Document:

Exhibit 10.5.11

 

Exhibit 10.5.11

			
	 	 	 
	Dated
	 	2005
	 

	(1)	 	PROCTER & GAMBLE (L & CP) LIMITED and PROCTER & GAMBLE (HEALTH AND BEAUTY CARE) LIMITED
	 
	(2)	 	HI EUROPE LIMITED
	 
	(3)	 	HARRIS INTERACTIVE

 

AGREEMENT FOR SURRENDER

relating to

Watermans Park High Street Brentford

 

CMS Cameron McKenna

Mitre House

160 Aldersgate Street

London EC1A 4DD

T +44(0)20 7367 3000

F +44(0)20 7367 2000

Draft:
02/4th April 2005

 

 

Table of Contents

	 	 	 	 	 	 	 
	1.
	 	Definitions	 	 	1	 
	 
	 	 	 	 	 	 
	2.
	 	General provisions	 	 	2	 
	 
	 	 	 	 	 	 
	3.
	 	Standard Conditions	 	 	2	 
	 
	 	 	 	 	 	 
	4.
	 	Surrender	 	 	2	 
	 
	 	 	 	 	 	 
	5.
	 	Completion	 	 	3	 
	 
	 	 	 	 	 	 
	6.
	 	Payments	 	 	3	 
	 
	 	 	 	 	 	 
	7.
	 	VAT	 	 	3	 
	 
	 	 	 	 	 	 
	8.
	 	Title	 	 	3	 
	 
	 	 	 	 	 	 
	9.
	 	The Deed of Surrender	 	 	3	 
	 
	 	 	 	 	 	 
	10.
	 	Apportionment of rent and other payments under the Lease	 	 	4	 
	 
	 	 	 	 	 	 
	11.
	 	Vacant possession	 	 	4	 
	 
	 	 	 	 	 	 
	12.
	 	Fixtures and fittings	 	 	4	 
	 
	 	 	 	 	 	 
	13.
	 	Control of Asbestos at Work Regulations 2002	 	 	4	 
	 
	 	 	 	 	 	 
	14.
	 	Exclusion of sections 24 — 28 of the 1954 Act	 	 	4	 
	 
	 	 	 	 	 	 
	15.
	 	Jurisdiction	 	 	5	 
	 
	 	 	 	 	 	 
	16.
	 	Third party rights	 	 	5	 
	 
	 	 	 	 	 	 
	Schedule 1	 	 	6	 
	 
	 	 	 	 	 	 
	 
	 	Standard Conditions	 	 	6	 
	 
	 	 	 	 	 	 
	Schedule 2	 	 	7	 
	 
	 	 	 	 	 	 
	 
	 	The Lease	 	 	7	 

 

 

THIS AGREEMENT is made the 2005

BETWEEN:-

	(1)	 	PROCTER & GAMBLE (L & CP) LIMITED
(registered number 3288185) having its registered office at
Hedley House Gosforth Newcastle upon Tyne NE99 1EE and PROCTER & GAMBLE (HEALTH AND BEAUTY
CARE) LIMITED (registered number 436549) having its registered office at The Heights
Brooklands Surrey (the “Landlord”) and
	 
	(2)	 	HI EUROPE LIMITED (registered number 2802862) having its registered office at Waterman’s Park
High Street Brentford Middlesex TW8 0BB (the “Tenant”) and
	 
	(3)	 	HARRIS INTERACTIVE whose registered office is at 135 Corporate Woods Rochester NY 14623-1457
(the “Surety”)

IT IS AGREED as follows:-

	1.	 	Definitions
	 
	1.1	 	In this agreement unless the context otherwise requires the
following expressions will have the following meanings:-
	 
	 	 	“1954 Act”: the Landlord and Tenant Act 1954
	 
	 	 	“2003 Order”: the Regulatory Reform (Business Tenancies) (England and Wales) Order 2003
	 
	 	 	“Actual Completion”: the date on which completion of the surrender actually takes place
	 
	 	 	“Completion”: the date on which completion of the surrender is scheduled to take place in
accordance with this agreement
	 
