expenses and/or Real Property Taxes, as the case may be, for the next calendar year (or pay to Tenant such excess in the event the Term has expired). If an Event of Default by Tenant occurs, Landlord may, but shall not be required to, credit such amount to Rent arrearages.

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9

10.INDEMNITY AND WAIVER OF CLAIMS.
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		10.1
	Indemnity. Tenant shall indemnify, protect, defend (by counsel acceptable to Landlord) and hold harmless Landlord and Landlord’s affiliated entities, and each of their respective trustees, members, managers, principals, beneficiaries, partners, directors, officers, employees, shareholders, Mortgagees, agents, contractors, successors and assigns (individually and collectively, “Indemnitees”) from and against any and all claims, judgments, causes of action, damages, obligations, penalties, fines, taxes, costs, liens, liabilities, losses, charges and expenses, including without limitation all attorneys’ fees and other professional fees (collectively referred to as “Losses”) which may be imposed upon, incurred by or asserted against Landlord or any of the Indemnitees at any time during or after the Term by any third party and arising out of or in connection with (1) any Event of Default in the performance of any obligation on Tenant’s part to be performed under the terms of this Lease, or (2) any damages or injury occurring in the Premises, Tenant’s use of the Premises, any acts or omissions (including violations of Applicable Laws) of Tenant or any Tenant Party, the conduct of Tenant’s business, or any activity, work or things done, permitted or suffered by Tenant or any Tenant Party in or about the Premises, the Building, the Common Area, the Property or other portions of the Project, except to the extent caused by Landlord’s gross negligence or willful misconduct. Landlord reserves the right to retain counsel for its defense, in which case Tenant shall be responsible for the costs of such defense. The obligations of Tenant under this Section 10 shall survive the termination of this Lease with respect to any claims or liability arising prior to such termination.

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		10.2
	Waiver of Claims. Tenant, as a material part of the consideration to Landlord, hereby assumes all risk of illness or injury to persons in, upon or about the Premises, the Building, the Land, the Common Area or other portions of the Property or Project arising from any cause and all risk of damage to property including, but not limited to, Tenant’s Property and all Alterations in, upon or about the Premises, the Building, the Land, the Common Area or other portions of the Property arising from any cause and Tenant hereby expressly releases Landlord and the Indemnitees and waives all claims in respect thereof against Landlord and the Indemnitees; provided, however, subject to Section 11.3.5, the foregoing release and waiver shall not apply to the extent such claims are caused by Landlord’s gross negligence or willful misconduct. Without limiting the generality of the foregoing, Landlord shall not be liable for any damages arising from any act or neglect of any contractor or other tenant, if any, of the Building or the Project or Landlord’s failure to enforce the terms of any agreements with parties other than Tenant.

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11.INSURANCE.
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		11.1
	Landlord. Landlord shall maintain insurance through individual policies insuring the Building against fire and extended coverage (including, if Landlord elects, “special cause of loss form” coverage, earthquake/volcanic action, flood and/or surface water insurance) for the full replacement cost of the Building, with deductibles in the form and endorsements of such coverage as selected by Landlord, together with business interruption insurance against loss of Rent in an amount equal to the amount of Rent for a period of at least twelve (12) months commencing on the date of loss. Landlord may also carry such other insurance as Landlord may deem prudent or advisable, including, without limitation, liability insurance in such amounts and on such terms as Landlord shall determine. The Building may be included in a blanket policy or captive insurance program. Tenant shall pay to Landlord, as a portion of the Operating Expenses, the costs of the insurance coverages described herein, including, without limitation, Landlord’s cost of any self-insurance deductible or retention.

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		11.2
	Tenant. Tenant shall, at Tenant’s expense, obtain and keep in force at all times the following insurance (and any other commercially reasonable form(s) of insurance Landlord may reasonably require from time to time) in the following coverage amounts, which coverage amounts Landlord may reasonably increase from time to time upon reasonable advance written notice to Tenant in the event Tenant’s operations change or Landlord otherwise reasonably determines that such coverage amounts are inadequate under the circumstances:

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		11.2.1
	Commercial General Liability Insurance (Occurrence Form). A policy of commercial general liability insurance (“CGL Policy”) (occurrence form) having a combined single limit of not less than One Million Dollars ($1,000,000.00) per occurrence and Two Million Dollars ($2,000,000.00) aggregate per location (if Tenant has multiple locations) with deductible amounts that are reasonably acceptable to Landlord (and its lender, if applicable), providing coverage for defense costs outside of the policy limits and including coverage for, among other things, bodily injury, personal injury, property damages arising out of Tenant’s operating and contractual liabilities, including coverage formerly known as broad form, blanket contractual liability for both oral and written contracts, premises and operations, products/completed operations, owners and contractors protective, personal and advertising injury, and with an “Additional Insured-Managers or Lessors of Premises Endorsement” and containing the “Amendment of the Pollution Exclusion Endorsement” for damage caused by heat, smoke or fumes from a hostile fire. The CGL Policy shall delete the exclusion for operations within fifty (50) feet of a railroad track (railroad protective liability), if applicable, and if applicable, and, if necessary, Tenant shall provide for restoration of the aggregate limit. The CGL Policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease as an “insured contract” for the performance of Tenant’s indemnity obligations under this Lease;

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		11.2.2
	Automobile Liability Insurance. Business automobile liability insurance having a combined single limit of not less than One Million Dollars ($1,000,000.00) per occurrence and insuring Tenant against liability for claims arising out of ownership, maintenance, or use of any owned, hired or non-owned automobiles;

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		11.2.3
	Workers’ Compensation and Employer’s Liability Insurance.    Workers’ compensation insurance having limits not less than those required by applicable state and federal statute, and covering all persons employed by Tenant, including volunteers, in the conduct of its operations on the Premises, together with employer’s liability insurance coverage in the amount of at least One Million Dollars ($1,000,000.00);

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		11.2.4
	Property Insurance. “All risk” or “special cause of loss form” property insurance including coverage for vandalism, malicious mischief, sprinkler leakage and, if applicable, boiler and machinery comprehensive form, insuring (1) Tenant’s fixtures, furniture, equipment (including electronic data processing equipment, if applicable), merchandise, inventory, and all other personal property and other contents contained within the Premises (collectively “Tenant’s Property”) and (2) the Alterations (as hereinafter defined) in an amount equal to the then applicable full replacement cost thereof. Landlord shall be designated as a loss payee with respect to Tenant’s property insurance on any Alterations. In the event property of Tenant’s invitees or customers are kept in the Premises or Project, Tenant shall maintain warehouser’s legal liability or bailee customers insurance for the full value of the property of such invitees or customers as determined by the warehouse contract between Tenant and its customer;

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		11.2.5
	Business Interruption. Loss of income and extra expense insurance in amounts as will reimburse Tenant for direct or indirect loss of earnings for a period of not less than twelve (12) months, attributable to all perils included in the “all risk” or “special cause of loss form” property insurance policy required in Section 11.2.4 above or attributable to prevention of access to the Premises as a result of such perils; and

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		11.2.6
	Environmental Insurance. If Tenant handles, stores or utilizes Hazardous Materials in its business operations, Pollution Legal Liability Insurance and/or Environmental Impairment Insurance covering claims for damage or injury caused by hazardous materials, including, without limitation, bodily injury, wrongful death, property damage, including loss of use, removal, cleanup and restoration or work and material necessary to return the Premises and any other property of whatever nature located on the Premises to their condition existing prior to the appearance of Tenant’s hazardous materials on the Premises. If such coverage is required, Landlord shall determine limits of liability.

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		11.2.7
	Umbrella/Excess Insurance. An umbrella liability policy or excess liability policy having a limit of not less than Five Million Dollars ($5,000,000.00), which policy shall be in “following form” and shall provide that if the underlying aggregate is exhausted, the excess coverage will drop down as primary insurance. Such umbrella liability policy or excess liability policy shall include coverage for additional insureds.

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		11.3
	General.

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		11.3.1
	Insurance Companies. Insurance required to be maintained by Tenant shall be written by companies authorized to do business in the state in which the Premises are located and having a “Financial Strength Rating” of at least “A-VIII” (or such higher rating as may be required by a Mortgagee [as herein defined] having a lien on the Premises) as determined by A.M. Best Company.

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		11.3.2
	Certificates of Insurance. Tenant shall deliver to Landlord certificates of insurance for all insurance required to be maintained by Tenant in the form of ACORD 28 (Evidence of Commercial Property Insurance) and ACORD 25-S (Certificate of Liability Insurance) (or in a form acceptable to Landlord in its reasonable discretion), no later than seven (7) days after the Effective Date of this Lease (but in any event prior to any entry onto the Premises by Tenant or any employee, agent or contractor of Tenant). Upon request, Tenant shall also provide to Landlord a true, correct and complete copy of the actual insurance policy for all insurance required to be maintained by Tenant hereof. Tenant shall, at least ten (10) days prior to expiration of any required coverage, furnish Landlord with certificates of renewal or “binders” thereof. Acceptance by Landlord of delivery of any certificates of insurance does not constitute approval or agreement by Landlord that the insurance requirements in Section 11.2 have been met, and failure of Landlord to demand such evidence of full compliance with these insurance requirements or failure of Landlord to identify a deficiency from evidence provided will not be construed as a waiver of Tenant’s obligation to maintain such insurance. If Tenant fails to maintain any insurance required in this Lease, Tenant shall be liable for all losses and costs suffered or incurred by Landlord (including litigation costs and attorneys’ fees and expenses) resulting from said failure. If Tenant fails to deliver any certificate or renewal to Landlord required under this Lease within the prescribed time period or if any such policy is canceled or modified during the Term without Landlord’s prior written consent, Landlord may obtain such insurance and charge the cost thereof to Tenant which amount shall be payable by Tenant to Landlord upon demand, as Additional Rent or impose on Tenant, as Additional Rent, a monthly delinquency fee, for each month during which Tenant fails to comply with the foregoing obligation, in an amount equal to five percent (5%) of the Base Rent then in effect.

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		11.3.3
	Additional Insureds; Primary Coverage. Landlord, Landlord’s Mortgagee, if any, any property management company of Landlord for the Premises, and any other party designated by Landlord shall be named as additional insureds (“Additional Insureds”) under Insurance Services Office (“ISO”) endorsement CG 201011 85 or equivalent under all of the policies required by Sections 11.2.1, 11.2.2, 11.2.6 and 11.2.7, and such endorsement shall be included with the certificates to be provided to Landlord pursuant to Section 11.3.2 above. The policies carried or required to be carried by Tenant pursuant to Sections 11.2.1, 11.2.2, 11.2.6 and 11.2.7 shall provide for severability of interest and shall be primary as respects the Additional Insureds, and any insurance maintained by the Additional Insureds shall be excess and non-contributing. Landlord is to be insured as its interests may appear and is to be designated as a loss payee on the insurance required to be maintained by Tenant pursuant to Section 11.2.4.

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		11.3.4
	Limits of Insurance. The limits and types of insurance maintained by Tenant shall not limit Tenant’s liability under this Lease, except as expressly provided in Section 11.3.5 below.

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		11.3.5
	Mutual Waiver of Subrogation. Each party waives, and shall cause its insurance carrier to waive, any right of recovery against the other for any loss of or damage to property which loss or damage is (or, if the insurance required hereunder had been carried, would have been) covered by insurance. The failure of a party to insure its property shall not void this waiver. Neither party, nor its officers, directors, employees, managers, agents, or contractors, shall be liable to the other for any business interruption loss incurred, and each party waives any claims against the other party, and its officers, directors, employees, managers, agents and contractors for such business interruption loss from any cause whatsoever, including, but not limited to damage caused in whole or in part, directly or indirectly, by the negligent acts of the other party at the Premises or the Project. For purposes of this Section 11.3.5, any deductible with respect to a party’s insurance shall be deemed covered by, and recoverable by such party under, valid and collectable policies of insurance.

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		11.3.6
	Notification of Incidents. Tenant shall notify Landlord within twenty-four (24) hours after the occurrence of any accidents or incidents in the Premises, the Building, Common Areas, Property or the Project which could give rise to a claim under any of the insurance policies required under this Section 11.

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	12.
	REPAIRS AND MAINTENANCE.

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		12.1
	Tenant Obligations. Except as otherwise expressly provided in Section 12.2, Tenant, at Tenant's sole cost and expense, shall keep and maintain the interior and exterior of the Premises in good, clean and safe order, condition and repair, including replacement (as necessary), including, without limitation, the following: loading docks, roll up doors and ramps; floors, subfloors and floor coverings; walls and wall coverings (excluding painting of exterior walls); doors, locks and other locking devices, windows, glass and plate glass; ceilings, skylights, and lighting systems; all plumbing, electrical and mechanical equipment and systems inside or exclusively serving the Premises; all heating, ventilating and air conditioning equipment and systems inside or exclusively serving the Premises (subject to Landlord's rights described below); and wiring, appliances and devices using or containing refrigerants, or otherwise attached to or part of Tenant's trade-fixtures and/or equipment. Tenant shall enter into a regularly scheduled preventive maintenance/service contract ("Service Contract") with a maintenance contractor reasonably acceptable to Landlord for servicing all heating ventilation, and air conditioning systems and equipment inside or exclusively serving the Premises (collectively, the "HVAC System"), which Service Contract shall at a minimum comply with the requirements set forth on Exhibit I attached hereto. Tenant shall deliver full and complete copies of the Service Contract (and any other service contracts entered into by Tenant) to Landlord within one hundred twenty (120) days after the Commencement Date. Notwithstanding the foregoing, Landlord may elect to maintain the Service Contract respecting the HVAC System, in which case Tenant shall reimburse Landlord within thirty (30) days after Landlord's demand for the cost of the Service Contract and shall promptly undertake and complete the repairs and/or replacements recommended by such maintenance contractor during the Term of this Lease. All repairs and replacements by Tenant shall be made and performed: (1) at Tenant's cost and expense and at such time and in such manner as Landlord may designate, (2) by certified contractors or mechanics reasonably approved by Landlord, (3) so that same shall be at least equal in quality, value and utility to the original work or installation, (4) in a manner and using equipment and materials that will not interfere with or impair the operations, use or occupation of the Building or any of the mechanical, electrical, plumbing or other systems in the Building, Property or the Project, and (5) in accordance with the Rules and Regulations and all Applicable Laws. In the event Tenant fails, in the reasonable judgment of Landlord, to maintain the Premises in accordance with the obligations under this Lease, which failure continues at the end of fifteen (15) days following Tenant's receipt of written notice from Landlord stating the nature of the failure, or in the case of an emergency immediately without prior notice, Landlord shall have the right to enter the Premises and perform such maintenance, repairs or refurbishing at Tenant's sole cost and expense (including a sum for overhead to Landlord equal to ten percent (10%) of the costs of maintenance, repairs or refurbishing). Tenant shall maintain written records of maintenance and repair and shall deliver copies thereof to Landlord upon request.

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		12.2
	Landlord Obligations. Landlord shall repair damage to structural portions of the roof, foundation and load-bearing portions of walls (excluding wall coverings, painting, glass and doors) of the Building, and Landlord shall maintain and repair the Common Areas (as herein defined); provided, (a) if such damage is caused by an act or omission of Tenant, or any Tenant Party, then such repairs shall be at Tenant's sole expense and (b) Landlord shall not be required to make any repair resulting from (1) any alteration or modification to the Building or to mechanical equipment within the Building performed by, for or because of Tenant or to special equipment or systems installed by, for or because of Tenant, (2) the installation, moving, use or operation of Tenant's Property, (3) Tenant's use or occupancy of the Premises in violation of Section 15 of this Lease, (4) fire and other casualty, except as provided by Section 16 of this Lease, or (5) condemnation, except as provided in Section 17 of this Lease. There shall be no abatement of Rent during the performance of such work. Landlord shall not be liable to Tenant for injury or damage that may result from any defect in the construction or condition of the Premises, nor for any damage that may result from interruption of Tenant's use of the Premises during any repairs by Landlord. Tenant waives any right to repair the Premises, the Building, the Project and/or the Common Area at the expense of Landlord under any Applicable Laws.

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	13.
	ALTERATIONS.

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		13.1
	Trade Fixtures; Alterations. Subject to limitations set forth in this Lease, Tenant may install necessary trade fixtures, equipment and furniture in the Premises, provided that all alterations are done in compliance with Exhibit F and such items are installed and are removable without structural or material damage to the Premises, or the Building. Tenant shall not construct, nor allow to be constructed, any alterations or physical additions in, about or to the Premises without obtaining the prior written consent of Landlord, which consent shall be conditioned upon Tenant’s compliance with the provisions of Exhibit F and any other applicable requirements of Landlord regarding construction of improvements and alterations. If Landlord does not respond to a written request from Tenant made in accordance with Exhibit F within ten (10) business days, then Landlord shall be deemed to disapprove such request. If requested by Landlord, Tenant shall file a notice of completion after completion of such work and provide Landlord with a copy thereof.

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		13.2
	Damage; Removal. Upon the expiration or earlier termination of this Lease, Tenant shall remove any or all trade fixtures, alterations, additions, improvements and partitions (“Alteration(s)”) made or installed by or for the benefit of Tenant and repair all damage caused by the installation or removal thereof; provided, however, Landlord may require Tenant to have all or any portion of such items designated by Landlord to remain at the Premises, in which event they shall be and become the property of Landlord upon the expiration or earlier termination of this Lease. All such removals and restoration shall be accomplished in a good and workmanlike manner and so as not to cause any damage to the Premises, the Building, the Common Area, the Property or the Project whatsoever.

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		13.3
	Liens. Tenant shall promptly pay and discharge all claims for labor performed, supplies furnished and services rendered at the request of Tenant and shall keep the Premises free of all mechanics’ and materialmen’s liens in connection therewith. Tenant shall remove any such lien within ten (10) business days after notice from Landlord, and if Tenant fails to do so, an Event of Default by Tenant shall have occurred, and in addition, Landlord, without limiting its remedies, may bond, insure over or otherwise pay the amount necessary to cause such removal, whether or not such lien is valid. The amount so paid, together with reasonable attorneys’ fees and expenses, shall be reimbursed by Tenant upon demand. Before commencing any work, Tenant must record a Notice of Posted Security with the Washoe County Recorder in form required by Nevada Revised Statute (“NRS”) Section 108.2403 and either (i) establish a construction disbursement account and fund the account in the amount of not less than the amount of the prime contract, obtain the services of a construction control to administer the account and notify each person who notifies Tenant of a right to lien of the establishment of the construction disbursement account in accordance with the provisions of NRS Section 108.2403, or (ii) record a surety bond for 1.5 times the amount of the prime contract that meets the requirements of NRS Section 108.2415 and notify each person who gives Tenant a notice of right to lien of the recording of the surety bond as required by NRS 108.2403. Tenant shall comply with each and every term of NRS 108.2403 such that Landlord achieves the status of a “Disinterested Owner” as defined and described in NRS 108.234.

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14.LANDLORD’S RIGHTS. Landlord reserves the right to enter the Premises upon reasonable notice to Tenant (or without notice in case of an emergency) and/or to undertake the following all without abatement of rent or liability to Tenant: inspect the Premises and/or the performance by Tenant of the terms and conditions hereof; make such alterations, repairs, improvements or additions to the Premises as required or permitted hereunder; change boundary lines of the Land so long as such change does not materially and adversely impact Tenant's use of the parking area and/or access to the Premises; install, use, maintain, repair, alter, relocate or replace any pipes, ducts, conduits, wires, equipment and other facilities in the Common Area or the Building; install, maintain and operate conduit cabling within the utility and/or conduit ducts and risers within the Building, as well as grant lease, license or use rights to third parties, to utilize the foregoing easements or licenses on the Land, the Property and/or the Project; grant easements, rights of way, utility raceways and make dedications; dedicate for public use portions of the Land, the Property and/or the Project; and record parcel maps, restrictions, covenants, conditions and restrictions affecting the Land, the Property and/or the Project and/or amendments to existing CC&Rs which do not unreasonably interfere with Tenant's use of the Premises or impose additional material monetary obligations on Tenant; change the name of the Building, the Property and/or the Project; affix reasonable signs and displays on the Building and/or the Land (including rental signs); and, show the Premises to prospective purchasers, current or prospective investors, Mortgagees, ground lessees or insurers, or, during the last twelve (12) months of the Term (or following any Event of Default), prospective tenants. If reasonably necessary, Landlord may temporarily close all or a portion of the Premises to perform repairs, alterations and additions. However, except in emergencies, Landlord will not close the Premises if the work can reasonably be completed on weekends and after normal business hours. Entry by Landlord shall not constitute a constructive eviction or entitle Tenant to an abatement or reduction of Rent.
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	15.
	ENVIRONMENTAL MATTERS.

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		15.1
	Hazardous Materials. Tenant shall not cause nor permit, nor allow any of Tenant’s or Tenant’s affiliates’ employees, agents, customers, visitors, invitees, licensees, contractors, assignees or subtenants (individually, a “Tenant Party” and collectively, “Tenant’s Parties”) to cause or permit, any Hazardous Materials (as defined herein) to be brought upon, stored, manufactured, generated, blended, handled, recycled, treated, disposed or used on, under or about the Premises, the Building, the Common Area, Property or the Project, except for routine office and janitorial supplies in usual and customary quantities stored, used and disposed of in accordance with all applicable Environmental Laws. Tenant shall not install, operate or maintain any above or below grade tank, sump, pit, pond, lagoon or other storage or treatment vessel or device on the Property without Landlord’s prior written consent which may be withheld in Landlord’s sole discretion. As used herein, the term “Environmental Laws” means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any governmental authority or agency regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the environment, including without limitation, the following:    the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto (including Chapter 459 of the NRS), and any regulations or policies promulgated or issued thereunder. The term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, under any Environmental Laws, asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas) and explosives, flammables, or radioactive substances of any kind. As defined in Environmental Laws, Tenant is and shall be deemed to be the “operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant, its agents, employees, contractors or invitees, and the wastes, by-products, or residues generated, resulting, or produced therefrom. Tenant and Tenant’s Parties shall comply with all Environmental Laws and promptly notify Landlord in writing of the violation of any Environmental Law or presence of any Hazardous Materials, other than office and janitorial supplies as permitted above, in, on, under or about the Premises or the improvements or the soil or groundwater thereunder. Tenant shall neither create or suffer to exist, nor permit any Tenant Party to create or suffer to exist any lien, security interest or other charge or encumbrance of any kind with respect to the Property, including without limitation, any lien imposed pursuant to Section 107(f) of the Superfund Amendments and Reauthorization Act of 1986 (42 U.S.C. Section 9607(1)) or any similar state statute. Landlord shall have the right to enter upon and inspect the Premises and to conduct tests, monitoring and investigations. If such tests indicate the presence of any environmental condition caused or exacerbated by Tenant or any Tenant Party or arising during Tenant’s or any Tenant Party’s occupancy, Tenant shall reimburse Landlord for the cost of conducting such tests. The phrase “environmental condition” shall mean any adverse condition relating to any Hazardous Materials or the environment, including surface water, groundwater, drinking water supply, land, surface or subsurface strata or the ambient air and includes air, land and water pollutants, noise, vibration, light and odors. In the event of any such environmental condition, Tenant shall promptly notify both the property manager and the Landlord and shall promptly take any and all steps necessary to rectify the same to the satisfaction of the applicable agencies and Landlord, or shall, at Landlord’s election, reimburse Landlord, upon demand, for the cost to Landlord of performing work. The reimbursement shall be paid to Landlord in advance of Landlord’s performing such work, based upon Landlord’s reasonable estimate of the cost thereof; and upon completion of such work by Landlord, Tenant shall pay to Landlord any shortfall promptly after receipt of Landlord’s bills therefor or Landlord shall promptly refund to Tenant any excess deposit, as the case may be.

