Document:

Lease between Southcorp Packaging USA, Inc. and North America Packaging Corp

 Exhibit 10.7 
 INDUSTRIAL BUILDING LEASE 
 Landlord: 

Southcorp Packaging USA, Inc. 
 Tenant: 
 North America Packaging Corporation 

Property Address: 
 1591 N. Harvey Mitchell Parkway 
 Bryan, Texas 

 TABLE OF CONTENTS 

 

							
	 ARTICLE I.
	  	BASIC LEASE TERMS	  	 	1	  
	 Section 1.1.
	  	 Definitions
	  	 	1	  
	 Section 1.2.
	  	 Significance of Basic Lease Provisions
	  	 	2	  
	 ARTICLE II.
	  	PREMISES	  	 	2	  
	 Section 2.1.
	  	 Lease
	  	 	2	  
	 Section 2.2.
	  	 Premises
	  	 	2	  
	 ARTICLE III.
	  	TERM	  	 	2	  
	 Section 3.1.
	  	 Term
	  	 	2	  
	 Section 3.2.
	  	 Renewal Term
	  	 	3	  
	 Section 3.3.
	  	 Option to Purchase
	  	 	4	  
	 ARTICLE IV.
	  	CONDITION OF DEMISED PREMISES	  	 	5	  
	 Section 4.1.
	  	 Condition of Premises
	  	 	5	  
	 ARTICLE V.
	  	RENT	  	 	6	  
	 Section 5.1.
	  	 Base Rent
	  	 	6	  
	 Section 5.2.
	  	 Interest and Late Charges on Late Payments
	  	 	6	  
	 Section 5.3.
	  	 Prior Occupancy
	  	 	6	  
	 Section 5.4.
	  	 Security Deposit
	  	 	6	  
	 ARTICLE VI.
	  	TAXES AND IMPOSITIONS; UTILITIES; OTHER EXPENSES	  	 	7	  
	 Section 6.1.
	  	 Taxes
	  	 	7	  
	 Section 6.2.
	  	 Estimated Payments
	  	 	8	  
	 Section 6.3.
	  	 Tax and Insurance Statement
	  	 	8	  
	 Section 6.4.
	  	 Adjustment Payments
	  	 	8	  
	 Section 6.5.
	  	 Right to Pay
	  	 	9	  
	 Section 6.6.
	  	 Landlord’s Contest of Taxes
	  	 	9	  
	 Section 6.7.
	  	 Utilities
	  	 	9	  
	 ARTICLE VII.
	  	USE	  	 	9	  
	 Section 7.1.
	  	 Use
	  	 	9	  
	 Section 7.2.
	  	 Prohibited Uses
	  	 	9	  
	 ARTICLE VIII.
	  	MAINTENANCE OF PREMISES	  	 	10	  
	 Section 8.1.
	  	 Tenant’s Maintenance
	  	 	10	  
	 Section 8.2.
	  	 Governmental Requirements
	  	 	10	  
	 Section 8.3.
	  	 Tenant’s Responsibilities
	  	 	11	  
	 Section 8.4.
	  	 Maintenance Contract
	  	 	11	  
	 Section 8.5.
	  	 Landlord’s Performance of Tenant’s Obligations
	  	 	11	  
	 ARTICLE IX.
	  	TENANT’S INSURANCE	  	 	11	  
	 Section 9.1.
	  	 Commercial General Liability and Workers Compensation Insurance
	  	 	11	  
	 Section 9.2.
	  	 Policies
	  	 	12	  
	 Section 9.3.
	  	 Adjustment
	  	 	12	  
	 ARTICLE X.
	  	HAZARD INSURANCE	  	 	12	  
	 Section 10.1.
	  	 Kinds and Amounts
	  	 	12	  
	 Section 10.2.
	  	 Insurance Appraisals
	  	 	13	  
	 Section 10.3.
	  	 Waiver of Recovery
	  	 	13	  
	 ARTICLE XI.
	  	DAMAGE OR DESTRUCTION	  	 	13	  

  
 i 

							
	 Section 11.1.
	  	 Damage or Destruction by Fire or Casualty
	  	 	13	  
	ARTICLE XII.	  	LIENS	  	 	14	  
	 Section 12.1.
	  	 Lien Claims
	  	 	14	  
	 Section 12.2.
	  	 Landlord’s Right to Cure
	  	 	14	  
	 ARTICLE XIII.
	  	ALTERATIONS AND IMPROVEMENTS	  	 	15	  
	 Section 13.1.
	  	 Alterations
	  	 	15	  
	 Section 13.2.
	  	 Ownership of Alterations
	  	 	16	  
	 Section 13.3.
	  	 Signs
	  	 	16	  
	 Section 13.4.
	  	 Environmental Impact
	  	 	16	  
	 ARTICLE XIV.
	  	CONDEMNATION	  	 	16	  
	 Section 14.1.
	  	 Taking: Lease to Terminate
	  	 	16	  
	 Section 14.2.
	  	 Taking: Lease to Continue
	  	 	16	  
	 ARTICLE XV.
	  	RENT ABSOLUTE	  	 	17	  
	 Section 15.1.
	  	 Rent Absolute
	  	 	17	  
	 ARTICLE XVI.
	  	ASSIGNMENT — SUBLETTING BY TENANT	  	 	17	  
	 Section 16.1.
	  	 No Assignment, Subletting or Other Transfer
	  	 	17	  
	 Section 16.2.
	  	 Operation of Law
	  	 	17	  
	 Section 16.3.
	  	 Unpermitted Transaction
	  	 	17	  
	 ARTICLE XVII.
	  	INDEMNITY FOR LITIGATION	  	 	17	  
	 Section 17.1.
	  	 Indemnity for Litigation
	  	 	17	  
	 ARTICLE XVIII.
	  	ESTOPPEL CERTIFICATES	  	 	18	  
	 Section 18.1.
	  	 Estoppel Certificates
	  	 	18	  
	 ARTICLE XIX.
	  	INSPECTION OF PREMISES	  	 	18	  
	 Section 19.1.
	  	 Inspections
	  	 	18	  
	 Section 19.2.
	  	 Signs
	  	 	18	  
	 ARTICLE XX.
	  	FIXTURES	  	 	18	  
	 Section 20.1.
	  	 Building Fixtures
	  	 	18	  
	 Section 20.2.
	  	 Tenant’s Equipment
	  	 	18	  
	 Section 20.3.
	  	 Removal of Tenant’s Equipment
	  	 	19	  
	 ARTICLE XXI.
	  	DEFAULT	  	 	19	  
	 Section 21.1.
	  	 Events of Default
	  	 	19	  
	 Section 21.2.
	  	 Remedies
	  	 	20	  
	 ARTICLE XXII.
	  	LANDLORD’S PERFORMANCE OF TENANT’S COVENANTS	  	 	21	  
	 Section 22.1.
	  	 Landlord’s Performance of Tenant’s Covenants
	  	 	21	  
	 ARTICLE XXIII.
	  	EXERCISE OF REMEDIES	  	 	21	  
	 Section 23.1.
	  	 Cumulative Remedies
	  	 	21	  
	 Section 23.2.
	  	 No Waiver
	  	 	21	  
	 Section 23.3.
	  	 Equitable Relief
	  	 	22	  
	 ARTICLE XXIV.
	  	SUBORDINATION TO MORTGAGES	  	 	22	  
	 Section 24.1.
	  	 Subordination
	  	 	22	  
	 ARTICLE XXV.
	  	INDEMNITY AND WAIVER	  	 	23	  
	 Section 25.1.
	  	 Tenant’s Indemnity
	  	 	23	  
	 Section 25.2.
	  	 Landlord’s Indemnity
	  	 	23	  
	 Section 25.3.
	  	 Waiver of Claims
	  	 	23	  
	 ARTICLE XXVI.
	  	SURRENDER	  	 	24	  
	 Section 26.1.
	  	 Condition
	  	 	24	  

  
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	 Section 26.2.
	  	 Removal of Tenant’s Equipment
	  	 	24	  
	 Section 26.3.
	  	 Holdover
	  	 	25	  
	 ARTICLE XXVII.
	  	COVENANT OF QUIET ENJOYMENT	  	 	25	  
	 Section 27.1.
	  	 Covenant of Quiet Enjoyment
	  	 	25	  
	 ARTICLE XXVIII.
	  	MEMORANDUM OF LEASE	  	 	25	  
	 Section 28.1.
	  	 Memorandum of Lease
	  	 	25	  
	 ARTICLE XXIX.
	  	NOTICES	  	 	25	  
	 Section 29.1.
	  	 Notices
	  	 	25	  
	 ARTICLE XXX.
	  	COVENANTS RUN WITH LAND	  	 	26	  
	 Section 30.1.
	  	 Covenants
	  	 	26	  
	 Section 30.2.
	  	 Release of Landlord
	  	 	26	  
	 ARTICLE XXXI.
	  	ENVIRONMENTAL MATTERS	  	 	26	  
	 Section 31.1.
	  	 Hazardous Materials
	  	 	26	  
	 Section 31.2.
	  	 Conduct of Tenant
	  	 	27	  
	 Section 31.3.
	  	 Tenant’s Environmental Indemnity
	  	 	28	  
	 Section 31.4.
	  	 Landlord’s Right to Enter Premises
	  	 	29	  
	 Section 31.5.
	  	 Tenant’s Notification Requirements
	  	 	29	  
	 ARTICLE XXXII.
	  	MISCELLANEOUS	  	 	29	  
	 Section 32.1.
	  	 Captions
	  	 	29	  
	 Section 32.2.
	  	 Severability
	  	 	29	  
	 Section 32.3.
	  	 Applicable Law
	  	 	29	  
	 Section 32.4.
	  	 Amendments in Writing
	  	 	30	  
	 Section 32.5.
	  	 Relationship of Parties
	  	 	30	  
	 Section 32.6.
	  	 Brokerage
	  	 	30	  
	 Section 32.7.
	  	 Joint Effort
	  	 	30	  
	 Section 32.8.
	  	 Time
	  	 	30	  
	 Section 32.9.
	  	 Landlord’s Consent
	  	 	30	  
	 Section 32.10.
	  	 No Partnership
	  	 	30	  

  
 iii

 Property Address: 
 1591 N. Harvey Mitchell Parkway 
 Bryan, Texas 

INDUSTRIAL BUILDING LEASE 
 THIS LEASE, made as of this 28 day of June, 2001 between Southcorp Packaging USA, Inc., a Nevada corporation (“Landlord”) and North America Packaging Corporation, a Delaware corporation
(“Tenant”); 
 ARTICLE I. 
 Basic Lease Terms 
 Section 1.1. Definitions. In
addition to the other terms, which are elsewhere defined in this Lease, the following terms and phrases, whenever used in this Lease, shall have the meanings set forth in this Section, and only such meanings, unless such meanings are expressly
contradicted, limited or expanded elsewhere herein. 
  

	 	A.	Base Rent Schedule: 

  

									
	 Period
	  	Annual Base
Rent	 	  	Monthly
Base Rent	 
	 03/01/01-02/28/02
	  	$	222,000.00	  	  	$	18,500.00	  
	 03/01/02-02/28/03
	  	$	228,660.00	  	  	$	19,055.00	  
	 03/01/03-02/28/04
	  	$	235,519.80	  	  	$	19,626.65	  
	 03/01/04-02/28/05
	  	$	242,585.39	  	  	$	20,215.45	  
	 03/01/05-02/28/06
	  	$	249,862.96	  	  	$	20,821.92	  
	 03/01/06-02/28/07
	  	$	257,358.84	  	  	$	21,446.57	  
	 03/01/07-02/28/08
	  	$	265,079.61	  	  	$	22,089.97	  
	 03/01/08-02/28/09
	  	$	273,032.00	  	  	$	22,752.67	  
	 03/01/09-02/28/10
	  	$	281,222.96	  	  	$	23,435.25	  
	 03/01/10-02/28/11
	  	$	289,659.65	  	  	$	24,138.30	  

  

	 	B.	Security Deposit: $18,500.00 

  

	 	C.	Initial Term: The initial ten (10) year term 

  

	 	D.	Effective Date: March 1, 2001 

  

	 	E.	Commencement Date: July 1, 2001 

  

	 	F.	Termination Date: February 28, 2011 

  

	 	G.	Renewal Term: The Initial Term may be extended by three (3) consecutive renewal options of five (5) years each. 

	 	H.	Use: general office, warehouse, storage, and manufacturing uses and any other legally permitted activities or uses. 

 

	 	I.	Landlord’s Mailing Address: 

c/o Southcorp Limited 
 469 LaTrobe Street 
 6th Floor 

Melbourne 3000 

Victoria 

Australia 

Attention: Hugh Thorbum 
 Facsimile: 011-613-9679-2289 
 Tenant’s Mailing Address: 

North America Packaging Corporation 
 100 Galleria Parkway 
 Suite 950 

Atlanta, GA 30339 

Attention: Phillip O’Connor 
 Facsimile No: 770-951-4784 
 Section 1.2. Significance of Basic Lease
Provisions. Each reference in this Lease to any of the Basic Lease Terms contained in Section 1.1 of this Article shall be deemed and construed to incorporate all of the terms provided under each of such Basic Lease Terms. 

ARTICLE II. 
 Premises 
 Section 2.1. Lease. Landlord, for and in
consideration of the rents herein reserved and of the covenants and agreements herein contained on the part of Tenant to be kept, observed and performed, does by these presents, lease to Tenant, and Tenant hereby leases from Landlord, the real
estate located at 1591 N. Harvey Mitchell Parkway, Bryan, Texas, and legally described on Exhibit A attached hereto and by this reference incorporated herein (“Land”), together with all improvements now
located or hereafter constructed thereon (“Improvements”), subject to covenants, conditions, agreements, easements, encumbrances and restrictions affecting the Land and the Improvements thereon. 

Section 2.2. Premises. The Land and Improvements are hereinafter referred to collectively as the “Premises”.

 ARTICLE III. 
 Term 
 Section 3.1. Term. The Initial Term of this Lease
shall commence on the Commencement Date, effective as of the Effective Date, and shall end on the Termination Date, 

  
 2 

 
unless sooner terminated as hereinafter set forth. Landlord shall deliver possession of the Premises to Tenant upon the Commencement Date; otherwise, Tenant shall have the right to terminate this
Lease within thirty (30) days thereafter. 
 Section 3.2. Renewal Term. In addition to the Initial Term hereof,
Landlord hereby grants Tenant three (3) successive options to renew or extend the term of this Lease from the date upon which it would otherwise expire for three (3) additional periods of five (5) years each (each such period shall be
referred to herein as the “Renewal Period.”) on the terms and conditions set forth in this Section 3.2. 
 (a) The term “Term” when used in this Lease shall include any and all Renewal Period(s). If Tenant elects to exercise any of such options, it shall do so by giving written notice of such
election to Landlord (“Renewal Notice”), on or before the date which is six (6) months before the beginning of the Renewal Period or Renewal Periods for which the term hereof is to be renewed or extended. Each such Renewal Period
shall be on the same terms and conditions as set forth herein except for the rent which shall be adjusted commencing on the first year of the Renewal Period, to an amount equal to the then prevailing Market Rental Rate (as hereinafter defined). The
Base Rent shall be adjusted annually during each Renewal Period to equal 1.03 times the then applicable Base Rent. The “Market Rental Rate” shall, mean for the purposes of this Section 3.2, the fair market rental rate that could be
obtained in an arm’s length transaction on or about the date of the Renewal Notice between willing and informed landlords and willing and informed tenants for the Premises or for space of comparable size, age and construction in the regional
area where the Premises are located, for a term of similar length to the Renewal Term , with adjustments that could be obtained taking into account items that professional real estate brokers customarily consider, including, but not limited to,
rental rates (including any market increases over the applicable term of any such Renewal Period), space availability, tenant size, tenant improvement allowances, freeway visibility, free rent and any other lease concessions, if any, then being
charged or granted by Landlord or the landlords of such similar buildings in the regional area where the Premises are located, all as determined in accordance with Section 3.2(b) below. 

(b) Upon delivery to Landlord of the Renewal Notice, Landlord and Tenant shall commence negotiations to agree upon the
Market Rental Rate. If Landlord and Tenant are unable to reach agreement on the Market Rental Rate within five (5) business days after the date of delivery of the Renewal Notice, then the Market Rental Rate shall be determined as follows:

 (i) If Landlord and Tenant are unable to agree on the Market Rental Rate within said five (5) business day period, then
within five (5) business days thereafter Landlord and Tenant shall each simultaneously submit to the other in a sealed envelope, its good faith estimate of the Market Rental Rate. If the higher of such estimates is not more than 105% of the
lower of such estimates, then the Market Rental Rate shall be the average of the two estimates. If the higher of such estimates is more than 105% of the lower of such estimates, then the Market Rental Rate shall be resolved by arbitration as set
forth in subsection (ii) below. 

  
 3 

 (ii) The parties shall, within ten (10) days after the date of exchange of estimates
(provided the provisions of this subsection (ii) are triggered), select as an arbitrator a mutually acceptable commercial real estate leasing broker with at least ten (10) years experience in leasing similar space in the regional area in
which the Premises are located. If the parties cannot agree on a broker, then within a second period of ten (10) days, each shall select an independent commercial real estate leasing broker meeting the aforementioned criteria and within a third
period of ten (10) days, the two appointed brokers shall select a third broker meeting the aforementioned criteria and the third broker shall be the arbitrator. If one party shall fail to make such appointment within said ten (10) day
period, then the commercial real estate leasing broker chosen by the other party shall be the arbitrator. As soon thereafter as practicable but in any case within ten (10) days of being chosen, the arbitrator (as chosen in accordance herewith)
shall select one of the two estimates of the Market Rental Rate submitted by Landlord and Tenant, based on which of the two estimates is the closest to what the arbitrator believes is the Market Rental Rate, applying in a good faith exercise of the
arbitrator’s best professional judgment applying the standards described in subsection (a), above. The selection of the arbitrator shall be rendered in writing to both Landlord and Tenant and shall be final and binding upon them. The party
whose estimate is not chosen by the arbitrator shall pay the costs of the arbitrator. Any fees of counsel or experts engaged directly by Landlord or Tenant, however, shall be borne by the party retaining such counsel or expert. 

Section 3.3. Option to Purchase. During the last year of the Initial Term only, Tenant shall have an option to purchase
(“Option”) all of Landlord’s right, title and fee simple interest in and to the Premises (the “Property”). The Option is exclusive to Tenant and may not be assigned or conveyed by Tenant to any third party, including without
limitation any assignee or subtenant permitted under the terms of this Lease. Tenant shall exercise the Option by (i) giving written notice (“Option Notice”) to the Landlord of its intent to purchase the Property and
(ii) submitting to Landlord the sum of Ten Thousand Dollars ($10,000.00) as a non-refundable earnest money deposit (“Earnest Money”), both of which must be received by Landlord no earlier than the first day of the last year of the
Initial Term and no later than that day which is six months prior to the expiration of the Initial Term. 
 Within sixty
(60) days following the date of the Option Notice, the parties will enter into a purchase and sale contract for the Property on terms and conditions reasonably satisfactory to both parties and incorporating the terms and conditions set forth
herein. If the parties are unable to enter into such a contract within such time period after good faith efforts to do so, the Option shall terminate and be considered null and void; provided, however, that if such negotiations extend beyond the
date that is six (6) months prior to the expiration of the Initial Term, the deadline for delivery of a Renewal Notice shall be automatically extended until the date that is fourteen (14) days after the termination of the Option. The
purchase price for the Property (the “Option Purchase Price”) shall be paid in immediately available funds at the closing and shall be an amount equal to the greater of (i) fair market value of the Property, as determined herein below
or (ii) the purchase price paid by the then existing Landlord to acquire the Property. The fair market value of the Property shall be determined as of the date of the Option Notice, as 

  
 4 

 
determined by an independent appraisal. Such appraisal shall be by agreement of two appraisers, one of whom shall be selected by each party hereto. If said appraisers fail to agree, they shall
mutually appoint a third appraiser, and the value as determined by two of said three appraisers shall constitute the fair market value for the purposes hereof. Each party shall bear the expense of its own appraiser and shall pay one-half of the
expenses of any third appraiser. The Earnest Money shall apply to the Option Purchase Price at closing. 
 In addition, the
following terms shall apply: (i) Tenant, as purchaser, shall be responsible for all costs and expenses of closing, including but not limited to survey, title, closing escrows, appraisal, environmental due diligence, all other due diligence and
Landlord’s attorneys fees and expenses; (ii) Tenant, as purchaser, shall be responsible for any and all prepayment penalties incurred by Landlord, as seller, to repay any financing on the Property; (iii) due to the existence of this
Lease, there shall be no prorations and/or credits given at closing for taxes or insurance; (iv) as a part of the closing, the parties shall terminate this Lease in writing as of the closing date; and (v) except for a representation that
Landlord has authority to sell the Property and is the fee simple owner of the Property, Landlord makes no representations or warranties regarding the Property which shall be purchased by Tenant in an as is, where is, condition and state, including
without limitation any and all environmental conditions and matters. The closing on the purchase and sale of the Property shall occur within one hundred twenty (120) days after the date of the Option Notice. If the closing does not occur within
such time period and such delay is not caused by the Landlord, Landlord shall have the option to terminate the purchase and sale contract, retain the non-refundable Earnest Money and the Tenant’s Option shall thereafter terminate and be
considered null and void; provided, however, that if the closing does not occur within such time period, the deadline for delivery of a Renewal Notice shall be automatically extended until the date that is fourteen (14) days after the
termination of the Option. If the closing does not occur within such time period and such delay is caused by the Landlord, the one hundred twenty (120) day period will be extended by the number of days of delay attributable to Landlord.

 ARTICLE IV. 
 Condition of Demised Premises 
 Section 4.1. Condition of
Premises. Tenant agrees to accept the Premises in an absolutely “as-is” condition, and Tenant acknowledges that Landlord, its agents, attorneys, representatives and employees have not and do not make any representations or
warranties, express or implied, to Tenant regarding the Premises, including, but not limited to: (i) the zoning of the Premises; (ii) the condition of any underground, above ground or surface improvements; (iii) the size, area, use or
type of the Premises or the fitness of the Premises for any intended or particular use; or (iv) the nature of the soil on and underlying the Premises or its suitability for development or any other use thereof. Tenant waives any claim that may
exist for patent and/or latent defects or for mutual or unilateral mistake of fact. No promise of Landlord to alter, remodel, decorate, clean or improve the Premises or any portion thereof and no representation respecting the condition of the
Premises or any portion thereof have been made by Landlord to Tenant. 

  
 5 

 ARTICLE V. 

Rent 
 Section 5.1. Base Rent. In consideration of the leasing aforesaid, Tenant agrees to pay Landlord, without offset or deduction, base rent for the Initial Term (“Base Rent”),
payable monthly in advance in the amount of the Monthly Base Rent set forth in the Base Rent Schedule commencing on the Effective Date and continuing on the first (1st) day of each month thereafter for the balance of the Term of this Lease, and
in addition thereto, shall pay such charges as are herein described as “Additional Rent.” The term “Rent” when used in this Lease shall include all Base Rent payable under this Section 5.1, as well as the
charges herein described as Additional Rent. All Rent payable hereunder shall be payable to Landlord at Landlord’s Mailing Address, or as Landlord may otherwise from time to time designate in writing. 