	 	 	“Conditions Precedent”: all rents payable under the Lease due up to and including
Completion have been paid in full and all the Tenant’s obligations in this Lease have been
performed in all material respects and the Tenant has served written notice on the
Landlord of its intention to surrender the Lease by no later than 24 September 2007
	 
	 	 	“Deed of Surrender”: (subject to clause 4.2) a deed in the form of the draft attached to
this agreement
	 
	 	 	“Landlord’s Solicitors”: CMS Cameron McKenna of Mitre House 160 Aldersgate Street London
EC1A 4DD (reference KPR/100027.44)
	 
	 	 	“Lease”: the underlease and the licences deeds and documents (comprising the Tenant’s
interest in the Premises) listed in schedule 2
	 
	 	 	“Premises”: the premises described in and demised by the Lease and shortly known as
Watermans Park High Street Brentford
	 
	 	 	“Registered Title”: the title numbered NGL532392 at HM Land Registry
	 
	 	 	“Reversioner”: the Landlord’s immediate landlord and/or any superior landlord

 

 

	 	 	“Standard Conditions”: the Standard Commercial Property Conditions of Sale (First
Edition)
	 
	 	 	“Tenant’s Solicitors”: Herbert Mallam Gowers of 126 High Street Oxford OX1 4DG (reference
NS/.95424)
	 
	 	 	“VAT”: value added tax and any tax or duty of a similar nature substituted for or in
addition to it
	 
	1.2	 	The definitions in the Standard Conditions also apply to this agreement
	 
	2.	 	General provisions
	 
	2.1	 	In this agreement unless the context otherwise requires references to clauses and
schedules are to clauses of and schedules to this agreement
	 
	2.2	 	The headings to clauses and other parts of this agreement do not affect its construction
	 
	2.3	 	This agreement contains the whole agreement between the parties relating to the surrender
contemplated by this agreement and supersedes previous agreements between them (if any)
relating to it
	 
	2.4	 	This agreement may only be varied in writing signed by or on behalf of the parties
	 
	2.5	 	The Landlord acknowledges that it has not entered into this agreement in reliance upon
representations made by or on behalf of the Tenant other than in respect of such reliance as
may be placed upon the Tenant’s Solicitors’ written replies to the Landlord’s Solicitors’
preliminary enquiries
	 
	2.6	 	Nothing in this agreement is to be read or construed as excluding any liability or remedy
resulting from fraudulent misrepresentation
	 
	3.	 	Standard Conditions
	 
	 	 	This agreement incorporates the Standard Conditions as varied by schedule 1 and so
far as they apply to an agreement to surrender and are not varied by or inconsistent with
the other provisions of this agreement (which will prevail in case of conflict)
	 
	4.	 	Surrender
	 
	4.1	 	The Tenant will surrender and yield up to the Landlord and the Landlord will accept a
surrender of the Premises so that the term created by the Lease will merge in the reversion
immediately expectant on the Lease for (subject to clause 4.2) the release to be contained in
clause 4.1 of the Deed of Surrender
	 
	4.2	 	If the Tenant does not pay the rent reserved by and perform and observe all the covenants by
and obligations of the Tenant under the Lease and this agreement up to and including Actual
Completion the Tenant will not be entitled to be released from such covenants or obligations
(to the extent that they remain outstanding) and clause 4.1 of the Deed of Surrender will be
amended accordingly

2

 

	4.3	 	The Tenant will not grant nor agree to grant any tenancy or licence in respect
of any part of the Premises (without the prior written consent of the Landlord)
	 
	5.	 	Completion
	 
	5.1	 	Subject to satisfaction of the Conditions Precedent, the surrender will be completed on 24
June 2008
	 
	5.2	 	On completion:-

	 	5.2.1	 	The Tenant’s Solicitors will hand over to the Landlord’s Solicitors:

	 	(a)	 	the Lease
	 
	 	(b)	 	the duly executed original of the Deed of Surrender

	 	5.2.2	 	The Landlord’s Solicitors will hand over to the Tenant’s Solicitors
the duly executed counterpart of the Deed of Surrender