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		15.2
	Indemnification. Tenant shall indemnify, protect, defend (by counsel acceptable to Landlord) and hold harmless the Indemnitees from and against any and all Losses of or in connection with (1) Tenant and/or any Tenant Party’s breach of this Section 15, or (2) the presence of Hazardous Materials on, under or about the Premises or other property as a result (directly or indirectly) of Tenant’s and/or any Tenant Party’s activities, or failure to act, in connection with the Premises. Landlord reserves the right to retain counsel for its defense, in which case Tenant shall be responsible for the cost of such defense. This indemnity shall include, without limitation, any Losses arising from or in connection with (i) the effects of any contamination or injury to person, property or the environment created or suffered by Tenant, (ii) the cost of any required or necessary repair, cleanup or detoxification, and the preparation and implementation of any closure, monitoring or other required plans, whether such action is required or necessary prior to or following the termination of this Lease, (iii) lost profits, consequential damages, the cost of demolition or rebuilding any improvements on real property, interest, penalties and damages arising from claims brought by or on behalf of employees of Tenant (with respect to which Tenant waives any right to raise as a defense against Landlord any immunity to which it may be entitled under any industrial or worker’s compensation laws), (iv) fees, costs or expenses incurred for the services of attorneys, consultants, contractors, experts, laboratories, and all other costs incurred in connection with the investigation or remediation of such Hazardous Materials or violation of such Environmental Laws, and (v) diminution in the fair market value of the Property including without limitation any reduction in fair market rental value or life expectancy of the Property or the improvements located thereon or the restriction on the use of or adverse impact on the marketing of the Property or any portion thereof. Neither the written consent by Landlord to the presence of Hazardous Materials on, under or about the Premises, nor the strict compliance by Tenant with all Environmental Laws, shall excuse Tenant from Tenant’s obligation of indemnification pursuant hereto. Tenant’s obligations pursuant to the foregoing indemnity shall survive the expiration or termination of this Lease. Neither the written consent by Landlord to the presence of Hazardous Materials on, under or about the Premises, nor the strict compliance by Tenant with all Environmental Laws, shall excuse Tenant from Tenant’s obligation of indemnification pursuant hereto. Tenant’s obligations pursuant to the foregoing indemnity shall survive the expiration or termination of this Lease.

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		15.3
	Environmental Questionnaire Disclosure. Simultaneously with the execution of this Lease, Tenant shall complete, execute and deliver to Landlord a Hazardous Materials Survey Form in the form of Exhibit G attached hereto (“Survey Form”), and Tenant shall certify to Landlord that all information contained in the Survey Form is true and correct. The completed Survey Form shall be deemed incorporated into this Lease for all purposes, and Landlord shall be entitled to rely on the information contained therein. Within ten (10) days following receipt by Tenant of a written request therefor from Landlord (which request shall not be made more often than annually), Tenant shall disclose to Landlord in writing the names and amounts of all Hazardous Materials, or any combination thereof, which were stored, generated, used or disposed of on, under or about the Premises for the twelve (12) month period prior to and after each such request, or which Tenant intends to store, generate, use or dispose of on, under or about the Premises. At Landlord’s option, Tenant’s disclosure obligation under this Subparagraph shall include the requirement that Tenant update, execute and deliver to Landlord the Survey Form, as the same may be modified by Landlord from time to time.

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		15.4
	Surrender. In the 90 days prior to the expiration or termination of the Lease, and for up to 90 days after the later to occur of: (i) Tenant’s full surrender to Landlord of exclusive possession of the Property; and (ii) the termination of this Lease, Landlord may have an environmental assessment of the Property performed. Tenant shall perform, at its sole cost and expense, any clean-up or remedial work recommended by the consultant performing such assessment which is necessary to remove, mitigate or remediate any Hazardous Materials and/or contamination of the Property caused by the acts or omissions of Tenant or any Tenant Parties. Tenant’s obligations under this Section 15.4 shall survive the expiration or termination of this Lease.

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16.DAMAGE AND DESTRUCTION. If at any time during the Term all or a portion of the Premises are damaged by a fire or other casualty, Landlord shall notify Tenant within sixty (60) days after Landlord becomes aware of such damage as to the amount of time Landlord reasonably estimates it will take to restore the Premises. If the restoration time is estimated to exceed nine (9) months from the issuance of all permits, subject to extensions for Force Majeure, Landlord may elect to terminate this Lease and if such restoration period is greater than twelve (12) months from the issuance of all permits, then Tenant may, as its sole remedy, terminate this Lease on or before thirty (30) days after receipt of Landlord’s notice describing the estimated restoration time that is greater than twelve (12) months. In addition, Landlord, by notice to Tenant within ninety (90) days after the date of the fire or other casualty shall have the right to terminate this lease if: (1) any Mortgagee requires that the insurance proceeds be applied to the payment of the mortgage debt or ground lease, or (2) a material uninsured loss to the Building or Premises occurs. If neither party either elects to terminate this Lease as provided above or if neither party has the right to terminate this Lease as provided above, then, subject to receipt of sufficient insurance proceeds, Landlord shall promptly commence to restore the Premises, subject to delays arising from the collection of insurance proceeds or from Force Majeure events. Such restoration shall be to substantially the same condition that existed prior to the fire or other casualty, except for modifications required by Applicable Laws. Upon notice from Landlord, Tenant shall assign or endorse over to Landlord (or to any party designated by Landlord) all property insurance proceeds payable to Tenant under Tenant insurance with respect to any Alterations, provided if the estimated cost to repair such Alterations exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, the excess cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement of repairs. Within fifteen (15) days of demand, Tenant shall also pay Landlord for any additional excess costs that are determined during the performance of the repairs to such Alterations. In no event shall Landlord be required to spend more for the restoration of the Premises than the proceeds received by Landlord, whether insurance proceeds or proceeds from Tenant. Landlord shall not be liable for any inconvenience to Tenant, or injury to Tenant’s business resulting in any way from the fire or other casualty, or the repair thereof. If this Lease is not terminated by Landlord or Tenant in accordance with this section, Tenant shall be responsible for and shall pay to Landlord Tenant’s Share of any deductible or retention amount payable under the property insurance for the Building following any such casualty. Tenant at Tenant’s expense shall promptly perform, subject to delays arising from the collection of insurance proceeds, or from Force Majeure events, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Notwithstanding the foregoing, either party may terminate this Lease if the Premises are damaged during the last year of the Term and Landlord reasonably estimates that it will take more than three (3) months to repair such damage. Provided no Event of Default by Tenant has occurred, Base Rent and Tenant’s Share of Operating Expenses and Real Property Taxes shall be abated for the period of repair and restoration commencing on the date of such casualty event in the proportion which the area of the Premises, if any, which is untenantable bears to the total area of the Premises. Such abatement shall be the sole remedy of Tenant, and except as provided herein, Tenant waives any right to terminate this Lease by reason of damage or casualty loss. Tenant agrees that the terms of this Section 16 shall govern any damage or destruction and shall accordingly supersede any contrary statute or rule of law. Landlord and Tenant agree that the provisions of this Section 16 shall only apply when the Premises is physically damaged or the structural integrity of the Premises is degraded as a result of a fire or other casualty. In no event shall a temporary closure of the Building or the Project for the purpose of protecting public health constitute physical damage to the Premises, nor shall Tenant’s inability to productively use the Premises during any such temporary closure be deemed a casualty.
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17.CONDEMNATION. If any part of the Premises or the Building should be taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and the Taking would materially interfere with or impair Landlord’s ownership or operation of the Property and/or the Project (as determined by Landlord), then upon written notice by Landlord this Lease shall terminate and Base Rent and Tenant’s Share of Operating Expenses and Real Property Taxes shall be apportioned as of said date. If part of the Premises or the Building shall be Taken and such condemnation does not materially interfere with or impair Landlord’s ownership or operation of the Property and/or the Project, and this Lease is not terminated as provided above, the Base Rent and Tenant’s Share of Operating Expenses and Real Property Taxes payable hereunder during the unexpired Term shall be reduced to such extent as Landlord reasonably determines under the circumstances. In the event of any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant. If only a part of the Premises is subject to a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will restore the remaining portion of the Premises as nearly as practicable to the condition immediately prior to the Taking. Tenant agrees that the terms of this Section 17 shall govern any Taking and shall accordingly supersede any contrary statute or rule of law. In no event shall any governmental action for the purpose of protecting public safety (e.g., to protect against acts of war, the spread of communicable diseases, or an infestation), including but not limited to, any order requiring businesses to close temporarily, be considered a Taking requiring government compensation or entitling Tenant to abatement of rent or any other remedy.
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	18.
	DEFAULT.

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		18.1
	Event of Default. The occurrence of any of the following events shall, at Landlord’s option, constitute an “Event of Default”:

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		18.1.1
	Tenant shall fail to pay any installment of Base Rent or any other payment required herein when due.

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		18.1.2
	Tenant or any guarantor or surety of Tenant’s obligations hereunder shall (1) make a general assignment for the benefit of creditors; (2) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it as bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively, a “proceeding for relief”); (3) become the subject of any proceeding for relief which is not dismissed within sixty (60) days of its filing or entry; or (4) die or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity).

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		18.1.3
	Any insurance required to be maintained by Tenant pursuant to this Lease shall be cancelled or terminated or shall expire or shall be reduced or materially changed, except, in each case, as permitted in this Lease.

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		18.1.4
	Tenant shall not occupy or shall vacate the Premises whether or not Tenant is in monetary or other default under this Lease; provided, however, that Tenant’s vacating of the Premises shall not constitute an Event of Default if, prior to vacating the Premises, Tenant has made arrangements reasonably acceptable to Landlord to (1) ensure that Tenant’s insurance for the Premises will not be voided or cancelled with respect to the Premises as a result of such vacancy, (2) ensure that the Premises are secured and not subject to vandalism, and (3) ensure that the Premises will be properly maintained after such vacation, including, but not limited to, keeping the heating, ventilation and cooling systems maintenance contracts required by this Lease in full force and effect.

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		18.1.5
	There shall occur any assignment, subleasing or other transfer of Tenant’s interest in or with respect to this Lease except as otherwise permitted in this Lease.

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		18.1.6
	Tenant breaches a particular provision hereof (other than a provision requiring payment of Rent) on three (3) separate occasions during any twelve (12)-month period, and in such event, Tenant’s subsequent breach of such provision shall be, at Landlord’s option, an incurable Event of Default.

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		18.1.7
	Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Section 18.1, and except as otherwise expressly provided herein, such default shall continue for more than thirty (30) days after Landlord shall have given Tenant written notice of such default.

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		18.1.8
	Tenant or any affiliate of Tenant is in default beyond any notice and cure period under any other provision of this Lease or under any other lease or agreement with Landlord at the Building or the Project.

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		18.2
	Landlord’s Remedies. Upon any Event of Default, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity (which shall be cumulative and nonexclusive), the option to pursue any one or more of the following remedies (which shall be cumulative and nonexclusive) without any notice or demand:

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		18.2.1
	Landlord may terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy it may have for possession or arrearages in Rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim of damages therefor; and Landlord may recover from Tenant the following: (a) the worth at the time of award of the unpaid Rent which had been earned at the time of such termination; (b) the worth at the time of award of the amount by which the unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; (c) the worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided; (d) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations hereunder or which in the ordinary course of things would be likely to result therefrom, including brokerage commissions, advertising expenses, expenses of remodeling any portion of the Premises for a new tenant (whether for the same or a different use), and any special concessions made to obtain a new tenant; plus (e) at Landlord’s option, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by law. As used in subsection (a) and subsection (b) above, the “worth at the time of award” shall be computed by allowing interest at a rate per annum equal to the lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication G.13(415), published on the first Tuesday of each calendar month (or such other comparable index as Landlord shall reasonably designate if such rate ceases to be published) plus two (2) percentage points, or (ii) the highest rate permitted by Law. As used in subsection (c) above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%.

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		18.2.2
	If Landlord does not elect to terminate this Lease on account of any Event of Default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies hereunder, including the right to recover all Rent as it becomes due.

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		18.2.3
	Continue this Lease in effect, but terminate Tenant’s right to possession of the Premises and re-enter the Premises and take possession thereof, whereupon Tenant shall have no further claim to the Premises without the same constituting an acceptance of surrender.

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		18.2.4
	Landlord may relet the Premises without thereby avoiding or terminating this Lease (if the same has not been previously terminated), and Tenant shall remain liable for any and all Rent and other charges and expenses hereunder. For the purpose of reletting, Landlord is authorized to make such repairs or alterations to the Premises as may be necessary in the sole discretion of Landlord for the purpose of such reletting, and if a sufficient sum is not realized from such reletting (after payment of all costs and expenses of such repairs, alterations and the expense of such reletting (including, without limitation, reasonable attorney and brokerage fees) and the collection of rent accruing therefrom) each month to equal the Rent, then Tenant shall pay such deficiency each month upon demand therefor. Actions to collect such amounts may be brought from time to time, on one or more occasions, without the necessity of Landlord’s waiting until the expiration of the Term.

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		18.2.5
	Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition to those rights and remedies available under Section 18.2.1 and Section 18.2.2, or any law or other provision hereof), without prior demand or notice except as required by law, to seek any declaratory, injunctive or other equitable relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof, without the necessity of proving the inadequacy of any legal remedy or irreparable harm.

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		18.2.6
	To the extent permitted by Applicable Laws, Landlord shall have the right, without notice to Tenant, to change or re-key all locks to entrances to the Premises, and Landlord shall have no obligation to give Tenant notice thereof or to provide Tenant with a key to the Premises.

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		18.2.7
	Unless Landlord provides Tenant with express notice to the contrary, no re-entry, repossession, repair, maintenance, change, alteration, addition, reletting, appointment of a receiver or other action or omission by Landlord shall (a) be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of the Premises, or (b) operate to release Tenant from any of its obligations hereunder. Tenant waives, for Tenant and for all those claiming by, through or under Tenant, by order or judgment of any court or by any legal process or writ, this Lease or Tenant’s right of occupancy of the Premises after any termination hereof.

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		18.2.8
	If Landlord elects to cure such Event of Default by Tenant, Landlord may, at Landlord’s option, enter into and upon the Premises and correct the same without being deemed in any manner guilty of trespass, eviction or forcible entry and detainer and without incurring any liability for any damage or interruption of Tenant’s business resulting therefrom. If any lien is filed and not cured within the fifteen (15) day time period set forth above, then Landlord may take such action as may be necessary to remove such lien. Tenant agrees to pay Landlord an amount equal to one hundred ten percent (110%) of any expenses which Landlord may incur in thus effecting compliance with Tenant’s obligations under this Lease, including without limitation, attorney’s fees, together with interest thereon at the Applicable Interest Rate from the date of expenditure.

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		18.2.9
	Exercise by Landlord of any one (1) or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender of the Premises and/or a termination of this Lease by Landlord, whether by agreement or by operation of law, it being understood that except as provided in Section 18.2.1 and Section 18.2.2 above, such surrender and/or termination can be effected only by the written agreement of Landlord and Tenant. Any law, usage, or custom to the contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease strictly in accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same. Tenant and Landlord further agree that forbearance or waiver by Landlord to enforce its rights pursuant to this Lease or at law or in equity, shall not be a waiver of Landlord’s right to enforce one (1) or more of its rights in connection with any subsequent Event of Default. A receipt by Landlord of rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest extent permitted by law, Tenant waives the service of notice of Landlord’s intention to re-enter as provided for in any statute, or to institute legal proceedings to that end, and also waives all right of redemption in case Tenant shall be dispossessed by a judgment or by warrant of any court or judge. The terms “enter,” “re-enter,” “entry” or “re-entry,” as used in this Lease, are not restricted to their technical legal meanings. Any reletting of the Premises shall be on such terms and conditions as Landlord in its sole discretion may determine (including without limitation a term different than the remaining Term, rental concessions, alterations and repair of the Premises, lease of less than the entire Premises to any tenant and leasing any or all other portions of the Project before reletting the Premises). Landlord shall not be liable, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting.

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		18.2.10
	Even if an eviction moratoria exists, to the extent permitted by Applicable Laws, Landlord shall have the right to continue this Lease in effect and bring an action to collect rent due under this Lease (including an action against any guarantors of Tenant's obligations under this Lease) and otherwise exercise Landlord's rights and remedies under this Lease including, but not limited to, Landlord's right to apply or draw upon any security deposit or letter of credit delivered to Landlord pursuant to this Lease.

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19.ASSIGNMENT AND SUBLETTING.
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		19.1
	Tenant shall not assign, sublet, convey, mortgage, license or otherwise transfer (any of the foregoing, a “Transfer”), whether voluntarily or involuntarily or by operation of law, the Premises or any part thereof without Landlord's prior written approval, which shall not be unreasonably withheld. A “Transfer” shall be deemed to include, without limitation, any of the following: (i) the merger of Tenant with any other entity or the indirect or direct transfer of any controlling or managing ownership or beneficial interest in Tenant, and (ii) the assignment or transfer of a substantial portion of the assets of Tenant, whether or not located at the Premises. If Tenant desires to undertake a Transfer, Tenant shall give Landlord prior written notice thereof with copies of all related documents and agreements associated with the Transfer, including without limitation, the financial statements of any proposed assignee, subtenant or transferee, at least thirty (30) days prior to the anticipated effective date of the Transfer. Tenant shall pay Landlord's reasonable attorneys' and financial consultant's fees incurred in the review of such documentation whether or not a Transfer is consummated or approval is granted. If Landlord fails to notify Tenant in writing of Landlord’s approval or disapproval of any proposed Transfer within fifteen (15) business days of Landlord’s receipt of all required documentation, Landlord shall be deemed to have disapproved such Transfer. If Landlord approves of such Transfer, the parties shall enter into a consent agreement in a form reasonably designated by Landlord, and in the case of an assignment, the assignee shall assume in writing, for Landlord’s benefit, all of Tenant’s obligations hereunder. Any purported Transfer contrary to the provisions hereof shall be void and constitute an Event of Default. This Lease may not be assigned by operation of law. In the event of an assignment of this Lease or subletting of more than 20% of the rentable square footage of the Premises for more than 50% of the remaining Term (excluding unexercised options), Landlord shall have the right to recapture the portion of the Premises that Tenant is proposing to assign or sublease. If Landlord exercises its right to recapture, this Lease shall automatically be amended (or terminated if the entire Premises is being assigned or sublet) to delete the applicable portion of the Premises effective on the proposed effective date of the Transfer, although Landlord may require Tenant to execute a reasonable amendment or other document reflecting such reduction or termination. If Tenant receives rent or other consideration for any such Transfer in excess of the Rent, or in the case of a sublease of a portion of the Premises, in excess of such Rent that is fairly allocable to such portion, after appropriate adjustments to assure that all other payments required hereunder are appropriately taken into account, Tenant shall pay Landlord one hundred percent (100%) of the difference between each such payment of rent or other consideration and the Rent required hereunder, after Tenant's recovery of its actual and reasonable attorney's fees, brokerage commissions and improvement allowances or improvement costs incurred directly in connection with such assignment or subletting, determined on a straight-line basis. Tenant shall continue to be liable as a principal and not as a guarantor or surety to the same extent as though no assignment had been made, and in no event shall any assignment or other Transfer release or relieve Tenant from any obligation under this Lease. Tenant shall not collaterally assign, mortgage, pledge, hypothecate or otherwise encumber this Lease or any of Tenant's rights hereunder without the prior written consent of Landlord, which consent Landlord may withhold in its sole discretion.

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		19.2
	Notwithstanding anything to the contrary contained in this Section 19, neither Tenant nor any other person having a right to possess, use, or occupy (for convenience, collectively referred to in this subsection as “Use”) the Premises shall enter into any lease, sublease, license, concession or other agreement for Use of all or any portion of the Premises which provides for rental or other payment for such Use based, in whole or in part, on the net income or profits derived by any person that leases, possesses, uses, or occupies all or any portion of the Premises (other than an amount based on a fixed percentage or percentages of receipts or sales), and any such purported lease, sublease, license, concession or other agreement shall be absolutely void and ineffective as a transfer of any right or interest in the Use of all or any part of the Premises.

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	20.
	ESTOPPEL, ATTORNMENT AND SUBORDINATION.

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		20.1
	Estoppel. Within ten (10) days after written request by Landlord, Tenant shall execute and deliver a commercially reasonable certificate to those parties as are reasonably requested by Landlord (including a Mortgagee or prospective purchaser). Without limitation, such estoppel certificate may include a certification as to the status of this Lease, the existence of any Event of Defaults and the amount of Rent that is due and payable. Tenant’s failure to deliver said statement in such time period shall be an Event of Default hereunder and shall be conclusive upon Tenant that (1) this Lease is in full force and effect, without modification except as may be represented by Landlord; (2) there are no uncured Event of Defaults in Landlord’s performance and Tenant has no right of offset, counterclaim or deduction against Rent hereunder; and (3) no more than one month’s Base Rent has been paid in advance.

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		20.2
	Subordination. This Lease shall unconditionally be and at all times remain subject and subordinate to all ground leases, master leases and all mortgages and deeds of trust which now or hereafter affect the Premises, the Property or the Project or Landlord’s interest therein (including any modifications, renewals or extensions thereof and all amendments thereto) (collectively, referred to as a “Mortgage”), all without the necessity of Tenant’s executing further instruments to effect such subordination. The party having the benefit of a Mortgage shall be referred to as a “Mortgagee”. If requested, Tenant shall execute and deliver to Landlord within ten (10) days after Landlord’s request whatever documentation that may reasonably be required to further effect the provisions of this paragraph including a Subordination, Nondisturbance and Attornment Agreement (“SNDA”) in the form reasonably required by the applicable Mortgagee. Notwithstanding anything contained in this Lease to the contrary, (1) the obligation for commissions under Section 26.19 shall not be binding on, and will not be enforceable against, any of Owner’s Mortgagees, and (2) such commission obligation shall be unconditionally subordinate to the lien of any Mortgage, and any commissions otherwise payable under this Lease shall not be due or payable after an event of default under any such mortgage or other security interest. Notwithstanding anything to the contrary contained in this Section 20.2, the holder of any such Mortgage may at any time subordinate its Mortgage to this Lease, without Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without regard to their respective dates of executing, delivery or recording and in the event such Mortgagee shall have the same rights with respect to this Lease as though this Lease has been executed prior to the executing, delivery and recording of such Mortgage and had been assigned to such Mortgagee.

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		20.3
	Attornment. Tenant hereby agrees that Tenant will recognize as its landlord under this Lease and shall attorn to any person succeeding to the interest of Landlord in respect of the land and the buildings governed by this Lease upon any foreclosure of any Mortgage upon such land or buildings or upon the execution of any deed in lieu of foreclosure in respect to such Mortgage. Tenant shall pay all rental payments required to be made pursuant to the terms of this Lease for the duration of the term of this Lease. Tenant’s attornment shall be effective and self- operative without the execution of any further instrument immediately upon Mortgagee’s succeeding Landlord’s interest in this Lease and giving written notice thereof to Tenant. If requested, Tenant shall execute and deliver an instrument or instruments confirming its attornment as provided for herein; provided, however, that no such Mortgagee or successor-in-interest shall be bound by any payment of Base Rent for more than one (1) month in advance, or any amendment or modification of this Lease made without the express written consent of such Mortgagee where such consent is required under applicable loan documents. Mortgagee shall not be liable for, nor subject to, any offsets or defenses which Tenant may have by reason of any act or omission of Landlord under this Lease, nor for the return of any sums which Tenant may have paid to Landlord under this Lease as and for security deposits, advance rentals or otherwise, except to the extent that such sums are actually delivered by Landlord to Mortgagee. If Mortgagee, by succeeding to the interest of Landlord under this Lease, should become obligated to perform the covenants of Landlord hereunder, then, upon, any further transfer of Landlord’s interest by Mortgagee, all such obligations shall terminate as to Mortgagee.