Section 5.2. Interest and Late Charges on Late Payments. Rent not paid when due shall bear interest at the prime rate, as
published in the Wall Street Journal from time to time, plus 300 basis points per annum, from the date when the same is payable under the terms of this Lease until the same shall be paid (the “Default Rate”). Tenant further
acknowledges that its late payment of any Rent will cause Landlord to incur certain costs and expenses not contemplated under this Lease, the exact amount of which is extremely difficult or impracticable to fix. Such costs and expenses will include,
without limitation, loss of use of money, administrative and collection costs and processing and accounting expenses. Therefore, if any installment of Monthly Base Rent or any other sum due hereunder is not paid and received by Landlord within seven
(7) days after being due, Tenant shall immediately pay to Landlord a late charge equal to five percent (5%) of the unpaid amount. Such late charge is in addition to any interest due pursuant to the first sentence of this Section 5.2.
Landlord and Tenant agree that this late charge represents a reasonable estimate of costs and expenses incurred by Landlord from, and is fair compensation to Landlord for, its loss suffered, by such non-payment by Tenant. Acceptance of the late
charge shall not constitute a waiver of Tenant’s default with respect to such non-payment by Tenant or prevent Landlord from exercising any other rights and remedies available to Landlord under this Lease. Failure to pay the late charge shall
constitute a default under this Lease. 
 Section 5.3. Prior Occupancy. In the event the Premises are delivered to
and are occupied by Tenant prior to the Commencement Date of the Term of this Lease, such occupancy shall be subject to all the terms and conditions of this Lease. 
 Section 5.4. Security Deposit. Concurrently with the execution of this Lease, Tenant has deposited with Landlord one month’s Base Rent in the amount of Eighteen Thousand Five Hundred and
00/100 Dollars ($18,500.00), which amount shall be held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants, conditions and agreements of this Lease. Landlord shall not be required to separate such security
from. Landlord’s general funds and no interest shall be payable thereon. In the event Tenant shall default in any of such terms, covenants, conditions, or agreements, including, but not limited to, the payment of any Rent hereunder, Landlord
may use, apply or retain the whole or any part of the security required for the payment of any Rent or any other sum expended by Landlord by reason of Tenant’s default. Tenant, within five (5) days after written demand by Landlord, shall
replenish the 

  
 6 

 
security or any portion thereof so used or applied by Landlord; Tenant’s failure to restore such security shall constitute a material breach of the Lease. The security deposit shall not be
deemed an advance payment of Rent. If Lessee shall faithfully comply with all terms, covenants, conditions and agreements of this Lease, any balance of the security deposit then due shall be returned within fourteen (14) days after termination
of this Lease, but only after delivery of entire possession of the Premises to Landlord and other performance by Tenant of all obligations required hereunder. In the event of sale of the Premises or of a sale of Landlord’s interest in this
Lease, Landlord shall have the right to transfer the security deposit to its transferee, and upon such transfer, Landlord shall be released by Tenant form all liability with regard thereto, Tenant looking solely to the new landlord for the return of
said security. 
 ARTICLE VI. 
 Taxes and Impositions; Utilities; Other Expenses 
 Section 6.1.
Taxes. Tenant further agrees to pay before any fine, penalty, interest or cost may be added thereto for the nonpayment thereof, as Additional Rent for the Premises, all Taxes (as hereinafter defined) levied, assessed or imposed upon the
Premises or any part thereof accruing during the Term of this Lease, notwithstanding that such Taxes may not be due and payable until after the expiration of the Term of this Lease; provided, however, that the Taxes levied against the Premises shall
be prorated between Landlord and Tenant for the first year of the Initial Term hereof as of the Effective Date, and as of the date of expiration of the Term of this Lease for the last year of said Term, all on the basis of the most recent
ascertainable taxes as applied to the most recent assessed valuation of the Premises. Tenant shall be responsible for all increases in Taxes based upon Tenant’s occupancy of the Premises. After the expiration of the Term hereof, Tenant hereby
agrees to reprorate Taxes. In the event of any increase in Taxes from the Taxes reflected on the proration made upon the expiration of the Term of this Lease, Tenant agrees to immediately pay to Landlord such sums as reflected by such reproration.
In the event of any decrease in Taxes from the Taxes reflected on the proration made upon the expiration of the Term of this Lease, Landlord agrees to immediately pay to Tenant such sums as reflected by such reproration. Benefit may be taken by
Tenant of the provisions of any statute or ordinance permitting any special assessment to be paid over a period of years; provided, however, Tenant shall pay all installments of special assessments due during the Term hereof. Tenant shall, in
addition to the foregoing, pay any new Tax of a nature not presently in effect but which may hereafter be levied, assessed or imposed upon Landlord or upon the Premises, if such tax shall be based upon or arise out of the ownership, use or operation
of the Premises; provided, however, that for the purpose of computing Tenant’s liability for such new type of Tax, the Premises shall be deemed the only property of Landlord. As used herein, the term “Taxes” shall mean real
estate taxes, assessments, sewer rents, rates and charges, permit and license fees, transit taxes, taxes based upon the receipt of rent, and any other federal, state or local governmental charge, general, special, ordinary or extraordinary, which
may now or hereafter be assessed against the Premises or any portion thereof in any year during the Term hereof, and shall also include any personal property taxes (attributable to the year in which paid) imposed upon the furniture, fixtures,
machinery, equipment, apparatus, systems and appurtenances used in connection with the operation of the Premises. 

  
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 Nothing contained herein shall be construed to require Tenant to pay any franchise,
inheritance, estate, succession or transfer tax of Landlord or any income or excess profits tax assessed upon or in respect of all income of Landlord or chargeable to or required to be paid by Landlord unless such tax shall be specifically levied
against the rental income of Landlord derived hereunder (as opposed to a general income tax), which tax shall be paid by Tenant as part of Taxes hereunder, provided said rental income shall be considered as the sole income of Landlord. 

Section 6.2. Estimated Payments. Following a noncompliance by Tenant of its obligations to pay Taxes or Insurance Premiums as
and when due, Landlord may request (which request shall be in writing) as security for the obligations contained in Section 6.1 above, that Tenant shall deposit monthly with Landlord, or such other entity as Landlord may designate, on the first
day of each and every month of the Term, a sum equal to one-twelfth of the last ascertainable amount (or at Landlord’s election; if Landlord’s interest hereunder is at any time subject to the lien of a mortgage or trust deed, a sum equal
to one-twelfth of the mortgagee’s estimate of the current amount) of general real estate taxes and annual installments of special assessments levied with respect to the Premises (and, also Insurance Premiums as required under the terms of
Section 10.3 of this Lease), which monthly deposits shall be held by Landlord or Landlord’s mortgagee in such account or accounts as may be authorized by then current state or federal banking laws, rules or regulations and which monthly
deposits, subject to any provisions to the contrary in documentation securing Landlord’s mortgage indebtedness, shall be used as a fund to be applied, to the extent thereof, to the payment of Taxes and Insurance Premiums as the same become due
and payable. The existence of said fund shall not limit or alter Tenant’s obligation to pay the Taxes and Insurance Premiums respecting which the fund was created; provided, however, that so long as Tenant shall not be in default hereunder,
said fund shall be fully utilized for the payment of such Taxes and Insurance Premiums; provided, further that the disposition of any funds held by Landlord’s mortgagee shall be governed by the loan and mortgage documentation entered into by
Landlord and said mortgagee. The amount of the fund shall be readjusted annually, on such date as Landlord shall determine, to reflect the actual amount of Taxes and Insurance Premiums. Tenant shall not be entitled to interest on said fund.

 Section 6.3. Tax and Insurance Statement. If Landlord exercises its right to require monthly payments under
Sections 6.2, then Landlord, as soon as reasonably feasible after the expiration of each calendar year contained within the Term (“Lease Year”), will furnish Tenant a statement (“Tax and Insurance Statement”)
showing the following: 
 (i) Actual Taxes and Insurance Premiums for the Lease Year last ended and the amount of
Taxes and Insurance Premiums payable by Tenant for such Lease Year; and 
 (ii) The amount of Additional Rent due
Landlord for the Lease Year last ended, less credit for any items paid directly or deposited pursuant to Section 6.2 above. 
 Section 6.4. Adjustment Payments. Within thirty (30) days after Tenant’s receipt of any Tax and Insurance Statement, Tenant shall pay to Landlord the amount of Additional Rent shown
on said Tax and Insurance Statement to be due Landlord for the Lease Year last ended. Tenant’s obligation to pay such Additional Rent shall survive the Term. If Tenant’s deposits 

  
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made pursuant to Section 6.2 above exceed Tenant’s obligation, the excess amount shall be credited against the next installment of Rent coming due, with any balance to be paid directly
to Tenant. 
 Section 6.5. Right to Pay. Landlord shall, at its option, have the right, without notice to Tenant, at
all times during the Term to pay any such Taxes not timely paid by Tenant, and the amounts so paid, including reasonable expenses, shall be so much Additional Rent due at the next rent day after any such payments with interest at the Default Rate
from the date of payment thereof. 
 Section 6.6. Landlord’s Contest of Taxes. To the extent Landlord desires,
in Landlord’s reasonable business judgment, to contest the imposition of any Taxes against the Land and Improvements, Landlord shall proceed with such protest in accordance with applicable law. Tenant agrees Taxes shall include all of
Landlord’s reasonable costs and expenses, including legal fees and court costs, in pursuing any such contest to the extent that Landlord is successful in such contest. There shall be deducted from Taxes the amount of any Taxes refunded in any
Lease Year, provided said refund relates to an assessment year included within the Term of this Lease. Tenant, at is sole cost and expense, may initiate a tax contest with Landlord’s prior written consent. 

Section 6.7. Utilities. Tenant shall pay, directly to the appropriate supplier, all costs of natural gas, electricity, heat,
light, power, sewer service, telephone, water, refuse disposal and other utilities and services supplied to the Premises. Landlord shall not in any way be liable or responsible to Tenant for any cost or damage or expense which Tenant may sustain or
incur if either the quality or character of such service is changed or is no longer available or suitable for Tenant’s requirements; provided that Landlord shall be liable for the gross negligence and willful misconduct of Landlord, its
affiliates and their employees. 
 ARTICLE VII. 

Use 
 Section 7.1. Use. The Premises shall be used for the Use only, and for no other purpose. 
 Section 7.2. Prohibited Uses. Tenant shall not permit the Premises, or any portion thereof, to be used in such manner which impairs Landlord’s right, title or interest in the Premises or
any portion thereof, or in such manner which gives rise to a claim or claims of adverse possession or of a dedication of the Premises, or any portion thereof, for public use. Tenant shall not use or occupy the Premises or permit the Premises to be
used or occupied contrary to any statue, rule, order, ordinance, requirement, regulation or restrictive covenant applicable thereto or in any manner which would violate any certificate of occupancy affecting the same or which would render the
insurance thereon void or the insurance risk more hazardous than on the Effective Date, or which would cause structural injury to the Improvements or cause the value of the Premises or any part thereof to decrease, ordinary wear and tear excepted,
or which would constitute a public or private nuisance or waste, and Tenant agrees that it will, 

  
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promptly upon discovery of any such use, immediately notify Landlord and take all necessary steps to compel the discontinuance of such use. 

ARTICLE VIII. 
 Maintenance of Premises 
 Section 8.1. Tenant’s
Maintenance. Tenant agrees, at Tenant’s sole cost and expense, to take good care of the Premises, including the Improvements, and keep and maintain the same and all parts thereof, including without limitation, the entire interior and
exterior of the Improvements, the roof, foundations, parking areas, sidewalks, railroad tracks, water, sewer, gas and electricity connections, pipes, mains and all other fixtures, machinery, apparatus, equipment and appurtenances thereto, together
with any and all alterations and additions thereto, in as good order, condition and repair as on the Effective Date, reasonable wear and tear excepted, suffering no waste or injury. Tenant shall, at its sole cost and expense, promptly make all
necessary repairs and replacements, structural or otherwise, ordinary as well as extraordinary, foreseen as well as unforeseen, in and to any Improvements or equipment now or hereafter located upon the Land, including, without limitation, the entire
interior and exterior of the Improvements, the roof, the foundations, parking areas, sidewalks, railroad tracks, water, sewer, gas and electricity connections, pipes, mains and all other fixtures, machinery, apparatus, equipment and appurtenances
now or hereafter belonging to, connected with or used in conjunction with the Premises; provided, however, in the event any repairs or replacements are required, the cost of which are required to be capitalized in accordance with generally accepted
accounting principles, Landlord shall initially pay for the cost of such repairs or replacements and Tenant shall pay Landlord, as Additional Rent, for the portion of such costs attributable to the then remainder of the Term, as and when such costs
are paid by Landlord to third party vendors, such portion to be determined as between Landlord and Tenant on a straight-line basis. All such repairs and replacements shall be of first class quality and sufficient for the proper maintenance and
operation of the Premises. Tenant shall keep and maintain the Premises, including the Improvements and all sidewalks, vault space, parking areas and areas adjacent thereto, safe, secure and clean, specifically including, but not by way of
limitation, snow and ice clearance, landscaping and removal of waste and refuse matter. Tenant shall not permit anything to be done upon the Premises (and shall perform all maintenance and repairs thereto so as not) to invalidate, in whole or in
part, or prevent the procurement of any insurance policies which may, at any time, be required under the provisions of this Lease. Tenant shall not obstruct or permit the obstruction of any parking area, adjoining street or sidewalk, except to the
extent commercially necessary. 
 Section 8.2. Governmental Requirements. Tenant, at its own cost and expense
(except as set forth in Section 8.1), shall promptly comply with any and all governmental requirements affecting the Premises or any part thereof, irrespective of the nature of the work required to be done, extraordinary as well as ordinary,
whether or not the same involve or require any structural changes or additions in or to the Improvements and irrespective of whether or not such changes or additions be required on account of any particular use to which the Premises or any part
thereof are being put. 

  
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 Section 8.3. Tenant’s Responsibilities. Except as set forth in
Section 8.1, Landlord shall not be required to furnish any services or facilities whatsoever to the Premises. Except for the amortization provision of Section 8.1, Tenant hereby assumes full and sole responsibility for the condition,
operation, repair, alteration, replacement, maintenance and management of the Premises. Landlord shall not be responsible for any loss or damage to the person or property of Tenant, any guests or invitees, any persons using or working on the
Premises, or any persons claiming by, through or under, or any agents, employees, heirs, legal representatives, successors or assigns of, any of the foregoing. Notwithstanding the foregoing, Landlord shall be responsible for the gross negligence or
willful misconduct of Landlord, its affiliates and their employees. 
 Section 8.4. Maintenance Contract. At
Landlord’s option, Tenant shall enter into a maintenance contract, in form and substance and with a firm reasonably satisfactory to Landlord, for the maintenance of the Improvements or portions thereof as designated by Landlord. 

Section 8.5. Landlord’s Performance of Tenant’s Obligations. Landlord, at its option, may perform the maintenance
obligations required to be performed by Tenant pursuant to this Article VIII, to the extent not performed by Tenant. All costs incurred by Landlord shall constitute Additional Rent payable immediately on demand, which shall accrue interest from the
date incurred until the date paid at the Default Rate. 
 ARTICLE IX. 

Tenant’s Insurance 
 Section 9.1. Commercial General Liability and Workers Compensation Insurance. At all times during the Term of this Lease, Tenant, at its own expense, shall maintain, with insurance companies
which are authorized to do business in the State of Texas and which are reasonably acceptable to Landlord, the following commercial general liability and workers compensation insurance (including employer’s liability insurance): 

(a) Commercial General Liability Insurance. Written on an occurrence basis, insuring against claims for bodily and
personal injury, death and property damage occurring in connection with the use and occupancy of the Premises by Tenant and shall name by specific endorsement Landlord and Landlord’s mortgagee, if any, as additional insureds. The coverage
afforded the additional insureds under the Tenant’s policy shall be primary insurance. Commercial General Liability Insurance shall afford a limit of at least $2,000,000.00 for each occurrence and at least a $5,000,000.00 annual aggregate with
respect to bodily injury or death to persons and at least $2,000,000.00 for each occurrence and at least a $2,000,000.00 annual aggregate with respect to property damage. 

(b) Workers Compensation Insurance. Workers compensation insurance shall meet or exceed the statutory requirements
set by the state where the Premises is located and shall include occupational disease insurance and employer’s liability insurance. 
 (c) Contents Insurance. Insurance in commercially reasonable amounts and on commercially reasonable terms, against fire, sprinkler leakage, vandalism, and the

  
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extended coverage perils for the full insurable value of all contents of Tenant within the Premises, and of all office furniture, trade fixtures, office equipment, merchandise and all other items
of Tenant’s property on the Premises and business interruption insurance in commercially reasonable amounts and on commercially reasonable terms. 
 Tenant shall deliver to Landlord, at least fifteen (15) days prior to the earlier of (i) the Commencement Date of this Lease or (ii) the date Tenant takes possession of the Premises,
certificates of the insurance required by this Section 9.1 and evidence of payment of all premiums. Such policies of insurance shall be renewed and certificates of the new policies and evidence of payment of all premiums shall be deposited with
Landlord at least forty-five (45) days prior to the expiration of the old policies. 
 Section 9.2. Policies.
All insurance policies shall be written with insurance companies and shall be in form reasonably satisfactory to Landlord. All insurance policies shall name Landlord as an additional insured and loss payee as its interest may appear and shall
provide that they may not be terminated or modified in any way which would materially decrease the protection afforded Landlord under this Lease without thirty (30) days’ advance written notice to Landlord. All policies shall also contain
an endorsement that Landlord, although named as an additional insured, shall nevertheless be entitled to recover for damages caused by the negligence of Tenant. The minimum limits of insurance specified in this Article IX shall in no way limit or
diminish Tenant’s liability under this Lease. Upon Tenant’s default in obtaining or delivering the certificates for any such insurance or Tenant’s failure to pay the charges therefor, Landlord may, at its option, on or after the tenth
(10th) day after written notice thereof is given to Tenant, procure or pay the charges for any such policy or policies and the total cost and expense (including reasonable attorneys’ fees) thereof shall be immediately paid by Tenant to
Landlord as Additional Rent upon receipt of a bill therefor, and any amount not so paid shall bear interest at the Default Interest Rate from the date advanced. Any minimum amount of coverage specified above shall be subject to increase at any time,
and from time to time, if Landlord shall reasonably deem same to be necessary for adequate protection. Within thirty (30) days after demand by Landlord that the minimum amount of any coverage be so increased, Tenant shall furnish Landlord with
evidence of Tenant’s compliance with such demand. Tenant may maintain the insurance required under this Section 9 as part of a blanket policy covering all of Tenant’s property and businesses, provided that the coverages required under
Section 9.1 are maintained. 
 Section 9.3. Adjustment. So long as this Lease remains in effect, the proceeds
of any such insurance which are received by Tenant shall be used by Tenant to repair or replace the property so insured. 

ARTICLE X. 
 Hazard Insurance 
 Section 10.1. Kinds and Amounts.
Tenant, at its sole cost, shall at all times during the Term of this Lease keep in full force and effect insurance on all Improvements against loss by fire and lightning, the risks covered by what is commonly known as extended coverage, malicious
mischief and vandalism, and all other risks of direct physical loss in an amount equal to the full replacement value on the replacement form basis, of such Improvements. The policy 

  
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or policies evidencing such insurance shall be written by a company or companies reasonably satisfactory to Landlord and to Landlord’s mortgagee, if any, and authorized to do business in the
state where the Premises is located, shall name Landlord as the insured thereunder, and shall provide that losses shall be paid to Landlord or its mortgagee, if applicable. At the request of Landlord, a mortgage clause shall be included in said
policies covering Landlord’s mortgagee, if any. Tenant shall provide evidence of such policy or policies to Landlord at any time and in any event within thirty (30) days prior to the expiration of any such policy or policies. 

Section 10.2. Insurance Appraisals. From time to time during the Term hereof (but in no event more frequently than once every
two (2) years) upon the request of Landlord, or Landlord’s mortgagee, if any, Tenant shall furnish to Landlord, at Tenant’s expense, insurance appraisals, satisfactory to Landlord, as such are regularly and ordinarily made by or for
the benefit of insurance companies, in order to determine the then replacement value of the Improvements. 
 Section 10.3.
Waiver of Recovery. Landlord and Tenant hereby waive all claims for recovery from the other party for any loss or damage (whether or not such loss or damage is caused by negligence of the other party and, notwithstanding any provision or
provisions contained in this Lease to the contrary) to any person or property insured under valid and collectible insurance policies to the extent of any recovery collectible under such insurance, subject to the limitation that this waiver shall
apply only when it is permitted by the applicable policy of insurance. Each policy of insurance shall either (i) contain a waiver of subrogation by insurer against Landlord or Tenant, as the case may be, or (ii) include the name of the
Landlord or Tenant, as the case may be, as an additional insured, but not as a party to whom any loss shall be made payable. 

ARTICLE XI. 
 Damage or Destruction 
 Section 11.1. Damage or Destruction
by Fire or Casualty. In the event the Premises are damaged by fire, explosion or other casualty, Landlord shall diligently proceed with respect to the proposed restoration promptly after receipt of the insurance proceeds. Landlord shall commence
the repair, restoration or rebuilding thereof and shall complete such restoration, repair or rebuilding within twelve (12) months after the receipt of such proceeds, subject to extension due to delay because of changes, deletions, or additions
in construction requested by Tenant, acts of Tenant, strikes, lockouts, casualties, acts of God, war, fuel or energy shortages, material or labor shortages, governmental regulation or control, severe weather conditions or other causes beyond the
control of Landlord (“Extension Events”). In the event of any such casualty all insurance proceeds shall be payable to Landlord. In no event shall Landlord be required to repair or replace any alterations or improvements made by Tenant
which are not related to the Improvements, Tenant’s Equipment (as hereinafter defined) or any other fixtures, furnishing and personal property of Tenant. Tenant agrees that in the event the amount of the insurance proceeds received by Landlord
are less than the amount required to be expended to restore the Premises, Landlord or Tenant, at its election made within thirty (30) days following Landlord’s delivery to Tenant of written notice of the insufficiency of insurance
proceeds, may terminate this Lease. Landlord’s obligation to repair, restore or rebuild the Premises shall be limited to 

  
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restoring the Premises to substantially the condition in which the same existed prior to the casualty. Rent and all other charges payable by Tenant hereunder shall abate on a prorata basis during
the period of such repair, restoration or rebuilding such that Tenant shall not be required to pay Rent with respect to the portion of the Premises that are not useable by Tenant during such period. In the event the casualty causes fifty percent
(50%) or more of the Premises to be untenantable, as determined by an independent contractor, either Landlord or Tenant may terminate this Lease as of the date of such casualty by providing notice to the other within thirty (30) days after
such determination has been made by the independent contractor, in which event, all insurance proceeds shall be paid to Landlord. 
 ARTICLE XII. 
 Liens 

Section 12.1. Lien Claims. Tenant shall not do any act which shall in any way encumber the title of Landlord in and to the
Premises, nor shall any interest or estate of Landlord in the Premises be in any way subject to any claim by way of lien or encumbrance, whether by operation of law or by virtue of any express or implied contract by Tenant, and any claim to or lien
upon the Premises arising from any act or omission of Tenant shall accrue only against the leasehold estate of Tenant and shall in all respects be subject and subordinate to the paramount title and rights of Landlord in and to the Premises, Tenant
will not permit the Premises to become subject to any mechanics’, laborers’ or materialmen’s lien on account of labor or material furnished to Tenant or claimed to have been furnished to Tenant in connection with the work of any
character performed or claimed to have been performed on the Premises by or at the direction or sufferance of Tenant; provided, however, that Tenant shall have the right to contest in good faith and with reasonable diligence, the validity of any
such lien or claimed lien if Tenant shall first either (a) give to Landlord an amount equal to one hundred fifty percent (150%) of the amount of the lien or claimed lien which, together with interest earned thereon, which amount shall be
held by Landlord as security to insure payment thereof and to prevent any sale, foreclosure or forfeiture of the Premises by reason of non-payment thereof or (b) provide title insurance or bond over such lien in a manner reasonably satisfactory
to Landlord. The amount so deposited with Landlord shall be held by Landlord in an account established at a federally insured banking institution until satisfactory removal of said lien or claim of lien. On any final determination of the lien or
claim for lien, Tenant will immediately pay any judgment rendered, with all proper costs and charges, and will, at its own expense, have the lien released and any judgment satisfied. Should Tenant fail to diligently contest and pursue such lien
contest, Landlord may, at its option, use the sums so deposited to discharge any such lien and upon the satisfaction of such lien or encumbrance Landlord shall pay all such sums remaining on deposit to Tenant. 