	6.	 	Payments
	 
	6.1	 	Any money payable by the Tenant under this agreement will be paid by direct credit
transfer for the credit of the Landlord’s Solicitors’ bank
account at Lloyds TSB Bank plc 39
Threadneedle Street London EC2R 8AU sort code 30-00-09
	 
	6.2	 	Any money payable by the Tenant under this agreement on or after Completion which is not paid
at the time stipulated will bear interest at the contract rate
	 
	7.	 	VAT
	 
	 	 	The Tenant will pay to the Landlord all VAT for which the Landlord is liable to
account to HM Customs & Excise in relation to any supply made or deemed to be made for VAT
purposes pursuant to this agreement and the consideration given for such supply will be
exclusive of VAT
	 
	8.	 	Title
	 
	8.1	 	Title to the Premises will commence with the Lease and continue with an assignment
completed at least 15 years before the date of this agreement
	 
	8.2	 	The Landlord’s Solicitors having been supplied with copies of the Lease the Title Matters on
or before the signing of this agreement the Landlord will be deemed to accept the surrender
with full knowledge of the terms and contents of and of any matter referred to in or deriving
from them and will raise no requisition on them
	 
	9.	 	The Deed of Surrender
	 
	9.1	 	The Deed of Surrender will be executed as original and counterpart
	 
	9.2	 	The Deed of Surrender will be prepared by the Landlord’s Solicitors

3

 

	9.3	 	In consideration of the Landlord (at the request of the Surety) having agreed to accept the
surrender of the Lease from the Tenant the Surety agrees with the Landlord that the Surety
will execute the Deed of Surrender
	 
	10.	 	Apportionment of rent and other payments under the Lease
	 
	10.1	 	In this clause “Rent” is each annual rent first reserved by the Lease together with the
service charge insurance premium contributions and all other payments of an annual nature
reserved by or otherwise payable under the terms of the Lease in each case at the rate payable
at Actual Completion
	 
	10.2	 	The Rent will be apportioned at Actual Completion in accordance with the following
formula:-

	 	 	 	 	 
	          

	 	A

 

365
	 	x B

	 	 	where; -

	 	A.	 	is the Rent and
	 
	 	B.	 	is the number of days from but excluding Actual Completion to but excluding the
first date after Actual Completion upon which an instalment of Rent is due or
(where such first date after Actual Completion is the day after Actual
Completion) zero

	11.	 	Vacant possession
	 
	 	 	The Premises are surrendered with vacant possession on completion
	 
	12.	 	Fixtures and fittings
	 
	 	 	The Tenant confirms that prior to Actual Completion it shall comply with jts
obligations contained in clauses 3.18.6 and 3.34.1 of the Lease
	 
	13.	 	Control of Asbestos at Work Regulations 2002
	 
	13.1	 	The Tenant agrees with the Landlord that it shall procure an asbestos survey of the
Premises is carried out within 3 months of the date of this agreement
	 
	13.2	 	The Tenant further agrees to provide a copy of such survey to the Landlord immediately upon
receipt and to comply with all reasonable steps and recommendations made in such survey at its
own expense as soon as reasonably practicable
	 
	14.	 	Exclusion of sections 24 — 28 of the 1954 Act
	 
	14.1	 	The Tenant confirms that before the date of this agreement:

	 	14.1.1	 	the Landlord served a notice dated 1 June 2005 (the
“Notice”) on the Tenant, in
accordance with section 38A(4)(a) of the 1954 Act

4

 

	 	14.1.2	 	the Tenant (or a person duly authorised by the Tenant) made a statutory
declaration dated
[               
] 2005 (the “Declaration”) confirming
receipt of the Notice in accordance with schedule 4 to the 2003 Order

	14.2	 	The Tenant further confirms that where the Declaration was made by a person other than the
Tenant that person was duly authorised by the Tenant to make the Declaration on the Tenant’s
behalf
	 
	14.3	 	the Landlord and the Tenant agree that the tenancy created by the Lease shall be
surrendered in accordance with the terms of this agreement
	 
	15.	 	Jurisdiction
	 
	15.1	 	This agreement will in all respects be governed by and construed in accordance with English
law and the parties irrevocably submit to the exclusive jurisdiction of the English courts
	 