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		20.4
	Mortgagee Protection. Tenant agrees to give any Mortgagee of any Mortgage secured by the Premises, the Property or the Project, by registered or certified mail or nationally recognized overnight delivery service, a copy of any notice of default served upon the Landlord by Tenant concurrently with delivery to Landlord, provided that, prior to such notice, Tenant has been notified in writing (by way of service on Tenant of a copy of assignment of rents and leases or otherwise) of the address of such Mortgagee. Tenant further agrees that if Landlord shall have failed to cure such default within thirty (30) days after such notice to Landlord (or if such default cannot be cured or corrected within that time, then such additional time as may be necessary if Landlord has commenced within such thirty (30) day period and is diligently pursuing the remedies or steps necessary to cure or correct such default), then the Mortgagee shall have an additional sixty (60) days within which to cure or correct such default (or if such default cannot be cured or corrected within that time, then such additional time as may be necessary if such Mortgagee has commenced within such sixty (60) day period and is diligently pursuing the remedies or steps necessary to cure or correct such default). Notwithstanding the foregoing, in no event shall any Mortgagee have any obligation to cure any default of the Landlord.

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21.LIMITATION OF LIABILITY. NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) SHALL BE LIMITED TO THE LESSER OF (A) THE INTEREST OF LANDLORD IN THE BUILDING, OR (B) THE EQUITY INTEREST LANDLORD WOULD HAVE IN THE BUILDING IF THE BUILDING WERE ENCUMBERED BY THIRD PARTY DEBT IN AN AMOUNT EQUAL TO 70% OF THE VALUE OF THE BUILDING. TENANT SHALL LOOK SOLELY TO LANDLORD’S INTEREST IN THE BUILDING FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD OR ANY LANDLORD INDEMNITEES. NEITHER LANDLORD NOR ANY LANDLORD INDEMNITEES SHALL BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY, AND IN NO EVENT SHALL LANDLORD OR ANY LANDLORD INDEMNITEES OR MORTGAGEES BE LIABLE TO TENANT FOR LOST PROFIT, DAMAGE TO OR LOSS OF BUSINESS OR ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE. BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES, NOTICE AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT. WHENEVER LANDLORD TRANSFERS ITS INTEREST, LANDLORD SHALL BE AUTOMATICALLY RELEASED FROM FURTHER PERFORMANCE UNDER THIS LEASE AND FROM ALL FURTHER LIABILITIES AND EXPENSES HEREUNDER AND THE TRANSFEREE OF LANDLORD’S INTEREST SHALL ASSUME ALL LIABILITIES AND OBLIGATIONS OF LANDLORD HEREUNDER FROM THE DATE OF SUCH TRANSFER.
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22.RELOCATION. Landlord, at its expense, at any time before or during the Term, may relocate Tenant from the Premises to space of reasonably comparable size and utility (“Relocation Space”) within the Building or other buildings within the same Project upon 60 days’ prior written notice to Tenant. From and after the date of the relocation, the Base Rent and Tenant’s Share shall be adjusted based on the rentable square footage of the Relocation Space. Landlord shall pay Tenant’s reasonable costs of relocation, including all costs for moving Tenant’s furniture, equipment, supplies and other personal property.
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23.HOLDING OVER. If Tenant holds over the Premises or any part thereof after expiration of the Term, such holding over shall be a tenancy at sufferance only, for the entire Premises, subject to the terms and conditions of this Lease, provided that Tenant shall pay monthly Base Rent and Additional Rent (determined on a per month basis without reduction for partial months during the holdover) equal to two hundred percent (200%) of the Base Rent and Additional Rent in effect immediately prior to such holding over. This Section shall not be construed as Landlord's permission for Tenant to hold over. Acceptance of Rent by Landlord following expiration or termination shall not constitute a renewal of this Lease or extension of the Term except as specifically set forth above. If Tenant fails to surrender the Premises upon expiration or earlier termination of this Lease, Tenant shall indemnify and hold Landlord harmless from and against all Losses (including without limitation consequential damages) resulting from or arising out of Tenant's failure to surrender the Premises, including, but not limited to, any amounts required to be paid to any tenant or prospective tenant who was to have occupied the Premises after the expiration or earlier termination of this Lease and any related attorneys' fees and brokerage commissions.
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24.NOTICES. All demands, approvals, consents or notices (collectively referred to as a “notice”) shall be in writing and delivered by hand or sent by registered, express, or certified mail, with return receipt requested or with delivery confirmation requested from the U.S. postal service, or sent by overnight or same day courier service at the party’s respective Notice Address(es) set forth in Section 1; provided, however, notices sent by Landlord regarding general Building operational matters may be sent via e-mail to the e-mail address provided by Tenant to Landlord for such purpose. In addition, if the Building is closed (whether due to emergency, governmental order or any other reason), then any notice address at the Building shall not be deemed a required notice address during such closure, and, unless Tenant has provided an alternative valid notice address to Landlord for use during such closure, any notices sent during such closure may be sent via e-mail or in any other practical manner reasonably designed to ensure receipt by the intended recipient. Each notice shall be deemed to have been received on the earlier to occur of actual delivery or the date on which delivery is refused, or, if Tenant has vacated the Premises or any other Notice Address of Tenant without providing a new Notice Address, 3 days after notice is deposited in the U.S. mail or with a courier service in the manner described above. Either party may, at any time, change its Notice Address (other than to a post office box address) by giving the other party written notice of the new address.
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27

25.SURRENDER. Upon the expiration or earlier termination of this Lease, Tenant shall repair any damage to and restore the condition of the Premises in accordance with Section 13.2. Tenant shall also remove all of Tenant's Property and shall repair all damage to the Premises, the Building, the Common Area, Property or the Project caused by the installation or removal of Tenant's Property. In no event shall Tenant remove from the Building any mechanical or electrical systems, including without limitation, any power wiring or power panels, lighting or lighting fixtures, wall coverings, drapes, blinds or other window coverings, carpets or other floor coverings, heaters, air conditioners or any other heating and air conditioning equipment, fencing or security gates, load levelers, dock lights, dock locks or dock seals, or any wiring or any other aspect of any systems within the Premises, unless Landlord specifically permits or requires such removal in writing. Tenant shall surrender the Premises, together with all keys and security codes, to Landlord broom clean, in as good a condition as when received, and in the condition described on Exhibit H attached hereto, ordinary wear and tear and damage by fire or casualty excepted. Conditions existing because of Tenant's failure to perform maintenance, repairs or replacements shall not be deemed "reasonable wear and tear”. If Tenant fails to remove any of Tenant’s Property, or to restore the Premises to the required condition, within 2 days after termination of this Lease or Tenant’s right to possession, Landlord, at Tenant’s sole cost and expense, shall be entitled (but not obligated) to remove and store Tenant’s Property and/or perform such restoration of the Premises. Landlord shall not be responsible for the value, preservation or safekeeping of Tenant’s Property. Tenant shall pay Landlord, upon demand, the expenses and storage charges incurred. If Tenant fails to remove Tenant’s Property from the Premises or storage, within 30 days after notice, Landlord may deem all or any part of Tenant’s Property to be abandoned and, at Landlord’s option, title to Tenant’s Property shall vest in Landlord or Landlord may dispose of Tenant’s Property in any manner Landlord deems appropriate.
​
26.MISCELLANEOUS.
​
		26.1
	Entire Agreement. This Lease, Addenda, Exhibits and Schedules set forth all the agreements between Landlord and Tenant concerning the Premises; and there are no agreements either oral or written other than as set forth herein. This Lease may be modified only by a written agreement signed by an authorized representative of Landlord and Tenant.

​
		26.2
	Time of Essence; Business Days. Time is of the essence with respect to Tenant’s exercise of any expansion, renewal or extension rights granted to Tenant. The expiration of the Term, whether by lapse of time, termination or otherwise, shall not relieve either party of any obligations which accrued prior to or which may continue to accrue after the expiration or termination of this Lease. For all purposes herein, a “business day” shall mean Monday through Friday of each week, exclusive of New Year’s Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day (“Holidays”). Landlord may designate additional Holidays that are commonly recognized by other industrial buildings in the area where the Building is located.

​
		26.3
	Attorneys’ Fees; Jury Trial Waiver. In any action or proceeding between the parties, including any appellate or alternative dispute resolution proceeding, the prevailing party may recover from the other party all of its costs and expenses in connection therewith, including reasonable attorneys’ fees and costs. Tenant shall pay all reasonable attorneys’ fees and other fees and costs that Landlord incurs in interpreting or enforcing this Lease or otherwise protecting its rights hereunder (a) where Tenant has failed to pay Rent when due, or (b) in any bankruptcy case, assignment for the benefit of creditors, or other insolvency, liquidation or reorganization proceeding involving Tenant or this Lease. THE PARTIES WAIVE, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR RELATING TO THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE OR ANY EMERGENCY OR STATUTORY REMEDY.

​
​

28

		26.4
	Severability. If any provision of this Lease or the application of any such provision shall be held by a court of competent jurisdiction to be invalid, void or unenforceable to any extent, the remaining provisions of this Lease and the application thereof shall remain in full force and effect and shall not be affected, impaired or invalidated.

​
		26.5
	Law. This Lease shall be construed and enforced in accordance with the laws of the state in which the Premises are located, and Landlord and Tenant hereby irrevocably consent to the jurisdiction and proper venue of such state.

​
		26.6
	No Option. Submission of this Lease to Tenant for examination or negotiation does not constitute an option to lease, offer to lease or a reservation of, or option for, the Premises; and this document shall become effective and binding only upon the execution and delivery hereof by Landlord and Tenant.

​
		26.7
	Successors and Assigns. This Lease shall be binding upon and inure to the benefit of the successors and assigns of Landlord and, subject to compliance with the terms of Section 19, Tenant.

​
		26.8
	Third Party Beneficiaries. Nothing herein is intended to create any third party beneficiary.

​
		26.9
	Memorandum of Lease. Tenant shall not record this Lease or a short form memorandum hereof.

​
		26.10
	Agency, Partnership or Joint Venture. Nothing contained herein nor any acts of the parties hereto shall be deemed or construed by the parties hereto, nor by any third party, as creating the relationship of principal and agent or of partnership or of joint venture by the parties hereto or any relationship other than the relationship of landlord and tenant.

​
		26.11
	Merger. The voluntary or other surrender of this Lease by Tenant or a mutual cancellation thereof or a termination by Landlord shall not work a merger and shall, at the option of Landlord, terminate all or any existing subtenancies or may, at the option of Landlord, operate as an assignment to Landlord of any or all of such subtenancies.

​
		26.12
	Headings. Section headings have been inserted solely as a matter of convenience and are not intended to define or limit the scope of any of the provisions contained therein.

​
		26.13
	Security Measures. Tenant hereby acknowledges that Landlord shall have no obligation to provide a guard service or other security measures whatsoever.

​
		26.14
	No Press Release. Any press release or other similar public statement regarding Tenant’s occupancy of the Premises or this Lease shall require the prior written approval of Landlord.

​
​

29

		26.15
	Landlord’s Lien/Security Interest. Tenant hereby grants Landlord a security interest, and this Lease constitutes a security agreement, within the meaning of and pursuant to the Uniform Commercial Code of the state in which the Premises are situated as to all of Tenant’s Property (except merchandise sold in the ordinary course of business) as security for all of Tenant’s obligations hereunder, including, without limitation, the obligation to pay rent.

​
		26.16
	Signs. All signs and graphics of every kind visible in or from public view or corridors, the Common Areas or the exterior of the Premises (whether located inside or outside of the Premises) shall be subject to Landlord’s prior written approval (not to be unreasonably withheld) and shall be subject to the CC&Rs and any applicable governmental laws, ordinances, and regulations and in compliance with Landlord’s signage program (if any). The installation of any sign on the Premises by or for Tenant shall be subject to the provisions of Section 13 (Alterations). Tenant, at Tenant’s sole cost and expense, shall remove all such signs and graphics prior to the termination of this Lease. Such installations and removals shall be made in such manner as to avoid injury or defacement of the Premises; and Tenant shall repair any injury or defacement, including without limitation, discoloration caused by such installation or removal. Unless otherwise expressly agreed herein, Landlord reserves all rights to the use of the roof of the Building, including the right to install advertising signs on the Building, including the roof, which do not unreasonably interfere with the conduct of Tenant’s business. Landlord shall be entitled to all revenues from such advertising signs.

​
		26.17
	Waiver. No waiver of any default or breach hereunder shall be implied from any omission to take action on account thereof, notwithstanding any custom and practice or course of dealing. No waiver by either party of any provision under this Lease shall be effective unless in writing and signed by such party. No waiver shall affect any default other than the default specified in the waiver and then such waiver shall be operative only for the time and to the extent therein stated. Waivers of any covenant shall not be construed as a waiver of any subsequent breach of the same.

​
		26.18
	Financial Statements. Tenant shall provide, and cause each Guarantor, if applicable, to provide to any Mortgagee, any purchaser of the Building, the Property and/or the Project or Landlord, within ten (10) days after request, a current, accurate, audited financial statement for Tenant and Tenant’s business (and Guarantor and Guarantor’s business, if applicable) and financial statements for Tenant and Tenant’s business (and Guarantor and Guarantor’s business, if applicable) for each of the three (3) years prior to the current financial statement year prepared under generally accepted accounting principles consistently applied and certified by an officer of the Tenant (or Guarantor, if applicable) as being true and correct. Tenant shall also provide, and cause each Guarantor, if applicable, to provide, within said ten (10)-day period such other financial information or tax returns as may be reasonably required by Landlord, any purchaser of the Building, the Property and/or the Project or any Mortgagee of either. Tenant hereby authorizes Landlord, and shall cause each Guarantor, if applicable, to authorize Landlord to obtain one (1) or more credit reports on Tenant (and Guarantor, if applicable) at any time, and shall execute such further authorizations as Landlord may reasonably require in order to obtain a credit report.

​
		26.19
	Brokerage Commission. Tenant represents to Landlord that it has dealt only with Tenant’s Broker as its broker, agent or finder in connection with this Lease. Tenant shall indemnify, defend, and hold Landlord harmless from all claims of any brokers, agents or finders other than Tenant’s Broker, claiming to have represented Tenant in connection with this Lease. Landlord shall indemnify, defend and hold Tenant harmless from all claims of any brokers, agents or finders, including Landlord’s Broker, claiming to have represented Landlord in connection with this Lease. Tenant acknowledges that any affiliate of Landlord that is involved in the negotiation of this Lease is representing only Landlord, and that any assistance rendered by any agent or employee of such affiliate in connection with this Lease or any subsequent amendment or other document related hereto has been or will be rendered as an accommodation to Tenant solely in furtherance of consummating the transaction on behalf of Landlord, and not as agent for Tenant.

​
​

30

		26.20
	Authorization. If Tenant signs as a corporation, partnership, limited liability company, trust or other legal entity each of the persons executing this Lease on behalf of Tenant represents and warrants that Tenant has been and is qualified to do business in the state in which the Premises is located, that the entity has full right and authority to enter into this Lease, and that all persons signing on behalf of the entity were authorized to do so by appropriate actions. Tenant agrees to deliver to Landlord, simultaneously with the delivery of this Lease, a corporate resolution, proof of due authorization by partners, opinion of counsel or other appropriate documentation reasonably acceptable to Landlord evidencing the due authorization of Tenant to enter into this Lease.

​
		26.21
	Joint and Several. If Tenant consists of more than one person, the obligation of all such persons shall be joint and several. In such event, requests or demands from any one person or entity comprising Tenant shall be deemed to have been made by all such persons or entities, and notices to any one person or entity shall be deemed to have been given to all persons and entities.

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		26.22
	Covenants and Conditions. Each provision to be performed by Tenant hereunder shall be deemed to be both a covenant and a condition.

​
		26.23
	Consents. Except as otherwise provided elsewhere in this Lease, Landlord’s actual reasonable costs and expenses (including, but not limited to, architects’, attorneys’, engineers’ and other consultants’ fees) incurred in the consideration of, or response to, a request by Tenant for any Landlord consent, including but not limited to, consents to an assignment, a subletting or the presence or use of a Hazardous Material, shall be paid by Tenant upon receipt of an invoice and supporting documentation therefor.

​
		26.24
	Force Majeure. “Force Majeure” as used in this Lease means delays resulting from causes beyond the reasonable control of Landlord, including, without limitation, any delay caused by any action, inaction, order, ruling, moratorium, regulation, statute, condition or other decision of any private party or governmental agency having jurisdiction over any portion of the Property or the Project, over the construction anticipated to occur thereon or over any uses thereof, or by delays in inspections or in issuing approvals by private parties or permits by governmental agencies, or by fire, flood, inclement weather, strikes, lockouts or other labor or industrial disturbance, failure or inability to secure materials, supplies or labor through ordinary sources, earthquake, or other natural disaster, epidemics, pandemics or other outbreaks of virus or contagious disease or other similar health-related occurrence, or any cause whatsoever beyond the reasonable control (excluding financial inability) of the Landlord, or any of its contractors or other representatives, whether foreseen or unforeseen and including causes that may or may not be related to the any of the causes hereinabove stated.

​
​

31

		26.25
	OFAC. Tenant hereby represents, warrants and certifies that: (i) neither it nor its officers, directors, or controlling owners is acting, directly or indirectly, for or on behalf of any person, group, entity, or nation named by any Executive Order, the United States Department of Justice, or the United States Treasury Department as a terrorist, “Specifically Designated National or Blocked Person,” or other banned or blocked person, entity, nation, or transaction pursuant to any law, order, rule or regulation that is enforced or administered by the Office of Foreign Assets Control (“SDN”); (ii) neither it nor its officers, directors or controlling owners is engaged in this transaction, directly or indirectly on behalf of, or instigating or facilitating this transaction, directly or indirectly on behalf of, any such person, group, entity, or nation; and (iii) neither it nor its officers, directors or controlling owners is in violation of Presidential Executive Order 13224, the USA PATRIOT Act, (Public Law 107-56), the Bank Secrecy Act, the Money Laundering Control Act or any regulations promulgated pursuant thereto. If the foregoing representations are untrue at any time during the Term, an Event of Default will be deemed to have occurred, without the necessity of notice to Tenant. The provisions of this Section shall survive the expiration or earlier termination of this Lease.

​
		26.26
	Roof Use by Landlord. Landlord reserves the right to use the surface of the roof in any manner which does not materially interfere with Tenant’s use of the Premises including, but not limited to, installation of telecommunication equipment, solar equipment or any other uses.

​
		26.27
	Guarantors. Intentionally omitted.

​
		26.28
	Parking. Unless otherwise directed by Landlord, Tenant shall have the right to park in common with other tenants of the Project in those areas designated by Landlord for nonreserved parking. Tenant agrees not to overburden the parking facilities and agrees to cooperate with Landlord and other tenants in the use of parking facilities. Landlord may, but is not obligated to, designate exclusive parking spaces for Tenant and other tenants in the Property and/or Project if Landlord reasonably determines that such designation is necessary. Landlord shall not be responsible for enforcing Tenant’s parking rights against any third parties. The parking spaces shall be used for parking by vehicles no larger than full-size passenger automobiles, SUV’s or pick-up trucks (“Permitted Size Vehicles”). Vehicles other than Permitted Size Vehicles shall be parked and loaded or unloaded as directed by Landlord. Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s employees, suppliers, shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Landlord for such activities. If Tenant permits or allows any of the prohibited activities described in this Section, then Landlord shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Tenant, which cost shall be immediately payable upon demand by Landlord. No vehicle or equipment of any kind shall be dismantled or repaired or serviced on the Common Area.

​
​

32

		26.29
	Common Area. Tenant may, subject to rules prescribed by Landlord, use the following areas on the Land or within the Building (“Building Common Area”) that are designated by Landlord to be used in common with Landlord and/or other tenants of the Building: hallways, stairwells, entranceways, restroom facilities, refuse facilities, landscaped areas, driveways necessary for access to the Premises, parking spaces and other common facilities located in the Building and/or on the Land designated by Landlord from time to time for the common use of all tenants of the Building. Tenant may, subject to any CC&Rs and any Rules or Regulations, use the following areas of the Project (“Project Common Area”) in common with Landlord, tenants of the Building and/or other owners, tenants or lawful users of the Project: refuse facilities, landscaped areas, roads, driveways necessary for access to the Premises, parking spaces, retention basins and other common facilities designated by Landlord from time to time for the common use of all tenants and owners of the Project. The Building Common Area and the Project Common Area are collectively referred to herein as the “Common Area”. Landlord shall not be responsible for non- compliance by any other tenant or occupant of the Project with, or Landlord’s failure to enforce, any of the Rules or Regulations or CC&Rs or any other terms or provisions of such tenant’s or occupant’s lease. Tenant shall promptly comply with the reasonable requirements of any board of fire insurance underwriters or other similar body now or hereafter constituted. Under no circumstances shall the right herein granted to use the Common Area be deemed to include the right to store any property, temporarily or permanently, in the Common Area. In the event that any unauthorized storage shall occur, then Landlord shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Tenant, which cost shall be immediately payable upon demand by Landlord. Landlord may change the shape and size of the Common Areas, including the addition of, elimination of or change to any improvements located in the Common Areas, so long as such change does not materially adversely affect Tenant’s ability to use the Premises for the Permitted Use.

​
		26.30
	Counterparts. This Lease may be executed in counterparts and shall constitute an agreement binding on all parties notwithstanding that all parties are not signatories to the original or the same counterpart provided that all parties are furnished a copy or copies thereof reflecting the signature of all parties. Transmission of a facsimile or by email of a pdf copy of the signed counterpart of the Lease shall be deemed the equivalent of the delivery of the original, and any party so delivering a facsimile or pdf copy of the signed counterpart of the Lease by email transmission shall in all events deliver to the other party an original signature promptly upon request.

​
		26.31
	Light and Air. This Lease does not grant any rights to light or air over or about the Building. Landlord excepts and reserves exclusively to itself any and all rights not specifically granted to Tenant under this Lease.

​
		26.32
	Auctions. Tenant shall not conduct, nor permit to be conducted, either voluntarily or involuntarily, any auction upon the Premises or the Common Areas without first having obtained Landlord’s prior written consent, which Landlord may withhold in its sole discretion. Notwithstanding anything to the contrary in this Lease, Landlord shall not be obligated to exercise any standard of reasonableness in determining whether to grant such consent.

​
		26.33
	Unrelated Business Income. If Landlord is advised by its counsel at any time that any part of the payments by Tenant to Landlord under this Lease may be characterized as unrelated business income under the United States Internal Revenue Code and its regulations, then Tenant shall enter into any amendment proposed by Landlord to avoid such income, so long as the amendment does not require Tenant to make more payments or accept fewer services from Landlord, than this Lease provides.