Section 12.2. Landlord’s Right to Cure. If Tenant shall fail to contest the validity of any lien or claimed lien or fail
to give security to Landlord to insure payment thereof, or shall fail to prosecute such contest with diligence, or shall fail to have the same released and satisfy any judgment rendered thereon, then Landlord may, at its election (but shall not be
so required), remove or discharge such lien or claim for lien (with the right, in its discretion, to settle or compromise the same), and any amounts advanced by Landlord, including reasonable attorneys’ fees, for such purposes shall be so much
Additional Rent due from Tenant to Landlord at the next 

  
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rent date after any such payment, with interest thereon at the Default Rate from the date so advanced. 
 ARTICLE XIII. 
 Alterations and Improvements

 Section 13.1. Alterations. Tenant shall not at any time during the Term of this Lease make any openings
in the roof or exterior walls of the Building or make any alteration, addition or improvement to the Premises (collectively, “Alterations”) or any portion thereof without, in each instance, the prior written consent of Landlord which
consent, as to non-structural or non-systems repairs, shall not be unreasonably withheld. Notwithstanding the preceding sentence, Tenant may make non-structural Alterations without obtaining Landlord’s prior written consent, provided the total
cost of such non-structural Alteration is less than Twenty Thousand Dollars ($20,000.00) per occurrence and less than Fifty Thousand Dollars ($50,000.00) in the aggregate per calendar year. No Alteration to the Premises for which Landlord’s
consent is required shall be commenced by Tenant until Tenant has furnished Landlord with a satisfactory certificate or certificates from an insurance company acceptable to Landlord, evidencing workmen’s compensation coverage, and insurance
coverage in amounts satisfactory to Landlord and protecting Landlord against public liability and property damage to any person or property, on or off the Premises, arising out of and during the making of such Alterations. Any Alteration by Tenant
hereunder shall be done in a good and workmanlike manner in compliance with any applicable governmental law, statute, ordinance or regulation. Upon completion of any Alteration by Tenant hereunder, Tenant shall furnish Landlord with a copy of the
“as built” plans covering such construction. Tenant, at its sole cost and expense, will make all Alterations on the Premises which may be necessary by the act or neglect of any other person or corporation (public or private), except for
Landlord, its agents, employees or contractors. Before commencing any Alterations (a) plans and specifications therefor, prepared by a licensed architect, shall be submitted to and approved by Landlord, which approval shall not be unreasonably
withheld or delayed; (b) Tenant shall furnish to Landlord an estimate of the cost of the proposed work, certified by the architect who prepared such plans and specifications; (c) all contracts for any proposed work shall be submitted to
and approved by Landlord, which approval shall not be unreasonably withheld or delayed; and (d) Tenant shall either furnish to Landlord a bond in form and substance satisfactory to Landlord, or such other security reasonably satisfactory to
Landlord to insure payment for the completion of all work free and clear of liens. Tenant further agrees that all contractors engaging in any construction activity by and for the benefit of Tenant for which Landlord’s consent shall be required
shall obtain commercial general liability, worker’s compensation and such other liability insurance in such amounts as may be reasonably required by Landlord naming Landlord as an additional insured and providing liability coverage during all
phases of construction including, without limitation: (a) contractor’s and owners protection; (b) blanket contractual liability coverage; (c) broad form property damage insurance; and (d) statutory worker’s compensation
coverage and employer’s liability coverage. Prior to the commencement of any construction activity, certificates of such insurance coverages shall be provided to Landlord. Before commencing any Alteration, Tenant shall provide Landlord with a
written certification that the Alteration does not have any adverse environmental impact on the Premises. 

  
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 Section 13.2. Ownership of Alterations. All Alterations (except Tenant’s
Equipment, as defined hereinafter), put in at the expense of Tenant shall become the property of Landlord and shall remain upon and be surrendered with the Premises as a part thereof at the termination of this Lease, or at Landlord’s option
shall be removed. 
 Section 13.3. Signs. Tenant shall not place any signs on any part of the Premises without the
prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed. 
 Section 13.4.
Environmental Impact. Notwithstanding any other term, covenant or condition contained in this Lease, in the event that any Alteration has any adverse environmental impact on the Premises, Landlord may deny Tenant the right to proceed in
Landlord’s sole and absolute discretion. 
 ARTICLE XIV. 

Condemnation 
 Section 14.1. Taking: Lease to Terminate. In the event the whole of the Premises shall be taken as a result of the exercise of the power of eminent domain or condemned for a public or
quasi-public use or purpose or by any competent authority or sold to the condemning authority under threat of condemnation, or in the event a portion of the Premises shall be taken or sold as a result of such event, and as a result thereof, the
balance of the Premises cannot be used for the same purpose as before such taking, sale or condemnation, then, and in either of such events, the Term of this Lease shall terminate as of the date of vesting of title pursuant to such proceeding or
sale. The total award, compensation or damages received from such proceeding or sale (collectively, the “Award”), shall be paid to and be the property of Landlord, whether the Award shall be made as compensation for diminution of the value
of the leasehold or the fee of the Premises or otherwise, and Tenant hereby assigns to Landlord, all of Tenant’s right, title and interest in and to the Award. Tenant shall execute, immediately upon demand of Landlord, such documents as may be
necessary to facilitate collection by Landlord of any such Award. Tenant may pursue a separate award for improvements made by Tenant and for its moving expenses, provided such award does not reduce Landlord’s Award. 

Section 14.2. Taking: Lease to Continue. In the event only a part of the Premises shall be taken as a result of the exercise
of the power of eminent domain or condemned for a public or quasi-public use or purpose by any competent authority or sold to the condemning authority under threat of condemnation, and as a result thereof the balance of the Premises can be used for
the same purpose as before such taking, sale or condemnation, this Lease shall not terminate and Landlord, at its sole cost and expense, shall promptly repair and restore the Premises, subject to any Extension Events and the Base Rent shall be
reduced in proportion to the reduction in utility of the Premises caused by such condemnation. Any Award paid as a consequence of such taking, sale, or condemnation, shall be paid to Landlord. Any sums not so disbursed shall be retained by Landlord.

  
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 ARTICLE XV. 

Rent Absolute 
 Section 15.1. Rent Absolute. This Lease shall be deemed and construed to be a “net lease” and, except as otherwise specifically provided in this Lease, Tenant agrees to pay
all costs and expenses of every kind and nature whatsoever, ordinary and extraordinary, arising out of or in connection with the ownership, maintenance, repair, replacement, use and occupancy of the Premises during the Term of this Lease, which,
except for the execution and delivery hereof, would otherwise have been payable by Landlord. 
 ARTICLE XVI.

 Assignment — Subletting by Tenant 

Section 16.1. No Assignment, Subletting or Other Transfer. Tenant shall not assign this Lease or any interest hereunder, nor
shall Tenant sublet or permit the use or occupancy of the Premises or any part thereof by anyone other than Tenant, without the express prior written consent of Landlord, which consent shall not be unreasonably withheld. No assignment or subletting
shall relieve Tenant of its obligations hereunder, and Tenant shall continue to be liable as a principal and not as a guarantor or surety, to the same extent as though no assignment or sublease had been made, unless specifically provided to the
contrary in Landlord’s consent. Consent by Landlord pursuant to this Article shall not be deemed, construed or held to be consent to any additional assignment or subletting, but each successive act shall require similar consent of Landlord.
Landlord shall be reimbursed by Tenant for any costs or expenses reasonably incurred pursuant to any request by Tenant for consent to any such assignment or subletting. In consideration of the granting or denying of consent, Landlord may, at its
option, take into consideration: (i) the business reputation and credit worthiness of the proposed subtenant or assignee; (ii) any required alteration of the Premises; (iii) the intended use of the Premises by the proposed subtenant
or assignee; and (iv) any other factors which Landlord shall deem relevant. 
 Section 16.2. Operation of Law.
Tenant shall not allow or permit any transfer of this Lease, or any interest hereunder, by operation of law, or convey, mortgage, pledge or encumber this Lease or any interest hereunder. 

Section 16.3. Unpermitted Transaction. Any assignment, subletting, use, occupancy, transfer or encumbrance of this Lease or
the Premises without Landlord’s prior written consent shall be of no effect and shall, at the option of Landlord, constitute a default under this Lease. 
 ARTICLE XVII. 
 Indemnity for Litigation 

Section 17.1. Indemnity for Litigation. Each party (the “Indemnifying Party”) agrees to pay, and to indemnify and
defend the Indemnified Party against, all costs and expenses (including reasonable attorneys’ fees) incurred by or imposed upon the Indemnified Party by or 

  
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in connection with any litigation to which the Indemnified Party becomes or is made a party without fault on its part, whether commenced by or against it, or any other person or entity or that
may be incurred by the Indemnified Party in enforcing any of the covenants and agreements of this Lease, relating to the Premises or this Lease, or in obtaining possession of the Premises after an Event of Default hereunder or upon expiration or
earlier termination of this Lease. The provisions of this Section 17.1 shall survive the expiration or earlier termination of this Lease. 
 ARTICLE XVIII. 
 Estoppel Certificates 

Section 18.1. Estoppel Certificates. Tenant agrees that on the Effective Date and at any time and from time to time
thereafter, and upon not less than ten (10) days’ prior written request by Landlord, it will execute, acknowledge and deliver to Landlord, or Landlord’s mortgagee, to the extent factually accurate, a statement in writing certified to
any prospective purchaser or mortgagee that the Landlord is not currently in default of the Lease, all rent has been paid through the date of the written statement and that the Lease is in full force and effect. 

ARTICLE XIX. 
 Inspection of Premises 
 Section 19.1. Inspections.
Tenant agrees to permit Landlord and any authorized representatives of Landlord, to enter the Premises at all reasonable times during business hours upon reasonable prior notice, for the purpose of inspecting the same. Any such inspections shall be
solely for Landlord’s purposes and may be not relied upon by Tenant or any other person. 
 Section 19.2.
Signs. Tenant agrees to permit Landlord and any authorized representative of Landlord to enter the Premises at all reasonable times during business hours to exhibit the same for the purpose of sale and mortgage. Landlord may display on the
Premises customary “For Sale” signs. During the last six (6) months of the Term, Tenant agrees to permit Landlord and any authorized representative of Landlord to enter the Premises at all reasonable times during business hours
to exhibit the same for the purpose of leasing. Within such last six (6) months of the Term, Landlord may display on the Premises customary “For Rent” signs. 

ARTICLE XX. 
 Fixtures 
 Section 20.1. Building Fixtures. All
Improvements and all plumbing, heating, lighting, electrical and air-conditioning fixtures and equipment, and other articles of personal property used in the operation of the Premises (as distinguished from operations incident to the business of
Tenant), whether or not attached or affixed to the Premises (“Building Fixtures”), shall be and remain a part of the Premises and shall constitute the property of Landlord. Notwithstanding the foregoing, Building Fixtures shall not
include Tenant’s Equipment, as defined below. 
 Section 20.2. Tenant’s Equipment. All of Tenant’s
trade fixtures and all personal property, fixtures, apparatus, machinery and equipment now or hereafter located upon the 

  
 18 

 
Premises, other than Building Fixtures, shall be and remain the personal property of Tenant, and the same are herein referred to as “Tenant’s Equipment.” 

Section 20.3. Removal of Tenant’s Equipment. Tenant’s Equipment may be removed from time to time by Tenant;
provided, however, that if such removal shall injure or damage the Premises, Tenant shall repair the damage and place the Premises in the same condition as they were on the Effective Date, ordinary wear and tear excepted. 

ARTICLE XXI. 
 Default 
 Section 21.1. Events of Default. Tenant agrees
that any one or more of the following events shall be considered “Events of Default” as said term is used herein: 
 (a) If an order, judgment or decree shall be entered by any court adjudicating Tenant a bankrupt or insolvent, or approving a petition seeking reorganization of Tenant or appointing a receiver, trustee or
liquidator of Tenant, or of all or a substantial part of its assets, and such order, judgment or decree shall continue unstayed and in effect for any period of sixty (60) days; or 

(b) Tenant shall file an answer admitting the material allegations of a petition filed against Tenant in any bankruptcy,
reorganization or insolvency proceeding or under any laws relating to the relief of debtors, readjustment of indebtedness, reorganization, arrangement, composition or extension; or 

(c) Tenant shall make an assignment for the benefit of creditors or shall apply for or consent to the appointment of a
receiver, trustee or liquidator of Tenant, or any of the assets of Tenant; or 
 (d) Tenant shall file a
voluntary petition in bankruptcy, or shall admit in writing its inability to pay its debts as they come due, or shall file a petition or an answer seeking reorganization or arrangement with creditors or take advantage of any insolvency law; or

 (e) A decree or order appointing a receiver of the property of Tenant shall be made and such decree or order
shall not have been vacated within sixty (60) days from the date of entry or granting thereof; or 
 (f)
Tenant shall vacate the Premises or abandon same during the Term hereof; or 
 (g) Tenant shall default in making
any payment of Rent or other payment required to be made by Tenant hereunder within five (5) days following the date when due as herein provided; or 
 (h) Tenant shall be in default in the performance of or compliance with any of the agreements, terms, covenants or conditions in this Lease other than those referred to

  
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in the foregoing subparagraphs (a) through (g) of this Section for a period of thirty (30) days after notice from Landlord to Tenant specifying the items in default. 

Section 21.2. Remedies. If any Event of Default shall have occurred and be continuing, Landlord shall have the right at its
election, to give Tenant written notice of Landlord’s intention to terminate the Term hereof on a date specified in such notice. Upon the giving of such notice, the Term of this Lease shall expire and terminate on such date as fully and
completely and with the same effect as if such date were the date hereinbefore fixed for the expiration of the Term, and all rights of Tenant hereunder shall expire and terminate, but Tenant shall remain liable as hereinafter provided. 

If an Event of Default shall have occurred and be continuing, Landlord shall upon notice to Tenant have the immediate right, whether or
not the Term shall have been terminated pursuant to the preceding paragraph, to re-enter, with due process of law, and repossess the Premises or any part thereof by force, summary proceedings, ejectment or otherwise and the right to remove all
persons and property therefrom. Landlord shall be under no liability for or by reason of any such entry, repossession or removal. No such re-entry or taking of possession of the Premises by Landlord shall be construed as an election on
Landlord’s part to terminate the Term unless a written notice of such intention be given to Tenant pursuant to the preceding paragraph, or unless the termination of this Lease be decreed by a court of competent jurisdiction. 

At any time or from time to time after the repossession of the Premises or any part thereof pursuant to the preceding paragraph, whether
or not the Term shall have been terminated pursuant to this Section 21.2, Landlord may (but shall be under no obligation to) relet the Premises or any part thereof for the account of Tenant, in the name of Tenant or Landlord or otherwise,
without notice to Tenant, for such term or terms (which may be greater or less than the period which would otherwise have constituted the balance of the Term) and on such conditions (which may include concessions or free rent) and for such uses as
Landlord, in its absolute discretion, may determine, and Landlord may collect and receive any rents payable by reason of such reletting. Landlord shall not be responsible or liable for any failure to collect any rent due upon any such reletting.

 No expiration or termination of the Term pursuant to this Section 21.2, by operation of law or otherwise, and no
repossession of the Premises or any part thereof pursuant to this Section 21.2 or otherwise, and no reletting of the Premises or any part thereof pursuant to this Section 21.2, shall relieve Tenant of its liabilities and obligations
hereunder, all of which shall survive such expiration, termination, repossession or reletting. 
 In the event Landlord
repossesses the Premises or any part thereof by reason of the occurrence of an Event of Default but does not terminate the Term hereof, Tenant will pay to Landlord the Base Rent, Additional Rent and other sums required to be paid by Tenant to and
including the date of such repossession; and, thereafter, until the end of what would have been the Term in the absence of such repossession, and whether or not the Premises or any part thereof shall have been relet, Tenant shall be liable to
Landlord for, and shall pay to Landlord, as liquidated and agreed current damages the Base Rent, Additional Rent and other sums which would be payable under this Lease by Tenant in the absence of such expiration, termination or repossession, less
the net proceeds, if any, of any reletting effected for the account of Tenant 

  
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pursuant to this Section 21.2, after deducting from such proceeds all of Landlord’s reasonable expenses in connection with such reletting (including, without limitation, all
repossession costs, customary brokerage commissions, legal expenses, attorneys’ fees, employees’ expenses, alteration costs and expenses of preparation for such reletting). Tenant will pay such current damages on the days on which the Base
Rent and Additional Rent would have been payable under this Lease in the absence of such expiration, termination or repossession, and Landlord shall be entitled to recover the same from Tenant on each such day. 

In the event that Landlord terminates the Term hereof, Tenant will pay to Landlord all Rent and other sums due and payable by Tenant
through the date of termination, plus (1) an amount equal to the present value of the Rent and other sums, provided herein to be paid by Tenant for the remainder of the Term, (taking into account the time and expense necessary to obtain a
replacement tenant or tenants, if any, including expenses relating to repossession of the Premises, preparation for reletting and for reletting itself), (2) the unamortized cost of leasehold improvements, additions and Alterations, if any, paid
for by Landlord pursuant to this Lease, and (3) the cost of performing any other covenants to be performed by Tenant. 

Nothing in this Section 21.2 is intended to, or shall, obviate any statutory or common law duty to mitigate damages incumbent on
Landlord upon its exercise of its remedies hereunder. 
 ARTICLE XXII. 

Landlord’s Performance of Tenant’s Covenants 

Section 22.1. Landlord’s Performance of Tenant’s Covenants. Should Tenant at any time fail to do any act or make
any payment required to be done or made by it under the provisions of this Lease, Landlord, at its option, may (but shall not be required to) do the same or cause the same to be done, and the amounts paid and expenses incurred by Landlord in
connection therewith shall be so much Additional Rent due on the next rent date after such payment, together with interest at the Default Rate from the date of payment. 
 ARTICLE XXIII. 
 Exercise of Remedies 

Section 23.1. Cumulative Remedies. No remedy contained herein or otherwise conferred upon or reserved to Landlord, shall be
considered exclusive of any other remedy, but the same shall be cumulative and shall be in addition to every other remedy given herein, now or hereafter existing at law or in equity or by statute, and every power and remedy given by this Lease to
Landlord may be exercised from time to time and as often as occasion may arise or as may be deemed expedient. No delay or omission of Landlord to exercise any right or power arising from any default shall impair any such right or power or shall be
construed to be a waiver of any such default or an acquiescence therein. 
 Section 23.2. No Waiver. No waiver of
any breach of any of the covenants of this Lease shall be construed, taken or held to be a waiver of any other breach, or a waiver, acquiescence in or consent to any further or succeeding breach of the same covenant. The acceptance by

  
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Landlord of any payment of Rent or other sums payable hereunder after the termination by Landlord of this Lease or of Tenant’s right to possession hereunder shall not, in the absence of
agreement in writing to the contrary by Landlord, be deemed to restore this Lease or Tenant’s right to possession hereunder, as the case may be, but shall be construed as a payment on account and not in satisfaction of damages due from Tenant
to Landlord. Receipt of Rent by Landlord, with knowledge of any breach of this Lease by Tenant or of any default by Tenant in the observance or performance of any of the conditions or covenants of this Lease, shall not be deemed to be a waiver of
any provision of this Lease. 
 Section 23.3. Equitable Relief. In the event of any breach by Tenant of any of the
agreements, terms, covenants or conditions contained in this Lease, Landlord shall be entitled to enjoin such breach and shall have the right to invoke any right and remedy allowed at law or in equity or by statute or otherwise as though re-entry,
summary proceedings, and other remedies were not provided for in this Lease. 
 ARTICLE XXIV. 

Subordination to Mortgages 
 Section 24.1. Subordination. Landlord may execute and deliver a mortgage or trust deed in the nature of a mortgage (both sometimes hereinafter referred to as a “Mortgage”)
against the Premises or any portion thereof. This Lease and the rights of Tenant hereunder shall automatically, and without the requirement of the execution of any further documents, be and are hereby made expressly subject and subordinate at all
times to the lien of any Mortgage now or hereafter encumbering any portion of the Improvements, and to all advances made or hereafter to be made upon the security thereof provided such lender does not disturb Tenant’s possession hereunder as
long as (i) Tenant is not in default hereunder, (ii) upon the written direction of mortgagee Tenant pay all rents arising under this Lease as directed by such mortgagee; (iii) in the event such mortgagee enforces its rights under the
Mortgage or such lease is terminated due to a default by Landlord, Tenant will, upon request of any person succeeding to the interest of Landlord in the Premises (“successor in interest”) as the result of said enforcement, automatically
attorn to such successor in interest, without any change in terms or other provisions of this Lease; provided, however, that said successor in interest shall not be: (a) liable for any previous act or omission of any prior landlord, including
Landlord, under this Lease except for acts or omissions that arise and/or exist after such successor in interest takes title to the Premises; (b) bound by any payment of rent or additional rent for more than one month in advance, except
payments in the nature of security, but only to the extent such payments have been delivered to such successor in interest; (c) bound by any modifications to the Lease (including any agreement providing for early termination or cancellation of
the Lease) made without any requisite consent of the mortgagee or any such successor in interest; (d) bound by any covenant or obligation of Landlord to perform, undertake or complete any work in the Premises or to prepare it for occupancy;
(e) bound by any obligation to make any payment to Tenant or to grant any credits, except for service, repairs, maintenance and restoration provided for under this Lease to be performed by Landlord after the date of Tenant’s attornment;
(f) responsible for any funds, including security deposits, owing to Tenant unless delivered by Landlord to such successor in interest; or (g) subject to any demands, credits, claims, counterclaims, offsets or defenses which Tenant might
have against any prior landlord, including Landlord. Notwithstanding the foregoing, Tenant agrees to execute and deliver such instruments 

  
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(which instruments Tenant agrees will be in form and substance satisfactory to the mortgagee of such Mortgage, in its sole discretion) subordinating this Lease to the lien of any Mortgage entered
into by Landlord after the execution of this Lease provided that any such instruments shall contain language that such mortgagee shall not disturb Tenant’s possession hereunder as long as Tenant is not in default hereunder and attorns to the
record owner of the Premises. Notwithstanding anything to the contrary contained herein, any mortgagee under a Mortgage may, by notice in writing to the Tenant, subordinate its Mortgage to this Lease. 

ARTICLE XXV. 
 Indemnity and Waiver 
 Section 25.1. Tenant’s
Indemnity. Tenant will protect, indemnify and save Landlord, its partners, shareholders, employees, officers, directors, agents and their respective successors and assigns harmless from and against all liabilities, obligations, claims, damages,
penalties, causes of action, costs and expenses (including without limitation, reasonable attorneys’ fees and expenses) imposed upon, incurred by or asserted against Landlord by reason of (a) any accident, injury to or death of persons or
loss of or damage to property occurring on or about the Premises or any part thereof or the adjoining properties, sidewalks, curbs, streets or ways, or resulting from an act or omission of Tenant or anyone claiming by, through or under Tenant;
(b) any failure on the part of Tenant to perform or comply with any of the terms of this Lease or any other agreements affecting the Premises; (c) the use, occupation, condition, or operation of the Premises or any part thereof; or
(d) performance of any labor or services or the furnishing of any materials or other property in respect of the Premises or any part thereof. In case any action, suit or proceeding is brought against Landlord by reason of any such occurrence,
Tenant will, at Tenant’s sole expense, resist and defend such action, suit or proceeding, or cause the same to be resisted and defended with counsel acceptable to Landlord. Notwithstanding the foregoing, Tenant shall not be responsible for the
gross negligence and willful misconduct of Landlord, its affiliates or their employees: (a) resulting in any accident, injury to or death of persons or loss of or damage to property occurring on or about the Premises or any part thereof or the
adjoining properties, sidewalks, curbs, streets or ways; and (b) with respect to the performance of any labor or services or the furnishing of any materials or other property in respect of the Premises or any part thereof. 