	15.2	 	The Surety’s address in England for service of all notices and proceedings is c/o High
Europe Ltd, Waterman’s Park, High Street Brentford TW8 0BB
	 
	16.	 	Third party rights
	 
	 	 	Nothing in this agreement is intended to confer on any person any right to enforce any
term of this agreement which that person would not have had but for the Contracts (Rights
of Third Parties) Act 1999

5

 

Schedule 1

Standard Conditions

	1.	 	The Standard Conditions will apply so that: “seller” means the Tenant “buyer” means the
Landlord “property” means the Premises and “purchase price” means the Consideration
	 
	2.	 	Conditions 1.4 2.2 4.1.2 4.2 6.3.4 6.8.4 8.2 and 8.3 of the Standard Conditions will not
apply
	 
	3.	 	In condition 1.1.1(d) the words “2% per annum above the base rate from time to time of
Lloyds TSB Bank plc” are substituted for “the Law Society’s interest rate from time to time in
force”
	 
	4.	 	In condition 1.1.2 “official copies” is substituted for “office copies” and “Land
Registration Act 2002” is substituted for “Land Registration Act 1925” and the words “and any
reference in these conditions to office copies shall be deemed to be a reference to such
official copies” are added at the end
	 
	5.	 	In condition 1.3.5 “5.00 pm” is substituted for “4.00 pm” and the words “before 5.00 pm” are
added after the words “treated as having been received”
	 
	6.	 	In condition 1.3.6 “5.00 pm” is substituted for “4.00 pm” and the words “(d) by fax: if sent
before 5.00 prn on a working day the day of despatch but otherwise on the first working day
after despatch” are added at the end

6

 

Schedule 2

The Lease

	 	 	 	 	 
	Date	 	Document	 	Parties
	9 May 2000

	 	Lease
	 	1. The Landlord
	 

	 	 	 	2. Total Research Ltd

3. Total Research Corporation

	 	 	 	 	 	 	 
	SIGNED by

	 	 	)	 	 	[ILLEGIBLE]
	for and on behalf of the Landlord

	 	 	)	 	 	 
	 
	 	 	 	 	 	 
	SIGNED by

	 	 	)	 	 	[ILLEGIBLE]
	for and on behalf of the Tenant

	 	 	)	 	 	 
	 
	 	 	 	 	 	 
	SIGNED by

	 	 	)	 	 	[ILLEGIBLE]
	for and on behalf of the Surety

	 	 	)	 	 	 

7

 

RENT REVIEW MEMORANDUM

	 	 	 
	Premises:

	 	Watermans Park High Street Brentford
	 
	 	 
	Lease:

	 	A lease dated 9 May 2000 made between Procter & Gamble (L & CP) Limited
(1) Total Research Limited (2) and Total Research Corporation (3) (the
“Lease”)
	 
	 	 
	Current landlord:

	 	Procter & Gamble (L & CP) Limited (the “Landlord")
	 
	 	 
	Current tenant:

	 	HI Europe Limited (the “Tenant”)
	 
	 	 
	Revised annual rent:

	 	Two hundred and sixty thousand six hundred and sixty two pounds and fifty
pence (£260,662.50) (the “Revised Rent”)
	 
	 	 
	Review date:

	 	24 June 2005 (the “Review Date”)

This memorandum records the fact that the rent first reserved by the Lease was reviewed and fixed
in accordance with the provisions of the Lease by the Landlord and the Tenant at the Revised Rent
from and including the Review Date (subject to any further review in accordance with the provisions
of the Lease)

Dated
      30th June 2005

	 	 	 	 	 	 	 
	SIGNED on behalf of the Landlord:-

	 	 	)	 	 	 
	 
	 	 	 	 	 	 
	SIGNED on behalf of the Tenant:-

	 	 	)	 	 	[ILLEGIBLE]Exhibit 10.5.12

 

Exhibit 10.5.12

LEASE

MERRITT
7 VENTURE L.L.C., Landlord

AND

HARRIS INTERACTIVE, INC., Tenant

Date:
March 27, 2001

Space:
10,711 gross leasable square feet

             Third Floor

Building 101

Merritt 7 Corporate Park

Norwalk, Connecticut 06851

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 
	ARTICLE NO.	 	TITLE	 	PAGE NO.
	1