​
​

33

		26.34
	Waiver of Redemption and Common Law Defenses by Tenant. Tenant hereby waives, for Tenant and for all those claiming under Tenant, any and all rights now or hereafter existing (a) to redeem by order or judgment of any court or by any legal process or writ, Tenant's right of occupancy of the Premises after any termination of this Lease, and (b) to disavow the effectiveness of this Lease or claim that Tenant is excused from Tenant’s obligations with regard to Rent and other charges to be paid by Tenant pursuant to this Lease based on any common law doctrines of frustration of purpose or impracticability or impossibility of performance regardless of the occurrence of events making performance of Tenant’s obligations under this Lease unprofitable, less profitable or more difficult, including the unavailability of a particular source of funds.

​
		26.35
	Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord.

​
		26.36
	Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential information. Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential information to any person or entity other than Tenant’s financial, legal and space planning consultants.

​
		26.37
	Energy Usage. If Tenant (or any party claiming by, through or under Tenant) pays directly to the provider for any energy consumed at the Property, Tenant, promptly upon request, shall deliver to Landlord (or, at Landlord’s option, execute and deliver to Landlord an instrument enabling Landlord to obtain from such provider) any data about such consumption at the Building that Landlord may request.

​
Landlord and Tenant have executed this Lease under seal in two or more counterparts as of the day and year first above written.
​
	​
	LANDLORD:

	​
	​

	​
	ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company

	​
	​

	​
	By:
	​

	​
	Name:
	​

	​
	Title:
	​

	​
	​

	​
	TENANT:

	​
	​

	​
	DRAGONFLY ENERGY CORP., a Nevada corporation

	​
	​

	​
	By:
	/s/ Denis Phares

	​
	Name:
	Denis Phares

	​
	Title:
	Chief Executive Officer

​
​

34

EXHIBIT A-1
​
OUTLINE AND LOCATION OF PREMISES
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This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada.
​

​
​

​
EXHIBIT A-1
​
-1-

 EXHIBIT A-2
​
 OUTLINE AND LOCATION OF PROJECT
​
This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada.
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​
​

​
EXHIBIT A-2
​
-1-

EXHIBIT B
​
INTENTIONALLY OMITTED
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​
​

​
EXHIBIT B
​
-1-

EXHIBIT C
​
PROHIBITED USE
​
This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada. Capitalized terms used but not defined herein shall have the meanings given in the Lease.
​
In no event shall Tenant use its Premises or occupancy of any part of the Premises in a manner constituting a Prohibited Use (as defined below). If Tenant uses the Premises for a purpose constituting a Prohibited Use, violates any Applicable Laws, or causes the Building to be in violation of any Applicable Laws, then Tenant shall promptly discontinue such use upon notice of such violation.
​
“Prohibited Use” shall mean the use of any part of the Premises for the following types of operations and activities:
​
	1.
	automobile/truck/forklift maintenance, repair or fueling;

	2.
	battery manufacturing or reclamation;

	3.
	ceramics and jewelry manufacturing or finishing;

	4.
	chemical (organic or inorganic) storage, use or manufacturing;

	5.
	drum recycling;

	6.
	dry cleaning;

	7.
	electronic components manufacturing;

	8.
	electroplating and metal finishing;

	9.
	explosives manufacturing, use or storage;

	10.
	leather production, tanning or finishing;

	11.
	machinery and tool manufacturing;

	12.
	medical equipment manufacturing and hospitals;

	13.
	metal shredding, recycling or reclamation;

	14.
	metal smelting and refining;

	15.
	mining;

	16.
	paint, pigment and coating operations;

	17.
	petroleum refining;

	18.
	plastic and synthetic materials manufacturing;

	19.
	solvent reclamation;

	20.
	tire and rubber manufacturing;

	21.
	fertilizer storage;

	22.
	residential use or occupancy;

	23.
	auctions of any type;

	24.
	retail sales of any type;

	25.
	tire storage;

	26.
	hazardous waste treatment, storage or disposal; and

	27.
	above and/or underground storage tanks.

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​
​

​
EXHIBIT C
​
-1-

EXHIBIT D
​
RULES AND REGULATIONS
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This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada. Capitalized terms used but not defined herein shall have the meanings given in the Lease.
​
	1.
	No vehicle or equipment shall remain upon the Common Area longer than seventy-two (72) hours.

​
	2.
	Signs will conform to sign standards and criteria established from time to time by Landlord. No other signs, placards, pictures, advertisements, names or notices shall be inscribed, displayed or printed or affixed on or to any part of the outside or inside of the building without the written consent of Landlord and Landlord shall have the right to remove any such non-conforming signs, placards, pictures, advertisements, names or notices without notice to and at the expense of Tenant.

​
	3.
	No antenna, aerial, discs, dishes or other such device shall be erected on the roof or exterior walls of the Premises, or on the grounds, without the written consent of the Landlord in each instance. Any device so installed without such written consent shall be subject to removal without notice at any time.

​
	4.
	No loud speakers, televisions, phonographs, radios or other devices shall be used in a manner so as to be heard or seen outside of the Premises without the prior written consent of the Landlord.

​
	5.
	The outside areas immediately adjoining the Premises shall be kept clean and free from dirt and rubbish by the Tenant to the satisfaction of Landlord and Tenant shall not place or permit any obstruction or materials in such areas or permit any work to be performed outside the Premises.

​
	6.
	No open storage shall be permitted in the Project.

​
	7.
	All garbage and refuse shall be placed in containers placed at the location designated for refuse collection, in the manner specified by Landlord.

​
	8.
	Tenant shall not disturb, solicit, or canvass any occupant of the building and shall cooperate to prevent same.

​
	9.
	No noxious or offensive trade or activity shall be carried on upon any units or any part of the Common Area nor shall anything be done thereon which would in any way interfere with the quiet enjoyment of each of the other tenants of the Project or which would increase the rate of insurance or overburden utility facilities from time to time existing in the Project.

​
	10.
	Neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking in the Common Areas, unless a portion of the Common Areas have been declared a designated smoking area by Landlord, nor shall the above parties allow smoke from the Premises to emanate into the Common Areas or any other part of the Building. Landlord shall have the right to designate the Building (including the Premises) as a non- smoking building.

​
​

​
EXHIBIT D
​
-1-

	11.
	Notwithstanding anything to the contrary set forth in the Lease or these rules and regulations, in order to maintain a clean, safe and healthy environment for the tenants, patrons and employees of the Project, Landlord reserves the right, but shall have no obligation, to implement a protocol for screening all individuals entering the Project, mandating the use of face coverings or other personal protective equipment, and/or establishing other measures in connection with any health emergency related to a virus, disease, pandemic, epidemic or similar cause. Landlord may preclude entry to those who refuse to participate in such screening or other measures or who fail to meet the screening or other requirements set forth in such protocol.

​
Landlord reserves the right to make such amendments to these rules and regulations from time to time as are nondiscriminatory and not inconsistent with the Lease.
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​
​

​
EXHIBIT D
​
-2-

EXHIBIT E
​
CONFIRMATION LETTER
​
(EXAMPLE)
​
	

	​

	​

	Date
	​
	​

	Tenant
	​
	​

	Address
	​
	​

	​
	​
	​

	​
	​
	​

​
		Re:
	Confirmation Letter with respect to that certain Lease dated as of                , 2020, by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company, as Landlord, and DRAGONFLY ENERGY CORP., a Nevada corporation, as Tenant, for 55,000 rentable square feet (the “Premises”) located at 1190 Trademark Drive, Suite 108, Reno, Nevada.

​
Lease Id:                               
Business Unit Number:                            
​
Dear                              :
​
In accordance with the terms and conditions of the above referenced Lease, Tenant accepts possession of the Premises and acknowledges: 
​
1.              The Commencement Date of the Lease is                             .
​
2.              The Termination Date of the Lease is                                   .
​
Please acknowledge the foregoing and your acceptance of possession by signing all 3 counterparts of this Confirmation Letter in the space provided and returning 2 fully executed counterparts to my attention. Tenant’s failure to execute and return this letter, or to provide written objection to the statements contained in this letter, within 30 days after the date of this letter shall be deemed an approval by Tenant of the statements contained herein.
​
	Sincerely,
	​

	​
	​

	Authorized Signatory
	​

	​
	​

	Acknowledged and Accepted:
	​

	​
	​

	​
	Tenant:
	​
	​

	​
	By:
	​
	​

	​
	Name:
	​
	​

	​
	Title:
	​
	​

	​
	Date:
	​
	​

​
​
​
​

​
EXHIBIT E
​
-1-

EXHIBIT F
​
REQUIREMENTS FOR IMPROVEMENTS OR ALTERATIONS BY TENANT
​
This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada. Capitalized terms used but not defined herein shall have the meanings given in the Lease.
​
If Landlord shall permit Tenant to construct any initial tenant improvements in the Premises or to have any Alterations performed in the Premises at any time prior to or during the Term by a contractor retained by Tenant ("Tenant's Work"), then Tenant shall comply with the requirements set forth herein. If Tenant's Work has been properly authorized, Tenant will receive written approval and consent for alterations to the Premises.
​
1.SUBMITTAL OF PLANS. Prior to commencing any Tenant’s Work, Tenant shall submit to Landlord for approval its proposed plans for Tenant’s Work. Without limiting the foregoing, if required by Landlord and reasonable under the circumstances, Tenant shall provide:
​
		(a)
	A schedule of all work to be performed.

​
		(b)
	A separate scale drawing denoting all proposed construction and/or demolition, if necessary.

​
		(c)
	A separate drawing for each trade proposing structural, electrical, mechanical, civil or landscaping modifications. 

​
		(d)
	All dimensions and complete references to all work to be performed in the affected areas.

​
		(e)
	 If adding extra electrical or mechanical equipment, provide complete operating and maintenance specifications for each item.

​
Landlord's failure to respond to a written request from Tenant within ten (10) business days following Tenant’s written request shall be deemed be Landlord's disapproval of the applicable request for approval hereunder.
​
2.CHECKLIST/BUILDING PERMITS. With respect to each project, Landlord will provide Tenant with a checklist listing the items required to be furnished to Landlord in connection with the proposed work. Tenant shall furnish to Landlord prior to, during, or upon completion of Tenant's Work, as applicable, each of the items specified in the checklist attached hereto as Attachment 1. Prior to commencing any of the Tenant’s Work requiring any permit under Applicable Law, Tenant shall provide Landlord with copies of all permits secured in connection with any of the Tenant’s Work, along with the plans submitted in connection with such permits. Upon completion of the Tenant’s Work, Tenant shall provide copies of the final inspection, a certification of occupancy to the extent required under Applicable Law, and a notice of completion.
​
​

​
EXHIBIT F
​
-1-

3.CONTRACTORS PROVIDING TENANT IMPROVEMENT SERVICES.
​
(a)The contractor employed by Tenant and any subcontractors shall be (i) duly licensed in the state in which the Premises are located, and (ii) subject to Landlord's prior written approval, which approval shall not be unreasonably withheld. If more than one trade is employed on a single job, state law requires the services of a general contractor in addition to contractors for specialty work being performed.
​
(b)Each contractor shall provide proof of licensing as a general or specialty contractor in accordance with Applicable Laws. 
​
(c)Tenant shall use Landlord's subcontractor for mechanical, electrical, plumbing, roofing and roofing consultant.
​
(d)Tenant and Tenant's contractors shall comply with all Applicable Laws pertaining to the performance of Tenant's Work and the completed improvements and all applicable safety regulations established by Landlord or the general contractor.
​
(e)Prior to commencement of any work in the Premises, Tenant and Tenant's contractors (and any subcontractors) shall have a signed contract/service agreement in place listing the insurance requirements specifically naming the Landlord as an additional insured on their general liability insurance policy and having an indemnification section indemnifying Landlord and shall obtain and provide Landlord with certificates evidencing Workers' Compensation, public liability and property damage insurance in amounts and forms and with companies satisfactory to Landlord. Each general contractor (and any subcontractor) employed on the Premises shall provide Landlord with a current certificate of insurance in effect for that contractor with a thirty (30) day notice of cancellation or revocation clause. Insurance requirements are as follows:
​
(i)Commercial General Liability with a $2,000,000.00 Combined Single Limit covering the liability of Landlord and contractor for bodily injury and property damage arising as a result of the construction of the improvements and the services performed thereunder. The insurance certificate shall be submitted to Landlord for approval, and all General Liability insurance policies shall name as Additional Insureds Landlord, any successor in interest thereto, any Mortgagee of Landlord, any managing agent of Landlord, and owner of any of the foregoing, and any beneficiary, officer, director, employee, or agent of any of the foregoing.
​
(ii)Business Automobile Liability with a $2,000,000.00 Combined Single Limit covering Landlord and vehicles used by contractor (and any subcontractor) in connection with the construction of the improvements.
​
(iii)Workers' Compensation and Employer's Liability as required by law, for employees of the contractor (and any subcontractors) performing work on the Premises.
​
(f)The following requirements shall be incorporated as "Special Conditions" into the contract between Tenant and its contractors and a copy of the contract shall be furnished to Landlord prior to the commencement of Tenant's Work:
​
(i)Prior to start of Tenant's Work, Tenant's contractor shall provide Landlord with a construction schedule in "bar graph" form indicating the completion dates of all phases of Tenant's Work.
​
​
​

​
EXHIBIT F
​
-2-

(ii)Tenant's contractor shall be responsible for the repair, replacement and clean-up of any damage done by it to the Premises and other contractors' work which specifically includes accessways to the Premises which may be concurrently used by others.
​
(iii)Tenant's contractor shall accept the Premises prior to starting any trenching operations. Any rework of sub-base or compaction required after the contractor's initial acceptance of the Premises shall be done by Tenant's contractor, which shall include the removal from the Property of any excess dirt or debris.
​
(iv)Tenant's contractor shall contain its storage of materials and its operations within the Premises and such other space as it may be assigned by Landlord or Landlord's contractor. Should Tenant's contractor be assigned space outside the Premises, it shall move to such other space as Landlord or Landlord's contractor shall direct from time to time to avoid interference or delays with other work.
​
(v)Tenant's contractor shall clean up the construction area and surrounding exterior areas daily. All trash, demolition materials and surplus construction materials shall be stored within the Premises and promptly removed from the Premises and the Property and disposed of in an approved sanitation site.
​
(vi)Tenant's contractor shall provide temporary utilities, portable toilet facilities, and potable drinking water as required for its work within the Premises and shall pay to Landlord or Landlord's contractor the cost of any temporary utilities and facilities provided by Landlord or Landlord's contractor at Tenant's contractor's request.
​
(vii)Tenant's contractor shall notify Landlord or Landlord's property manager of any planned work to be done on weekends or other than
normal job hours.
​
(viii)Tenant's contractor or subcontractors shall not post signs on any part of the Property or on the Premises.
​
(g)If required by Landlord and reasonable under the circumstances, Tenant shall provide Landlord with a set of "As-Built" drawings for any work performed to the Premises.
​
4.            COSTS.
​
(a)Tenant shall promptly pay any and all costs and expenses in connection with or arising out of the performance of Tenant's Work (including the costs of permits therefor) and shall furnish to Landlord evidence of such payment upon request.
​
(b)Tenant shall reimburse Landlord for all costs which Landlord may incur in connection with granting approval to Tenant for any alteration and/or addition, including any costs or expenses which Landlord may incur in electing to have outside architects and engineers review said matters. Tenant shall pay Landlord an amount equal to five percent (5%) of the total hard costs of construction and installation of Tenant's Work as compensation to Landlord for review of plans, use of facilities and other miscellaneous costs of Landlord incurred as a result of such work.
​
5.CONTRACTOR'S BONDS. If required by Landlord and reasonable under the circumstances, prior to the commencement of construction, Tenant shall obtain or cause its contractor to obtain and deliver evidence thereof to Landlord payment and performance bonds covering the faithful performance of the contract for the construction of the Tenant's Work and the payment of all obligations arising thereunder and shall furnish to Landlord evidence of such bonds upon request. In the alternative, and at Landlord's option, Tenant may appoint Landlord as its contractor, and in so doing, Tenant shall deposit with the Landlord a sum of money equal to the entire amount of the estimated construction cost, as is required for the installation of the Tenant improvements on the Premises. If Tenant deposits with Landlord monies for construction costs, it is agreed that Landlord will not be placed in a fiduciary capacity as a trustee, or any other fiduciary title, for the sums of monies in Landlord's possession. Tenant agrees to hold Landlord harmless from any and all claims, for workmanship and installation of improvements, and for merchantability and quality of goods used for the installation of Tenant's improvements, as are requested by Tenant. Any bonds obtained pursuant hereto shall be for the mutual benefit of both Landlord and Tenant as obligees and beneficiaries.
​
​
​

​
EXHIBIT F
​
-3-

6. BUILDING STANDARDS. All work shall (a) be performed during Landlord's designated hours for construction work, (b) conform to Landlord's established rules (including clean up rules), regulations, building standards and specifications, (c) not interfere with any other tenant of Landlord, nor block any access points, (d) comply with any CC&Rs and all laws, rules and regulations. Tenant is required to make these standards part of the construction documents.
​
7.ROOF PENETRATIONS. If improvements penetrate the roof membrane, the penetrations will be sealed per Landlord or Landlord’s consultant’s roofing specifications and inspected by Landlord or Landlord’s consultant to maintain the roof warranty. The cost of inspection and all corrective work shall be borne by Tenant. Tenant shall use Landlord's original roofing contractor for any inspection or work to be done on the roof of the Building.
​
8. BUILDING MODIFICATIONS. Work will only be approved within the confines of a given space. Tenant will not be allowed to modify building exterior or mechanical and electrical service as provided to the building in common with other tenants.
​
9.ELECTRICAL WORK. All electrical work shall only be for electrical panels located within the Premises. Additional service requirements shall be secured only by direction of Landlord.
​
10.CLEAN UP AND DISPOSAL OF CONSTRUCTION DEBRIS. Tenant shall comply with Landlord's rules regarding clean up. Building trash containers are provided for office generated trash only and are not to be used for disposal of construction-related materials and debris. Unapproved usage will result in a penalty assessment to the Tenant equal to the cost of an extra pick-up service as provided under the current rate schedule of regular trash removal service.
​
11.INSPECTION BY LANDLORD. Landlord reserves the following rights: (i) the right of inspection prior to, during and at completion of all construction and/or demolition, (ii) the right to post and record a notice of nonresponsibility in conformity with the law of the state or commonwealth in which the Building is located, and (iii) the right to order a total stop to all improvements underway for non-compliance with any of the requirements hereof.
​
12.GENERAL PROVISIONS.
​
(a)If Landlord has agreed to provide an allowance toward the cost of tenant improvements, Landlord shall retain from such funds an amount determined by Landlord until Tenant has fully complied with the requirements hereof.
​
(b)Nothing contained herein shall make or constitute Tenant as the agent of Landlord.
​
​
​

​
EXHIBIT F
​
-4-

(c)All materials work, installations and decorations of any nature whatsoever brought on or installed in the Premises before the commencement of the Term or throughout the Term shall be at Tenant’s risk, and neither Landlord nor any party acting on Landlord’s behalf shall be responsible for any damage thereto or loss or destruction thereof due to any reason or cause whatsoever.
​
​

​
EXHIBIT F
​
-5-

ATTACHMENT 1 TO EXHIBIT F
ITEMS TO BE FURNISHED TO LANDLORD FOR EACH WORK OF IMPROVEMENT
​
This Attachment 1 to Exhibit F is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada. Capitalized terms used but not defined herein shall have the meanings given in the Lease.
​
	1.
	Plan of Alterations for Landlord Approval.

​
	2.
	Contractor(s), Address, Telephone Number, Contact Person.

​
	3.
	Copy of Contractor’s State and City Business License.

​
	4.
	Copy of all permits including, but not limited to, the Building Permit.

​
	5.
	Copy of Final Inspection and Signed Building Permit Cards.

​
	6.
	Copy of Certificate of Insurance Naming Landlord, Landlord’s Mortgagee, if any, any property management company of Landlord for the Premises, and any other party designated by Landlord as Additional Insured. Insurance to include Comprehensive General Liability, Comprehensive Auto, Workers’ Compensation and Employer’s Liability.

​
	7.
	Signed Unconditional lien waiver in favor of the Landlord.

​
	8.
	Schedule of Work.

​
	9.
	Copy of Completion and Payment Bond.

​
	10.
	Architect’s License and Expiration.

​
	11.
	Tenant and Architect Agreement.

​
	12.
	Tenant and Contractor Agreement.

​
	13.
	Copy of Permit Plans.

​
	14.
	Copy of As-Builts.

​
	15.
	Copy of Recorded Notice of Completion.

​
	16.
	Certificate of Occupancy.

​
	17.
	Evidence of Insurance for All-Risk/Builder’s Risk Insurance to the Amount of Improvements.

​
​

​
EXHIBIT F
​
-6-

EXHIBIT G
​
HAZARDOUS MATERIALS SURVEY FORM
​
This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada. Capitalized terms used but not defined herein shall have the meanings given in the Lease.
​
The purpose of this form is to obtain information regarding the use of Hazardous Materials on the Premises. Prospective lessees should answer the questions in light of their proposed operations on the Premises. Existing lessees should answer the questions as they relate to ongoing operations on the Premises and should update any information previously submitted. If additional space is needed to answer the questions, you may attach separate sheets of paper to this form.
​
Your cooperation in this matter is appreciated. Any questions should be directed to, and when completed, the form should be mailed to:
​

​
1.GENERAL INFORMATION
​
	Company Name:
	    
	Dragonfly Energy Corp.

	​
	​
	​
	​
	​

	Check Applicable Status: Prospective Lessee:
	​
	X
	 Current Lessee:
	​

	
	​
	​
	​

	Mailing Address:
	​
	1355 Greg St., STE 101, Sparks, NV 89431

	​
	​
	​

	Contact Person & Title:
	​
	Denis Phares, Chief Executive Officer

	​
	​
	​

	Phone #: (626 )
	​
	476-0829

	​
	​
	​

	Address of Premises:
	​
	1190 Trademark Drive, STE 108, Reno, NV

​
Describe the proposed operations to take place on the Premises, including principal products manufactured or services to be conducted. Existing tenants should describe any proposed changes to ongoing operations.
​
          Assembly and sales of Li-ion battery packs and accessories

​
​

​
EXHIBIT G
​
-1-

2.STORAGE OF HAZARDOUS MATERIALS
​
		2.1
	Will any Hazardous Materials be used or stored on the Premises?

​
	Wastes
	Yes                    NoX

	​

	Chemical Products
	Yes                    NoX

​
Attach the list of any Hazardous Materials to be used or stored, the quantities that will be on site at any given time, and the location and method of storage.
​
3.STORAGE TANKS & SUMPS
​
		3.1
	Is any above or below ground storage of gasoline, diesel, or other Hazardous Materials in tanks or sumps proposed or currently conducted on the Premises?

​
Yes                No     X    
​
If yes, describe the materials to be stored, and the type, size and construction of the sump or tank. Attach copies of any permits obtained for the storage of such materials.
​

​
		3.2
	Have any of the tanks or sumps been inspected or tested for leakage?

​
Yes                No     X    
​
If yes, attach results.
​
		3.3
	Have any spills or leaks occurred from such tanks or sumps?

​
Yes                No     X    
​
If yes, describe.
​

​
		3.4
	Were any regulatory agencies notified of the spill or leak?

​
Yes                No     X    
​
If so, attach copies of any spill reports filed, any clearance letters or other correspondence from regulatory agencies relating to the spill or leak.
​
		3.5
	Have any underground storage tanks or sumps been taken out of service or been removed?