Section 25.2. Landlord’s Indemnity. Landlord will protect, indemnify and save Tenant, its partners, shareholders,
employees, officers, directors, agents and their respective successors and assigns harmless from and against all liabilities, obligations, claims, damages, penalties, causes of action, costs and expenses (including without limitation, reasonable
attorneys’ fees and expenses) imposed upon, incurred by or asserted against Tenant by reason of: (a) any failure on the part of Landlord to perform or comply with any of the terms of this Lease, or (b) the gross negligence or willful
misconduct of Landlord, its affiliates or other employees. In case any action, suit or proceeding is brought against Tenant by reason of any such occurrence, Landlord will, at Landlord’s sole expense, resist and defend such action, suit or
proceeding, or cause the same to be resisted and defended with counsel acceptable to Tenant. 
 Section 25.3. Waiver of
Claims. Tenant waives all claims it may have against Landlord and Landlord’s agents for damage or injury to person or property sustained by Tenant or any 

  
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persons claiming through Tenant or by any occupant of the Premises, or by any other person, resulting from any part of the Premises becoming out of repair, or resulting from any accident on or
about the Premises or resulting directly or indirectly from any act or neglect of any person, to the extent permitted by law; provided, however, Tenant does not hereby waive claims for the gross negligence and willful misconduct of Landlord, its
affiliates and their employees. This Section 25.3 shall include, but not by way of limitation, damage caused by water, snow, frost, steam, excessive heat or cold, sewage, gas, odors, or noise, or caused by bursting or leaking pipes or plumbing
fixtures, and shall apply equally whether any such damage results from the act or neglect of Tenant or of any other person to the extent permitted by law, and whether such damage be caused or result from any thing or circumstance above mentioned or
referred to, or to any other thing or circumstance whether of a like nature or of a wholly different nature; provided, however, Tenant does not hereby waive claims for the gross negligence and willful misconduct of Landlord, its affiliates and their
employees. All Tenant’s Equipment and other personal property belonging to Tenant or any occupant of the Premises that is in or on any part of the Premises shall be there at the risk of Tenant or of such other person only, and Landlord shall
not be liable for any damage thereto or for the theft or misappropriation thereof. 
 ARTICLE XXVI. 

Surrender 
 Section 26.1. Condition. Upon the termination of this Lease, whether by forfeiture, lapse of time or otherwise, or upon the termination of Tenant’s right to possession of the Premises,
Tenant will at once surrender and deliver up the Premises to Landlord, broom clean, in as good order, condition and repair as on the Effective Date, reasonable wear and tear excepted. Any damage caused by removal of Tenant from the Premises,
including any damages caused by removal of Tenant’s Equipment as herein defined, shall be repaired and paid for by Tenant prior to the expiration of the Term. 
 All Alterations, temporary or permanent, excluding Tenant’s Equipment, in or upon the Premises placed there by Tenant, shall become Landlord’s property and shall remain upon the Premises upon
such termination of this Lease by lapse of time or otherwise, without compensation or allowance or credit to Tenant, unless, subject to Section 13.2 above, Landlord requests their removal. If Landlord so requests removal of said Alterations and
Tenant does not make such removal by the termination of this Lease, or within ten (10) days after such request, whichever is later, Landlord may remove the same and deliver the same to any other place of business of Tenant or warehouse same,
and Tenant shall pay the cost of such removal, delivery and warehousing to Landlord on demand. 
 Section 26.2. Removal
of Tenant’s Equipment. Upon the termination of this Lease by lapse of time, or otherwise, Tenant may remove Tenant’s Equipment; provided, however, that Tenant shall repair any injury or damage to the Premises which may result from such
removal. If Tenant does not remove Tenant’s Equipment from the Premises prior to the end of the Term, however ended, Landlord may, at its option, remove the same and deliver the same to any other place of business of Tenant or warehouse the
same, and Tenant shall pay the cost of such removal (including the repair of any injury or damage to the Premises resulting from such removal), delivery and warehousing to Landlord on demand, or Landlord may treat Tenant’s

  
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Equipment as having been conveyed to Landlord with this Lease as a Bill of Sale, without further payment or credit by Landlord to Tenant. 

Section 26.3. Holdover. If Tenant retains possession of the Premises or any part thereof after the termination of the Term,
by lapse of time and otherwise, then for the first two (2) months after the termination of the Term, Tenant shall pay to Landlord monthly rent in an amount equal to one hundred fifty percent (150%) of the monthly Rent payable for the month
immediately preceding such holding over, and thereafter, shall pay monthly rent at double the rate payable for the month immediately preceding said holding over (including increases for Additional Rent which Landlord may reasonably estimate),
computed on a per-month basis, for each month or part thereof (without reduction for any such partial month) that Tenant thus remains in possession, and in addition thereto, Tenant shall pay Landlord all actual damages sustained by reason of
Tenant’s retention of possession. The provisions of this Section do not exclude the Landlord’s right of re-entry or any other right hereunder. Any such extension shall be subject to all other terms and conditions herein contained.

 ARTICLE XXVII. 
 Covenant of Quiet Enjoyment 
 Section 27.1. Covenant of
Quiet Enjoyment. Landlord covenants that Tenant, on paying the Rent and all other charges payable by Tenant hereunder, and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein
contained on the part of Tenant to be kept, observed and performed, all of which obligations of Tenant are independent of Landlord’s obligations hereunder, shall, during the Term, peaceably and quietly have, hold and enjoy the Premises, subject
to the terms, covenant, conditions, provisions and agreements hereof, free from hindrance by Landlord or any person claiming by, through or under Landlord. 
 ARTICLE XXVIII. 
 Memorandum of Lease 

Section 28.1. Memorandum of Lease. This Lease shall not be recorded, but the parties agree, at the request of either of them,
to execute a Memorandum of Lease for recording, containing the names of the parties, the legal description and the Term of this Lease. 
 ARTICLE XXIX. 
 Notices 

Section 29.1. Notices. All notices, consents, approvals to or demands upon or by Landlord or Tenant desired or required to be
given under the provisions hereof, shall be in writing and shall be deemed to have been duly and sufficiently given if a copy thereof has been (1) personally served, (2) sent by a recognized courier service with evidence of receipt,
(3) sent by facsimile transmission with confirmation of receipt, (4) delivered or mailed by United States or Australian registered or certified mail in an envelope properly stamped and addressed to the

  
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receiving party at its mailing address as given in Section 1.1. The effective date of such notice shall be the date of delivery, if delivered personally or by courier service, or facsimile
and two (2) days after the date of mailing, if mailed. Either party may by written notice to the other as aforesaid change its address for purposes of notice. 
 ARTICLE XXX. 
 Covenants Run with Land 

Section 30.1. Covenants. All of the covenants, agreements, conditions and undertakings in this Lease contained shall extend
and inure to and be binding upon the heirs, executors, administrators, successors and assigns of the respective parties hereto, the same as if they were in every case specifically named, and shall be construed as covenants running with the Land, and
wherever in this Lease reference is made to either of the parties hereto, it shall be held to include and apply to, wherever applicable, the heirs, executors, administrators, successors and assigns of such party. Nothing herein contained shall be
construed to grant or convey upon any person or persons, firm, corporation or governmental authority, other than the parties hereto, their heirs, executors, administrators, successors and assigns, any right, claim or privilege by virtue of any
covenant, agreement, condition or undertaking in this Lease contained. 
 Section 30.2. Release of Landlord. The
term “Landlord” as used in this Lease, so far as covenants or obligations on the part of Landlord are concerned, shall be limited to mean and include only the owner or owners at the time in question of the fee of the Premises, and
in the event of any transfer or transfers of the title to such fee, Landlord herein named (and in the case of any subsequent transfers or conveyances, the then grantor) shall be automatically freed and relieved, from and after the date of such
transfer or conveyance, of all personal liability as respects the performance of any covenants or obligations on the part of Landlord contained in this Lease thereafter to be performed; provided that any funds in the hands of such Landlord or the
then grantor at the time of such transfer, in which Tenant has an interest, shall be turned over to the grantee, and any amount then due and payable to Tenant by Landlord or the then grantor under any provision of this Lease, shall be paid to
Tenant. 
 ARTICLE XXXI. 
 Environmental Matters 
 Section 31.1. Hazardous
Materials. Tenant agrees that it will not use, handle, generate, treat, store or dispose of, or permit the use, handling, generation, treatment, storage or disposal of any Hazardous Materials (as hereinafter defined) in, on, under, around or
above the Premises now or at any future time, except in accordance with the terms of this Lease, and will indemnify, defend and save Landlord harmless from any and all actions, proceedings, claims, costs, expenses and losses of any kind, including,
but not limited to, those arising from injury to any person, including death, damage to or loss of use or value of real or personal property, and costs of investigation and cleanup or other environmental remedial work, which may arise in connection
with the existence of Hazardous Materials on the Premises to the extent occurring or caused during the Term hereof. The term “Hazardous Materials,” when used herein, shall include, but shall not be limited to, any substances,
materials or wastes that are regulated by any 

  
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local governmental authority, the state where the Premises is located, or the United States of America because of toxic, flammable, explosive, corrosive, reactive, radioactive or other properties
that may be hazardous to human health or the environment, including without limitation, above or underground storage tanks, flammables, explosives, radioactive materials, radon, petroleum and petroleum products, asbestos, urea formaldehyde foam
insulation, methane, lead-based paint, polychlorinated biphenyl compounds, hydrocarbons or like substances and their additives or constituents, pesticides and toxic or hazardous substances or materials of any kind, including without limitation,
substances now or hereafter defined as “hazardous substances,” “hazardous materials,” “toxic substances” or “hazardous wastes” in the following statutes, as amended: the
Comprehensive Environmental Response, Compensation and Liability Act of 1980 (42 U.S.C. §9601, et seq., “CERCLA”); the Hazardous Materials Transportation Act (49 U.S.C. §1801, et seq.,
“HMTA”); the Toxic Substances Control Act (15 U.S.C. §2601, et seq., “TSCA”); the Resource Conservation and Recovery Act (42 U.S.C. §6901, et seq., “RCRA”); the
Clean Air Act (42 U.S.C. §7401 et seq., “CAA”); the Clean Water Act (33 U.S.C. §1251, et seq., “CWA”); the Rivers and Harbors Act, (33 U.S.C. §401 et seq.,
“RHA”); the Emergency Planning and Community Right-to-Know Act of 1986 (41 U.S.C. §11001 et seq., “EPCRA”), the Federal Insecticide, Fungicide and Rodenticide Act (7 U.S.C. §136 to 136y,
“FIFRA”); the Oil Pollution of 1990 (33 U.S.C. § 2701 et seq., “OPA”); and the Occupational Safety and Health Act (29 U.S.C. §651 et seq., “OSHA”); and any so-called
“Superlien law”; and in the regulations promulgated pursuant thereto, and any other applicable federal, state or local law, common law, code, rule, regulation, order, policy or ordinance, presently in effect or hereafter enacted,
promulgated or implemented, or any other applicable governmental regulation imposing liability or standards of conduct concerning any hazardous, toxic or dangerous substances, waste or material, now or hereafter in effect (collectively,
“Environmental Laws”). 
 Section 31.2. Conduct of Tenant. If Tenant generates, uses, transports,
stores, treats or disposes of any Hazardous Materials: 
 (a) Tenant shall, at its own cost and expense, comply
with all Environmental Laws relating to hazardous or toxic materials; 
 (b) Tenant shall (i) not dispose of
any Hazardous Materials in dumpsters or trash containers; (ii) not discharge any Hazardous Materials into drains or sewers; (iii) not cause or allow the release, discharge, emission or run-off of any Hazardous Materials to air, to surface
waters, to the Land, to ground water, whether directly or indirectly; (iv) at Tenant’s own cost and expense arrange for the lawful transportation and off-site disposal of all Hazardous Materials generated by Tenant; (v) provide
secondary containment around all Hazardous Materials storage containers, storage facilities and above ground storage tanks; (vi) conduct all necessary environmental inspections, such as, but not limited to, asbestos inspections prior to any
renovation or demolition, as required by 40 CFR Part 61 and provide copies of all such reports to Landlord; (vii) comply with all reporting requirements under any local, state or federal ordinance, statute or regulation, such as, but not
limited to, toxics inventory reporting under the Emergency Planning and Community Right-to-Know Act, the provisions under 40 CFR Part 61, or various regulations controlling the emissions into the atmosphere of volatile organic compounds and provide
copies of all such reports and notifications to Landlord; (viii) use only highly skilled people to address all environmental issues associated with this Lease, that such 

  
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people and all employees of Tenant shall receive all required training or certification under any local, state or federal law specifically mentioned or alluded to in this Lease; 

(c) Tenant shall promptly provide Landlord with copies of all communications, permits or agreements with any governmental
authority or agency (federal, state or local) or any private entity relating in any way to the violation or alleged violation of any Environmental Laws or to any violation of Tenant’s obligations under subparagraph (b) above; 

(d) Landlord and Landlord’s agents and employees shall have the right to enter the Premises upon reasonable notice
and/or conduct appropriate tests for the purpose of ascertaining that Tenant complies with all applicable laws, rules or permits relating in any way to the presence of Hazardous Materials on the Premises; and 

(e) Upon the written request of Landlord not more frequently than once every year or on any other occasion in the event
that Landlord has reason to believe an environmental problem exists at the Premises, Tenant shall provide Landlord the results of appropriate tests, including tests of water and soil, to demonstrate (i) that Tenant is in compliance with all
applicable laws, rules or permits relating in any, way to the presence of any Hazardous Materials on the Premises and (ii) the lack of any releases, discharges or emissions. 

To the extent the presence, release, threat of release, placement on or in the Premises of any Hazardous Materials occurs or is caused
during the Term of this Lease, or the generation, transportation, storage, treatment, or disposal of any Hazardous Materials at the Premises occurs or is caused during the Term of this Lease, and such event gives rise to liability (including, but
not limited to, a response action, remedial action, or removal action) under any Environmental Laws or common law theory, including, but not limited to, nuisance, strict liability, negligence and trespass, Tenant shall promptly take any and all
remedial and removal action necessary to clean up the Premises containing such Hazardous Materials and mitigate exposure to liability arising from the Hazardous Materials, whether or not required by law. 

Section 31.3. Tenant’s Environmental Indemnity. Tenant does hereby indemnify, defend and hold harmless Landlord and its
agents and their respective officers, directors, beneficiaries, lenders, shareholders, partners, agents and employees and their respective successors and assigns from all fines, suits, procedures, claims liabilities, damages (including consequential
damages) and actions of every kind, and all costs associated therewith (including reasonable attorneys’, experts’ and consultants’ fees and costs of testing) arising out of or in any way connected with any deposit, spill, discharge or
other release of Hazardous Materials that occurs or is caused during the Term of this Lease, at or from the Premises, or which arises at any time from (i) Tenant’s failure to provide all information, make all submissions, and take all
steps required by all applicable governmental authorities; (ii) any Hazardous Materials on, in, under or affecting all or any portion of the Premises or the groundwater as a result of events that took place during the Term of this Lease;
(iii) any violation by Tenant or claim of a violation by Tenant of any governmental law, statute, rule, regulation, ordinance, requirement, decree, order or judgment now or hereafter in effect relating to public health, safety, protection of
the environment or any Hazardous Material; (iv) the imposition of any lien for damages caused by, 

  
 28 

 
or the recovery of any costs for, the remediation cleanup of Hazardous Materials as a result of events that took place during the Term of this Lease; (v) costs of removal of any and all
Hazardous Material from all or any portion of the Premises, which Hazardous Materials were placed on the Premises during the Term of this Lease; (vi) costs incurred to comply, in connection with all or any portion of the Premises, with all
governmental regulations with respect to Hazardous Materials on, in, under or affecting the Premises, which Hazardous Materials were placed on the Premises during the Term of this Lease; or (vii) any spills, discharges, leaks, escapes,
releases, dumping, transportation, storage, treatment or disposal of any Hazardous Materials which occurs during the Term of this Lease, but only to the extent that such Hazardous Materials originated from or were or are located on the Premises.
Tenant’s obligations and liabilities under this Article XXXI shall survive the expiration of this Lease. Notwithstanding the foregoing, Tenant shall not be responsible for the gross negligence and willful misconduct of Landlord, its affiliates
and their employees. 
 Section 31.4. Landlord’s Right to Enter Premises. Landlord shall have the right and
privilege (but not the obligation) to enter the Premises upon reasonable notice to make inspections and other tests (including, but not limited to, drilling) of their condition, including, but not limited to, air, soil and groundwater sampling and
other inspections for Hazardous Materials. In the event any Hazardous Materials which are generated, used, transported, stored, treated or disposed of other than in accordance with applicable laws and regulations are discovered during the
inspections, Tenant shall reimburse Landlord for the cost of all inspections and tests in addition to its liability under Section 31.1. 
 Section 31.5. Tenant’s Notification Requirements. Notwithstanding anything to the contrary contained in Article XXXI of this Lease, Tenant agrees to provide immediate telephonic
notification to Landlord in the event of any release of Hazardous Materials in any manner within or outside of the Premises. Tenant shall further utilize its reasonable efforts to report to Landlord any other release of Hazardous Materials at the
Premises by any party other than Tenant. 
 ARTICLE XXXII. 

Miscellaneous 
 Section 32.1. Captions. The captions of this Lease are for convenience only and are not to be construed as part of this Lease and shall not be construed as defining or limiting in any way the
scope or intent of the provisions hereof. 
 Section 32.2. Severability. If any covenant, agreement or condition of
this Lease or the application thereof to any person, firm or corporation or to any circumstances, shall to any extent be invalid or unenforceable, the remainder of this Lease, or the application of such covenant, agreement or condition to persons,
firms or corporations or to circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby. Each covenant, agreement or condition of this Lease shall be valid and enforceable to the fullest extent permitted
by law. 
 Section 32.3. Applicable Law. This Lease shall be construed and enforced in accordance with the laws of
the state where the Premises is located. 

  
 29 

 Section 32.4. Amendments in Writing. None of the covenants, terms or conditions
of this Lease, to be kept and performed by either party, shall in any manner be altered, waived, modified, changed or abandoned, except by a written instrument, duly signed, acknowledged and delivered by the other party. 

Section 32.5. Relationship of Parties. Nothing contained herein 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, it being understood and agreed that no provision contained in this Lease nor any acts of the parties hereto shall be
deemed to create any relationship other than the relationship of Landlord and Tenant. 
 Section 32.6. Brokerage.
Tenant warrants that it has had no dealings with any real estate broker or agent in connection with this Lease. Landlord and Tenant each covenants to pay, hold harmless and indemnify the other from and against any and all cost, expense or liability
for any compensation, commissions and charges claimed by any broker or agent with respect to this Lease or the negotiation thereof arising out of any acts of the parties. 
 Section 32.7. Joint Effort. The preparation of this Lease has been a joint effort of the parties hereto and the resulting documents shall not, solely as a matter of judicial construction, be
construed more severely against one of the parties than the other. 
 Section 32.8. Time. Time is of the essence of
this Lease, and all provisions herein relating thereto shall be strictly construed. 
 Section 32.9. Landlord’s
Consent. Landlord’s granting of any consent under this Lease, or Landlord’s failure to object to any action taken by Tenant without Landlord’s consent required under this Lease, shall not be deemed a waiver by Landlord of its
rights to require such consent for any further similar act by Tenant. No waiver by Landlord of any other breach of the covenants of this Lease shall be construed, taken or held to be a waiver of any other breach or to be a waiver, acquiescence in or
consent to any further or succeeding breach of the same covenant. None of the Tenant’s covenants under this Lease, and no breach thereof, shall be waived, altered or modified except by a written instrument executed by Landlord. 

Section 32.10. No Partnership. Tenant and Landlord are not, and shall not be deemed to be, in any way or for any purpose, the
partner, employer, principal, master or agent of or with the other. 
 [Signature page to follow] 

  
 30 

 IN WITNESS WHEREOF, the parties have executed this Lease as of the date set forth above.

  

					
	LANDLORD:	 	Southcorp Packaging USA, Inc.
			
		 	By:	 	 /S/    SCOTT R.
PHILLIPS

		 		 	 Scott R. Phillips

			
		 	Its:	 	Secretary
		
	TENANT:	 	North America Packaging Corporation
			
		 	By:	 	 /s/    V.P. & CFO

			
		 	Its:	 	 V.P. & CFO

  
 33 

 EXHIBIT A 
 Legal Description 
 Lot Four (4), Block Two (2), Brazos County Industrial Park Phase
III, City of Bryan, according to plat thereof recorded in Volume 500, 917 of the Deed Records of Brazos County, Texas. 

 FIRST AMENDMENT TO INDUSTRIAL BUILDING LEASE 

THIS FIRST AMENDMENT TO INDUSTRIAL BUILDING LEASE (this “Amendment”) is made as of the
         day of April, 2010 by and between INTERNATIONAL REALTY HOLDINGS, LLC, a Delaware limited liability company, successor-in-interest to Southcorp Packaging USA, Inc. (“Landlord”),
and BWAY CORPORATION, a Delaware limited liability company, successor-in-interest to North America Packaging Corporation (“Tenant”). 
 BACKGROUND: 
 A. Landlord and Tenant are parties to that certain
Industrial Building Lease dated June 28, 2001 (the “Lease”), for improved real property located at 1591 N. Harvey Mitchell Parkway, Bryan, Texas, as more fully described in the Lease. 