	 	Premises, Term, Purposes & Rent
	 	 	1	 
	 
	 	 	 	 	 	 
	2

	 	Completion and Occupancy
	 	 	3	 
	 
	 	 	 	 	 	 
	3

	 	Use of Premises
	 	 	4	 
	 
	 	 	 	 	 	 
	4

	 	Appurtenances, Etc., Not to be Removed
	 	 	5	 
	 
	 	 	 	 	 	 
	5

	 	Various Covenants
	 	 	6	 
	 
	 	 	 	 	 	 
	6

	 	Changes or Alterations by Landlord
	 	 	10	 
	 
	 	 	 	 	 	 
	7

	 	Damage by Fire, Etc.
	 	 	11	 
	 
	 	 	 	 	 	 
	8

	 	Condemnation
	 	 	13	 
	 
	 	 	 	 	 	 
	9

	 	Compliance with Laws
	 	 	14	 
	 
	 	 	 	 	 	 
	10

	 	Accidents to Plumbing and Other Systems
	 	 	16	 
	 
	 	 	 	 	 	 
	11

	 	Notices
	 	 	17	 
	 
	 	 	 	 	 	 
	12

	 	Conditions of Limitation
	 	 	17	 
	 
	 	 	 	 	 	 
	13

	 	Re-entry by Landlord
	 	 	19	 
	 
	 	 	 	 	 	 
	14

	 	Damages
	 	 	20	 
	 
	 	 	 	 	 	 
	15

	 	Waivers by Tenant
	 	 	21	 
	 
	 	 	 	 	 	 
	16

	 	Waiver of Trial by Jury
	 	 	22	 
	 
	 	 	 	 	 	 
	17

	 	Elevators, Cleaning, Heating, Air Conditioning, Services, Etc.
	 	 	22	 
	 
	 	 	 	 	 	 
	18

	 	Lease Contains All Agreements
— No Waivers
	 	 	24	 

 

 

	 	 	 	 	 	 	 
	ARTICLE NO.	 	TITLE	 	PAGE NO.
	19

	 	Parties Bound
	 	 	25	 
	 
	 	 	 	 	 	 
	20

	 	Curing Tenant’s Defaults
— Additional Rent
	 	 	26	 
	 
	 	 	 	 	 	 
	21

	 	Inability to Perform
	 	 	27	 
	 
	 	 	 	 	 	 
	22

	 	Adjacent Excavation — Shoring
	 	 	27	 
	 
	 	 	 	 	 	 
	23

	 	Article Headings
	 	 	28	 
	 
	 	 	 	 	 	 
	24

	 	Electrical Energy
	 	 	28	 
	 
	 	 	 	 	 	 
	25

	 	Assignment, Mortgaging, Subletting, Etc.
	 	 	30	 
	 
	 	 	 	 	 	 
	26

	 	Additional Rent
	 	 	33	 
	 
	 	 	 	 	 	 
	27

	 	Subordination
	 	 	36	 
	 
	 	 	 	 	 	 
	28

	 	Miscellaneous
	 	 	38	 
	 
	 	 	 	 	 	 
	29

	 	Layout and Finish
	 	 	41	 
	 
	 	 	 	 	 	 
	30

	 	Parking
	 	 	44	 
	 
	 	 	 	 	 	 
	31

	 	Broker
	 	 	45	 
	 
	 	 	 	 	 	 
	32

	 	Holding Over
	 	 	45	 
	 
	 	 	 	 	 	 
	33

	 	Severability
	 	 	45	 
	 
	 	 	 	 	 	 
	34

	 	Governing Law
	 	 	46	 
	 
	 	 	 	 	 	 
	35

	 	Quiet Enjoyment
	 	 	46	 
	 
	 	 	 	 	 	 
	36

	 	Security Deposit
	 	 	46	 
	 
	 	 	 	 	 	 
	37

	 	Tenant’s Option to Extend Term
	 	 	47	 

 

 