​
Yes                No     X    
​
​

​
EXHIBIT G
​
-2-

If yes, attach copies of any closure permits and clearance obtained from regulatory agencies relating to closure and removal of such tanks.
​
4.SPILLS
​
		4.1
	During the past year, have any spills occurred on the Premises?

​
Yes                No     X    
​
If so, please describe the spill and attach the results of any testing conducted to determine the extent of such spills.
​
		4.2
	Were any agencies notified in connection with such spills?

​
Yes                No             
​
If so, attach copies of any spill reports or other correspondence with regulatory agencies.
​
		4.3
	Were any cleanup actions undertaken in connection with the spill?

​
Yes                No     X    
​
If so, briefly describe the actions taken. Attach copies of any clearance letters obtained from any regulatory agencies involved and the results of any final soil or ground water sampling done upon completion of the cleanup work.
​
5.WASTE MANAGEMENT
​
		5.1
	Has your company been issued an EPA Hazardous Waste Generator I.D. Number?

​
Yes                No     X    
​
		5.2
	Has your company filed a biennial report as a hazardous waste generator?

​
Yes                No     X    
​
If so, attach a copy of the most recent report files.
​
		5.3
	Attach a list of the Hazardous Materials, if any, generated or to be generated at the Premises, its hazard class and the quality generated on a monthly basis.

​
		5.4
	Describe the method(s) of disposal for each material. Indicate where and how often disposal will take place.

​
       N/A

​
​

​
EXHIBIT G
​
-3-

		5.5
	Indicate the name of the person(s) responsible for maintaining copies of hazardous manifests completed for off-site shipments of Hazardous Materials.

​
Sean Nichols, COO
​
		5.6
	Is any treatment or processing of Hazardous Materials currently conducted or proposed to be conducted at the Premises:

​
Yes                No     X    
​
If yes, please describe any existing or proposed treatment methods.
​

​
		5.7
	Attach copies of any hazardous waste permits or licenses issued to your company with respect to its operations on the Premises.

​
	6.
	WATER TREATMENT / DISCHARGE

​
6.1Do you discharge waste water to: NO
​
               storm drain?
​
               sewer?
​
               surface water?
​
               no industrial discharge.
​
6.2Is your wastewater treated before discharge?
​
Yes                No            
​
If yes, describe the type of treatment conducted.
​

​
Attach copies of any wastewater discharge permits issued to your company with respect to its operations on the Premises.
​
	7.
	AIR DISCHARGES

​
		7.1
	Do you have any filtration systems or stacks that discharge into the air? NO

​
Yes                No            
​
​

​
EXHIBIT G
​
-4-

		7.2
	Do you operate any of the following types of equipment, or any other equipment requiring an air emissions permit? NO

Spray booth
​
               Dip tank
​
               Drying oven Incinerator
​
               Other               
​
               No Equipment Requiring Air Permits
​
		7.3
	Are air emissions from your operation monitored?

​
Yes                No             
​
If so, indicate the frequency of monitoring and a description of the monitoring results.
​

​
		7.4
	Attach copies of any air emissions permits pertaining to your operations on the Premises.

​
	8.
	HAZARDOUS MATERIALS DISCLOSURES

​
		8.1
	Does your company handle Hazardous Materials in a quantity equal to or exceeding an aggregate of 500 pound, 5 gallons, or 200 cubic feet?

​
Yes                No     X    
​
		8.2
	Has your company prepared a Hazardous Materials management plan (“Business Plan”) pursuant to the Fire Department requirements for the County in which the Premises is located?

​
Yes                No     X    
​
		8.3
	Intentionally omitted.

​
		8.4
	Describe the procedure followed to comply with OSHA Hazard Communication Standard requirements.

​
	9.
	ENFORCEMENT ACTIONS, COMPLAINTS

​
		9.1
	Has your company ever been subject to any agency enforcement actions, administrative orders, or consent decrees?

​
Yes                No     X    
​
If so, describe the actions and any continuing compliance obligations imposed as a result of these actions.
​
​

​
EXHIBIT G
​
-5-

		9.2
	Has your company ever received requests for information, notice or demand letters, or any other inquiries regarding its operation?

​
Yes                No     X    
​
		9.3
	Have there ever been, or are there now pending, any lawsuits against the company regarding any environmental or health and safety concerns?

​
Yes                No     X    
​
		9.4
	Has an environmental audit ever been conducted at your company’s current facility?

​
Yes                No     X    
​
		9.5
	Have there been any problems or complaints from neighbors at the company’s current facility?

​
Yes                No     X    
​
	Dragonfly Energy Corp.

	Company

	​

	By:
	/s/ Denis Phares

	Title:
	CEO

	Date:
	October 28, 2020

​
​

​
EXHIBIT G
​
-6-

EXHIBIT H
​
MOVE OUT CONDITIONS
​
This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada. Capitalized terms used but not defined herein shall have the meanings given in the Lease.
​
 Notwithstanding anything to the contrary in this Lease, Tenant is obligated to check and address prior to move-out of the Premises the following items. The following list is designed to assist Tenant in the move-out procedures but is not intended to be all inclusive.
​
1.All lighting is to be placed into good working order, including, without limitation, replacement of bulbs, ballasts and lenses consistent with existing lighting, as needed.
​
2.All truck doors, dock levelers and pedestrian doors, are to be serviced and placed in good operating order. This includes the necessary replacement of any dented truck door panels and adjustment of door tension to insure proper operation. All door panels which are replaced are to be painted to match the Building standard.
​
3.All columns in the Premises are to be inspected for damage and Tenant shall be responsible for repairs to such structural columns resulting from damage caused by or attributable to Tenant and/or Tenant’s Parties.
​
4.HVAC, including without limitation, warehouse heaters, industrial fans, exhaust and ventilation systems, air rotation units, and infrared tube heaters (if applicable), are to be placed in good working order, including the necessary replacement of any parts to return HVAC to a well-maintained condition. Upon move-out, Landlord will have an exit inspection performed by a certified mechanical contractor to determine the condition of HVAC.
​
5.All holes in the sheetrock walls of the Premises are to be repaired/painted prior to move-out, and all striping and markings on floor (including the warehouse floor) are to be removed in their entirety in a manner so as not to detrimentally affect the slab, which such removal methods and/or processes shall be subject to Landlord’s prior approval thereof.
​
6.The carpets and tiles are to be in a clean condition and not have any holes or chips in them. Landlord will accept reasonable wear and tear on these items provided they appear to be in a maintained condition.
​
7.The Premises is to be returned in a clean condition, including the cleaning of the offices, coffee bar, restroom areas, windows and other portions of the Premises.
​
8.The warehouse area of the Premises is to be in broom clean condition, free of debris and cobwebs, with all inventory and racking removed. There are to be no protrusion of anchors or bolts from the warehouse floor. All bolts, anchors or other devices used to attach or affix Tenant’s trade fixtures are to be removed, subject to Landlord’s prior written approval. If machinery/equipment is removed, the electrical lines are to be properly terminated at the nearest junction box.
​
​
​

​
EXHIBIT H
​
-1-

9.All exterior windows with cracks or breakage are to be replaced, and all damaged window mullions are to be repaired or replaced, as necessary. 
​
10.Tenant shall provide to Landlord the keys and passcodes for all locks on the Premises, including front doors, rear doors, and interior doors.
​
11.Except as otherwise agreed to in writing, it is expressly agreed that any and all telephonic, coaxial, ethernet, or other data, computer, word-processing, facsimile, cabling, or electronic wiring installed by Tenant in, on or about the Premises, including all lines above the office ceiling (collectively, "Wiring") is to be removed in its entirety, at Tenant's sole cost and expense. Tenant shall be responsible for any and all damages to the Premises caused by such removal.
​
12.All electrical systems are to be left in a safe condition that conforms to Applicable Laws. Bare wires and dangerous installations are to be corrected prior to move-out.
​
13.All plumbing fixtures are to be in good working order, including the water heater. Faucets and toilets are to be leak-free. Any sump pumps in the truck well shall be free of debris and operational.
​
14.All dock bumpers must be left in place and well secured.
​
15.All Tenant exterior and interior signs shall be removed and at a minimum, the wall surface shall be restored and painted to match the existing color, it being expressly understood that Tenant shall be responsible for any and all damages to the Premises, the Building or the Property caused by such signage removal.
​
16.All waste containers placed in or about the Premises or the Property by Tenant (including in the dock areas of the Premises) shall be removed and the areas related thereto returned in a clean and sanitary condition, free of debris.
​
17.Any and all roof penetrations shall be resealed in a watertight condition.
​
​
​

​
EXHIBIT H
​
-2-

EXHIBIT I
​
MINIMUM SERVICE CONTRACT REQUIREMENTS
​
This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada. Capitalized terms used but not defined herein shall have the meanings given in the Lease.
​
Service Contract. The Service Contract for the HVAC System required under Section 12.1 of the Lease must include the following:
​
		a.
	The service contract must become effective within thirty (30) days of Tenant’s occupancy of the Premises, and service visits must be performed  on at least a quarterly basis unless otherwise agreed in writing by Landlord. The maintenance contract must include the following services:

​
		b.
	Adjust belt tension;

​
		c.
	Lubricate all moving parts, as necessary;

​
		d.
	Inspect and adjust all temperature and safety controls;

​
		e.
	Check refrigeration system for leaks and operation;

​
		f.
	Check refrigeration system for moisture;

​
		g.
	Inspect compressor oil level and crank case heaters;

​
		h.
	Check head pressure, suction pressure and oil pressure;

​
		i.
	Inspect air filters and replace when necessary;

​
		j.
	Check space conditions;

​
		k.
	Check condensate drains and drain pans and clean, if necessary;

​
		l.
	Inspect and adjust all valves;

​
		m.
	Check and adjust dampers; and

​
		n.
	Run machine through complete cycle.

​
​

​
EXHIBIT I
​
-1-

EXHIBIT J
​
ADDITIONAL PROVISIONS
​
This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), for space in the Building located at 1190 Trademark Drive, Suite 108, Reno, Nevada. Capitalized terms used but not defined herein shall have the meanings given in the Lease.
​
1.EXTENSION OPTION
​
(a)Provided that as of the time of the giving of the Extension Notice and the Commencement Date of the Extension Term, (x) Tenant is the Tenant originally named herein, (y) Tenant actually occupies all of the Premises initially demised under this Lease and any space added to the Premises, and (z) no Event of Default exists or would exist but for the passage of time or the giving of notice, or both, then Tenant shall have the right to extend the Term (the “Extension Option”) for one additional term of five (5) years (such additional term is hereinafter called the “Extension Term”) commencing on the day following the expiration of the Term (hereinafter referred to as the “Commencement Date of the Extension Term”). Tenant shall give Landlord written notice (hereinafter called the “Extension Notice”) of its election to extend the term of the initial Term not less than six (6) full calendar months prior to the expiration of the initial Term and not more than nine (9) full calendar months prior to the expiration of the initial Term.
​
(b)The Base Rent payable monthly by Tenant to Landlord during the Extension Term shall be the greater of (i) the Base Rent applicable to the last year of the initial Term and (ii) the then prevailing market rate for comparable space in the Project and comparable buildings in the vicinity of the Project for non- sublease, non-encumbered, non-equity space comparable in size, location and quality to the Premises, as reasonably determined by Landlord, taking into account the size of the Lease, the length of the renewal term, market escalations and the credit of Tenant. The Base Rent shall not be reduced by reason of any costs or expenses saved by Landlord by reason of Landlord’s not having to find a new tenant for such premises (including, without limitation, brokerage commissions, costs of improvements, rent concessions or lost rental income during any vacancy period).
​
(c)The determination of Base Rent does not reduce the Tenant’s obligation to pay or reimburse Landlord for Operating Expenses and other  reimbursement items as set forth in the Lease, and Tenant shall reimburse and pay Landlord as set forth in Lease with respect to such Operating Expenses and other items with respect to the Premises during the Extension Term without regard to any cap on such expenses set forth in the Lease.
​
(d)Except for the Base Rent as determined above, Tenant’s occupancy of the Premises during the Extension Term shall be on the same terms and conditions as are in effect immediately prior to the expiration of the initial Term; provided, however, Tenant shall have no further right to any allowances, credits or abatements or any options to expand, contract, renew or extend the Lease.
​
(e)Time is of the essence as to the giving of the Extension Notice. If Tenant does not give the Extension Notice within the period set forth in paragraph (a) above, Tenant’s right to extend the Term shall automatically terminate.
​
(f)Landlord shall have no obligation to refurbish or otherwise improve the Premises for the Extension Term. The Premises shall be tendered on the Commencement Date of the Extension Term in “AS-IS” condition.
​
​
​

​
EXHIBIT J
​
-1-

(g)If Tenant is entitled to and validly exercises its Extension Option, Landlord shall prepare an amendment (the "Extension Amendment") to reflect changes in the Base Rent, Term, Termination Date and other appropriate terms. The Extension Amendment shall be (i) sent to Tenant within a reasonable time after determination of the applicable Base Rent rate for the Extension Term, and (ii) executed by Tenant and returned to Landlord within 15 days after the Extension Amendment is delivered to Tenant by Landlord. Notwithstanding the foregoing, an otherwise valid exercise of the Extension Option shall be fully effective whether or not the Extension Amendment is executed.
​
(h)If Tenant exercises its right to extend the term of the Lease for the Extension Term pursuant to this Exhibit, the term “Term” as used in the Lease, shall be construed to include, when practicable, this Extension Term.
​
(i)Notwithstanding anything herein to the contrary, Tenant’s Extension Option is subject and subordinate to the expansion rights (whether such rights are designated as a right of first offer, right of first refusal, expansion option, or otherwise) of any tenant of the Building existing on the date hereof.
​
(j)Notwithstanding anything herein to the contrary, Tenant’s Extension Option is personal to Tenant and in no event shall such Extension Option be assignable.
​
​

​
EXHIBIT J
​
-2-

FIRST AMENDMENT TO
MULTI-TENANT INDUSTRIAL TRIPLE NET LEASE
​
THIS FIRST  AMENDMENT  TO  MULTI-TENANT  INDUSTRIAL  TRIPLE  NET  LEASE  dated             , 2020 (this “First Amendment”) is entered into by and between ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC, a Delaware limited liability company (“Landlord”), and DRAGONFLY ENERGY CORP., a Nevada corporation (“Tenant”), with reference to the following:
​
R E C I T A L S
​
WHEREAS, Landlord and Tenant entered into that certain Multi-Tenant Industrial Triple Net Lease dated November 1, 2020 (“Lease”), for the lease of certain premises (the “Original Premises”), consisting of approximately 55,000 rentable square feet located at 1190 Trademark Drive, Suite 108, Reno, Nevada. All capitalized terms used herein and not otherwise defined herein shall have the meanings ascribed to such terms in the Lease; and
​
WHEREAS, Landlord and Tenant desire by this First Amendment to amend the Lease in order to, among other things, (a) expand the Original Premises leased by Tenant under the Lease to include certain additional premises (the “Additional Premises”) adjacent to the Original Premises, consisting of approximately 44,000 rentable square feet, commonly known as 1190 Trademark Drive, Suite 106, Reno, Nevada; (b) provide for Tenant’s payment of monthly Base Rent for the Additional Premises and Tenant’s Share of the Operating Expenses and Real Property Taxes for the Expanded Premises (as defined below); and (c) further amend, modify and supplement the Lease as set forth herein.
​
NOW, THEREFORE, in consideration of the Expanded Premises and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows:
​
1.Recitals. The Recitals set forth above are incorporated herein as though set forth in full herein.
​
2.Expansion of the Premises. Effective as of March 1, 2021 (the “Expansion Commencement Date”), the Original Premises shall be expanded to include the Additional Premises, as shown on Exhibit A attached hereto and incorporated herein by this reference, upon all of the terms and conditions of the Lease except as otherwise set forth herein. Therefore, the Lease is hereby amended such that, from and after the Expansion Commencement Date, all references in the Lease to the “Premises” shall mean and refer to the entirety of the space in the Original Premises and the Additional Premises, which is approximately ninety-nine thousand (99,000) rentable square feet (the entirety of such space is referred to herein as the “Expanded Premises”). Notwithstanding anything to the contrary contained herein, Landlord shall not be obligated to deliver possession of the Additional Premises to Tenant until Tenant has provided to Landlord evidence of liability and property insurance coverage covering the Additional Premises pursuant to Section 11.2 of the Lease
​
​

1

3.Base Rent for the Additional Premises. Notwithstanding anything in the Lease to the contrary and in addition to paying monthly Base Rent for the Original Premises and all other monetary obligations due under the Lease, including all Additional Rent for the Expanded Premises, Tenant shall pay monthly Base Rent for the Additional Premises during the remainder of the Term according to the following schedule:
​
	

	

	​

	

	

	Period
	    
	​
	Monthly Base Rent
	 

	March 1, 2021 – April 30, 2021
	​
	$
	0.00
	​

	May 1, 2021 – April 30, 2022
	​
	$
	25,520.00
	​

	May 1, 2022 – April 30, 2023
	​
	$
	26,285.60
	​

	May 1, 2023 – April 30, 2024
	​
	$
	27,074.17
	​

	May 1, 2024 – April 30, 2025
	​
	$
	27,886.39
	​

	May 1, 2025 – April 30, 2026
	​
	$
	28,722.98
	​

​
4.Tenant's Share for the Expanded Premises. On the Expansion Commencement Date, Tenant's Share of the Building shall be adjusted to 25% and Tenant’s share of the Project shall be adjusted to 5.12% to reflect the Expanded Premises.
​
5.Early Access to the Additional Premises. Tenant shall have the right to access the Additional Premises commencing on February 1, 2021 and continuing until the Expansion Commencement Date (the “Early Access Period”) for the sole purpose of installing furniture, fixtures and equipment and preparing the Additional Premises for occupancy, but in no event for commencing business operations from the Additional Premises; provided, however, that Tenant complies with all of the terms and conditions of the Lease, as amended by this First Amendment, other than any covenant to pay monthly Base Rent or Tenant’s Share of Operating Expenses or Real Property Taxes with respect to the Additional Premises during the Early Access Period; provided further that Tenant has delivered to Landlord evidence of the insurance policies required under Section 11.2 of the Lease covering the entire Expanded Premises.
​

2

6.Condition of the Expanded Premises. Tenant acknowledges that it has been and continues to be in possession of the Original Premises, is familiar with the condition of the Premises and accepts the Premises in its presently existing, “as is” condition, with all faults and without representation, warranty or improvements by Landlord of any kind whatsoever, except as expressly provided in the Lease. Except as expressly provided in this Section, Tenant hereby agrees that the Additional Premises shall be taken “as is”, “with all faults”, “without any representations or warranties.” Tenant hereby acknowledges that it has had an opportunity to investigate and inspect the condition of the Additional Premises and the suitability of same for Tenant’s purposes, and Tenant does hereby waive and disclaim any objection to, cause of action based upon, or claim that its obligations hereunder should be reduced or limited because of  the condition of the Additional Premises, the Building or the Project or the suitability of same for Tenant’s purposes. Tenant acknowledges that neither Landlord nor any agent nor any employee of Landlord has made any representations or warranty with respect to the Additional Premises, the Building or the Project or with respect to the suitability of either for the conduct of Tenant’s business and Tenant expressly warrants and represents that Tenant has relied solely on its own investigation and inspection of the Additional Premises, the Building and the Project in its decision to enter into this First Amendment and let the Additional Premises in an “as is” condition. No promise of Landlord to alter, remodel, repair, or improve the Additional Premises, the Original Premises, the Building or the Project, and no representation, express or implied, respecting any matter or thing relating to the Additional Premises, the Original Premises, the Building, the Project, or this First Amendment (including, without limitation, the condition of the Additional Premises, the Original Premises, the Building or the Project) has been made to Tenant by Landlord or its broker or sales agent other than as may be contained herein or in the Lease. Notwithstanding the foregoing, Landlord shall deliver the Additional Premises to Tenant broom clean and free of debris on or before the Expansion Commencement Date with the existing mechanical systems, plumbing system, electrical system and heating, ventilation and air conditioning system serving the office portion of the Additional Premises (but not the HVAC system serving the warehouse portion of the Additional Premises, if any) (the “HVAC System”), in good operating condition on the Expansion Commencement Date and Landlord warrants that the HVAC System shall continue to operate in good working order for the period ending on the date sixty (60) days after the Expansion Commencement Date (the “HVAC Warranty Period”), except to the extent such failure in the HVAC System to operate in good working order is caused by Tenant’s use or alterations to the Additional Premises or failure to properly maintain the HVAC System  as required by this Lease. If a non-compliance with the foregoing exists as of the Expansion Commencement Date, Landlord shall, except as otherwise provided in the Lease, promptly after receipt of written notice from Tenant setting forth with specificity the nature and extent of such non-compliance, commence to rectify same at Landlord’s expense. If Tenant does not give Landlord written notice of a non-compliance within thirty (30) days after the Expansion Commencement Date, correction of that non-compliance shall be the obligation of Tenant at Tenant’s sole cost and expense. If a non-compliance with the HVAC warranty exists at any time prior to the expiration of the HVAC Warranty Period, Landlord shall, except as otherwise provided in the Lease, promptly after receipt of written notice from Tenant setting forth with specificity the nature and extent of such non-compliance, commence to rectify same at Landlord’s expense. If Tenant does not give Landlord written notice of a non-compliance on or before the expiration of the HVAC Warranty Period, correction of that non-compliance shall be the obligation of Tenant at Tenant’s sole cost and expense. At Landlord’s sole cost and expense using Landlord’s standard industrial materials, Landlord shall install LED high bay warehouse lights with motion sensors in the warehouse portion of the Additional Premises prior to the Expansion Commencement Date. In addition, Landlord shall provide Tenant with an improvement allowance (the “Additional Premises Allowance”) of up to Eighty Eight Thousand and No/100 Dollars ($88,000.00) for costs incurred by Tenant in constructing additional office space in the Additional Premises (the “Additional Premises Improvements”). The Additional Premises Allowance shall not be used for Tenant’s furniture, fixtures or equipment. Tenant shall provide to Landlord reasonable written documentation, including, but not limited to, paid invoices incurred in connection with the Additional Premises Improvements. Tenant will be responsible for paying all costs for the Additional Premises Improvements in excess of the Additional Premises Allowance. Landlord shall pay portions of the Additional Premises Allowance to Tenant following completion of the Additional Premises Improvements upon Landlord's receipt of paid invoices therefor and unconditional mechanic's lien waivers for all work evidenced by such paid invoices. In no event shall Landlord be obligated to make disbursements pursuant to this Section in a total amount which exceeds the Additional Premises Allowance and in no event shall Tenant be entitled to any credit for any unused portion of the Additional Premises Allowance not used by Tenant. If Tenant has not requested payment of any portion of the Additional Premises Allowance by the date that is six (6) months after the date of the Expansion Commencement Date, then Tenant shall not be entitled to any further payments of, and shall not have any further right to, such portion of the Additional Premises Allowance. The Additional Premises Improvements shall be subject to all of the applicable terms and provisions of the Lease, including, without limitation, all of the requirements for Alterations set forth in Section 13 of the Lease.
​
​