B. Landlord and Tenant desire to amend certain terms of the Lease as set forth herein. 

C. Capitalized terms used but not otherwise defined herein shall have the meanings given in the Lease, as applicable. 

NOW, THEREFORE, the parties hereto, in consideration of the mutual promises and covenants contained herein and in the Lease, and
intending to be legally bound hereby, agree that the Lease is amended as follows: 
 1. Term. The Initial Term of the
Lease is hereby extended for five (5) years terminating on February 28, 2016. 
 2. Rent. Effective as of
March 1, 2011, the Base Rent payable under the Lease shall be: 
  

									
	 Period
	  	Annual Base Rent	 	  	Monthly Base Rent	 
	 3/1/11 – 2/28/12
	  	$	250,107.00	  	  	$	20,842.25	  
	 3/1/12 – 2/28/13
	  	$	253,858.61	  	  	$	21,154.88	  
	 3/1/13 – 2/28/14
	  	$	257,666.48	  	  	$	21,472.21	  
	 3/1/14 – 2/28/15
	  	$	261,531.48	  	  	$	21,794.29	  
	 3/1/15 – 2/28/16
	  	$	265,454.45	  	  	$	22,121.20	  

 3. Notices.
Landlord’s and Tenant’s notice addresses in Section 1.1(l) of the Lease are hereby deleted and replaced with the following: 

			
	Landlord’s Mailing Address:
		
		  	 International Realty Holdings, LLC
 555 Coney Island Avenue
 Brooklyn, New York 11218-3415

Attention: Mr. Leon Perlmutter
 Facsimile:
(718) 287-4981

	
	Tenant’s Mailing Address:
		
		  	 BWAY Corporation
 8607 Roberts
Drive
 Suite 250
 Atlanta, Georgia
30350
 Attention: Chief Administrative Officer
 Facsimile: (770) 587-0186

 4. Ratification. Except as
expressly modified herein, the terms and conditions of the Lease shall remain unchanged and in full force and effect. 
 5.
Counterparts. This Amendment may be executed in any number of counterparts, each of which shall be an original and all of which together shall constitute but one and the same instrument, and facsimile signatures shall be deemed to be original
signatures and of the same force and effect. 
 6. Brokerage. Landlord shall pay the commission due Cushman &
Wakefield of Georgia, Inc. (“Broker”) in accordance with that separate agreement between Landlord and Broker. Subject to the foregoing, Landlord represents and warrants, that it has not engaged any other broker, finder or any other person
who would be entitled to any commission or fee in respect of the execution of this Amendment and any other transaction contemplated by this Amendment; and agrees to indemnify and hold harmless Tenant against and in respect to any and all losses,
liabilities or expenses which may be incurred by Tenant as a result of any claim which may be asserted by any such broker (including Broker), finder or other person on the basis of any arrangements or agreements made or alleged to have been made on
behalf of Landlord. Tenant represents and warrants, that except for the Broker, it has not engaged any broker, finder or any other person who would be entitled to any commission or fee in respect of the execution of this Amendment and any other
transaction contemplated by this Amendment; and agrees to indemnify and hold harmless Landlord against and in respect of any and all losses, liabilities or expenses which may be incurred by Landlord as a result of any claim which may be asserted by
any such broker, finder or other person on the basis of any arrangements or agreements made or alleged to have been made on behalf of Tenant, other than the Broker. 
 [Signatures appear on the following page.] 

  
 2 

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

									
		 		 	LANDLORD:
			
	 Signed, sealed and
 delivered
in the
 presence of:
	 		 	 INTERNATIONAL REALTY HOLDINGS, LLC, a
 Delaware limited liability company

				
		 		 	By:	 	IRH Manager Corp., a Delaware corporation
	  

 

	 		 		 	  
 By:
	 	  

 

	Notary Public	 		 		 		 	 Leon Perlmutter, President

	My Commission Expires:	 		 		 		 	
		 		 		 		 	
	

	 		 		 		 	
		 		 	
	  
 Signed, sealed and

delivered in the
 presence of:
	 		 	 TENANT:
  

BWAY CORPORATION, a Delaware corporation

	  

 

	 		 	  
 By:
	 	  

 

	 Notary Public
 My Commission
Expires:
	 		 		 	 Kevin C. Kern, Chief Administrative Officer and Senior Vice President

	  
  
	 		 		 		 	
	(NOTARIAL SEAL)	 		 		 		 	
	  

 

	 		 		 		 	

  
 3Lease between CenterPoint Properties Trust and Central Can Company, Inc.

 Exhibit 10.9 
 BUILDING AND GROUND LEASE 
 THIS BUILDING AND
GROUND LEASE (“Lease”) is executed by and between CenterPoint Properties Trust, a Maryland trust (“Lessor”), and Central Can Company, Inc., formerly known as Central Can Company Acquisition, Corp., a Delaware corporation
(“Lessee”), as of this 6th day of September,
2007 (the “Commencement Date”). 
 RECITALS: 

WHEREAS, there is (i) a parcel of land located on the west side of Kilbourn Avenue encompassing an area of approximately 10.46 acres
and upon which is located various buildings, loading docks, surface parking facilities and related improvements and which has a commonly known street address of 3200 South Kilbourn Avenue, Chicago, Illinois and (ii) a second parcel of land
located on 35th Place encompassing an area of approximately 8.29 acres and upon which is located a building, loading docks, surface parking facilities, railroad spurs and related improvements and which has a commonly known street address of 4400
West 35th Place in Chicago, Illinois (said parcels of land are legally described on “Exhibit A” attached hereto and made a part hereof) (said parcels of land shall be collectively referred to herein as “the Land”); and

 WHEREAS, the foregoing buildings (individually, a “Building”, and collectively, the Buildings”), loading
docks, parking facilities and other improvements located on the Land shall be collectively referred to herein as the “Improvements”, and the Land, the Improvements and all rights, privileges and easements appurtenant to Lessor’s
interest in the Land and the Improvements, if any, including, without limitation, all of Lessor’s right, title and interest, if any, in and to all mineral and water rights and all easements, licenses, covenants and other rights of way or other
appurtenances used in connection with the beneficial use and enjoyment of the Land and the Improvements, are hereinafter collectively referred to herein as the “Premises”; and 

WHEREAS, the Premises are divided into three portions for the purposes of this Lease, consisting of
(i) approximately 230,476 square feet of area in 3200 South Kilbourn as depicted on Exhibit “B-1” attached hereto (“Premises A”); (ii) approximately 16,944 square feet of area in 3200 South Kilbourn as depicted on
Exhibit “B-2” attached hereto (“Premises B”); and (iii) approximately 75,672 square feet of area in 4400 West 35th Place (“Premises C”); and 
 WHEREAS, immediately prior to the execution of this Lease, Lessee was the owner of the Premises; and 
 WHEREAS, Lessee has sold and conveyed the Premises to Lessor, Lessee desires to lease the Premises from the Lessor and Lessor desires to lease the Premises to Lessee, all in accordance with the terms set
forth herein. 

  
 - 1 -

 NOW, THEREFORE, in consideration of the mutual covenants herein contained and other good
and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows: 

AGREEMENTS 
 1. Grant. The Lessor hereby demises and leases to Lessee, and Lessee hereby leases and accepts from Lessor, the Premises, subject to and in accordance with all terms and provisions contained
herein. 
 2. Lease Term. The term of this Lease shall be for a period of time commencing on the Commencement Date, and
continuing through and including September 30, 2022 (the “Initial Term”), unless sooner terminated or extended as provided in this Lease. The last day of the Initial Term, or the last day of the last Renewal Term (as said term is
hereinafter defined), if a renewal option is exercised by Lessee in accordance with the terms of Paragraph 5 below, shall be referred to herein as the “Expiration Date”. The term “Lease Term” shall mean the Initial Term and any
Renewal Term, if a renewal option is exercised by the Lessee in accordance with the terms of Paragraph 5 below. 
 3. Base
Rent. 
 A. Lessee agrees to pay to Lessor, monthly in advance, without offset or deduction, base rent for the Initial Term
as follows: 
 For Premises A: 
  

									
	 DATES
	  	PAYMENTS	 
	 	  	ANNUAL	 	  	MONTHLY	 
	 September 6, 2007 through
	  			
	 September 30, 2008
	  	$	712,000.00	  	  	$	59,333.33	  
	 October 1, 2008 through
	  			
	 September 30, 2009
	  	$	726,240.00	  	  	$	60,520.00	  
	 October 1, 2009 through
	  			
	 September 30, 2010
	  	$	740,765.00	  	  	$	61,730.42	  
	 October 1, 2010 through
	  			
	 September 30, 2011
	  	$	755,580.00	  	  	$	62,965.00	  
	 October 1, 2011 through
	  			
	 September 30, 2012
	  	$	770,692.00	  	  	$	64,224.33	  
	 October 1, 2012 through
	  			
	 September 30, 2013
	  	$	786,106.00	  	  	$	65,508.83	  
	 October 1, 2013 through
	  			

  
 - 2 -

									
	 September 30, 2014
	  	$	801,828.00	  	  	$	66,819.00	  
	 October 1, 2014 through
	  			
	 September 30, 2015
	  	$	817,864.00	  	  	$	68,155.33	  
	 October 1, 2015 through
	  			
	 September 30, 2016
	  	$	834,221.00	  	  	$	69,518.42	  
	 October 1 , 201 6 through
	  				  			
	 September 30, 2017
	  	$	850,906.00	  	  	$	70,908.83	  
	 October 1, 2017 through
	  				  			
	 September 30, 2018
	  	$	867,924.00	  	  	$	72,327.00	  
	 October 1, 2018 through
	  				  			
	 September 30, 2019
	  	$	885,283.00	  	  	$	73,773.58	  
	 October 1, 2019 through
	  			
	 September 30, 2020
	  	$	902,988.00	  	  	$	75,249.00	  
	 October 1, 2020 through
	  			
	 September 30, 2021
	  	$	921,048.00	  	  	$	76,754.00	  
	 October 1, 2021 through
	  			
	 September 30, 2022
	  	$	939,469.00	  	  	$	78,289.08	  

   For
Premises B: 

									
	 DATES
	  	PAYMENTS	 
	  	  	ANNUAL	 	  	MONTHLY	 
	 September 6, 2007 through
	  			
	 September 30, 2008
	  	$	26,062.00	  	  	$	2,171.83	  
	 October 1, 2008 through
	  			
	 September 30, 2009
	  	$	26,583.20	  	  	$	2,215.26	  
	 October 1, 2009 through
	  			
	 September 30, 2010
	  	$	27,114.90	  	  	$	2,259.57	  
	 October 1, 2010 through
	  			
	 September 30, 2011
	  	$	27,657.20	  	  	$	2,304.76	  
	 October 1,2011 through
	  			
	 September 30, 2012
	  	$	28,210.30	  	  	$	2,350.85	  
	 October 1, 2012 through
	  			
	 September 30, 2013
	  	$	28,774.60	  	  	$	2,397.88	  
	 October 1, 2013 through
	  			
	 September 30, 2014
	  	$	29,350.00	  	  	$	2,445.83	  
	 October 1, 2014 through
	  			

  
 - 3 -

									
	 September 30, 2015
	  	$	29,937.00	  	  	$	2,494.75	  
	 October 1, 2015 through
	  			
	 September 30, 2016
	  	$	30,535.80	  	  	$	2,544.65	  
	 October 1, 2016 through
	  			
	 September 30, 2017
	  	$	31,146.50	  	  	$	2,595.54	  
	 October 1 , 2017 through
	  			
	 September 30, 2018
	  	$	31,769.40	  	  	$	2,647.45	  
	 October 1, 2018 through
	  			
	 September 30, 2019
	  	$	32,404.80	  	  	$	2,700.40	  
	 October 1, 2019 through
	  			
	 September 30, 2020
	  	$	33,052.90	  	  	$	2,754.40	  
	 October 1, 2020 through
	  			
	 September 30, 2021
	  	$	33,714.00	  	  	$	2,809.50	  
	 October 1, 2021 through
	  			
	 September 30, 2022
	  	$	34,388.30	  	  	$	2,865.69	  

   For
Premises C: 

									
	 DATES
	  	PAYMENTS	 
	  	  	ANNUAL	 	  	MONTHLY	 
	 September 6, 2007 through
	  			
	 September 30, 2008
	  	$	321,413.00	  	  	$	26,784.41	  
	 October 1, 2008 through
	  			
	 September 30, 2009
	  	$	327,841.00	  	  	$	27,320.08	  
	 October 1, 2009 through
	  			
	 September 30, 2010
	  	$	334,398.00	  	  	$	27,866.50	  
	 October 1, 2010 through
	  			
	 September 30, 2011
	  	$	341,086.00	  	  	$	28,423.83	  
	 October 1, 2011 through
	  			
	 September 30, 2012
	  	$	347,908.00	  	  	$	28,992.33	  
	 October 1, 2012 through
	  			
	 September 30, 2013
	  	$	354,866.00	  	  	$	29,572.16	  
	 October 1, 2013 through
	  			
	 September 30, 2014
	  	$	361,963.00	  	  	$	30,163.58	  
	 October 1, 2014 through
	  			
	 September 30, 2015
	  	$	369,203.00	  	  	$	30,766.91	  
	 October 1, 2015 through
	  			
	 September 30, 2016
	  	$	376,587.00	  	  	$	31,382.25	  

  
 - 4 -

									
	 October 1, 2016 through
	  			
	 September 30, 201 7
	  	$	384,118.00	  	  	$	32,009.83	  
	 October 1, 2017 through
	  			
	 September 30, 2018
	  	$	391,801.00	  	  	$	32,650.08	  
	 October 1, 2018 through
	  			
	 September 30, 2019
	  	$	399,637.00	  	  	$	33,303.08	  
	 October 1, 2019 through
	  			
	 September 30, 2020
	  	$	407,629.00	  	  	$	33,969.08	  
	 October 1, 2020 through
	  			
	 September 30, 2021
	  	$	415,782.00	  	  	$	34,648.50	  
	 October 1, 2021 through
	  			
	 September 30, 2022
	  	$	424,098.00	  	  	$	35,341.50	  

 The first installment of Base Rent
for the Premises shall be paid on the Commencement Date, and monthly installments of Base Rent shall thereafter be made on or before the first day of each and every successive calendar month during the Lease Term. In addition thereto, Lessee shall
pay all such other amounts as are herein described as “Additional Rent”, in the manner and at the times specified in this Lease. The term “Rent” when used in this Lease shall include all Base Rent and all charges described as
Additional Rent. 
 B. All Base Rent shall be paid at 2023 Paysphere Circle, Chicago, IL 60674, or at such other place or to
such other person as Lessor may direct by notice given as herein provided from time to time. In the event the Commencement Date is not the first day of a month or if the last day of the Lease Term is not the last day of a month, the Base Rent for
said month or months, if applicable, shall be prorated on a per diem basis for said months. 
 C. All
amounts of Base Rent and/or any other sums payable by Lessee to Lessor hereunder shall bear interest from and after the fifth (5th) day following the due date until paid at the rate of fifteen percent (15%) per annum or at the then maximum
rate allowable by law, whichever is less (such rate shall be referred to herein as “Lease Interest Rate”). 
 4.
Expenses, Taxes and Utility Costs. 
 A. This Lease shall be deemed and construed as a “net lease”, and Lessee
agrees to pay, in addition to Base Rent, all costs and expenses of every kind and nature whatsoever, ordinary and extraordinary, arising out of or in connection with the maintenance, repair, insuring, operation, replacement, use and occupancy of the
Premises during the Lease Term, which, except for the execution and delivery hereof, would otherwise have been payable by Lessor, (said costs and expenses are hereinafter collectively referred to as the “Expenses”). Lessee shall pay all
Expenses prior to their due date and, upon the request of Lessor, shall provide evidence of payment to Lessor. Lessee shall defend, indemnify and hold harmless Lessor, and any agent, beneficiary, director, board member, officer, employee, parent,
partner, shareholder and trustee of Lessor, together with their representatives, successors and assigns 

  
 - 5 -

 
(each an “Indemnified Party”) harmless from and against any and all liabilities, suits, judgments, obligations, fines, damages, penalties, claims, costs, charges and expenses,
including, without limitation, reasonable attorneys’ fees (hereinafter collectively referred to as the “Indemnified Claims”) which may be imposed upon or incurred by or asserted against any Indemnified Party by reason of Lessee’s
failure to pay any and all Expenses. 
 B. Lessee further agrees to pay all real estate taxes, special assessments and any other
assessments levied or imposed by any governmental entity affecting all or any portion of the Premises, water rents, rates and charges, sewer rents and charges, excise or similar taxes levied upon rentals payable hereunder and each and every
installment thereof, which shall during the Lease Term be levied, assessed, imposed, or become liens upon, or arising in connection with the use, occupancy or possession of, or be payable as a result of, or for the Premises or any part thereof (said
taxes and assessments are hereinafter collectively referred to as the “Taxes”). Lessee shall pay all Taxes prior to their due date and shall provide evidence of payment to Lessor from the appropriate taxing authority in the form of a
receipt within thirty (30) days after the date any Taxes would become delinquent. Lessee shall defend, indemnify and hold each Indemnified Party harmless from and against all Indemnified Claims which may be imposed upon or incurred by or
asserted against any Indemnified Party or the Premises by reason of Lessee’s failure to pay any and all Taxes. The amount of Taxes attributable to a calendar year shall be the amount assessed for any such calendar year, even though the
assessment for such Taxes may be payable in a different calendar year. Nothing contained herein shall require Lessee to pay any inheritance, estate, gift, franchise, corporation or income tax that is or may be imposed on Lessor. 

C. Lessee further agrees to pay, directly to the appropriate supplier and prior to their due date, all costs of natural gas, electricity,
heat, light, power, sewer service, telephone, water, refuse disposal and any other utilities and services supplied to the Premises (said costs are hereinafter collectively referred to as the “Utility Costs”). Upon the request of Lessor,
Lessee shall provide evidence of payment to Lessor. Lessor shall in no way be liable or responsible for any loss, damage, or expense that Lessee may sustain or incur by reason of any change, failure, interference, disruption, defect, unavailability
or unsuitability in the supply or character of the energy furnished to the Premises, and no such change, failure, interference, disruption, defect, unavailability or unsuitability shall relieve Lessee from any of its obligations under this Lease.

 D. All Expenses, Taxes and Utility Costs, together with all interest and penalties that may accrue thereon in the event of
Lessee’s failure to pay the same as herein or otherwise provided, all other costs, expenses, losses, and damages which Lessor may suffer or incur, and any and all other sums which may become due by reason of any default of Lessee or failure on
Lessee’s part to perform or comply with the agreements, terms, covenants and conditions of this Lease on Lessee’s part to be performed or complied with, and each or any of them, shall be and be deemed to be “Additional Rent” and
in the event of the non payment thereof, Lessor (in addition to and not in limitation of its other rights, remedies and privileges) shall have all of the rights, remedies and privileges in respect thereof as are herein or otherwise provided in the
case of the non payment of rent as due pursuant hereto. 
  

  
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 E. The Lessee shall have the right during the Lease Term to contest all real estate taxes
and the assessed valuation for the Premises at the sole cost and expense of Lessee. Said right shall be subject to the following conditions: i. photocopies of all correspondence, complaints, appeals, supporting documents and decisions with respect
to such contests shall be promptly provided by Lessee to Lessor; ii. the attorney or law firm utilized by Lessee shall be subject to the approval of Lessor and which approval shall not be unreasonably withheld or delayed; and iii. in the event
Lessee shall not exercise its right, Lessee shall promptly notify Lessor of its decision not to contest so that Lessor shall have the right to contest such real estate taxes or assessed valuation in a timely manner. In the event Lessee elects not to
exercise its right as set forth in the immediately preceding sentence for any given real estate tax year, Lessee shall provide written notification thereof to Lessor. In such an event, Lessor shall have the right to contest such real estate taxes or
assessed valuation. In the event there may be any real estate tax refund allocable to any period of time prior to the Lease Term or allocable to any real estate taxes due and payable or accruing during the Lease Term, and provided that at the time
such refund is issued, Lessee is not in default under this Lease, such refund shall be payable to Lessee. In the event such refund may be payable by Cook County or other governmental entity, Lessor shall reasonably cooperate with Lessee in securing
such refund due and payable to Lessee. In the event Lessee may receive any notice of real estate tax bill, notice of adjustment in assessed valuation or any notice of real estate tax refund directly from Cook County for the Premises any time during
the Lease Term, a photocopy thereof shall be promptly forwarded by Lessee to Lessor. It is intended that the Lessee shall continue to be the assessee as identified in the records of Cook County. In the event Lessor may receive any real estate tax
bill, notice of adjustment in assessed valuation or any notice of real estate tax refund directly from Cook County, a copy thereof shall be promptly provided by Lessor to Lessee. For purposes of contesting Taxes, any valuation by Lessee of the
personal property in the Premises shall be subject to Lessor’s approval, which shall not be unreasonably withheld. 
 F.
The provisions of this Paragraph 4 shall survive the termination of this Lease. 
 G. On the 5th day of July, 2007, Lessor and Lessee entered into a certain
Agreement of Purchase and Sale for the sale and conveyance of the Premises by Lessee to Lessor (“Sales Contract”). Pursuant to the terms of the Sales Contract, at the closing, Lessor received a credit in the amount of $183,686.67 for the
second installment of the 2006 real estate taxes and received a credit in the amount of $229,478.71 for the 2007 real estate taxes applicable to the period commencing January 1, 2007 through the closing. Notwithstanding anything to the
contrary contained in this Lease, (i) Lessor agrees to pay said tax bill prior to the date that the taxes become delinquent, and upon written request of Lessee, to provide evidence of said payment to Lessee, and (b) Lessor agrees to pay
said tax bill prior to the date that the taxes become delinquent, and upon written request of Lessee, to provide evidence of said payment to Lessee. 
 H. Lessee acknowledges that certain general real estate taxes will accrue during the last 1 or 2 years of the Lease Term, but will not be due and payable until after the Expiration Date (such real estate
taxes are hereinafter referred to as the “Post Term Taxes”). 

  
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 Approximately 12 months prior to the Expiration Date, Lessor and Lessee shall calculate the estimated Post
Term Taxes, and Lessee shall pay to Lessor the estimated amount of the Post Term Taxes (“Estimated Amount”). The Estimated Amount shall be held by Lessor until the Post Term Taxes, or any portion thereof, are due and payable, and shall be
used by Lessor to pay the Post Term Taxes, or the applicable portion thereof. When each of the final real estate tax bill(s) for the Post Term Taxes are issued, Lessor and Lessee agree to reprorate the Estimated Amount based upon the actual real
estate tax bill(s). In the event the Post Term Taxes are greater than the Estimated Amount, Lessee shall pay the difference to Lessor. In the event the Post Term Taxes are less than the Estimated Amount, Lessor shall pay the difference to Lessee.
The duties and obligations of Lessor and Lessee as set forth in this Paragraph 4.H shall survive termination of this Lease. 

5. Options to Renew. Subject to the following notice requirements and provided that at the time of such notice and on the first
day of the applicable Renewal Term Lessee is not in default under the terms of this Lease, Lessor hereby grants to Lessee the option to renew the term of this Lease for four (4) additional periods of five (5) years each pursuant to the
same terms and conditions as set forth in this Lease, except for the amount of the Base Rent, which shall be calculated as set forth below. Each of the five (5) year renewal terms described in this Paragraph 5 shall be referred to herein as a
“Renewal Term”. The Lessee shall have the right to exercise the options to renew as set forth in this Paragraph 5 by providing written notification thereof to Lessor at any time after the Commencement Date but not less than twelve
(12) months prior to the last day of the Initial Term or the current Renewal Term, as applicable. Lessee shall have no right to exercise the right to renew as set forth in this Paragraph 5 in the event Lessee fails to satisfy any term or
provision contained in this Agreement which is not cured within any applicable grace period. In the event Lessee does not exercise its option to renew in accordance with the provisions of this Paragraph 5, the right of the Lessee to renew the Lease
Term thereafter shall cease and terminate. 
 Base Rent for each Renewal Term shall be determined upon expiration of the Initial
Term and the prior Renewal Term, as applicable, and shall be equal to one hundred two percent (102%) of the Base Rent for the previous twelve (12) month period and Base Rent shall increase on each annual anniversary of the commencement of
the applicable Renewal Term to an amount equal to one hundred two percent (102%) of the Base Rent for the immediately preceding twelve (12) month period. 
 6. Permitted Uses. Lessee shall have the right to use and occupy the Premises for those activities of the Lessee which Lessee currently engages in at the Premises together with any new or other
business or activities which Lessee may undertake, provided that such current or new business or activities do not violate any laws or ordinances of any “Governmental Authorities”. As used herein, “Governmental Authorities” shall
mean all federal, county, municipal and local governments, and all departments, agencies, commissions, boards, bureaus and offices thereof, having or claiming jurisdiction over the Premises. The uses and activities as described in this Paragraph 6
shall be referred to herein as “Permitted Uses”. 