	 	 	 	 	 	 	 
	ARTICLE NO.	 	TITLE	 	PAGE NO.
	38

	 	Right of First Offer
	 	 	49	 

Exhibit A — Rental Plan

Exhibit B — Tenant’s Plans

Exhibit C — Cleaning Specifications

Exhibit D — Option Space(s) Plan

Rules and Regulations

 

 

     LEASE,
dated March 27th, 2001, between MERRITT 7 VENTURE L.L.C., a Delaware limited
liability company having a place of business at c/o Albert D. Phelps,
Inc., 401 Merritt 7, Norwalk,
Connecticut 06851 (hereinafter called “Landlord”), and HARRIS INTERACTIVE, INC., a corporation
having a place of business at 101 Merritt 7, Norwalk, Connecticut
06851 (hereinafter called.“Tenant”).

WITNESSETH:

ARTICLE 1

Premises, Term, Purposes and Rent

     Section 1.01 . Landlord does hereby lease to Tenant, and Tenant does hereby hire from
Landlord, subject to any ground leases and/or underlying leases and/or easements and/or mortgages
as hereinafter provided, and upon and subject to the covenants, agreements, terms, provisions and
conditions of this Lease, for the term hereinafter stated, certain premises consisting of 10,711
gross leasable square feet on the Third Floor in the building known as Building No. 1, 101 Merritt
7 Corporate Park, Norwalk, Connecticut 06851 (hereafter called the “Building”), substantially as
shown hatched on the rental plan(s) annexed hereto as Exhibit “A.” Said leased premises, together
with all fixtures, equipment, improvements, installations and appurtenances which at the
commencement of, or during the term of this Lease, are thereto attached (except items not deemed
to be included therein and removable by Tenant as provided in Article 4 of this Lease) are
hereinafter called the “Premises.” The plot of land on which the Building is erected is
hereinafter called the “Land.”

     Section 1.02. The term of this Lease shall commence on the date upon which Landlord’s Work at
the Premises is deemed to have been substantially completed pursuant to Article 2 of this Lease or
on such earlier date as either (a) Landlord’s Work has been substantially completed pursuant to
Article 29 of this Lease (as evidenced by approval by local governmental authority of the issuance
of a certificate of occupancy or its equivalent for the Premises), or (b) Tenant shall occupy the
Premises or any part thereof with the consent of Landlord for the purpose of carrying on the normal
functions of Tenant’s business (such date for the commencement
of the term hereof being
hereinafter called the “Term Commencement Date”), and shall end at midnight on that certain day
(the “Expiration Date”) which is the date immediately preceding the seven (7) year anniversary of
the Term Commencement Date, or shall end on such earlier date upon which this Lease is terminated
pursuant to any of the conditions of limitation or other provisions of this Lease or pursuant to
law. Landlord currently anticipates that Landlord’s Work shall
be substantially completed by June 1, 2001, but the actual Term Commencement Date may differ. In the event Landlord’s Work is not
substantially completed by June 1, 2001, Tenant shall have the ongoing right to continue to occupy
space in the Merritt 7 Corporate Park currently occupied by it and shall begin paying rent for such

1

 

alternate
space at the Fixed Rent rate hereinafter set forth in Section 1.04(i). In addition
to the Fixed Rent, Tenant shall pay Landlord operating expenses and electrical charges based on
10,711 s.f. at the same rates as set forth in this Lease. Once the Premises leased herein have
been substantially completed, Tenant shall have an overlap period of three (3) days to relocate
from its prior premises to the Premises described herein. Upon vacation and surrender of such
prior premises as required by the terms of any prior lease with respect to same, such prior lease
shall be null, void and of no further force and effect. Landlord shall give Tenant notice when
Landlord’s Work at the Premises is substantially completed. Failure of Landlord to give such
notice shall in no way be deemed a default or extend the Term Commencement Date. Landlord and
Tenant each agree, at the request of the other, to confirm by letter
agreement the actual Term
Commencement Date and the date by which Tenant must give notice of its exercise of the option to
renew as set forth in Section 37.01 herein.

     Section 1.03. The Premises shall be used for the following, but no other purpose, namely:
general and executive office use and all related uses thereto. Tenant shall have the right to use
all common areas and amenities appurtenant to the Premises.