3

7.Extension Option. Tenant shall continue to have the Extension Option to extend the Term set forth in Exhibit J attached to the Lease, provided that the Extension Option must be exercised for the entire Expanded Premises.
​
8.Security Deposit. Concurrently with the execution and delivery of this First Amendment by Tenant, Tenant shall pay to Landlord the amount of Thirty Two Thousand Four Hundred Eighty Four and 98/100 Dollars ($32,484.98) to increase the Security Deposit being held by Landlord under the Lease. Effective as of the date of this First Amendment, the Lease shall be amended by replacing all references to the existing amount of the Security Deposit with the amount of Seventy One Thousand Eight Hundred Fifty Three and 15/100 Dollars ($71,853.15), the increased amount of the Security Deposit.
​
9.Estoppel. Tenant hereby certifies and acknowledges, that as of the date hereof (a) Landlord is not in default in any respect under the Lease, (b) Tenant does not have any defenses to its obligations under the Lease, (c) Landlord is holding a Security Deposit in the amount of $39,368.17 under the Lease, subject to increase as provided in Section 8 above, and (d) there are no offsets against rent payable under the Lease. Tenant acknowledges and agrees that: (i) the representations herein set forth constitute a material consideration to Landlord in entering into this First Amendment; (ii) such representations are being made by Tenant for purposes of inducing Landlord to enter into this First Amendment; and (iii) Landlord is relying on such representations in entering into this First Amendment.
​
10.Brokers. Tenant hereby represents and warrants to Landlord that Tenant has not entered into any agreement or taken any other action which might result in any obligation on the part of Landlord to pay any brokerage commission, finder’s fee or other compensation with respect to this First Amendment, other than to Kidder Mathews, and Tenant agrees to indemnify and hold Landlord harmless from and against any losses, damages, costs or expenses (including without limitation, attorneys’ fees) incurred by Landlord by reason of any breach or inaccuracy of such representation or warranty.
​
11.Landlord’s Limitation of Liability. It is expressly understood and agreed that notwithstanding anything in the Lease (as hereby amended) to the contrary, and notwithstanding any applicable law to the contrary, the liability of Landlord under the Lease, as hereby amended, (including any successor Landlord) and any recourse by Tenant against Landlord shall be limited solely and exclusively to the interest of Landlord in and to the Building, and neither Landlord, nor any of its constituent partners or members, shall have any personal liability therefor, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. Under no circumstances shall Landlord be liable for injury to Tenant’s business or for any loss of income or profit therefrom.
​
​

4

12.Landlord Exculpation. No present or future officer, director, employee, trustee, partner, member, manager or agent of Landlord shall have any personal liability, directly or indirectly, and recourse shall not be had against any such officer, director, employee, trustee, partner, member, manager or agent under or in connection with the Lease, as hereby amended, or any other document or instrument heretofore or hereafter executed in connection with the Lease, as hereby amended. Tenant hereby waives and releases any and all such personal liability and recourse. The limitations of liability provided in this Section are in addition to, and not in limitation of, any limitation on liability applicable to Landlord provided by law or in any other contract, agreement or instrument.
​
13.Ratification. Except as otherwise specifically herein amended, the Lease is and shall remain in full force and effect according to the terms thereof. In the event of any conflict between the Lease and this First Amendment, this First Amendment shall control.
​
14.Attorneys’ Fees. Should either party institute any action or proceeding to enforce or interpret this First Amendment or any provision thereof, for damages by reason of any alleged breach of this First Amendment or of any provision hereof, or for a declaration of rights hereunder, the prevailing party in any such action or proceeding shall be entitled to receive from the other party all cost and expenses, including actual attorneys’ and other fees, reasonably incurred in good faith by the prevailing party in connection with such action or proceeding. The term “attorneys’ and other fees” shall mean and include attorneys’ fees, accountants’ fees, and any and all consultants’ and other similar fees incurred in connection with the action or proceeding and preparations therefore. The term “action or proceeding” shall mean and include actions, proceedings, suits, arbitrations, appeals and other similar proceedings.
​
15.Submission. Submission of this First Amendment by Landlord to Tenant for examination and/or execution shall not in any manner bind Landlord and no obligations on Landlord shall arise under this First Amendment unless and until this First Amendment is fully signed and delivered by Landlord and Tenant; provided, however, the execution and delivery by Tenant of this First Amendment to Landlord shall constitute an irrevocable offer by Tenant of the terms and conditions herein contained, which offer may not be revoked for thirty (30) days after such delivery.
​
16.Counterparts; Facsimile, Electronic and Emailed Signatures. This First Amendment may be executed in several counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same agreement. A signed copy of this First Amendment transmitted by facsimile, email, DocuSign or other means of electronic transmission shall be deemed to have the same legal effect as delivery of an original executed copy of this First Amendment for all purposes.
​
[SIGNATURES ON NEXT PAGE]
​

5

IN WITNESS WHEREOF, this First Amendment has been executed by the parties as of the date first referenced above.
​
	​

	

	​

	​
	“Landlord”

	​
	​

	​
	ICON RENO PROPERTY OWNER POOL 3 NEVADA, LLC,

	​
	a Delaware limited liability company,

	​
	​

	​
	By:
	​

	​
	Name:
	​

	​
	Title:
	​

​
​
	​

	

	

	​
	“Tenant”

	​
	​

	​
	DRAGONFLY ENERGY CORP.,

	​
	a Nevada corporation

	​
	​

	​
	By:
	/s/ Denis Phares

	​
	Name:
	Denis Phares

	​
	Title:
	CEO

​
​

6

EXHIBIT A
​
ADDITIONAL PREMISES
​

1Exhibit 10.12

	
	
- 1 -
PROLOGIS CLEAR LEASE
Simplify your lease. Simplify your business.
PLD Property ID: [ren00891]
[NV]
THIS LEASE is made between Landlord and Tenant as of the Effective Date below.

1. General Defined Terms.

a) Effective Date: /D1/____________________________ /D1/, 20___
b) Landlord: Prologis, L.P., a Delaware limited partnership
c) Landlord Notice Address: Prologis
5520 Kietzke Ln., Suite 230
Reno, Nevada
 89511
 Attn: Market Officer

With copy to: Prologis
1800 Wazee Street
Suite 500
Denver, Colorado 80202
Attn: General Counsel
d) Tenant: Dragonfly Energy Corporation, a Nevada corporation
e) Tenant Notice Address: 1190 Trademark Drive
#108
Reno, Nevada 89521
Attn: General Counsel

With copy to:

f) Premises: That portion of the Building containing approximately 390,240 rentable
square feet as shown on Exhibit A.
g) Building: Damonte Ranch 4
(address to be assigned upon Building completion)

h) Project: Prologis Park Damonte Ranch
i) Tenant’s Proportionate Share of
Taxes:
100.00%
j) Lease Term: Beginning on the Commencement Date and ending on the day which
is 124 full calendar months following the Commencement Date (the
“Expiration Date”).

k) Commencement Date: Upon  Substantial Completion  of  construction of  the  Building (where
“Substantial Completion of construction of the Building” shall mean and
refer to the occurrence of: (a) Landlord’s receipt of permit sign-offs for
the Building, and (b) the certification by the construction project architect
that the Building is substantially completed except for punch list items
which do not prevent in any material way the use of the Building for the
purposes for warehouse use).
l) Monthly Base Rent: Period Monthly Base Rent
Month 1 through Month 4 *USD$230,241.60
Month 5 through Month 12 USD$230,241.60
Month 13 through Month 24 USD$237,148.85
Month 25 through Month 36 USD$244,263.32
Month 37 through Month 48 USD$251,591.22
Month 49 through Month 60 USD$259,138.96
Month 61 through Month 72 USD$266,913.13
Month 73 through  Month 84 USD$274,920.52
Month 85 through Month 96 USD$283,168.14
Month 97 through Month 108 USD$291,663.18
Month 109 through Month 120 USD$300,413.08
Month 121 through Month 124 USD$309,425.47

*Base Rent is abated during this period. Monthly FOE and Taxes will be
due as provided in this Lease during this period.
m) Monthly Fixed Operating Expenses
(“Monthly FOE”):
Operating Expenses: USD$21,892.46

Capital Repairs/Replacements: USD$2,107.30

Total Monthly FOE: USD$23,999.76

n) Annual FOE Increase: 2.40%
o) Monthly Taxes (Initial Estimate): USD$21,463.20
 

	
	
- 2 -
p) Security Deposit: USD$275,704.56 in the form of Cash

q) Landlord Broker: CBRE – Dan Buhrmann

r) Tenant Broker: Kidder Mathews Inc. – Steve Kucera

s) Exhibits: Exhibit A -   Site Plan
Exhibit B -   Project Rules and Regulations
Exhibit C -   Nevada Notice of Non-Responsibility
Exhibit D -   One Renewal Option at Market
Exhibit E -   Storage and Use of Permitted Hazardous Materials

2. Granting Clause. In consideration for performance of Tenant’s obligations under this Lease, Landlord
leases to Tenant, and Tenant takes from Landlord, the Premises for the Lease Term, subject to the provisions
of this Lease.  Tenant represents and warrants to Landlord that the individual executing this Lease on behalf
of Tenant is authorized to do so, and Tenant has taken all necessary actions for this Lease to be binding
and enforceable.

3. Acceptance of Premises. Tenant accepts the Premises in its “as-is” condition as of the Commencement
Date.  Tenant  waives  any  implied  warranty  that  the  Premises  is  suitable  for  Tenant's  intended  purposes.
Within  10  days  after  request,  Tenant  shall  execute  and  deliver  to  Landlord  a  certificate  stating  the
Commencement Date of the Lease and the end of the Lease Term. Occupation of the Premises by Tenant
prior to the Commencement Date shall be subject to all obligations of Tenant under this Lease except for
the payment of Monthly Base Rent, Monthly FOE, and Monthly Taxes.

Landlord  represents  and  warrants,  to  its  knowledge,  that  as  of  the Commencement  Date  the  Premises’
HVAC, electrical, plumbing and other mechanical systems are in good working order and Landlord warrants
such systems for a period of six (6) months from the Commencement Date; provided, however, that such
warranty shall not be effective for any maintenance, repairs or replacements necessitated due to the misuse
of, or damages caused by, Tenant, its employees, contractors, agents, subtenants, or invitees.

4. Use. The Premises shall be used only for the purpose of receiving, storing, shipping, and selling (but
specifically excluding retail selling) products, and for such other incidental lawful uses; furthermore, with
respect to the materials itemized in Exhibit E and pursuant to the terms thereof, Tenant’s use may include
manufacturing and assembly. Tenant shall not conduct any public sale at the Premises, use the Premises as
a  place  of  public  accommodation  under  the  Americans  With  Disabilities  Act  or  any  other  Legal
Requirements, or permit any nuisance at the Premises. Tenant shall use the Premises in compliance with all
federal, state, and local laws, orders, judgments, ordinances, regulations, codes, permits, licenses, covenants,
and restrictions now or hereafter applicable to the Premises (collectively, "Legal Requirements"). Tenant
shall, at its expense, make any alterations or modifications to the Premises or Project that are required by
Legal Requirements due to Tenant's specific use or occupation of the Premises.

5. Monthly Base Rent and Monthly FOE. Upon execution of this Lease, Tenant shall pay to Landlord the
first  payment  of  Monthly  Base  Rent,  Monthly  Taxes,  and  Monthly  FOE  payable  under  the  Lease,  and
thereafter Tenant shall pay all such payments in advance, without demand, no later than the first day of
each  calendar month  following  the  Commencement  Date  (prorated  for  any  fractional  calendar  month).
Effective on the same date that Monthly Base Rent is increased following any abatement period as provided
in Section 1,  the Monthly  FOE shall be automatically increased by  the Annual FOE Increase set forth in
Section 1. Tenant shall make all payments to Landlord (or to such other party or at such location as Landlord
may  from  time  to  time  specify  in  writing)  by Electronic Fund  Transfer  or  Automated  Clearing  House.
Tenant’s  payment  obligations  and  Landlord’s  obligations  under  this  Lease  are  independent  obligations.
Tenant shall not abate, reduce, or set-off any amounts payable except as may be expressly provided in this
Lease. Without limiting Landlord’s other rights and remedies, if Tenant is delinquent in any payment due
for more than 5 days, Tenant shall pay to Landlord on demand as a late charge (and not as a penalty) an
amount equal to five percent (5%) of the delinquent sum.

The Monthly FOE payable by Tenant shall be Tenant’s reimbursement for Landlord’s costs with respect to
insurance premiums as provided in Section 9, Landlord's repair and maintenance obligations as provided
in Section 10, and the property management fee.

6. Security Deposit. Tenant shall pay Landlord the Security Deposit upon execution of this Lease as security
for the performance of Tenant's obligations. The Security Deposit is not an advance rental deposit, or a
measure of Landlord's damages arising from an Event of Default (as hereinafter defined). Upon any Event
of Default, Landlord may use the Security Deposit to satisfy Tenant’s obligations under this Lease, without 

	
	
- 3 -
prejudice to any other remedy provided herein or by law. Tenant shall pay Landlord, no later than 10 days
from demand, an amount that will restore the Security Deposit to the amount required under this Lease.
Landlord's obligation with respect to the Security Deposit is that of a debtor, not a trustee.  The Security
Deposit shall be the property of Landlord, and any remaining amount of the Security Deposit shall be paid
to Tenant no later than 30 days after Tenant's obligations under this Lease have been fulfilled. Landlord
shall not be required to keep the Security Deposit separate from its general accounts, and no interest shall
accrue thereon.

7. Utilities. Tenant shall pay the utility provider directly for all separately metered or contracted utilities
serving  the  Premises,  along  with  any  taxes, penalties,  or  surcharges  related  thereto. Water  and  sewer
services are included in the Monthly FOE, and Tenant agrees to limit use of water and sewer to amounts
consistent with normal restroom, break room, and office use. Notwithstanding the foregoing, provided that
such utilities are priced at, or below, local utility provider rates, Landlord may elect to deliver gas and electric
utility  services to  Tenant  directly, or  through  an  intermediary,  including Landlord holding the utility
accounts, and Tenant shall reimburse Landlord for Tenant’s consumption no later than thirty (30) days from
receipt of demand. In the event Tenant’s use of water and sewer services materially exceeds the foregoing,
Landlord may separately meter the water and sewer services, at Tenant’s expense, and may require Tenant
to  pay  the  service  provider  directly.  Landlord  shall  have  no  liability  to  Tenant  with  respect  to  any
interruptions or failures of utilities.

8. Taxes.  Subject  to  reimbursement  as  provided  below,  Landlord  shall  pay  all  taxes,  assessments,
governmental charges, fees or payments to a governmental authority in lieu of taxes, and fees payable to
tax  consultants  and  attorneys  for  consultation  and  contesting taxes  that  accrue  during  the  Lease  Term
against the tax parcel on which the Premises is located (collectively, "Taxes"). In addition, Taxes shall include
all  capital  levies,  or  other  taxes  assessed  upon  the  rent  payable  to  Landlord  under  this  Lease,  and  any
franchise tax, excise, use, margin, transaction, sales or privilege tax, assessment, levy or charge measured by
or based upon such rent, or the value of the Premises and/or the Project; provided, however, in no event
shall Tenant be liable for any income taxes imposed on Landlord unless such income taxes are in substitution
for any  Taxes. If any tax is levied or  assessed directly against  Tenant, or results  from any  Tenant-Made
Alterations (defined below), property, contents, or fixtures placed in the Premises by Tenant, then Tenant
shall pay such tax directly to the taxing authority, even if levied or assessed against Landlord.

Along with each payment of Monthly Base Rent under this Lease, Tenant shall pay Landlord one-twelfth
(1/12) of Tenant's Proportionate Share of Taxes as estimated by Landlord from time to time. Tenant shall
be responsible only for Tenant’s Proportionate Share of actual Taxes in any calendar year.  Each year, within
ninety (90) days of the final determination of Taxes for the prior year, Landlord shall provide Tenant with
reasonable documentation of the Taxes for such period, together with a reconciliation statement showing
the Taxes paid by Tenant and the actual Taxes for such period; any difference between Tenant’s estimated
payments and Tenant’s Proportionate Share of actual Taxes will be reconciled annually by either: (a) Tenant
paying Landlord, or (b) Landlord paying Tenant, such amounts to true-up the differences, each within thirty
(30) days after such determination. Tenant's Proportionate Share may be as adjusted by Landlord for future
changes in the physical size of the Premises, Building, or Project. The Monthly Taxes is an estimate only,
actual Taxes may vary.

9. Insurance.  During  the  Lease  Term,  Landlord  shall  maintain  all  risk  property  insurance  covering  the
replacement of the Building and commercial general liability insurance on the Project. Landlord’s insurance
may be included in a blanket policy or captive insurance program. Tenant will not use the Premises in any
manner that would void Landlord's insurance.

During  the  Lease  Term,  Tenant  shall  maintain  the  following  insurance  policies  at  Tenant’s  expense  and
without limiting Tenant’s liability under this Lease: (a) commercial general liability, on an occurrence basis,
having  a  minimum  limit  of  $2,000,000  per  occurrence  naming  Landlord,  Prologis,  Inc.,  and  its  property
manager as additional insureds; (b) all-risk property covering the full replacement cost of all property and
improvements placed in the Premises by, or on behalf of, Tenant; (c) workers’ compensation as required by
the applicable state statute which shall include a waiver of subrogation in favor of Landlord Parties; (d)
employers liability of not less than $1,000,000, and (v) business automobile liability  having a  combined
single limit of not less than $2,000,000 per occurrence insuring Tenant against liability arising out of the
ownership,  maintenance,  or  use  of  any  owned,  hired  or  non-owned  vehicles.  Tenant’s  insurance  shall
provide  primary  and  non-contributory  coverage  to  Landlord  Parties  with  respect  to  Tenant’s  indemnity
obligations under this Lease. Tenant’s insurance requirements may be satisfied by a combination of primary
and  excess  policy  limits  or  an  umbrella  policy.  Tenant  shall  provide  Landlord  with  certificates  of  such
insurance prior to Tenant taking possession of the Premises, and thereafter prior to the expiration of the
insurance coverage, or 15 days following Tenant’s receipt of Landlord’s request.
  

	
	
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The all-risk property insurance obtained by Landlord and Tenant shall include a waiver of subrogation in
connection with any insured loss by the insurers and all rights based upon an assignment from its insured,
against Landlord, or its agents, employees, contractors, or property manager (collectively the “Landlord
Parties”),  or  Tenant,  its  agents,  employees,  contractors,  subtenants,  assigns,  or  invitees  (collectively  the
“Tenant Parties”). No Landlord Parties or Tenant Parties shall be liable to any other, for any loss coverable
by all risk property insurance, and each party waives claims against the Landlord Parties and Tenant Parties
(as applicable) for such loss. Notwithstanding anything contained herein to the contrary, Tenant shall be
responsible for all contents, owned or unowned, places in the Premises by, or on behalf of, Tenant. The
failure of either party to insure its property shall not void this waiver. The Landlord Parties and Tenant Parties
waive  any  claims  against  the  other  for  business  interruption  loss  from  any  cause  whatsoever,  including
damage caused in whole or in part, directly or indirectly, by the negligent acts of the other party (but subject
to Legal Requirements with respect to the non waive-ability of gross negligence or intentional misconduct
of  either  party).. Notwithstanding  the  foregoing,  with  respect  to  any  damage  to  the  Project  caused  by
Tenant Parties, Tenant shall pay Landlord’s all-risk property insurance deductible, not to exceed $25,000 per
occurrence, within thirty (30) days following demand.

10. Landlord's  Repairs and  Maintenance.  Landlord  shall  maintain,  repair,  and  replace  as  reasonably
necessary to keep in good working order the following elements of the Project which serve the Building: (a)
structural elements of the Building, (b) roof (including roof membrane), (c) exterior walls, (d) parking areas
(including snow removal to the extent consistent with market practice), driveways, landscaping, (e) exterior
lighting,  (f)  Building  fire  sprinkler  system,  (g)  plumbing,  water  and  sewer  lines  (excluding  any  Tenant
specialized  plumbing),  (h)  water  heater,  (i)  restroom  and  breakroom  fixtures  existing  as  of  the
Commencement  Date,  (j)  office  area  ceiling  tiles,  (k)  windows,  (l)  demising  wall,  (m)  ventilation,  and  air
conditioning units serving the office area of the Premises (the “Office HVAC”), and (m) exterior louvers and
ventilation fans for standard warehouse air changes, heating and evaporative cooler systems serving the
warehouse  area  of  the  Premises  (the  “Warehouse  Systems”).  Landlord  shall  also  complete  a bi-annual
preventative maintenance service of all dock doors, dock levelers, and dock bumpers. Landlord’s obligations
for repair and replacements under this Lease shall expressly exclude any damage resulting from the misuse
or damage by Tenant Parties, and, subject to Sections 9 and 15, Tenant shall reimburse Landlord no later
than thirty (30) days from demand the cost of any repair or replacement resulting from damage or misuse
by Tenant Parties. Tenant shall promptly give Landlord written notice of any repair required by Landlord.

11. Tenant's Repairs. Subject to Landlord's obligations in Section 10, and subject to Sections 9 and 15,
Tenant, at its expense, shall maintain, repair, and replace in good working order all areas, improvements
and systems exclusively serving the Premises including floor slab, doors,  and Tenant HVAC and related
components.  “Tenant  HVAC”  means  HVAC  systems  installed  by  Tenant,  specialty  HVAC  equipment
(including IT room HVAC), and warehouse air conditioning systems (other than the Warehouse Systems)
including temperature-controlled product systems. In addition, Tenant, at Tenant’s expense, shall repair and
replace in good working order the dock doors, dock levelers, and dock bumpers serving the Premises. If
Tenant fails to perform any Tenant maintenance, repair, or replacement required under this Lease within 30
days from demand, Landlord may perform such work and Tenant shall reimburse Landlord for such costs
within 30 days after demand along with a 5% administrative fee.

12. Tenant-Made Alterations and Trade Fixtures. Tenant must obtain Landlord’s written consent for any
alterations or improvements made to the Premises or Project by, or on behalf of, Tenant ("Tenant-Made
Alterations"). Tenant shall be responsible to ensure that all Tenant-Made Alterations comply with Legal
Requirements and are constructed in a good and workmanlike manner by reputable contractors. Tenant
shall provide Landlord with the names of all contractors performing work or supplying materials prior to
beginning construction, and Landlord may post notices of non-responsibility at the Premises. Tenant shall
cause its contractor completing Tenant-Made Alterations to provide certificates of insurance for worker's
compensation,  including  a  waiver  of  subrogation  in  favor  of  Landlord  Parties, and  commercial  general
liability in an amount equal to $2,000,000, including a provision of additional insured status for Landlord
Parties. Upon completion of any Tenant-Made Alterations, Tenant shall deliver to Landlord final lien waivers
from all contractors and subcontractors which provided services for the Tenant-Made Alterations. Upon
surrender  of  the  Premises,  Tenant  shall  remove  all  Tenant-Made  Alterations  and  any  improvements
constructed by Tenant, unless Landlord notifies Tenant that they shall remain as Landlord's property. Tenant
shall repair any damage resulting from such removal. Upon Tenant's written request, Landlord shall provide
Tenant a list of Tenant-Made Alterations Landlord will shall allow to remain upon the Expiration Date.

Without Landlord’s  approval,  Tenant  may  erect  shelves,  racking,  machinery  and  trade  fixtures in  the
Premises (collectively  "Trade  Fixtures"),  provided such  items:  (a)  do  not  overload  the slab,  (b)  may  be
removed without damaging the slab or the Premises, and (c) comply with all Legal Requirements. Upon 

	
	
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Lease termination, Tenant, at its expense, shall remove its Trade Fixtures and repair any damage to the
Premises caused from such removal.