  
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 7. Maintenance, Repair and Replacement of Premises. Lessee assumes full and sole
responsibility for the condition, operation, repair, replacement and maintenance of the Premises, including without limitation, any spur tracks or rail tracks located on or servicing the Premises (or shall pay the costs to the railroad to maintain
the same). Lessee agrees, at Lessee’ sole cost and expense, to take good care of the Premises and keep same and all parts thereof, together with any and all alterations and additions thereto, in good order, condition and repair, suffering no
waste or injury. Lessee shall, at its sole cost and expenses, promptly perform all maintenance and make all necessary repairs and replacements, ordinary as well as extraordinary, foreseen as well as unforeseen, in and to any equipment now or
hereafter located in the Premises, including, without limitation, water, sewer, gas, hvac and electricity connections, pipes, mains and all other fixtures, machinery, apparatus, equipment, overhead cranes and appurtenances now or hereafter belonging
to, connected with or used in conjunction with the Premises. Without limiting the foregoing, Lessee shall perform the roof repairs described on “Exhibit E” attached hereto and made a part hereof within the time periods set forth therein.
In the event that Lessee fails to complete such roof repairs within such time periods, Lessor may exercise any and all rights and remedies set forth herein, including without limitation, the rights described in Paragraph l1d below. All such repairs
and replacement required by this Paragraph 7 shall be of first class quality and sufficient for the proper maintenance and operations of the Premises. Lessee shall keep and maintain the Premises safe, secure and clean, specifically including, but
not by way of limitation, removal of waste and refuse matter. Lessee shall not permit anything to be done upon the Premises (and shall perform all maintenance and repairs thereto so as not) to invalidate, in whole or in part, or prevent the
procurement of any insurance policies which may, at any time, be required under the provisions of this Lease. Lessee shall not obstruct or permit the obstruction of any parking area, adjoining street or sidewalk. 

To the extent of a fire or other casualty, as described in Paragraph 18, the terms of this Paragraph 7 are subject to the terms of
Paragraph 18 below. Lessee, at its own cost and expense, shall also promptly comply with any and all requirements of any (i) Governmental Authorities, and/or (ii) documents recorded with the Cook County Recorder of Deeds (the
“Recorder’s Office”), or agreements that Lessor has knowledge of whether recorded or not, that are otherwise deemed to be the obligations of Lessor as the owner of the Premises affecting the Premises or any part thereof, irrespective
of the costs to be paid or the nature of the work required to be done, extraordinary as well as ordinary, whether or not the same involves or requires any structural changes or additions in or to the Buildings and irrespective of whether or not such
changes or additions shall be required on account of any particular use to which the Premises or any part thereof are being put. 
 Lessee
acknowledges that Lessor shall have no obligations whatsoever for the condition, operation, repair, alteration, improvement, replacement, insuring, and maintenance of the Premises. Lessee further agrees to accept the Premises in an absolutely
“as is” condition, and Lessee acknowledges that Lessor, its agents, attorneys, representatives and employees, have not and do not make any representations or warranties, express or implied, to Lessee regarding the Premises. 

 

  
 - 9 -

 8. Lessor’s Title. Lessor’s title is and shall always be paramount to the
title of Lessee and nothing herein contained shall empower Lessee to do any act which may encumber such title. 
 9.
Financial Statements. Lessee agrees to timely provide financial information as requested by Lessor, including, but not limited to, annual audited financial statements within one hundred and twenty (120) days after the end of each fiscal
year of Lessee and any other financial information reasonably requested by Lessee (collectively, the “Financial Information”). Lessee agrees that Lessor may deliver the Financial Information to any lender, prospective lender or
prospective purchaser of the Premises. Lessee further agrees that the Financial Information submitted by it to Lessor, whenever furnished to Lessor and whether or not requested by Lessor, are material inducements to the execution by Lessor of this
Lease. Lessee represents and warrants that such Financial Information is, and all Financial Information whenever furnished to Lessor and whether or not requested by Lessor, are true, correct and complete in all material respects and fairly presents
the financial condition of Lessee for the respective periods covered thereby, and since the date thereof, there has been no material adverse change in any such financial condition or operations of the Lessee; provided, that any Financial Information
which is in addition to the audited financial statements shall be unaudited and all of Lessee’s representations and warranties regarding such unaudited Financial Information are made to the best of Lessee’s knowledge. Lessee hereby
authorizes Lessor to make credit inquiries with Lessee’s bank(s) and trade references from time to time during the Lease Term, and Lessee agrees to provide Lessor with current references upon Lessor’s request and to authorize such
references to release credit information to Lessee. 
 10. Covenants Against Liens. Lessee has no authority or power to
cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Lessee, operation of law or otherwise, to attach to or be placed upon Lessor’s title or interest in the Premises, and any and all liens and encumbrances
created by Lessee shall attach to Lessee’s interest only. Lessee covenants and agrees not to suffer or permit any lien of mechanics or materialmen or others to be placed against the Premises with respect to work or services claimed to have been
performed for or materials claimed to have been furnished to Lessee or the Premises, and, in case of any such lien attaching, or claim thereof being asserted, Lessee covenants and agrees to cause it to be immediately released and removed of record.
In the event that such lien is not immediately released and removed, Lessor, at its sole option, may take all action necessary to release and remove such lien (without any duty to investigate the validity thereof) and Lessee shall promptly upon
notice reimburse Lessor for all sums, costs and expenses (including reasonable attorney’s fees) incurred by Lessor in connection with such lien. Lessee shall defend, indemnify and hold Lessor harmless from and against any claims made by any
contractors, laborers and materialmen furnishing and performing labor and material for the benefit of Lessee. 
 11. Rights
Reserved to Lessor. Lessor shall have the following rights exercisable without notice and without liability to Lessee for damage or injury to property, person or business (all claims for damage being hereby released by Lessee), and without
effecting an eviction or disturbance of Lessee’s use or possession or giving rise to any claim for set offs or abatement of rent: 

  
 - 10 -

	 	a.	To enter upon the Premises to make inspections, repairs, alterations or additions in or to the Premises in the event of an emergency, or to exhibit the Premises to
prospective lessees, purchasers or others, at reasonable hours and to perform any acts related to the safety, protection, preservation, reletting, sale or improvement of the Premises; 

 

	 	b.	To enter upon the Premises to perform inspections and tests of the Premises and to perform such other analyses, inquiries and investigations as Lessor shall deem
necessary or appropriate, provided, however, that in no event shall such inspections or tests unreasonably disrupt or disturb the on-going operation of the Premises; 

 

	 	c.	Subject to the other terms of this Lease, to do or permit to be done any work in or about the Premises or the Buildings, so long as any such work does not unreasonably
disrupt Lessee’s use of the Premises; and 

  

	 	d.	In the event Lessee shall fail to perform any of its obligations hereunder, Lessor may (but shall not obligated to do), and without waiving or releasing Lessee from any
obligation of Lessee hereunder, make any payment or perform any other act which Lessee is obligated to make or perform under this Lease. All sums so paid and all liabilities so incurred by Lessor, together with interest thereon at the Lease Interest
Rate, shall be payable to Lessor upon demand as Additional Rent. 

 Under no circumstance shall any of the rights of the Lessor as
set forth in this Paragraph 11 be interpreted to impose any obligation upon Lessor to exercise any of the rights set forth in this Paragraph 11. 
 12. Assignments or Other Transfers. The Lessee shall not assign, sell, transfer, or convey any of its interests under this Lease without the prior written consent of the Lessor, which consent shall
not be unreasonably withheld. No assignment shall relieve Lessee of its obligations hereunder, and Lessee 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.

 13. Subleases. Subject to the provisions of this Paragraph 13, Lessee shall not sublease any portion of the Premises
unless Lessee obtains the prior written consent of Lessor, which consent shall not be unreasonably withheld or delayed. Notwithstanding the foregoing, Lessee shall have the right to sublet up to fifty percent (50%) of the net square footage of
the Premises to a “Credit Worthy” subtenant, upon notice to, but without the consent of, Lessor. As used herein, “Credit Worthy” shall mean an individual or entity having a net worth equal to or greater than Lessee. No subletting
shall relieve Lessee of its obligations hereunder, and Lessee shall continue to be liable as a principal and not as a guarantor or surety, to the same extent as though no sublease had been made. In the event of a sublease executed by the Lessee,
such sublease shall contain a provision whereby in the event of a termination of this Lease, Lessor shall have the right to terminate said sublease, in which event all rights and interests of the subtenant shall automatically cease and terminate.

  
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 14. Compliance with Laws. Lessee, at its sole expense, shall comply with all laws,
orders and regulations of all Governmental Authorities with respect to the Premises or the use or occupation thereof. Lessee shall not do or permit to be done any act in, on or about the Premises or store anything therein which: (i) will in any
way conflict with any law, statute, ordinance or governmental rule or regulation now in force or which may hereafter be enacted or promulgated; or, (ii) is not a Permitted Use. 

15. Insurance. 
 A. Lessee, at its sole cost and expense, shall throughout the entire Lease Term, keep the Improvements insured against loss or damage by fire, lightning and risks covered by the so-called “all
perils” endorsement (including, without limitation, windstorm, hail, explosion, riot, riot attending a strike, civil commotion, aircraft, vehicles and smoke) in amounts equal to the full replacement value of the Improvements, plus the cost of
debris removal, with full replacement cost endorsement. 
 B. Lessee shall purchase and maintain insurance during the entire
Lease Term for the benefit of Lessee and Lessor (as their interests may appear) with terms, coverages and in companies satisfactory to Lessor and with such increases in limits as Lessor may from time to time reasonably request, but initially Lessee
shall maintain the following coverages in the following amounts: 
  

	 	(i)	Comprehensive General Liability Insurance naming Lessee and Lessor, covering any liability for bodily injury, personal injury and property damage arising out of
Lessee’s operations, assumed liabilities or use of the Premises, for limits of liability not less than $2,000,000 each occurrence and $5,000,000 annual aggregate; 

 

	 	(ii)	Physical Damage Insurance covering all improvements, additions, fixtures, office furniture, trade fixtures, office equipment, merchandise and all other items of
Lessee’s property on the Premises. Such insurance shall be written on an “all risks” of physical loss or damage basis or equivalent, for the full replacement cost value of the covered items and in amounts that meet any coinsurance
clause of the policies of insurance; and 

  

	 	(iii)	Workers’ compensation insurance. 

 C. All insurance provided for in this Lease shall be effected under valid and enforceable policies, in such forms and, where not expressly provided for above, in such amounts, as may from time to time be
satisfactory to Lessor, issued by financially sound and responsible insurance companies authorized to do business in Illinois and which have a rating by A.M. Best of A-VIII or better. On or before the Commencement Date, and thereafter not less than
thirty (30) days prior to the expiration dates of the expiring policies (or, in the case of liability insurance, certificates of the insurers in form reasonably satisfactory to Lessor), Lessee shall deliver to Lessor photocopies of all policies
of insurance and original certificates thereof. 
  

  
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 D. Neither Lessee nor Lessor shall obtain separate insurance concurrent in form or
contributing in the event of loss with that required to be furnished by, or which may be reasonably required to be furnished by, Lessee. 
 E. All policies of insurance shall name Lessor and Lessee as the insureds or additional insureds, as their respective interests may appear. To the extent required by any mortgage, such policies shall name
the mortgagee as an additional insured. 
 F. All policies of insurance provided for in this Paragraph 15 shall contain clauses
or endorsements to the effect: 
  

	 	ii.	That no act or negligence of Lessee, or anyone acting for Lessee, or of any sublessees or occupant of the Premises or any use of the Premises for purposes more
hazardous than permitted by the terms of the policies which might otherwise result in a forfeiture of such insurance or any part thereof shall in any way affect the validity or enforceability of such insurance as against Lessor;

  

	 	iii.	That such policies shall not be canceled or the coverages thereof discontinued at limits less than those required by this Lease without at least thirty (30) days
prior written notice to Lessor; and 

  

	 	iv.	That Lessor shall not be liable for any premiums thereon or subject to any assessments thereunder. 

G. At all times when any Lessee’s alterations are in the process of being made in or about the Premises in accordance with the
provisions of this Lease, Lessee shall maintain or cause to be maintained adequate insurance covering all persons employed on or in connection with such alterations, and Lessee shall, on demand, deliver to Lessor certificates of such insurance.

 H. Lessor and Lessee further agree as follows: (i) any and all deductibles on referenced insurance coverages shall be
borne by Lessee; (ii) Lessee expressly understands and agrees that any insurance maintained by Lessor shall apply in excess of and not contribute with insurance provided by the Lessee under the Lease; and (iii) all insurance companies
shall have a Best rating of not less than A/VII, or an equivalent rating in the event Best ceases to exist or provide a rating. Lessee shall have the right, but not the obligation, to procure insurance in excess of the requirements set forth in this
Lease. 
 I. Lessor and Lessee agree to have all property insurance which may be carried by either of them endorsed to provide
that the insurer waives all rights of subrogation which such insurer might have against the other party and Lessor’s mortgagee, if any. Without limiting any release or waiver of liability or recovery contained in any other paragraph of this
Lease, but rather in confirmation and furtherance thereof, Lessor waives all claims for recovery from Lessee, and Lessee waives all claims for recovery from Lessor, and their respective agents, partners and employees, for any loss or damage to any
of its property insured undervalued and 

  
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collectible insurance policies, to the extent that any recovery collectible under such insurance policies. 
 16. Waiver of Certain Claims and Indemnification. Lessee waives and releases all claims by it against Lessor, its officers, directors, agents, employees and servants, in respect of, and Lessor, its
officers, directors, agents, employees and servants shall not be liable for injury to person or damage to property occurring in or about the Premises and sustained by Lessee or by any occupant of the Premises or by any other person except in the
event of its negligence or the willful misconduct of Lessor, its officers, directors, agents, employees, or servants. All property in the Premises belonging to Lessee, or to its employees, agents or invitees, or to any occupant of the Premises,
shall be there at the risk of Lessee and such other person owning the same, and Lessor shall not be liable for the theft, misappropriation or loss thereof. Lessee agrees to and shall hold harmless and indemnify, protect and defend Lessor, its
officers, directors, members, managers, agents, employees and servants against claims and liability for injuries to all persons and for the damage to, or the theft, misappropriation or loss of all property, arising out of the use of the Premises or
the acts or omissions of Lessee or of its employees, agents, guests or invitees 
 17. Alterations. Subject to the
provisions of this Paragraph 17, Lessee shall not make any alterations, additions or improvements to the Premises or any portion thereof (“Alterations”) without, in each instance, the prior written consent of Lessor. Notwithstanding the
foregoing, Lessee shall have the right, upon notice to, but without the consent of Lessor, to make any Alterations where same are non-structural, do not require openings on the roofs or exterior walls of the Buildings, do not affect any Building
system, and the cost of same does not exceed $250,000.00 in the aggregate in any twelve (12) month period. Any Alterations by Lessee hereunder shall be done in a good and workmanlike manner in compliance with any applicable governmental laws,
statutes, ordinances and regulations. Before commencing any Alterations requiring Lessor’s consent: (i) plans and specifications therefore, prepared by a licensed architect, shall be submitted to and approved by Lessor (such approval shall
not be unreasonably withheld or delayed); (ii) Lessee shall furnish to Lessor an estimate of the cost of the proposed work, certified by the architect who prepared such plans and specifications; (iii) all contracts for any proposed work
shall be submitted to and approved by Lessor; (iv) Lessee shall furnish Lessor with a satisfactory certificate or certificates from an insurance company acceptable to Lessor reflecting insurance coverage reasonably acceptable to Lessor; and
(v) Lessee shall either furnish to Lessor a bond in form and substance satisfactory to Lessor, or such other security reasonably satisfactory to Lessor to insure payment for the completion of all work free and clear of liens. Upon completion of
any Alterations, Lessee shall furnish Lessor with copies of all plans received by Lessee in connection with the Alterations. The terms of this Paragraph 17 shall not be applicable to work performed by Lessee for purposes of maintaining the Buildings
or other improvements. (All Alterations which are expressly authorized pursuant to the terms of this Paragraph 17 or for which Lessor has issued its written consent shall be referred to herein as “Approved Alterations”.) 

At Lessor’s option, at the termination of this Lease, (i) all Alterations shall become the property of Lessor and shall remain
upon and be surrendered with the Premises as a part thereof at the termination of this Lease; or (ii) any or all of the Alterations, other than Approved 

  
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Alterations, must be removed by Lessee, and the Premises must be restored to its original condition. 
 18. Destruction by Fire or Other Casualty. 
 A. Notice of Insurance Loss
and Adjustment of Claims. In case of loss or damage by fire or other casualty, Lessee shall give immediate written notice thereof to the insurance carrier(s) and to Lessor. Lessor is authorized and empowered to make or file proofs of loss or
damage (in each case only so long as that loss or damage is equal to or greater than $50,000.00) and to settle and adjust any claim under insurance policies which insure against those risks, or to direct Lessee, in writing, to agree with the
insurance carrier(s) on the amount to be paid in regard to that loss. The proceeds of any insurance claim shall be paid to Lessor and applied as set forth herein. 
 B. Application of Proceeds and Awards. Provided no Event of Default then exists hereunder, the net insurance proceeds (the “Net Proceeds”) (after deducting only Lessor’s reasonable
costs and expenses, if any and including reasonable attorney fees, in collecting the same) shall be made available for the restoration or repair of the Improvements if, in Lessor’s reasonable judgment (a) restoration or repair and the
continued operation of the Improvements is economically feasible, (b) the loss does not occur in the 12-month period preceding the Date and Lessor’s independent consultant certifies that the restoration of the Improvements can be completed
at least 90 days prior to the Expiration Date, and (c) Lessee deposits with Lessor an amount, in cash, which Lessor, in its sole discretion, determines is necessary, in addition to the Net Proceeds, to pay in full the cost of the restoration or
repair (including the cost to carry the Property and make all required payments under this Lease during the period of restoration or repair). Notwithstanding the foregoing, it shall be a condition precedent to any disbursement of insurance proceeds
held by Lessor hereunder that Lessor shall have approved (X) all plans and specifications for any proposed repair or restoration, (Y) the construction schedule and (Z) the architect’s and general contractor’s contract for
all restoration that exceeds $50,000.00 in the aggregate. Lessor may establish other reasonable, customary and standard conditions that may be necessary to assure that the work is fully completed in a good and workmanlike manner free of all liens or
claims by reason thereof. Lessee’s deposits made pursuant to this subparagraph shall be used before the Net Proceeds for that restoration or repair. If the Net Proceeds are made available for restoration or repair, that work shall be completed
by Lessee in an expeditious and diligent fashion, and in compliance with all applicable laws, rules and regulations. 
 C. At
Lessor’s option, the Net Proceeds shall be disbursed pursuant to a construction escrow acceptable to Lessor. If following the final payments for the completion of the restoration or repair there are any Net Proceeds remaining, those Net
Proceeds shall be paid to Lessee. If an Event of Default then exists, or any of the conditions set forth in clauses (a) through (c) of this subparagraph have not been met or satisfied, at Lessor’s option, Lessor may terminate this
Lease and retain the Net Proceeds. 

  
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 19. Condemnation. 

A. If at any time during the Lease Term, all of the Premises shall be taken or condemned by any Governmental Authority, then this Lease
shall cease and terminate as of the date upon which title shall vest in such Authority, subject to the provisions of Paragraph 4B, which shall survive termination of this Lease. 

B. If such taking or condemnation shall be of less than all of the Premises but shall be “substantial” (as hereinafter
defined), then the Lessee may, by notice given to Lessor no later than one hundred and sixty (160) days after the date upon which title shall vest in such Governmental Authority, terminate this Lease as of the date of said notice. The taking or
condemnation shall be deemed “substantial”, for purposes of this Paragraph 19 if the taking or condemnation renders economically unfeasible the operation of the portion of the Premises not taken or condemned. In the event of such
termination, all Rent shall be apportioned as of the date of termination. 
 C. If a portion of the Premises shall be lawfully
taken or condemned, and this Lease shall not be terminated in accordance with the provisions of this Paragraph 19, Lessor, at its sole cost and expense up to the amount of any award received by Lessor, shall to the extent practical, promptly
(subject to extension due to delay because of matters beyond the control of Lessor and Lessor’s receipt of condemnation awards) repair and restore the Premises. Any award paid as a consequences of such taking, sale or condemnation, shall be
paid to Lessor, and any sums disbursed by Lessor in connection with the repair or restoration of the Premises shall be retained by Lessor. In such event, Base Rent shall be reduced by an amount equal to that portion of the Base Rent which the value
of the interest so taken shall bear to the entire value of the Premises, as encumbered by this Lease, immediately prior to such taking. 
 D. The entire award or awards for any taking or condemnation which does not result in termination of the Lease shall be paid to Lessor. 

20. Default by Lessee. Each of the following events shall be and constitute hereunder an “Event of Default” by Lessee
and a breach of this Lease by the Lessee: 
  

	 	i.	If Lessee shall fail to pay any installment of Base Rent or Additional Rent as and when the same shall become due and payable and shall not make such payment within
fourteen (14) days after written demand is made upon Lessee; and/or 

  

	 	ii.	 If Lessee shall fail to perform any other agreements, terms, covenants or conditions required hereof on Lessee’s part to be performed and such non
performance shall continue for a period of sixty (60) days after notice thereof by Lessor to Lessee or, if such performance cannot be reasonably completed within such sixty (60) day period, if Lessee shall not in good faith have commenced

  
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such performance within such sixty (60) day period and shall not thereafter diligently proceed therewith to completion. 

21. Lessor’s Remedies. 
 A. If an Event of Default by Lessee shall occur, the Lessor shall have the following non exclusive rights: 
  

	 	i.	In the event of any breach of this Lease by Lessee, Lessor may, at its option and without notice or demand to Lessee and in addition to all other rights and remedies
provided in this Lease at law or in equity, terminate this Lease or Lessee’s right of possession of the Premises, and recover all damages to which Lessor is entitled under law, specifically including, without limitation, all Rent for the
balance of the Term. 

  

	 	ii.	Lessee shall pay upon demand, all costs and expenses, including reasonable attorneys’ fees, incurred by Lessor in enforcing the observance and performance by
Lessee of all covenants, conditions and provisions of this Lease to be observed and performed by Lessee, or resulting from Lessee’s default under this Lease. All references in this Lease to Lessor’s attorneys’ fees shall be deemed to
include all legal assistants’ and paralegals’ fees and shall include all fees incurred through all post-judgment and appellate levels and in connection with bankruptcy proceedings. 

 

	 	iii.	Lessor at its option may, but shall not be obligated to, make any payment required of Lessee herein or comply with any agreement, term, covenant or condition, required
hereby to be performed by Lessee and the amount so paid, together with interest thereon at the Lease Interest Rate from the date of such payment by Lessor, shall be deemed to be additional rent hereunder payable by Lessee and collectible as such by
Lessor with the next succeeding monthly installment of rent. 

  

	 	iv.	Lessor shall have the right to enter the Premises for the purpose of correcting or remedying any such default but neither any such expenditure nor any such performance
by Lessor shall be deemed to waive or release Lessee’s default or the right of Lessor to take such action as may be otherwise permissible hereunder in the case of such default. 