Notwithstanding  anything  herein  to  the  contrary,  and  provided  that  no  Event  of  Default  exists  or
would exist  but  for  the  passage  of  time,  giving  of  notice,  or  both,  Landlord  shall  contribute  up  to
a    maximum  amount  of  $4,682,880  (the  “TI  Allowance”),  towards  the  Tenant-Made  Alterations  to  the
Premises which can be capitalized by Landlord (as opposed to repairs and maintenance to the Premises),
which payment shall be made  by Landlord  to  Tenant  within  30  days  following  (i)  completion  of  the
Tenant-Made  Alterations,  (ii) Landlord’s  receipt  of  Tenant’s  invoice  substantiating  the  costs  along
with  copies  of  vendor  invoices summarizing work done, (iii) Landlord’s receipt of final lien waivers from
all contractors and subcontractors who worked on the Tenant-Made Alterations, and (iv) Landlord’s receipt
of a copy of the final construction permit  approved  by  the  applicable  governing  authority  to  the  extent
required  for  such  Tenant-Made Alterations.  Landlord shall be under no obligation to pay for any Tenant-
Made Alterations to the Premises in excess of the TI Allowance.  Further, such TI Allowance shall only be
available for Tenant’s use through Month 24 of the Lease, and Tenant hereby waives any and all rights to
any unused portion of the TI Allowance remaining thereafter.

Tenant  acknowledges  this  Lease  is  for  new-build  construction.  Without  any  Landlord  representation,
warranty, or liability with respect to the contents thereof, and without granting or implying any Tenant right
to request modifications or to approve the contents thereof, Landlord shall provide Tenant with a copy (in
electronic format or other format readily available to Landlord) of the base building specifications for the
Building.

13. Signs. Tenant  must  obtain  Landlord’s  written  consent for  any exterior signage. Upon  the  Lease
termination,  Tenant,  at  its  expense, shall  remove  all  such signage and  repair,  paint,  and/or  replace any
damaged building facia surfaces. Tenant, at its expense, shall comply with all Legal Requirements pertaining
to such items.

14. Parking. Tenant may park operable vehicles in areas of the Project designated for non-reserved parking
and may park operable vehicles and trailers overnight at the docks and designated truck and trailer parking
areas for the Premises. Tenant shall not park vehicles or trailers in a manner that causes interference with
the access to the parking lots and truck courts at the Project. Landlord may allocate parking spaces among
Tenant and other tenants if Landlord reasonably determines such allocation is beneficial to the  Project.
Landlord shall not be responsible for enforcing Tenant's parking rights against any third parties.

15. Restoration. If at any time during the Lease Term the Premises is damaged by fire or other casualty
event  (the  “Casualty  Damage”),  within  60  days  after  such  event,  Landlord  shall  notify  Tenant  of  its
reasonable estimate for restoration time (the "Restoration Notice"). If the restoration time is estimated to
exceed 6 months, either Landlord or Tenant may elect to terminate this Lease upon delivery of written notice
to the other party no later than 30 days after delivery of the Restoration Notice. If neither party elects to
terminate this Lease, or if Landlord estimates that restoration will take less than 6 months, then Landlord
shall, subject to receipt of insurance proceeds, restore the Premises, excluding any Tenant-Made Alterations
and Trade Fixtures. Notwithstanding the foregoing, either party may terminate this Lease if the Casualty
Damage occurred during the last year of the Lease Term and Landlord reasonably estimates that it will take
more than one month to repair such damage. Commencing on the date of the Casualty Damage, Monthly
Base Rent, Monthly Taxes, and the Monthly FOE shall be abated from the date of Casualty Damage through
the period of repair and restoration in the proportion of the Premises, if any, which is not usable by Tenant.
Such abatement shall be the sole remedy of Tenant, and Tenant waives any right to terminate this Lease by
reason of damage or casualty loss except as provided above.

16. Condemnation.  If  the  entire  Premises  is  permanently  taken  by  right  of  eminent  domain,  or  by  a
purchase in lieu thereof (each a "Taking" or "Taken"), then upon written notice by Landlord this Lease shall
terminate and Monthly Base Rent, Monthly FOE, and Monthly Taxes shall be apportioned as of the date of
the Taking. If part of the Premises is Taken, then this Lease shall be terminated with respect to the portion
so Taken and Monthly Base Rent and Monthly FOE shall be proportionately reduced to the extent fair and
reasonable under the circumstances. In the event of a Taking, Landlord shall be entitled to receive the entire
purchase price or award from a Taking, and Tenant shall assign to Landlord Tenant's interest, if any, in such
purchase price or award. Without diminishing Landlord's purchase price or award, Tenant shall have the
right to make a separate claim against the Taking authority (but not Landlord) for such compensation as
may be separately awarded or recoverable by Tenant.
 

	
	
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17. Assignment and Subletting. Tenant shall not assign this Lease, sublease the Premises, or mortgage or
pledge  its  leasehold  interest  in  this  Lease  without  Landlord’s  prior written  consent, except  as  provided
below, and any attempt to do so shall be an immediate Event of Default. In determining whether to grant,
delay or condition its consent, Landlord may consider whether the intended use would adversely impact
the value of the Building, the use or operations of other tenants at the Project, or impair Landlord’s ability
to lease other space in the Project. Tenant shall provide Landlord the proposed assignee or sublessee’s
name, a description of its business, its financial information, and such other information as Landlord may
reasonably request. Any approved assignment or sublease shall be expressly subject to: (a) the terms and
conditions of this Lease, and (b) revocable if there is an uncured Event of Default, either at the time of notice
or as of the effective date of the assignment or sublease. In an Event of Default, Landlord may collect rent
from any occupant of the Premises apply the amount collected to the next due installment of rent under
this Lease. For purposes of this Section, a transfer of the ownership interests controlling Tenant shall be
deemed an assignment of this Lease unless the interests are publicly traded. Notwithstanding the above,
without Landlord’s consent, but with prior written notice to Landlord, Tenant may assign this Lease, or sublet
the Premises to any entity controlling Tenant, controlled by Tenant or under common control with Tenant
(a "Tenant Affiliate"). This Lease shall be binding upon Tenant’s successors and assigns. Upon Landlord's
receipt of Tenant's written notice of a desire to assign this Lease, or sublet the Premises (other than to a
Tenant Affiliate), Landlord may terminate this Lease with respect to the area of the Premises described in
Tenant's notice by giving written notice to Tenant within 30 days of Landlord’s receipt of such request.

Notwithstanding any assignment or subletting (or any Landlord consent thereto), Tenant and any guarantor
of Tenant's obligations shall remain liable for all of Tenant’s obligations under this Lease. In the event that
the Base Rent due by a sublessee exceeds the Monthly Base Rent payable under this Lease, then Tenant
shall pay to Landlord 50% of such excess within 30 days following receipt.

18. Indemnification. Tenant agrees to indemnify, defend, and hold harmless, Landlord Parties from and
against all losses, liabilities, damages, costs and expenses (including reasonable attorneys' fees) resulting
from third party claims for personal injuries, or damage, theft, or loss of property occurring at the Project
which arises from: (a) the use and occupancy of the Premises by Tenant Parties, or (b) any other act or
omission  of  Tenant  Parties,  except  for  the  negligence  or  willful  misconduct  of  Landlord  Parties.  The
furnishing of insurance required hereunder shall not be deemed to limit Tenant's obligations under this
Section.

19. Inspection, Data, and Access. Landlord and its agents, representatives, lenders, investors, prospective
buyers, consultants, and contractors may enter the Premises at reasonable times to inspect the Premises for
any reasonable business purpose, and during the last year of the  Lease Term, to show the  Premises to
prospective tenants. Landlord may grant easements, make public dedications, designate or modify common
areas,  and  create  restrictions  affecting  the  Project  (collectively,  “Encumbrances”),  provided  that
Encumbrances  do  not  materially  interfere  with  Tenant's  authorized  use  or  occupancy  of  the  Premises.
Tenant  agrees  to  execute  any  reasonable  instruments  as  may  be  necessary  for  Encumbrances. Upon
reasonable  prior  notice  to  Tenant,  Landlord  may  install  and  maintain  sensors  and  meters  (collectively
“Devices”)  in  the  Premises  for  the  purpose  of  collecting  raw  Building  data  regarding  the  operational
efficiency of the HVAC, roof, foundation and  exterior walls, temperature, utility, and lighting usage (the
“Data”). The Devices shall not: (a) materially interfere with Tenant's use or occupancy of the Premises, (b)
include cameras, video, or voice recording devices, or (c) collect personal or employee data, or otherwise
track or identify people, equipment, or inventory. Landlord shall own all rights, title and interest in all the
Data collected from Devices. Upon request to Landlord, Tenant shall have the right to access and use the
Data for its internal business purposes during the Lease Term.

20. Quiet Enjoyment.  Absent  any  uncured  Event  of  Default,  Tenant  shall  have  peaceful  and  quiet
enjoyment of the Premises against any person claiming by, through or under Landlord.

21. Surrender.  Upon the Lease termination, or the termination of Tenant's possession of the Premises,
Tenant shall surrender the Premises to Landlord in the same condition as received, , ordinary wear and tear,
casualty  loss  and  condemnation  excepted,  and  remove  all  Trade  Fixtures,  Tenant-Made  Alterations  and
property. Tenant shall remove, or cut below the slab surface, all racking bolts, and repair cracks, spalling,
and racking bolt damage with mm-80 (or equivalent) epoxy or polymer to match concrete color and finished
smooth  with  slab  surface.  All  floor  striping  (including  paint  or  tape)  shall  be  removed  with  no  residual
staining  or  other  indication  that  such  striping  or  taping  existed.  Any  such  items  not  removed  shall  be
deemed abandoned. In the event Tenant fails to comply with either (a) or (b) above, Landlord may complete
such work, and Tenant shall reimburse Landlord for the costs thereof no later than thirty (30) days following
receipt of demand. Any outstanding Tenant obligations under this Lease shall survive the termination of the
Lease Term.  

	
	
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22. Holding Over. Possession of the Premises by Tenant after the termination of this Lease, shall be subject
to immediate termination by Landlord, and all terms of this Lease shall be applicable during such holdover
period except (a) any expansion, renewal, or similar option shall be null and void, and (b) Monthly Base Rent
for the holdover period shall be 150% of the Monthly Base Rent in effect immediately prior to the holdover
period. In addition, Tenant shall be liable for all damages incurred by Landlord as a result of the holdover.
Holdover shall not extend the Lease Term, and this Section shall not be construed as consent for Tenant to
retain possession of the Premises. For purposes of this Section, “possession of the Premises” shall continue
until Landlord has legal control over the Premises, all keys have been delivered, and Tenant has surrendered
the Premises in the condition and repair as required in this Lease.

23. Events of Default. Each of the following shall be an event of default ("Event of Default") by Tenant:
a) Failure by Tenant to pay any installment of Monthly Base Rent, Monthly Taxes, the Monthly FOE, or
any other payment required within 5 days after the due date.
b) Tenant or any guarantor: (i) makes an assignment for the benefit of creditors; (ii) commences any
action to have an order for relief entered on its behalf as a debtor, or to adjudicate it as bankrupt, or
insolvent, or seek reorganization, liquidation, or dissolution of it, or its debts, or seek an appointment
of a receiver, trustee, custodian or similar official for it, or its property (collectively a "Proceeding for
Relief"); (iii) becomes subject to an involuntary Proceeding for Relief which is not dismissed within 60
days of filing; or (iv) is dissolved or otherwise fails to maintain its legal existence.
c) Failure  to maintain  any  insurance  required  by  this  Lease, or  to  timely  deliver  any  certificate  of
insurance.
d) Failure to comply with any other provision of this Lease for more than 30 days after Landlord has
given Tenant written notice, except as otherwise provided in this Lease (said notice being in lieu of,
and not in addition to, any notice required as a prerequisite to a forcible entry, detainer or similar
action for possession of the Premises).
e) The occurrence of any Event of Default otherwise specifically set forth in this Lease.
24. Landlord's Remedies. For so long as any Event of Default continues, Landlord may at any time elect
to: (a) terminate this Lease, (b) terminate Tenant's right of possession of the Premises (but Tenant shall
remain liable as hereinafter provided), and/or (c) pursue any other remedies at law or in equity. Upon the
termination  of  this  Lease,  or  termination  of  Tenant's  right  of  possession,  Landlord  may,  without  formal
demand  or  notice  except  as  required  by  Legal  Requirements,  re-enter  the  Premises  by  any  action  or
proceeding authorized by law, and remove Tenant, and all persons and property therefrom. If Landlord re-
enters the Premises, Landlord shall have the right to keep in place, or remove and store, all property at the
Premises at Tenant’s expense. In the event Landlord delivers three notices of an Event of Default under this
Lease in any twelve-month period, any subsequent failure to comply with this Lease shall be deemed an
Immediate Event of Default. The term “Immediate Event of Default” shall mean Tenant has no cure period,
and Landlord may immediately pursue all of its remedies.

If Landlord terminates this Lease, Landlord may recover from Tenant the sum of: (a) all Monthly Base Rent,
Monthly Taxes, Monthly FOE, and all other amounts payable by Tenant which have accrued as of the date
of termination; (b) the value of the Monthly Base Rent for any periods of abated Monthly Base Rent; (c) the
cost  of  reletting  the  Premises,  including  the  unamortized  brokerage  fees  and/or  leasing  commissions
incurred by Landlord, costs of removing  and storing  property, repairing or  altering the  Premises to the
condition required by Tenant under this Lease; (d) all reasonable expenses incurred by Landlord in pursuing
its remedies, including reasonable attorneys' fees and court costs; and (v) the excess of the then present
value of the Monthly Base Rent, Monthly Taxes, Monthly FOE, and other amounts payable by Tenant under
this Lease applicable to the period following the termination of this Lease through the Expiration Date, over
the present value of any amounts which Tenant establishes Landlord can reasonably expect to recover by
reletting the Premises during such period, taking into consideration the availability of acceptable tenants
consistent  with  Landlord’s  leasing  criteria  and  other  market  conditions.  Such  present  values  shall  be
calculated at a discount rate equal to the 90-day U.S. Treasury bill rate at the date of the termination.

If Landlord terminates Tenant's right of possession (but not this Lease), Landlord shall use commercially
reasonable efforts to relet the Premises without releasing Tenant from any liability hereunder and without
notice  to  Tenant;  provided,  however,  (a)  Landlord  shall  not  be  obligated  to  accept  a  Tenant-proposed
tenant, and (b) Landlord shall have the right to lease any other space controlled by Landlord or Landlord’s
affiliate first. Any reletting of the Premises shall be on terms and conditions acceptable to Landlord in its
sole discretion. Landlord shall not be liable, nor shall Tenant's obligations be reduced as a result of Landlord
not reletting the Premises. Landlord shall have the right to make repairs, changes, alterations, or additions
to the Premises as Landlord deems necessary in order to relet the Premises. If the Premises is not relet, then
Tenant shall pay to Landlord, as damages, a sum equal to: (1) the Monthly Base Rent, Monthly FOE, and 

	
	
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Monthly Taxes payable by Tenant for such period that the Premises has not been relet, plus the cost of
recovering  possession  of  the  Premises  (including  reasonable  attorneys'  fees  and court  costs);  (2)  any
Monthly Base Rent, Monthly Taxes, Monthly FOE, and other amounts accrued and unpaid at the time of
repossession; and (3) the costs incurred by Landlord’s efforts to relet the Premises. If the Premises is relet,
and the  total  rent  and  expenses  payable  by  such  replacement  tenant (after  first  deducting  any  unpaid
amounts  payable  by  Tenant  which  accrued  under  this  Lease,  the  cost  of  recovering  possession  of  the
Premises, the costs of repairs and alterations to the Premises completed by Landlord on Tenant’s behalf,
and leasing commissions) is not sufficient to satisfy the total rent and expenses payable by Tenant under
this Lease,  then  Tenant  shall  immediately  pay  any  such  deficiency  to  Landlord  upon  demand.
Notwithstanding any reletting without termination, Landlord may elect to terminate this Lease for a previous
Event of Default at any time upon written notice.

Landlord’s exercise of any remedies shall not be deemed an acceptance of surrender of the Premises and/or
a termination of this Lease. Landlord’s failure to enforce its rights under this Lease strictly in accordance the
terms hereof shall not modify this Lease or create a custom contrary to the specific provisions of this Lease.
Tenant and Landlord further agree that forbearance or waiver by Landlord to enforce its rights pursuant to
this Lease, or at law or in equity, shall not waive its rights or remedies in connection with any subsequent
Event of Default. No waiver by Landlord of any Lease provision shall be effective unless in writing and signed
by Landlord, even if Landlord accepts Tenant’s payments with knowledge of Tenant’s breach of the Lease.
Tenant waives all right of redemption following termination of the Lease or Tenant’s right of possession by
a  judgment  or  warrant  of  any  court.  In  the  event  Landlord  exercises  self-help,  or  lock-out,  remedies  as
provided by law Tenant waives all claims against Landlord for business loss, business interruption, or any
other damages resulting from Landlord's self-help or lock-out. The terms "enter," "re-enter," "entry" or "re-
entry," as used in this Lease, are not restricted to their technical legal meanings.

25. Tenant's Remedies/Limitation of Liability. Landlord shall be in default of this Lease if Landlord fails
to perform any of its obligations under this Lease within 30 days after written notice from Tenant specifying
such failure (unless performance will, due to the nature of the obligation, require more than 30 days, then
after  a  period  of  time  reasonably  necessary  to  cure  such  default).  All  obligations  of  Landlord  shall  be
construed as covenants, not conditions; and, except as otherwise provided in this Lease, Tenant may not
terminate this Lease for Landlord's breach of its obligations. The term "Landlord" shall mean only the then-
current owner of the Premises, and in the event of an assignment of the Lease, the assignor shall be released
and discharged from all obligations of Landlord under this Lease, and such obligations shall be binding
during the Lease Term upon each new assignee for the duration of such owner's ownership. Any liability of
Landlord shall be limited solely to its interest in the Building, and in no event shall any personal liability or
recourse to any other property or assets of Landlord be asserted against Landlord.

26. Subordination.  Tenant's  interest  and  rights  under  this  Lease  shall  automatically  be  subject  and
subordinate to any lien of an existing or future mortgage or any ground lease to which the Premises is
subject,  and  all  amendments,  modifications,  assignments  and  extensions  thereof.  Tenant  agrees,  at  the
election  and  after  notice  of  the  holder  of  any  mortgage,  or  lessor  under  any  ground  lease,  to  execute,
acknowledge and deliver such instruments to confirm such subordination and attornment. Any such holder
may at any time subordinate its mortgage to this Lease, without Tenant's consent, by notice in writing to
Tenant. The term "mortgage" whenever used in this Lease shall be deemed to include deeds of trust, security
assignments and any other encumbrances. Any reference to the "holder" of a mortgage shall be deemed
to include the beneficiary under a deed of trust.

27. Mechanic's Liens.. Tenant shall not allow any lien or encumbrance of any kind to be placed upon the
Building as a result of services or materials provided to the Building at any Tenant Parties’ request. Tenant
shall save and hold Landlord harmless from all loss, cost or expense based on or arising out of claims or
liens  asserted  against  the  Building.  Tenant  shall  give  Landlord  immediate  written  notice  of  any  lien  or
encumbrance placed against the Building and cause the lien or encumbrance to be discharged, or bonded
over, in a manner satisfactory to Landlord, within 20 days of the filing or recording thereof or such failure
shall be deemed an immediate Event of Default.

28. Estoppel Certificates. Tenant agrees to execute and deliver to Landlord, or Landlord’s designee, within
10 days after Landlord’s request an estoppel certificate containing customary provisions. Tenant's failure to
timely deliver an estoppel certificate shall constitute an immediate Event of Default.

29. Environmental Requirements. Except for Permitted Hazardous Materials pursuant to Exhibit F, Tenant
shall  not  allow  any  party  to  introduce,  transport,  store,  use,  generate,  manufacture,  or  dispose  of  any
Hazardous Material at the Project without Landlord's prior written consent except for Hazardous Materials
contained in: (a) products used by Tenant in de minimis quantities for ordinary cleaning and office purposes; 

	
	
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(b)  forklift  propane  tanks,  and  (c)  products  stored  by  Tenant  in  their  original,  sealed,  and  unopened
containers, Tenant shall not allow any party to introduce, transport, store, use, generate, manufacture, or
dispose of any Hazardous Material at the Project without Landlord's prior written consent. Tenant, at its sole
cost  and  expense,  shall:  (v)  cause  its  operations  at  the  Project  to  comply  strictly  with  all  Environmental
Requirements, including all reporting obligations imposed by applicable Environmental Requirements in
the  capacity  as  “operator”  of  Tenant’s  “facility”  and  the  “owner”  (as  such  terms  are  used  in  applicable
Environmental Requirements) of all Hazardous Materials brought onto the Project by Tenant Parties, and
the wastes, by-products, or residues generated, resulting, or produced therefrom, or extracted from the
Project; (w) promptly inform and provide copies of any documentation relating in any way to Hazardous
Materials at the Project which Tenant receives or sends; (x) promptly and diligently remediate in a manner
satisfactory  to  Landlord’s  reasonable  requirements,  any  Hazardous  Materials  released  on,  or  from,  the
Project by Tenant Parties; (y) promptly notify Landlord in writing of any spill, release, discharge, or disposal
of any Hazardous Material in, on, or under the Project; and (z) promptly complete and deliver any disclosure
or certification requested by Landlord concerning Tenant Parties’ transportation, storage, use, generation,
manufacture or release of Hazardous Materials in, on, or about the Project. Tenant shall be strictly liable to
Landlord for Tenant Parties’ transportation, storage, use, generation, manufacturing, disposal, or release of
Hazardous  Materials  at  the  Project  without  regard  to  the  fault  or  negligence  of  any  other  party.
Notwithstanding  any  notice  and  cure  periods  provided  herein,  Tenant  shall  promptly  commence  and
diligently  pursue  its  remediation  obligations  in  accordance  with  this  Section.  The  term  "Environmental
Requirements"  means  all  applicable  present  and  future  statutes,  regulations,  ordinances,  rules,  codes,
judgments,  orders,  or  other  similar  enactments  of  any  governmental  authority  or  agency  regulating or
relating  to  health,  safety,  or  environmental  conditions,  including  the  following:  the  Comprehensive
Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and
all state and local counterparts thereto, and any regulations or policies promulgated or issued thereunder.
The term "Hazardous Materials" means any substance, material, waste, pollutant, or contaminant regulated
by any Environmental Requirements, asbestos, radioactive materials, and petroleum (including crude oil or
any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel or mixtures of
natural gas and such synthetic gas).

Tenant shall have no liability to Landlord as to Hazardous Materials on the Project which arose prior to
Tenant’s initial possession of the Premises, or during the Lease Term which were caused or permitted by
any party other than Tenant, or Tenant Parties, or for Tenant’s disturbance of known existing Hazardous
Materials.

Tenant shall indemnify, defend, and hold Landlord Parties harmless from and against any and all losses,
claims, demands, actions, suits, damages, costs and expenses (including reasonable attorney, fees, punitive
damages,  and  any  reduction  in  the  value  of  the  Project)  which  are  brought  or  recoverable  against,  or
suffered or incurred by Landlord as a result of: (a) any release of Hazardous Materials on, or from, the Project
by  Tenant  Parties,  or  (b)  Tenant  Parties’,  breach  of,  or  noncompliance  with,  this  Section,  regardless  of
whether Tenant had knowledge of such noncompliance. Tenant’s obligations under this Section shall survive
the Expiration Date or earlier termination of this Lease.

If Landlord’s inspection pursuant to Section 19 reveals noncompliance by Tenant, Tenant shall promptly
reimburse Landlord for the reasonable cost of such inspection and testing. Landlord's receipt of a ‘clean’
environmental  assessment  shall  in  no  way  release  Tenant  from  its  obligations  under  this  Section  or
constitute a waiver by Landlord of its rights and remedies herein.

30. Rules and Regulations. Tenant shall comply with all rules and regulations reasonably established by
Landlord covering use of the Project. The current rules and regulations are attached hereto as Exhibit B,
which may be supplemented from time to time. Landlord shall not have any liability or obligation for the
breach of any rules or regulations by other tenants in the Project.

31. Force Majeure. Neither Landlord nor Tenant shall be responsible for delays in the performance of its
obligations  hereunder  caused  by  labor  disputes,  acts  of  God,  inability  to  obtain  labor  or  materials,
governmental restrictions or regulations or delay in issuance of permits, enemy or hostile governmental
action, civil commotion, casualty, and other causes beyond the reasonable control of Landlord or Tenant,
as the case may be (collectively, "Force Majeure"); provided Force Majeure shall not apply to monetary
obligations.

32. Entire Agreement. This Lease constitutes the entire agreement of Landlord and Tenant with respect to
the subject matter hereof. Any prior agreements, promises, negotiations, or representations are superseded
by this Lease. This Lease may only be amended in writing signed by both parties.
 

	
	
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33. Severability. If any clause of this Lease is deemed to be illegal, invalid or unenforceable under present
or future laws, then it is the intention of the parties that such clause be replaced with a valid clause of similar
meaning and that the remainder of this Lease shall not be affected.

34. Brokers. Each party represents and warrants to the other that it has not dealt with any broker or agent
in connection with this transaction, other than Landlord Broker and Tenant Broker, if any, set forth in Section
1 of this Lease. Each party agrees to defend, indemnify and hold the other harmless from and against any
claims by any other broker or agent claiming a commission or other form of compensation by virtue of
having dealt with the indemnifying party with regard to this Lease.

35. Miscellaneous.
a) TIME  IS  OF  THE  ESSENCE AS  TO  THE  PERFORMANCE  OF  TENANT'S  AND  LANDLORD’S
OBLIGATIONS UNDER THIS LEASE.
b) Any  payments  or  charges  due  from  Tenant  to  Landlord aside  from monthly  Base Rent shall  be
considered additional rent for all purposes of this Lease.  Together with Base Rent, additional rent
may also be referenced as “rent.”
c) All Lease notices shall be in writing and sent to the applicable party as set forth in Section 1 by
registered or certified mail, return receipt requested, or by a reputable national overnight courier
service, postage prepaid, or hand delivery. Either party may, upon written notice, change its notice
address(es). Notice  shall  be  deemed  given  upon  delivery  or  refusal  of  delivery except  where
otherwise provided herein.
d) Where approval or consent is required of either Landlord or Tenant, such approval or consent shall
not be unreasonably withheld, conditioned or delayed except as otherwise provided herein, or as
otherwise required by law.
e) At  Landlord's  request,  Tenant  shall  furnish  Landlord  with  true  and  complete  copies  of  its  most
recent financial statements.
f) Neither this Lease, nor a memorandum of lease, shall be recorded by Tenant.
g) The  laws  of  the  state of  Nevada shall  govern  the  construction  and  interpretation  of  this  Lease,
without regards to any principles of conflicts of laws. The rule of construction that any ambiguities
are to be resolved against the drafting party shall not be employed in the interpretation of this
Lease or any exhibits or amendments to this Lease.
h) Landlord’s submission of this Lease shall not constitute an option to lease the Premises, nor be
binding or confer any right or impose any obligations upon either party until execution and delivery
of this Lease by both parties.
i) The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise
describe the scope, intent, or any provision of this Lease, or in any way affect the interpretation of
this Lease.
j) All exhibits and addenda attached hereto are incorporated into, and made a part of, this Lease. In
the event of any conflict between such exhibits or addenda and the terms of this Lease, such exhibits
or addenda shall control.
k) Any amount not paid by Tenant when due shall bear interest from such due date until paid in full
at the highest rate permitted by applicable law, not to exceed 15 percent per year.
l) In the event either party initiates litigation to enforce the terms and provisions of this Lease, the
non-prevailing party shall reimburse the prevailing party for its reasonable attorney's fees, filing
fees, and court costs.  The phrase “prevailing party” includes a party who substantially receives the
relief desired whether by dismissal, summary judgment, or otherwise
m) Landlord shall have the right, without Tenant’s consent, to place an energy technology installation,
such as a solar system, on the roof of the Building, or otherwise at the Project, or to enter into a
lease allowing a third party the right to do so; provided the energy technology system does not
adversely impact Tenant’s use and occupancy of the Premises, or subject Tenant to any additional
costs. Tenant waives all rights to any environmental attributes or incentives resulting from an energy
technology  installation. Tenant  hereby  waives  all  rights  to,  and  agrees  and  acknowledges  that
Landlord shall retain the exclusive right to the use of the exterior of the Building and Project for any
signage purposes, virtual or otherwise except as provided otherwise in this Lease. Landlord may
request, and Tenant shall deliver to Landlord, data regarding Tenant’s utility usage at the Premises
as required by law or to provide, maintain, improve, and keep in good working order the Project.
Tenant can satisfy this requirement by either: (a) providing written consent for Landlord to obtain
the  information  directly  from  the  utility  company,  or  (b)  providing  the  data  to  Landlord  in  an
electronic format reasonably acceptable to Landlord. 

	
	
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n) This Lease may be executed in multiple counterparts, each of which shall be considered an original,
but all of which shall constitute one and the same agreement. The signature of a party transmitted
electronically (e.g., e-signature) or by facsimile, PDF and/or other electronic image file format shall
constitute  and have  the  same  force  and  effect  as  the  original  signature  of  the  party. Following
execution,  a  PDF  (or  similar  image  file  format)  of  this  entire  agreement  (whether  signed
electronically or in ink) shall be considered to be the original agreement for all purposes.
o) The term “days” shall mean calendar days unless otherwise specified, and the term “including”
shall mean ‘including, but not limited to’.
p) Landlord and Tenant each represents to the other that:
(i) neither it,  nor  any  person  or  entity  that  directly  owns  a  10%  or  greater  equity
interest in it nor any of its officers, directors or managing members is a person or entity with whom
U.S. persons or entities are restricted from doing business under regulations of the Office of Foreign
Asset Control (“OFAC”) of the Department of the Treasury, including those parties names on the
OFAC’s Specially Designated and Blocked Persons List and those covered pursuant to Executive
Order  13224  signed  on  September  24,  2001,  entitled  “Blocking  Property  and  Prohibiting
Transactions  with  Persons  Who  Commit,  Threaten  to  Commit,  or  Support  Terrorism),  or  other
governmental action; and
(ii) its  activities  do  not  violate  the  International  Money  Laundering  Abatement  and
Financial Anti-Terrorism Act of 2001 or USA Patriot Act, or the regulations or orders promulgated
thereunder (as amended from time to time).

36. WAIVER OF JURY TRIAL. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO
HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE (IN CONTRACT, TORT, OR OTHERWISE),
BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT,
DOCUMENT,  OR  AGREEMENT  EXECUTED  OR  DELIVERED  IN  CONNECTION  HEREWITH  OR  THE
TRANSACTIONS RELATED HERETO.

[REMAINDER OF PAGE INTENTIONALLY BLANK; SIGNATURE PAGE FOLLOWS]

IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the Effective Date.

             LANDLORD:

TENANT:
Dragonfly  Energy Corporation,  a  Nevada
corporation

By: /OPPS1/_________________________________

Name: /OPPN1/Denis Phares

Title: /OPPPresident  &  CEOT1Chief
Executive Officer
Prologis, L.P., a Delaware limited partnership

By:  Prologis, Inc.,
       a Maryland corporation,
       its general partner

By: Authorized Person

______________________________
Megan  Creecy-Herman,  Vice  President  of
ProLogis  Logistics  Services  Incorporated,  a
Delaware corporation 

	
	
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Exhibit A :  SITE PLAN

*in for permit/design subject to review by AHJ

         

	
	
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Exhibit B:  PROJECT RULES AND REGULATIONS

1. The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or its agents, or
used by them for any purpose other than ingress and egress to and from the Premises.
2. Tenant shall not place any property in the parking areas, landscaped areas, or other areas outside of its
Premises, or on the roof of the Building.
3. No animals shall be allowed in the Building except for service dogs.
4. Tenant shall not install or operate any steam or gas boiler. The use of oil, gasoline or flammable liquids
for heating, lighting is expressly prohibited. Explosives or other articles deemed extra hazardous shall
not be brought into the Project.
5. Parking any type of recreational vehicles or boats is specifically prohibited at the Project. Parking any
cars or trucks inside of the Building is specifically prohibited. In no event shall any inoperable vehicles
be  parked  at  the  Project  nor  shall  any  "For  Sale"  sign  be  displayed  for  any  vehicle.  No  repair,
maintenance  or  washing  of  vehicles  shall  take  place  on  the  Project.  All  vehicles  shall  be  parked  in
designated parking areas in conformity with all signs and other markings. In the event of a failure to
comply with any of the parking requirements in this Lease (a “Parking Default”) which continues for
more than 3 days from Landlord’s demand to cease such Parking Default, Landlord may, in addition to
any other rights, cause  the non-compliant vehicles to be towed  at Tenant’s  cost without liability to
Landlord, and Landlord may hire a parking management company to enforce these parking terms, and
Tenant shall reimburse Landlord for all costs incurred with respect to such Parking Default no later than
thirty (30) days from receipt of an invoice for such amount.
6. Tenant shall maintain the Premises free from rodents, insects and other pests.
7. Landlord reserves the right (but not the obligation) to exclude or expel from the Project any person
who is intoxicated or under the influence of liquor or drugs, or should harass or threaten, verbally or
physically Landlord’s employees, contractors, other occupants, or who otherwise violate the Rules and
Regulations.
8. All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept closed
at all times and in the designated trash enclosure areas.
9. The Premises shall not be used for lodging, sleeping or cooking (other than kitchenette or break room
use) or for any immoral or illegal purposes. No gaming devices shall be operated in the Premises.
10. Tenant shall not permit recreational or medical marijuana to be grown, sold, dispensed, or consumed
on the Premises or Project.
11. Tenant shall not permit smoking in any interior area of the Premises.
12. Prior to accessing the roof of the Building, Tenant shall provide notice to Landlord of the date of such
requested access. When accessing the roof of the Building, Tenant shall follow all Legal Requirements,
including OSHA requirements, and use all reasonable and appropriate precautions to ensure safety of
such Tenant Parties.
Tenant shall not use any part of the Premises to store or in any other way handle firearms, firearms
accessories or ammunition.
  

	
	
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Exhibit C:  NEVADA NOTICE OF NON-RESPONSIBILITY

Section 12, captioned "TENANT-MADE ALTERATIONS AND TRADE FIXTURES," is revised to include
the following:

In accordance with Nevada Revised Statutes 108.234(2), Tenant agrees that Landlord’s interest in
the Premises and the Building shall not be subject to, and shall be immune from, the attachment of any lien
arising as a result of the Tenant-Made Alterations, including any improvement, construction, alteration or
repair  in  the  Premises  by  Tenant,  if  Landlord,  within  three  (3)  days  after  obtaining  knowledge  of  the
construction,  alteration  or  repair,  or  the  intended  construction,  alteration  or  repair,  gives  notice  that
Landlord will not be responsible for the improvement by recording a notice in writing to that effect with the
Official  Records  of Washoe County,  Nevada  (“Notice  of  Non-responsibility”)  in  the  form  of  Schedule  1
attached hereto.  The Notice of Non-responsibility shall be deemed timely recorded within three (3) days
immediately following the effective date of the Lease or by the date of the execution of this Lease by all
parties, whichever occurs first.  Each Notice of Non-responsibility recorded pursuant to Nevada Revised
Statutes 108.234  shall set forth the information required in Nevada Revised Statutes 108.234(3) and shall
be served by personal delivery or by certified mail, return receipt requested (1) upon Tenant within ten (10)
days after the date on which the Notice of Non-responsibility is recorded and (2) upon the prime contractor
within ten (10) days after the date on which Tenant contracts with the prime contractor for the construction,
alteration or repair of the work of improvement.
  

	
	
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SCHEDULE 1 TO Exhibit C

NOTICE OF NON-RESPONSIBILITY

Recording Requested By
and When Recorded Mail To:
___________________
___________________
___________________
Attn:  ______________

Assessor Parcel Number:
___________________

To whom it may concern:

1. Notice  is  given  that  ____________,  a  ____________ (“Landlord”),  whose  address  is
____________________, is the owner of real property in _________, ________ County, Nevada, more
particularly described on Exhibit 1to this Notice (the “Property”).

2. Other  persons  having  an  interest  in  the  Property,  and  the  interest  of  such  persons  in  the
Property,  are  as  follows:  ____________,  a  ____________  (“Tenant”),  whose  address  is
____________________,  under  that  certain  Lease  dated  as  of  ____________,  20__  by  and  between
Landlord and Tenant (the “Lease”).  Pursuant to the terms of the Lease, Tenant is authorized to
and will cause a work of improvement to be constructed, altered or repaired on the Property.

3. The location of the improvement is ________________ and the legal description of the property
on which the improvement is or will be constructed, altered or repaired is the Property.

4. Landlord knew of the intended improvements on the Property by Tenant (the “Project”) at the
execution of the Lease.

5. Three days have not elapsed since execution of the Lease by all parties.

6. Landlord will not be responsible for the Project or for any labor or materials that have been, are
being, or may in the future be, furnished or supplied to the Property with respect to the Project.

7. Landlord  has  notified  Tenant  in  writing  that  Tenant  must  comply  with  the  requirements  of
Nevada Revised Statutes 108.2403.

This Notice is given pursuant to Nevada Revised Statutes 108.234(2) and (3).

Dated:  _________, 20____.

LANDLORD:

__________________,
a ______________________

By:        

	
	
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STATE OF _______  )
    ) ss.
COUNTY OF ______  )

This instrument was acknowledged before me on ________, 20____, by __________, as ____________ of ______________,
a __________________.

(Signature of Notarial officer)

(My commission expires  )
  

	
	
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Exhibit D: ONE RENEWAL OPTION AT MARKET (CLEAR LEASE)

 (a) Provided  that  as  of  the  time  of  the  giving  of  the  First  Extension  Notice  and  the
Commencement Date of the First Extension Term (as such terms are defined below), (x) Tenant is the Tenant
originally named herein, (y) Tenant actually occupies all of the Premises initially demised under this Lease and
any space added to the Premises, and (z) no Event of Default exists, or would exist but for the passage of time
or the giving of notice, or both; then Tenant shall have the right to extend the Lease Term for an additional
term of 60 months (such additional term is hereinafter called the "First Extension Term") commencing on the
day following the expiration of the Lease Term (hereinafter referred to as the "Commencement Date of the
First Extension Term").  Tenant must give Landlord notice (hereinafter called the "First Extension Notice") of its
election to extend the term of the Lease Term at least 9 months, but not more than 12 months, prior to the
Expiration Date.

 (b) The Base Rent payable by Tenant to Landlord during the First Extension Term shall be the
greater of:

  (i) the Base Rent in effect on the Expiration Date (if the Base Rent is stated as an annual
or other periodic rate, adjusted for the length of the Lease Term), and

  (ii) the Fair Market Rent, as defined and determined pursuant to Sections (c) and (d)
below.

 (c) The term "Fair Market Rent" shall mean the Base Rent, expressed as an annual rent per square
foot of floor area, which Landlord would have received from leasing the Premises for the First Extension Term
to an unaffiliated person  which is  not then a tenant in the Project, assuming  that such space were  to be
delivered in "as-is" condition, and taking into account the rental which such other tenant would most likely
have paid for such premises, including market escalations, provided that Fair Market Rent shall not in any
event be less than the Base Rent for the Premises as of the expiration of the Lease Term.  Fair Market Rent
shall not be reduced by reason of any costs or expenses saved by Landlord by reason of Landlord's not having
to  find  a  new  tenant  for the  Premises  (including  without  limitation  brokerage  commissions,  cost  of
improvements necessary to prepare the space for such tenant's occupancy, rent concession, or lost rental
income during any vacancy period).  Fair Market Rent means only the rent component defined as Base Rent
in  the  Lease  and  does  not  include  reimbursements  and  payments  by  Tenant  to  Landlord  with  respect  to
Monthly FOE, Taxes, or other items payable or reimbursable by Tenant under the Lease.  In addition to its
obligation to pay Base Rent (as determined herein), Tenant shall continue to pay and reimburse Landlord as
set forth in the Lease with respect to such Monthly FOE (subject to be increased by Landlord), Taxes, and other
items with respect to the Premises during the First Extension Term.

 (d) Landlord shall notify Tenant of its determination of the Fair Market Rent for the First Extension
Term,  along  with  the  Monthly  FOE  and  the  Annual  FOE  Increase,  as  determined  in  Landlord’s  sole  but
reasonable determination, applicable to the First Extension Term (the “Fair Market Rent Notice”), and Tenant
shall deliver written notice to Landlord within 10 days of receipt of the Fair Market Rent Notice of any objection
to  the  Fair  Market  Rent  Notice.    Failure  to  respond  within  the  10-day  period  shall  constitute  Tenant's
acceptance of such Fair Market Rent, Monthly FOE, and the Annual FOE Increase.  If Tenant objects to the Fair
Market  Rent  as  provided  in  the  Fair  Market  Rent  Notice  as  provided  above,  Landlord  and  Tenant shall
commence negotiations to attempt to agree upon the Fair Market Rent within 30 days of Landlord's receipt
of Tenant's notice.  In the event Landlord and Tenant fail to reach an agreement on such Fair Market Rental
Rent, and execute the Amendment (defined below) which provides for the Fair Market Rent, as well as the
Monthly FOE, and Annual FOE Increase as provided by Landlord at least 6 months prior to the expiration of
the  Lease,  then  Tenant's  exercise  of  the  renewal  option  shall  be  deemed  withdrawn and  the  Lease  shall
terminate on the Expiration Date.  The negotiation of the Fair Market Rent as provided above shall be limited
to  the  determination  of  the  Base  Rent  and  shall  not  affect  or  otherwise  reduce  or  modify  the  Tenant's
obligation to pay or reimburse Landlord for the Monthly FOE, Taxes, or any other reimbursable items.
 (e) Except for the Base Rent, Monthly FOE, and Annual FOE Increase, Tenant's occupancy of the
Premises  during  the  First  Extension  Term  shall  be  on  the  same  terms  and  conditions  as  are  in  effect
immediately prior to the expiration of the initial Lease Term; provided, however, Tenant shall have no further
right to extend the Lease Term pursuant to this exhibit or to any allowances, credits or abatements or options
to expand, contract, renew or extend the Lease.
 

	
	
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 (f) If Tenant does not send the First Extension Notice within the period set forth in Section (a),
Tenant's right to extend the Lease Term shall automatically terminate.  Time is of the essence as to the giving
of the First Extension Notice and the notice of Tenant's objection under Section (d).

 (g) Landlord shall have no obligation to refurbish or otherwise improve the Premises for the First
Extension Term.  The Premises shall be tendered on the Commencement Date of the First Extension Term in
"as-is" condition.

 (h) If the Lease is extended for the First Extension Term, then Landlord shall prepare and Tenant
shall execute an amendment to the Lease confirming the extension of the Lease Term, the Base Rent, the
Monthly FOE, and the Annual FOE Increase applicable to the First Extension Term, and the other provisions
applicable thereto (the "Amendment").

 (i) If  Tenant  exercises  its  right  to  extend  the  term  of  the  Lease  for  the  First  Extension  Term
pursuant to this Exhibit, the term "Lease Term" as used in the Lease, shall be construed to include, when
practicable, the First Extension Term except as provided in (e) above.
  

	
	
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EXHIBIT E:  STORAGE AND USE OF PERMITTED HAZARDOUS MATERIALS

 1. Permitted Hazardous Materials and Use.  Tenant has requested Landlord's consent to Use
(hereinafter  defined)  the  Hazardous  Materials  listed  below  in  its  business  at  the  Project  (the  "Permitted
Hazardous Materials"). Subject to the conditions set forth on Schedule 1 to Exhibit E, Landlord hereby consents
to the Use of the Permitted Hazardous Materials subject to the terms of this Exhibit. Any Use of the Permitted
Hazardous Materials in, on, or about the Project shall be done in a manner consistent with good engineering
practice and in compliance with all Environmental Requirements.

  Permitted Hazardous Materials (including maximum quantities):

  30 containers holding 6 million cells (which is 600 pallets worth).

Use. The generation, receipt, maintenance, treatment, manufacturing, storage, use, process,
transportation,  or  disposal  (the  "Use")  involving  the  Permitted  Hazardous  Materials  are
further described below [If limited to receiving and storage, so specify]:

  Storage and assembly of the Permitted Hazardous Materials.

 2. No Current Investigation.  Tenant represents and warrants that it is not currently subject to
an inquiry, regulatory investigation, enforcement order, or any other proceeding regarding the generation,
use, treatment, storage, or disposal of a Hazardous Material.

 3. Indemnification.  Tenant's indemnity obligation under the Lease with respect to Hazardous
Materials  shall  include  indemnification  for  Tenant,  or  any  Tenant  Parties’,  Use  of  Hazardous  Materials,  or
Tenant’s breach of obligations or representations set forth herein. Tenant shall be strictly liable to Landlord as
a result of Tenant or any Tenant Parties’ Use of Hazardous Materials without regard to the fault or negligence
of any other party.

 4. Disposal Upon Lease Termination.  At the expiration or earlier termination of the Lease Term,
Tenant, at its sole cost and expense, shall, in strict compliance with all applicable Environmental Requirements:
(i) remove and dispose of any drums, containers, receptacles, structures, or tanks storing or containing (or
which have stored or contained) Hazardous Materials and the contents thereof; (ii) remove, empty, and purge
all underground and above ground storage tank systems, including connected piping, of all vapors, liquids,
sludges, and residues; (iii) close out any permits, registrations, business plans, etc. with the relevant authorities;
and (iv) complete the decontamination of any ventilation systems, structural elements, flooring, and other
elements  of  the  Project  affected  by  such  Use  of  Hazardous  Materials. Tenant’s  obligations  under  this
Paragraph shall survive any expiration or termination of this Lease.

  

	
	
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SCHEDULE 1 TO EXHIBIT E: CONDITIONS FOR LANDLORD’S CONSENT TO USE OF PERMITTED
HAZARDOUS MATERIALS

At Tenant’s sole cost and expense, and as material pre-conditions to Landlord’s consent to Tenant’s Use
of Permitted Hazardous Materials, Tenant shall comply with the following requirements:

A.  Storage requirements:

1. Racks cannot be greater than 20 ft deep (no limit on length;
2. Transverse and longitudinal flues need to be provided every 5 feet;
3. No solid shelves;
4. No open top containers; and
5. No Expanded Exposed Plastics (as such term is generally understood in the industry).

B. Any cell manufacturing dry manufacturing and storage areas shall have the following additional
specifications:

1. Ceiling sprinkler protection needs to be extended into any and all rooms containing Permitted
Hazardous Materials; and
2. If, in Tenant’s sole determination, water damage is a concern then Tenant shall use one of the
following options:
a. Tenant shall install a double interlock pre-action sprinkler system; or
b. A Novec fire suppression system with a connected reserve.

C. All areas of the Building in excess of 30 vertical feet shall utilize K22 or K25 ESFR sprinklers in
compliance with NFPA 13 (2022 Edition).

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