B. In the event of cancellation or termination of this Lease either by operation of law or by service of notice of cancellation or
termination as herein provided, or upon the occurrence of an Event of Default by Lessee, Lessor may re enter and repossess the Premises, and Lessee shall nevertheless remain and continue to be liable to Lessor in a sum equal to all rent

  
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and additional rent reserved herein for the remainder of the Lease Term, provided, however, that Lessor shall have a duty to mitigate its damages for any such event of cancellation or
termination. 
 C. If any rent so collected by Lessor after the aforementioned payments be insufficient to fully pay to Lessor a
sum equal to all rent and additional rent herein reserved, the balance or deficiency shall be paid by Lessee on the rent days herein specified, that is, upon each of such rent days Lessee shall pay to the Lessor the amount of the deficiency then
existing. 
 22. Default by Lessor. Each of the following shall constitute hereunder an “Event of Default” by
Lessor and a breach of this Lease by the Lessor: 
  

	 	a.	Any failure of the Lessor to perform any material agreement, term, covenant or condition required of the Lessor to be performed and such non performance continues for a
period of sixty (60) days after notice thereof by the Lessee to the Lessor or, if such performance cannot be reasonably completed within such sixty day period, if Lessor shall not in good faith have commenced such performance within such sixty
day period and shall not thereafter diligently proceed therewith to completion; or 

  

	 	b.	Any negligent or willful act or omission of Lessor which prevents Lessee from using any material portion of the Premises for a period of forty eight or more hours. The
term “material portion” shall mean such portion which, if Lessee does not have the right to use, adversely affects or may adversely affect the business of the Lessee. 

23. Lessee’s Remedies. 
 A. In the event of an occurrence of an Event of Default by Lessor, the Lessee shall have the right to exercise the following exclusive rights and remedies in the event an Event of Default exists for a
period of sixty (60) or more consecutive days: a. the right to recover costs for actual damages with respect to issues or disputes which arise under this Lease. However, under no circumstances will the Lessee be entitled to make a claim for or
recovery of consequential damages against the Lessor. Judgment may be entered on any arbitration award and such award shall be final and binding on all parties; or b. the right to cancel and terminate this Lease. 

B. In the event the Event of Default is that default listed at item b. in Paragraph 23 above, in addition to the foregoing rights, the
Lessee shall have the following additional rights: 
  

	 	i.	Specific performance; 

  

	 	ii.	The right to take such action on or about the Premises to eliminate the condition which prevents Lessee from using such material portion of the Premises; and/or

  
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	 	iii.	Exercise such other rights or remedies as may be allowed herein or otherwise permitted by law. 

 The rights of Lessee as set forth in this Paragraph 23.B. may be exercised at any time after written or verbal notice has been given by Lessee to Lessor. 

24. No Waiver. The failure of either party hereto to insist upon strict performance of any of the terms, covenants and conditions
hereof shall not be deemed a waiver of any rights or remedies that either party may have and such omission shall not be deemed a waiver of any subsequent breach or default in any of such terms, covenants and conditions. 

25. Asbestos and Hazardous Substances. 
 A. Lessee shall not dispose of, at the Premises, any substance containing asbestos or deemed a hazardous substance by federal, state or local laws, rules, regulations or orders respecting such material in
violation of any applicable law. In the event of a violation of the terms of the immediately preceding sentence, Lessor, after notification to Lessee shall have the right to take any and all reasonable action necessary to cure the violation and all
reasonable costs and expenses incurred by Lessor related to such cure shall be paid by Lessee to Lessor upon demand. In the event Lessee may receive any written notification from any governmental entity or agency alleging or claiming that the
disposal of any hazardous substances by Lessee on the Premises constitutes an unlawful act, Lessee shall provide prompt written notification thereof to Lessor. 
 B. For purposes of this Lease, “hazardous substances” means any matter giving rise to liability under the Resource Conservation and Recovery Act (“RCRA”), 42 U.S.C. Section 6901
et seq., the Comprehensive Environmental Response, Compensation and Liability Act (“CERCLA”), 52 U.S.C. Section 9601 et seq. or any other federal, state or local law, ordinance or regulation relating to hazardous substances, or any
common law theory based on nuisance or strict liability. The terms “asbestos” and “hazardous substances” shall not include any of those materials or liquids which are a part of or used in general office equipment such as
computers, typewriters, and photocopy or fax machines or in the business or operations of the Lessee. 
 C. If the disposal at
the Premises of any hazardous substance: i. gives rise to liability (including, but not limited to, a response action, remedial action or removal action) under RCRA, CERCLA or any other federal, state or local law, ordinance or regulation relating
to hazardous substances or any common law theory based on nuisance or strict liability; or, ii. causes a significant public health affect, Lessee shall promptly take any and all remedial and removal action necessary to mitigate exposure to liability
arising from the hazardous substance, whether or not required by law. 
 D. Lessee shall indemnify Lessor and hold Lessor
harmless from and against all loss, cost, damage and expense (including, without limitation, attorneys’ fees and costs incurred in the investigation, defense and settlement of claims) that Lessor may incur as a result of or in connection with
the assertion against Lessor of any claim relating to the presence or 

  
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removal of any hazardous substances installed or permitted to be installed in the Premises by Lessee, or any party acting by, through or under Lessee including, without limitations, Lessee’s
agents, employees, invitees and agents, or compliance with any federal, state or local laws, rules, regulations or orders relating thereto or the breach by Lessee of any of its covenants contained in this Paragraph 25. In addition, Lessee
acknowledges that in the event hazardous substances which are brought into the Premises by the Lessee are caused to be removed from the Premises by Lessee or by Lessor, Lessee shall assume all liability for such removed hazardous substances.
Lessee’s obligations hereunder shall survive the termination of the Lease. 
 26. Subordination. This Lease is
subject and subordinate to the lien of any mortgages or trust deeds now and hereafter in force against the Premises and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be
made upon the security thereof. The foregoing notwithstanding, this subordination shall not be effective until the mortgagee executes and delivers to the Lessee a written certificate in form and substance satisfactory to the Lessee providing that,
as long as Lessee does not cause a default of the terms of this Lease as defined herein, this Lease and all of the rights and privileges of the Lessee shall not be terminated or otherwise amended or diminished. Lessee shall at Lessor’s request
execute such further instruments or assurances as Lessor may deem necessary to evidence, confirm or effectuate such subordination of this Lease thereto or, if requested, to make Lessee’s interest in this Lease superior thereto. If any mortgage
shall be foreclosed or property encumbered thereby is transferred in lieu of foreclosure, upon the request of the mortgagee or trustee, Lessee will attorn, as Lessee under this Lease, to the purchaser at any foreclosure sale under any mortgage by
executing such instruments as may be required by the mortgagee, trustee or lessor. 
 27. Estoppel Certificate. Lessee
agrees, that, from time to time upon not less than ten (10) days’ prior request by Lessor, Lessee, or Lessee’s duly authorized representative having knowledge of the following facts, will deliver to Lessor a statement in writing
certifying (i) that this lease is unmodified and in full force and effect (or if there have been modifications, a description of such modifications and that the lease as modified is in full force and effect); (ii) the dates to which rent
and other charges have been paid; (iii) that the Lessor is not in default under any provision of this lease, or, if in default, the nature thereof in detail; and (iv) such further factual matters as may be requested by Lessor, it being
intended that any such statement may be relied upon by any mortgagees or prospective mortgagees thereof, or any prospective assignee of any mortgagee thereof, or any prospective and/or subsequent purchaser or transferee of all or a part of
Lessor’s interest in the Premises. Lessee shall execute and deliver whatever instruments may be required for such purposes, and in the event Lessee fails so to do within ten (10) days after demand in writing, Lessee shall be considered in
default under this Lease. 
 28. Real Estate Broker. Lessee warrants that it has no dealings with any real estate broker
or agent in connection with this lease other than CB Richard Ellis, and Lessee covenants to pay, hold harmless and indemnify Lessor from and against any and all cost, expense or liability for any compensation, commissions and charges claimed by any
other broker or other agent with respect to this Lease or the negotiation thereof arising out of any acts of Lessee. 

  
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Lessor shall pay the brokerage commission due CB Richard Ellis, if any, pursuant to any written agreement between Lessor and such parties. 

29. Transfer of Lessor’s Interest. Lessee acknowledges that Lessor has the right, at any time hereafter, to transfer, convey
or sell its interest in the Premises and in this Lease, and Lessee agrees that in the event of any such transfer by the Lessor and the assumption by the assignee, Lessor shall have no obligation to satisfy duties or obligations of Lessor as set
forth in this Lease which are required to be performed and satisfied from and after the date of the sale, transfer and assumption. Such assignment and assumption, however, shall not relieve Lessor from any liability arising as a result of
Lessor’s failure to satisfy any of its duties or obligations set forth herein which are required to be satisfied at or prior to the time of such sale and assumption. 
 30. Memorandum of Lease. At the request of either party, both parties shall execute a memorandum of lease in a form reasonably acceptable to both parties. Either party shall have the right to
record the memorandum of lease executed in accordance with the paragraph. At the time of any termination of the Lease, by expiration of the Lease Term or otherwise, the parties agree to execute and record a release of said memorandum of lease.

 31. Limitation on Lessor’s Liability. It is expressly understood and agreed by and between the parties hereto,
anything herein to the contrary notwithstanding, that each and all of the representations, covenants, undertakings and agreements herein made on the part of the Lessor, while in form purporting to be representations, covenants, undertakings and
agreements of the Lessor are, nevertheless, each and every one of them, made and intended not as personal representations, covenants, undertakings and agreements by the Lessor or for the purpose or with the intention of binding said Lessor
personally, but are made and intended for the purpose of binding only Lessor’s interest in the Premises to the terms of this Lease and for no other purpose whatsoever, and in the event of a default by Lessor, Lessee shall look solely to the
interest of Lessor in the Premises. No duty shall rest upon Lessor to sequester the Premises or the rents, issues and profits arising therefrom, or the proceeds arising from any sale or other disposition thereof. Except in the case of the negligence
or willful misconduct of the Lessor, no personal liability or personal responsibility is assumed by nor shall at any time be asserted or enforceable against Lessor on account of this Lease or on account of any representation, covenant, undertaking
or agreement of the Lessor in this Lease contained, either expressed or implied, all such personal liability, if any, being expressly waived and released by the Lessee herein and to all persons claiming by, through, or under said Lessee. The
foregoing limitation on Lessor’s liability shall inure to and for the benefit of Lessor and its successors and assigns. 

32. Notices. Any notice, demand, request or other communication shall be effective only if: i. delivered by hand to the party to
whose attention it is directed at the addresses set forth above; ii. sent by Federal Express or similar service for next business day delivery; iii. by mailing the same by certified United States mail postage prepaid, return receipt requested; or
iv. By facsimile, provided a hard copy is delivered via overnight courier, to the addresses listed below, or at such other address as the parties may from time to time designate by notice. Every 

  
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notice, demand, request or other communication hereunder shall be deemed to have been given on the date delivered. 

 

			
	 If intended for Lessor:
	 	CenterPoint Properties Trust
		 	1808 Swift Drive
		 	Oak Brook, Illinois 60523
		 	Attention: Sean P. Maher
		 	Facsimile No.: 630-586-8010
		
	 With a copy to:
	 	Richmond Breslin LLP
		 	233 South Wacker Drive, Suite 5775
		 	Chicago, Illinois 60606
		 	Attention: Mark S. Richmond, Esq.
		 	Facsimile No.: 312-258-3909
		
	 If intended for Lessee:
	 	Central Can Company
		 	Attention: Office of President
		 	3200 South Kilboum Avenue
		 	Chicago, Illinois 60623
		 	Facsimile: 773-254-8141
		 	
	 With a copy to:
	 	Chuhak & Tecson, P. C.
		 	Attention: Andrew P. Tecson
		 	30 South Wacker Drive
		 	Suite 2600
		 	 Chicago, Illinois 60606-7413

Facsimile: 312-444-9027

Alternatively, a notice, demand, request or other communication may be given by facsimile transmission subject to the following conditions: 

 

	 	i.	The facsimile numbers to be utilized shall be those numbers as listed above or such other numbers as are provided by any such parties; 

 

	 	ii.	Any facsimile which is initiated after 5:00 p.m. Chicago time on any given day shall be deemed delivered on the following business day; 

 

	 	iii.	The sender or transmitter of the communication shall also make a duplicate notification in accordance with the terms of the first sentence of this Paragraph 33;

  
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	 	iv.	Any facsimile transmission made on a day other than a business day shall be deemed given on the first business day following the date the facsimile transmission is
made; and 

  

	 	v.	Any facsimile transmission made on a business day and prior to 4:00 p.m. Chicago time shall be deemed given on the date of transmission. 

33. Force Majeure. Whenever Lessor or Lessee shall be required by the terms of this Lease or by law to perform any contract, act,
work, labor or services, or to discharge any lien against the Premises, or to perform and comply with any laws, rules, orders, ordinances, regulations or zoning regulations, said party shall not be deemed to be in default herein and the other party
shall not enforce or exercise any of its rights under this Lease, if and so long as non performance or default herein shall be directly caused by strikes, unavailability of materials, war or national defense preemptions, governmental restrictions,
acts of God or other similar causes beyond the reasonable control of said party. 
 34. Fixtures and Equipment. The
Buildings and all other improvements located on the Land, including, but not limited to, all structural components of the Buildings and all plumbing, heating ,lighting, electrical and air conditioning fixtures and equipment, and other articles of
personal property used in the operation of the Premises, whether or not attached or affixed to the Premises, together will all Alterations and Lessee’s Property (as said term is hereinafter defined) which by the terms of this Lease become the
property of Lessor (collectively, the “Building Fixtures”), shall be and remain a part of the Premises and shall constitute the property of Lessor. Notwithstanding the foregoing, all of Lessee’s trade fixtures and other personal
property, fixtures, apparatus, machinery and equipment set forth on Exhibit D attached hereto, other than Building Fixtures, shall be and remain the personal property of Lessee, and the same are herein referred to as the “Lessee’s
Property”. Except for the conveyor system, Lessee shall remove all of Lessee’s Property by the termination of this Lease and shall restore the Premises to the condition that existed prior to the Commencement Date. 

35. Walkway. The parties hereto acknowledge and agree that there is a walkway (“Walkway”) connecting the Premises A
building to the Premises C building. The easement for the Walkway is created by Grant from Illinois Central Gulf Railroad Company and the Chicago & Illinois Western Railroad dated December 11, 1979 and recorded with the Recorder’s
Office as Document 25465574 (“Walkway Easement”). With respect to the Walkway, Lessee acknowledges and agrees as follows: (i) the Walkway shall be deemed part of the Premises, for all purposes, including, but not limited to,
Lessee’s maintenance obligations under Paragraph 7 herein and Lessee’s indemnification of Lessor and any Indemnified Party under Paragraph 4 herein and Lessee shall be fully responsible, at its sole cost and expense, for any repair,
maintenance or replacement of the Walkway; (ii) notwithstanding anything in Paragraph 18 and Paragraph 19 to the contrary, Lessor shall have no obligation to restore the Walkway in the event of a casualty or condemnation; (iii) in the
event that the Walkway is no longer operational or Lessee is not provided access to the Walkway due to any reason, including without limitation, the City of Chicago denying the right to use the Walkway, such event shall have no effect on 

  
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Lessee’s obligations under this Lease including, but not limited to, its obligation to pay Rent hereunder; (iv) upon Lessee’s abandonment of the Walkway or in the event that
Lessee, for any reason whatsoever, does not occupy or is not the Lessee of both Premises A building and Premises C building, Lessee shall, at Lessor’s option, remove the Walkway, and restore the Premises as reasonably required by Landlord;
(v) Lessee shall be bound by all of the terms and conditions of the Walkway Easement, and shall perform .all of the obligations of “Grantee” imposed thereunder and (vi) in the event the Walkway needs to be removed for any reason
prior to the end of the term of this Lease, the Lessee shall, at its sole cost and expense, remove the Walkway and restore the Premises as reasonably required by Landlord. Lessor shall in no way be liable or responsible for any loss, damage or
expense that Lessee may sustain or incur by reason of Lessee’s inability to utilize the Walkway, and Lessee’s inability to utilize the Walkway shall not relieve Lessee from any of its obligations under this Lease. 

36. Third Party Documents. Lessee agrees to be bound by and comply with the terms and conditions of all easements, restrictions
and covenants affecting the Premises which exist as of the date hereof. (Said easements, restrictions and covenants as identified in the immediately preceding sentence shall be referred to herein as “Pre-Existing Documents”). The term
Pre-Existing Documents shall not, however, encompass any easement, restriction, covenant or other document which is executed solely by Lessor or Lessor and a third party which has not been consented to by Lessee, and to which Lessee’s consent
shall not be unreasonably witheld. In addition to Lessee’s obligation to perform the obligations that would otherwise be the obligations of Lessor as the owner of the Premises set forth in any documents recorded with the Recorder’s Office,
or that Lessor has knowledge of whether recorded or not, as set forth in Paragraph 7 hereof, Lessee specifically acknowledges its obligations and agrees as follows: 
 A. Sewer Easement. The truck dock that is a part of the Premises C building is partially located over a sewer easement in favor of the City of Chicago created by Agreement dated July 18, 1938
by and between the Peoples Gas Light and Coke Company and the City of Chicago and recorded with the Recorder’s Office as Document 12194180. Lessee hereby agrees that it shall bear all costs that may be incurred and perform all obligations in
the event that the City of Chicago requires access to the portion of the Premises located in, over or upon said sewer easement area, and restore the Premises as reasonably required by Landlord and shall indemnify and hold Lessor harmless from all
loss, costs and damages associated with its obligations pursuant to this Paragraph 36A. Lessee agrees that the disruption of use or removal of said truck dock or any other portion of the Premises as a result thereof shall not relieve Lessee from any
of its obligations under this Lease, including without limitation, its obligation to pay Rent. 
 B. Possible Easement.
Notwithstanding any provision to the contrary contained herein, in the event that the right to an easement (“Water and Sewer Line Easement”) as provided in that certain Agreement Regarding Possible Easement dated July 26, 1996 by and
between Central Can Company and Ted’s Truck Body and Trailer Service, Inc. and recorded with the Recorder’s Office as Document 96579305 is properly exercised, Lessor and Lessee agree that (i) Lessor shall provide Lessee with a
courtesy copy of the final document creating the Water and Sewer Line Easement prior to its execution by Lessor, (ii) Lessee is deemed, as of the date hereof, to consent to any Water and Sewer Line Easement document approved by Lessor

  
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without any further action required on the part of any party, (iii) Lessee shall execute any documents in connection therewith as reasonably required by Lessor and (iv) Lessee agrees
that the existence and use of the Water and Sewer Line Easement shall not relieve Lessee from any of its obligations under this Lease, including without limitation, its obligation to pay Rent. 

C. Private Roadway Maintenance. Lessee shall timely perform all obligations and pay all costs imposed upon Lessor as the owner of
the Premises with respect to the private roadways serving the Premises and agrees to be bound by all such roadway agreements affecting the Premises, including, without limitation, (i) Easement Agreement dated January 26, 1967 by and
between The Peoples Gas Light and Coke Company, First American Realty Co. and Transamerican Propertiess, Inc. and recorded with the Recorder’s Office as Document 20053109 and (ii) Easement Agreement dated January 26, 1967 by and
between First American Realty Co. and Transamerican Properties and recorded with the Recorder’s Office as Document 20053110. 
 D. Rail Line Use Agreements. Lessee shall timely perform all obligations and pay all costs imposed upon Lessor as the owner of the Premises or upon the user of any railroad tracks with respect to
the railroad tracks located on and/or servicing the Premises and agrees to be bound by all such rail line use agreements affecting the Premises, including, without limitation, (i) Industry Track Agreement No. ICR-4738 dated October 27,
2005 by and between Illinois Central Railroad and Central Can Company, Inc.; (ii) Agreement dated October 30, 1958 by and between the Illinois Central Railroad Company and Central Can Company and (iii) Agreement dated June 13,
1978 by and between Illinois Central Gulf Railroad Company and the Chicago & Illinois Western Railroad and Central Can Company. Lessee agrees that the disruption or termination of use or removal of any of said rail line tracks shall not
relieve Lessee from any of its other obligations under this Lease, including without limitation, its obligation to pay Rent. 

E. Expenses. All costs and expenses which Lessee is obligated to pay pursuant to this Paragraph 36 are deemed Expenses, pursuant
to Paragraph 4A above, and Lessee shall be responsible to Indemnified Party for all Indmenified Claims relating thereto. Notwithstanding any provision contained in this Paragraph 36 to the contrary, Lessee shall not be obligated to satisfy any duty
or obligation pursuant to the terms of any agreement or document executed solely by Lessor or executed by Lessor and a third party which has not been consented to by Lessee and Lessee agrees to not unreasonably withhold its consent to any such
documents. 
 F. Third Party Beneficiary. Under no circumstance is any term or provision of this Lease intended to create
any rights or benefits to and in favor of any third party. The terms and provisions of this Lease are exclusively for the benefit of the parties hereto and their respective successors and assigns. Provided however, nothing contained in the foregoing
sentence shall be deemed to relieve the Lessee of any of its liability under the terms and provisions of this Lease. 
 37.
Entire Agreement. As to the rights, duties and obligations of the parties pertaining to the Premises, this Lease contains the entire agreement between the parties and 

  
 - 25 -

 
cannot be changed or terminated orally, but only by an instrument in writing executed by the parties. 
 38. Successors and Assigns. The agreements, terms, covenants and conditions herein shall bind and inure to the benefit of Lessor and Lessee and their respective heirs, personal representatives,
successors, and assigns. 
 39. Partial Invalidity. If any term or provision of this Lease or the application thereof to
any entity, person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or
unenforceable, shall not be affected thereby, and each term and provision of this Lease shall be valid and be enforced to the fullest extent permitted by law. 
 40. Headings. Headings or captions contained in this Lease are inserted only as a matter of convenience and in no way define, limit or extend the scope or intent of this Lease or any provision
hereof. 
 41. Business Day. Whenever, under the terms and provisions of this Lease, the time for performance of a
condition is required to be performed upon a Saturday, Sunday, or holiday such time for performance shall be extended to the next business day. 
 42. Condition of Premises. 
 A. The parties hereby acknowledge that Lessee
is in possession of the Premises on the date hereof. Lessor hereby states, represents and acknowledges that no condition, use or act of the Lessee occurring on or about the Premises constitutes a default by Lessee hereunder or with the passage of
time may constitute a default hereunder. 
 B. The Lessee hereby agrees to and shall protect, defend and hold harmless the
Lessor, its shareholders, directors and officers from and against any liability or expense which may be asserted against the Lessor as a result of: (i) any act or omission of the Lessee or any of the Lessee’s agents, employees, invitees or
contractors which are committed in, on or about the Premises regardless of whether the acts or omission occurs at any time prior to the date of this Lease or thereafter; (ii) any mechanic’s lien claims filed or recorded against the Land as
a result of the acts or omissions of the Lessee; or, iii. any liability or claims asserted against the Lessor as a result of any contract entered into by and between the Lessee and any third party. The terms of this Paragraph 42.B. shall survive any
termination of this Lease. 
 C. Except for the representations of Lessor expressly set forth in this Lease, Lessee has not
relied on any other representation of Lessor or any of Lessor’s employees, agents, contractors or representatives. Lessee acknowledges that it has conducted an investigation of the physical condition of the Premises, including but not limited
to structural integrity, the expenses of operating the Premises, the extent to which the Building complies with governmental laws, ordinances, rules and regulations, the present and proposed land use 

  
 - 26 -

 
regulations that affect or may affect the Premises and the fitness of the Premises for its present and/or intended use. 
 D. The Lessee hereby acknowledges that the Lessor has made no express or implied warranty or representation whatsoever relative to the environmental condition of the Premises. 

E. At the termination of this Lease by lapse of time or otherwise, Lessee shall surrender possession of the Premises to Lessor and
deliver all keys to the Premises to Lessor and shall return the Premises to Lessor. All installations, additions, partitions, hardware, fixtures, non-trade fixtures and improvements, temporary or permanent belonging or installed by Lessee may be
removed by Lessee, all without compensation, allowance or credit to Lessor. Any fixtures, equipment, installation or items of personal property located on the Premises after the Expiration Date shall become the sole property of Lessor. 

43. Holding Over. In the event the Lessee remains in possession of the Premises after the termination of this Lease, then the
Lessee shall pay to the Lessor for each day Lessee retains possession of the Premises or part thereof after termination of this Lease, by lapse of time or otherwise, an amount equal to 125% of the amount of rent per day (computed on a year of 360
days) based on the annual rental due or payable for the period in which such termination occurs. The Lessee shall also pay to Lessor all liabilities or damages incurred by Lessor by reason of such retention. The remedies provided to Lessor in this
Paragraph are in addition to Lessor’s right of reentry and all other rights and remedies granted by this Lease or by law. 

44. Attorneys’ Fees. If either party hereto files a lawsuit for purposes of enforcing its rights or remedies as set forth in
this Lease because of a default by the other party which is not cured within any applicable grace period, then the party prevailing in such lawsuit shall be entitled to recover court costs and reasonable attorney’s fees from the other party.

 45. Lessee’s Indemnification - Hazardous Materials. Lessee hereby agrees to and shall indemnify, defend and hold
Lessor harmless from and against any and all claims (including third party claims), demands, liabilities, damages, expense, clean up costs and attorneys fees, of whatever time or nature arising from or in any way connected with any hazardous
materials which may be brought onto the Premises by Lessee or any agent, employee, contractor, agent or representative of Lessee after the date hereof. 
 46. Recitals and Exhibits. The recitals and exhibits set forth in the introductory section of this Lease and attached to this Lease are an integral part hereof and are hereby incorporated by
reference into this Lease. 
 47. Consent. Whenever the terms of this Lease require that the Lessee obtain the consent of
Lessor, such consent shall not be unreasonably withheld, delayed or conditioned. 

  
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 48. Security Deposit. 

A. Lessee shall, concurrently with the execution of this Lease, deliver to Lessor two irrevocable, unconditional Letters of Credit
(individually, “Letter of Credit” and collectively, “Letters of Credit”) running in favor of Lessor and issued by a bank satisfactory to Lessor (i) one in the amount of $487,000.00 which amount is equal to four
(4) months’ gross rent (Base Rent and Additional Rent) for the first year of the Lease Term (“Lease Term Letter of Credit”) and (ii) one in the amount of $300,000.00 (“Three Year Letter of Credit”) as security for
the full and faithful performance by Lessee of each and every term, provision, covenant and condition of this Lease. The Lease Term Letter of Credit and the Three Year Letter of Credit shall be renewed no less than thirty (30) days prior to the
expiration date, and the amount of (i) the Lease Term Letter of Credit shall be increased to an amount equal to four (4) months’ gross rent for the upcoming year of the Lease Term and (ii) the Three Year Letter of Credit shall be
reduced by $100,000.00 at the end of the first year of the Lease and then reduced by another $100,000.00 at the end of the second year of the Lease and then shall not be required to be provided to Lessor at the end of the third year of the Lease.
Notwithstanding the foregoing, the reduction in the amount of the Three Year Letter of Credit and the elimination of the Three Year Letter of Credit as set forth in the foregoing sentence is contingent upon an Event of Default not having occurred at
any time during the first three years of the Lease. If an Event of Default occurs at any time during the term of the Lease, Lessor may draw on either or both the Lease Term Letter of Credit or the Three Year Letter of Credit (unless it has been
properly eliminated as provided for herein) and use, apply or retain the whole or any part of the proceeds thereof for the payment of any sum then due hereunder or which Lessor may expend or be required to expend by reason of Lessee’s breach
including, without limitation, any damages or deficiency in the reletting of the Premises, whether such damages or deficiency shall have accrued before or after re entry by Lessor. If Lessee shall fully and faithfully comply with all the terms,
provisions, covenants and conditions of this Lease, the Lease Term Letter of Credit or the Three Year Letter of Credit (unless it has been properly eliminated as provided for herein), less any draws made thereon, shall be returned to Lessee after
all of the following have occurred: (a) the time fixed as the expiration of the Lease Term; (b) the removal of Lessee from the Premises; (c) the surrender of the Premises by Lessee to Lessor in accordance with this Lease; and
(d) final determination of all amounts payable by Lessee hereunder and payment of same. In the absence of evidence satisfactory to Lessor of an assignment of the right to receive the Lease Term Letter of Credit or the Three Year Letter of
Credit (unless it has been properly eliminated as provided for herein), or the remaining balance thereof, Lessor may return the Lease Term Letter of Credit or the Three Year Letter of Credit (unless it has been properly eliminated as provided for
herein) to Lessee, regardless of one or more assignments of this Lease. 
 B. The Lease Term Letter of Credit and the Three Year
Letter of Credit shall be in the form attached hereto as Exhibit C 
 C. In the event the issuing bank elects not to
renew the Lease Term Letter of Credit or the Three Year Letter of Credit, or if Lessor draws on the Lease Term Letter of Credit or the Three Year Letter of Credit, Lessee shall provide Lessor with a substitute Letter of Credit in the amount of the
Security Deposit and which meets all of the criteria contained herein. 

  
 - 28 -

 The form and terms of the Letters of Credit shall be acceptable to Lessor in all respects
and shall provide, among other things, in effect that: 
  

	 	a.	Lessor, its beneficiary, or its then managing agent shall have the right to draw down an amount up to the face amount of the Letters of Credit upon the presentation to
the issuing bank of a sight draft only. 

  

	 	b.	The Letters of Credit will be honored by the issuing bank without inquiry as to the accuracy thereof and regardless of whether the Lessee disputes the content of such
statement. 

  

	 	c.	In the event of a transfer of Lessor’s interest in the Premises, Lessor shall have the right to transfer the Letters of Credit to the transferee and thereupon the
Lessor shall, without any further agreement between the parties, be released by Lessee from all liability therefor, and it is agreed that the provisions hereof shall apply to every transfer or assignment of said Letters of Credit to a new Lessor.

 If, as a result of any draw on either of the Letters of Credit, the amount of the Security Deposit shall be
reduced, Lessee shall, within ten (10) days thereafter, provide Lessor with additional letter(s) of credit in the form required hereunder in an amount equal to the deficiency so that the letter(s) of credit shall be in the aggregate amount of
the Security Deposit. 
 Without limiting the generality of the foregoing, if either of the Letters of Credit expire earlier
than sixty (60) days after the expiration of the Term of this Lease, or the issuing bank notifies Lessor that it shall not renew the Letter of Credit, Lessor will accept a renewal thereof or substitute Letter of Credit (such renewal or
substitute Letter of Credit to be in effect not later than thirty (30) days prior to the expiration of the original Letter of Credit), irrevocable and automatically renewable as above provided to sixty (60) days after the end of the Term
of this Lease upon the same terms as the expiring Letter of Credit or such other terms as may be acceptable to Lessor. However, (i) if the Letters of Credit are not timely renewed or a substitute Letter of Credit is not timely received,
(ii) or if Lessee fails to maintain the Letters of Credit in the amount and terms set forth in this Paragraph 48, Lessee, at least thirty (30) days prior to the expiration of the Letters of Credit, or immediately upon its failure to comply
with each and every term of this Paragraph 48 must deposit with Lessor cash or a substitute Letter of Credit from a bank as financial institution acceptable to Lessor in the amount of the Security Deposit required by this Lease. The cash or Letter
of Credit shall to be held subject to and in accordance with, all of the terms and conditions set forth in Paragraph 48.a. or this Paragraph 48.b. In the event Lessee does not deposit with the substitute Letter of Credit, the Lessor may present such
Letter of Credit to the issuing bank, in accordance with the terms of this Paragraph 48 and the entire sum secured thereby shall be paid to Lessor, to be held by Lessor as the Security Deposit. 

[REMAINDER OF PAGE LEFT INTENTIONALLY BLANK; 
 SIGNATURE PAGE FOLLOWS] 

  
 - 29 -

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

			
	LESSOR:
	
	 CENTERPOINT PROPERTIES TRUST, a

Maryland trust

		
	 By:
	 	 /s/ Sean P.
Maher

			
	 Name:
	 	Sean P. Maher

			
	 Its:
	 	Chief Operating Officer
		
	 By:
	 	 /s/ Brian M.
Sheehan

			
	 Name:
	 	Brian M. Sheehan

			
	 Its:
	 	Vice President, Corporate Controller
	
	LESSEE:
	
	 CENTRAL CAN COMPANY, INC., formerly
 known as Central Can Company Acquisition, Corp.,
 a Delaware corporation

		
	By:	 	 /s/ Terry L. Kline

		 	Terry L. Kline
		 	Its: President and Chief Executive Officer

  
 - 30 -

 FIRST AMENDMENT TO BUILDING AND GROUND LEASE 

THIS FIRST AMENDMENT TO BUILDING AND GROUND LEASE (hereinafter referred to as this “Amendment”) is entered into by and
between CENTERPOINT PROPERTIES TRUST, a Maryland real estate investment trust (hereinafter referred to as “Lessor”), and CENTRAL CAN COMPANY, INC., a Delaware corporation (hereinafter referred to as “Lessee”), and
shall be effective as of August 20, 2009. 
 W I T N E S S E T H:

 WHEREAS, Lessor and Lessee entered into that certain Building and Ground Lease, dated
September 6, 2007 (hereinafter referred to as the “Lease”), pursuant to which Lessee leased certain premises commonly known as 3200 South Kilburn Avenue, Chicago, Illinois and 4400 West 35th Place, Chicago, Illinois, which premises are more particularly
described in the Lease (hereinafter referred to as the “Premises”); 
 WHEREAS, Lessor and Lessee desire to amend the
Lease, as are more particularly set forth herein. 
 NOW, THEREFORE, for and in consideration of Ten and No/100 Dollars
($10.00), the mutual covenants and conditions set forth herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Lessor and Lessee agree to amend the Lease as follows: 

1. Defined Terms. Capitalized terms used herein, unless otherwise defined herein, shall have the meanings given such terms in the
Lease. 
 2. Financial Statements. The Lease is hereby amended by adding the following sentence at the end of Paragraph 9
of the Lease: 
 “Notwithstanding the foregoing, if no separate financial statements are available for
Lessee, then financial statements for BWAY Corporation, Lessee’s sole shareholder, which otherwise satisfy the requirements of this Paragraph 9 will be acceptable.” 

3. Rights Reserved to Lessor. The Lease is hereby amended by deleting Paragraph 11 of the Lease in its entirety and replacing it
with the following: 
 “11. Rights Reserved to Lessor. Lessor shall have the following rights:

 a. To enter upon the Premises to make inspections, repairs, alterations or additions in
or to the Premises, without prior notice to Lessee, in the event of an emergency; 
 b. To enter upon the Premises at all
reasonable times during usual business hours upon forty-eight (48) hours prior written notice to Lessee to perform inspections and tests of the Premises and to perform such other analyses, inquiries and investigations as Lessor shall deem
commercially necessary or appropriate; provided, however, that in no event shall such inspections or tests disrupt or disturb the on-going operation of the Premises or the conduct of Lessee’s business thereon; 

c. In the event Lessee shall fail to perform any of its obligations hereunder, Lessor may (but shall not obligated to do), after
providing Lessee with written notice and an opportunity to cure as required in the Lease, and without waiving or releasing Lessee from any obligation of Lessee hereunder, make any payment or perform any other act which Lessee is obligated to make or
perform under this Lease. All sums so paid and all liabilities so incurred by Lessor, together with interest thereon at the Lease Interest Rate, shall be payable to Lessor upon demand as Additional Rent; and 

d. To enter upon the Premises at all reasonable times during usual business hours upon forty-eight (48) hours prior written notice
to Lessee, to exhibit the Premises for the purpose of sale or mortgage and, during the last year of the Lease Term, to prospective lessees; provided, however, that in no event shall such exhibitions disrupt or disturb the on-going operation of the
Premises or the conduct of Lessee’s business thereon. 
 Under no circumstance shall any of the rights of the Lessor
as set forth in this Paragraph 11 be interpreted to impose any obligation upon Lessor to exercise any of the rights set forth in this Paragraph 11.” 
 4. Destruction by Fire or Other Casualty. The Lease is hereby amended by deleting Paragraph 18.B of the Lease in its entirety and replacing it with the following: 

“B. Application of Proceeds and Awards. If the any of the Improvements are damaged or destroyed by fire or
other casualty, Lessor shall repair or restore the Improvements and the net insurance proceeds (the “Net Proceeds”) (after deducting only Lessor’s reasonable costs and expenses, if any and including reasonable attorney fees, in
collecting the same) shall be applied to the restoration or repair of the Improvements provided (a) that no Event of Default then exists hereunder, (b) the loss does not occur in the 12-month period preceding the expiration of the Lease
Term and Lessor’s independent consultant certifies that the restoration of the Improvements can be completed at least 90 days prior to the expiration of the Lease Term, and (c) Lessee deposits with Lessor an amount, in cash, which Lessor,
in its reasonable discretion, determines is necessary, in addition to the Net Proceeds, to pay in full the cost of the restoration or repair. Notwithstanding the foregoing, it shall be a condition precedent to any disbursement of insurance proceeds
held by Lessor hereunder that Lessor shall have approved (X) all plans and specifications for any proposed repair or restoration, (Y) the 

  
 32 

 
construction schedule and (Z) the architect’s and general contractor’s contract for all restoration that exceeds $50,000.00 in the aggregate. Lessor may establish other reasonable,
customary and standard conditions that may be necessary to assure that the work is fully completed in a good and workmanlike manner free of all liens or claims by reason thereof. Lessee’s deposits made pursuant to this subparagraph shall be
used before the Net Proceeds for that restoration or repair. If the Net Proceeds are made available for restoration or repair, that work shall be completed by Lessee in an expeditious and diligent fashion, and in compliance with all applicable laws,
rules and regulations.” 
 5. Notices. The Lease is hereby amended by deleting Lessee’s notice address in
Paragraph 32 of the Lease in its entirety and replacing it with the following: 
  

			
	“If intended for Lessee:	 	BWAY Corporation
		 	8607 Roberts Drive, Suite 250
		 	Atlanta, Georgia 30350
		 	Attn: Chief Financial Officer
		 	Facsimile: 770-587-0186
		
	With a copy to:	 	Morris, Manning & Martin, LLP
		 	1600 Atlanta Financial Center
		 	3343 Peachtree Road, N.E.
		 	Atlanta, Georgia 30326-1044
		 	Attn: Marc R. Bulson
		 	Facsimile: 404-365-9532”

 6.
Security Deposit. The Lease is hereby amended by deleting Paragraph 48 of the Lease in its entirety. 
 7. No Further
Amendments; Ratification. Except as expressly amended herein, all terms and conditions of the Lease remain unamended in full force and effect and are ratified and confirmed by Lessor and Lessee. In the event of any conflict between the terms and
conditions of this Amendment and any of the terms and conditions of the Lease, the terms and conditions of this Amendment shall control. 
 [Signatures commence on the following page] 

  
 33 

 IN WITNESS WHEREOF, this Amendment has been executed as of the day and year first
above set forth. 
  

			
	LESSOR:
	
	CENTERPOINT PROPERTIES TRUST, a Maryland trust
		
	By:	 	 /s/ Sean P. Maher

	Name:	 	 Sean P. Maher

	Title:	 	 Chief Operating Officer

		
		 	 /s/ Michael Tortorici

		 	Michael Tortorici
		 	Vice President, Treasurer

[Signatures continue on the following page] 

  
 34 

 
			
	LESSEE:
	
	 CENTRAL CAN COMPANY, INC.,
 a Delaware corporation

		
	By:	 	  

	Name:	 	  

	Title:	 	  

  
 35 

 SECOND AMENDMENT TO BUILDING AND GROUND LEASE 

THIS SECOND AMENDMENT TO BUILDING AND GROUND LEASE (hereinafter referred to as this “Amendment”) is entered into by and
between CENTERPOINT PROPERTIES TRUST, a Maryland real estate investment trust (hereinafter referred to as “Lessor”), and BWAY CORPORATION, a Delaware corporation (hereinafter referred to as “Lessee”), and shall be
effective as of August 31, 2009. 
 W I T N E S S E T H: 

WHEREAS, Lessor and Central Can Company (“Original Lessee”) entered into that certain Building and Ground
Lease, dated September 6, 2007 and First Amendment to Building and Ground Lease dated as of August 20, 2009 (hereinafter collectively referred to as the “Lease”), pursuant to which Original Lessee leased certain premises commonly
known as 3200 South Kilburn Avenue, Chicago, Illinois and 4400 West 35th Place, Chicago, Illinois, which premises are more particularly described in the Lease (hereinafter referred to as the “Premises”); 

WHEREAS, Original Lessee’s rights, obligations, liabilities and duties under the Lease were assigned to, and assumed by, Lessee
pursuant to that certain Assignment and Assumption of Lease dated as of August 20, 2009 by and between Original Lessee and Lessee, which assignment and assumption was consented to by Lessor; 

WHEREAS, Lessor and Lessee desire to amend the Lease, as are more particularly set forth herein. 

NOW, THEREFORE, for and in consideration of Ten and No/100 Dollars ($10.00), the mutual covenants and conditions set forth herein, and
other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Lessor and Lessee agree to amend the Lease as follows: 
 1. Defined Terms. Capitalized terms used herein, unless otherwise defined herein, shall have the meanings given such terms in the Lease. 

2. Base Rent. The Lease is hereby amended by revising the Base Rent schedules for Premises A, Premises B, and Premises C set forth
in Paragraph 3.A of the Lease in their entirety as follows: 
 For Premises A: 

 

					
	 DATES
	  	 PAYMENTS
	  	
			
		  	 Annual
	  	 Monthly

			
	 9/1/2009 – 9/30/2009
	  	 $663,756.00
	  	 $55,313.00

	 10/1/2009 – 9/30/2010
	  	 $677,031.00
	  	 $56,419.25

	 10/1/2010 – 9/30/2011
	  	 $690,571.00
	  	 $57,547.58

	 10/1/2011 – 9/30/2012
	  	 $704,383.00
	  	 $58,698.58

					
	 For Premises A:
	 		 	
			
	 DATES
	 	 PAYMENTS
	 	
			
		 	 Annual
	 	 Monthly

			
	 10/1/2012 – 9/30/2013
	 	 $718,470.00 
	 	 $59,872.50

	 10/1/2013 –9/30/2014 
	 	 $732,840.00 
	 	 $61,070.00

	 10/1/2014 – 9/30/2015
	 	 $747,497.00 
	 	 $62,291.42

	 10/1/2015 – 9/30/2016 
	 	 $762,447.00 
	 	 $63,537.25

	 10/1/2016 – 9/30/2017
	 	 $777,696.00 
	 	 $64,808.00

	 10/1/2017 – 9/30/2018 
	 	 $793,249.00 
	 	 $66,104.08

	 10/1/2018 – 9/30/2019 
	 	 $809,114.00 
	 	 $67,426.17

	 10/1/2019 – 9/30/2020 
	 	 $825,297.00 
	 	 $68,774.75

	 10/1/2020 – 9/30/2021 
	 	 $841,803.00 
	 	 $70,150.25

	 10/1/2021 – 9/30/2022
	 	 $858,639.00
	 	 $71,553.25

			
	 For Premises B:
	 		 	
			
	 DATES
	 	 PAYMENTS
	 	
			
		 	 Annual
	 	 Monthly

			
	 9/1/2009 – 9/30/2009 
	 	 $24,296.00 
	 	 $2,024.67

	 10/1/2009 – 9/30/2010 
	 	 $24,782.00 
	 	 $2,065.17

	 10/1/2010 – 9/30/2011 
	 	 $25,278.00 
	 	 $2,106.50

	 10/1/2011 – 9/30/2012 
	 	 $25,783.00 
	 	 $2,148.58

	 10/1/2012 – 9/30/2013 
	 	 $26,299.00 
	 	 $2,191.58

	 10/1/2013 – 9/30/2014 
	 	 $26,825.00 
	 	 $2,235.42

	 10/1/2014 – 9/30/2015 
	 	 $27,361.00 
	 	 $2,280.08

	 10/1/2015 – 9/30/2016 
	 	 $27,908.00 
	 	 $2,325.67

	 10/1/2016 – 9/30/2017 
	 	 $28,467.00 
	 	 $2,372.25

	 10/1/2017 – 9/30/2018 
	 	 $29,036.00 
	 	 $2,419.67

	 10/1/2018 – 9/30/2019 
	 	 $29,617.00 
	 	 $2,468.08

	 10/1/2019 – 9/30/2020 
	 	 $30,209.00 
	 	 $2,517.42

	 10/1/2020 – 9/30/2021 
	 	 $30,813.00 
	 	 $2,567.75

	 10/1/2021 – 9/30/2022
	 	 $31,429.00
	 	 $2,619.08

			
	 For Premises C:
	 		 	
			
	 DATES
	 	 PAYMENTS
	 	
			
		 	 Annual
	 	 Monthly

			
	 9/1/2009 – 9/30/2009 
	 	 $299,634.00 
	 	 $24,969.50

	 10/1/2009 – 9/30/2010
	 	 $305,627.00 
	 	 $25,468.92

	 10/1/2010 – 9/30/2011
	 	 $311,739.00
	 	 $25,978.25

  
 2 

					
	 For Premises C:
	  		  	
			
	 DATES
	  	 PAYMENTS
	  	
			
		  	 Annual
	  	 Monthly

			
	 10/1/2011 – 9/30/2012
	  	 $317,974.00
	  	 $26,497.83

	 10/1/2012 – 9/30/2013
	  	 $324,334.00
	  	 $27,027.83

	 10/1/2013 – 9/30/2014
	  	 $330,820.00
	  	 $27,568.33

	 10/1/2014 – 9/30/2015
	  	 $337,437.00
	  	 $28,119.75

	 10/1/2015 – 9/30/2016
	  	 $344,185.00
	  	 $28,682.08

	 10/1/2016 – 9/30/2017
	  	 $351,069.00
	  	 $29,255.75

	 10/1/2017 – 9/30/2018
	  	 $358,091.00
	  	 $29,840.92

	 10/1/2018 – 9/30/2019
	  	 $365,252.00
	  	 $30,437.67

	 10/1/2019 – 9/30/2020
	  	 $372,557.00
	  	 $31,046.42

	 10/1/2020 – 9/30/2021
	  	 $380,009.00
	  	 $31,667.42

	 10/1/2021 – 9/30/2022
	  	 $387,609.00
	  	 $32,300.75

 3. No Further Amendments: Ratification. Except as expressly amended herein, all terms and conditions of the Lease remain unamended in full force and effect and are ratified and confirmed by Lessor
and Lessee. In the event of any conflict between the terms and conditions of this Amendment and any of the terms and conditions of the Lease, the terms and conditions of this Amendment shall control. This Amendment shall be binding upon and shall
inure to the benefit of the parties hereto and their respective successors and assigns. 
 4. Counterparts. This
Amendment may be executed in two counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. The parties hereto agree that the use of facsimile or pdf signatures for the
negotiation and execution of this Amendment shall be legal and binding and shall have the same full force and effect as if originally signed. 
 [Signatures commence on the following page] 

  
 3 

 IN WITNESS WHEREOF, this Amendment has been executed as of the day and year first
above set forth. 
  

			
	LESSOR:
	
	CENTERPOINT PROPERTIES TRUST, a Maryland real estate investment trust
		
	By:	 	 /s/ Sean
Maher

			
	Name:	 	 Sean
Maher

			
	Title:	 	 Coo

			
		
	 By:
	 	 /s/ Michael
Tortorici

			
	 Name:
	 	 Michael
Tortorici

			
	 Title:
	 	 Vice President, Treasurer

[Signatures continue on the following page] 

  
 4 

			
	LESSEE:
	
	BWAY CORPORATION, a Delaware corporation
		
	By:	 	 /s/ Michael
B.Clauer

			
	Name:	 	 Michael
B.Clauer

			
	Title:	 	 EVP-CFO

  
 5

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