     Section 1.04. The rent reserved under this Lease for the term hereof shall be and consist of
the following fixed rent, (“Fixed Rent”) namely:

     (i) at the rate of $246,353.00 per annum (which is calculated at the annual rate of
$23.00 per gross leasable square foot) for the first, second, third and fourth years of
the term of this Lease;

     (ii) at the rate of $257,064.00 per annum (which is calculated at the annual rate of
$24.00 per gross leasable square foot) for the fifth, sixth and seventh years of the term
of this Lease;

payable without demand in equal monthly installments in advance on the first day of each and every
calendar month during said term. In addition to the Fixed Rent, Tenant will be responsible for
paying the cost of Tenant’s electric consumption as set forth in Article 24 hereof, plus the cost
of operating expenses as set forth in Article 26 hereof and plus such additional rent and other
charges as shall become due and payable hereunder, which additional rent and other charges shall be
payable as hereinafter provided; all to be paid to Landlord at its office set forth in the first
paragraph of this Lease, or such other place as Landlord may designate, in lawful money of the
United States of America. If the Term Commencement Date is on other than the first day of a
calendar month or if this Lease expires or terminates on other than the last day of a calendar
month, the Fixed Rent and additional rent for any such partial month shall be appropriately
pro-rated, based upon the number of calendar days in such partial month(s).

     Section 1 .05. Tenant does hereby covenant and agree promptly to pay the Fixed Rent,
additional rent and other charges herein reserved as and when the same shall become due and
payable, without demand therefor, and without any set-off or deduction whatsoever (unless
otherwise

2

 

provided herein), and to keep, observe and perform, and to permit no violation of, each and
every of the covenants, agreements, terms, provisions and conditions herein contained on the
part and on behalf of Tenant to be kept, observed and performed.

     Section 1.06. In determining the gross leasable area of the Premises or any
portion thereof pursuant to any provision of this Lease, the gross leasable area of
the Premises or such portion, as the case may be, shall be the gross leasable area thereof in
square feet determined in accordance with the Standard Method of Floor Measurement for Office
Buildings adopted by The Real Estate Board of New York, Inc., 1981 edition.

ARTICLE 2

Completion
and Occupancy

     Section 2.01. Landlord shall cause to be performed and shall notify Tenant of the
substantial completion of Landlord’s Work in accordance with
Tenant’s Plans (annexed to this Lease
as Exhibit B) and the Working Drawings and Specifications, as set forth under the terms of Article
29 hereof. Tenant shall be fully responsible financially and otherwise for all other interior
finish work for which Landlord has not in this Lease specifically and expressly assumed
responsibility to pay or perform. Landlord shall use its best efforts to periodically advise Tenant
of the status of completion of Landlord’s Work so as to allow Tenant ample prior notice to
coordinate its access.

     Section 2.02. Landlord shall not be subject to any liability for failure to give possession
of the Premises to Tenant or to cause Landlord’s Work to be substantially completed on or by the
specific date hereinbefore designated as the anticipated date for the
commencement of the term.
No part of the Premises shall be deemed unavailable for occupancy by Tenant by reason of
non-completion of details of construction, decoration or mechanical adjustments which are minor in
character and do not materially interfere with Tenant’s use of such part of the Premises. In the
event there is a delay in the availability of the Premises for occupancy by Tenant due to (a) any
act or omission of any nature by Tenant or by any of Tenant’s agents or employees which interferes
with or delays the performance of Landlord’s Work or which is a breach of Tenant’s obligations
under this Lease, or (b) any additional time for the completion of work designated as “Special
Work” as provided in Article 29 hereof, Landlord’s Work shall be deemed to have been completed
and the Premises shall be deemed to have been made available for
Tenant’s occupancy on the date
when Landlord’s Work would have been substantially completed but for any such act, omission, or
default on the part of Tenant or any of its agents or employees, and Tenant shall be liable for
the payment of one (1) day’s rent for each day of such delay.

     Section 2.03.
Tenant, by entering into occupancy of any part of the Premises for the operation
of its business, shall be conclusively deemed to have agreed that, up to the time of such
occupancy Landlord had performed all of its obligations to complete Landlord’s Work with respect
to such part of the Premises and that such part of the Premises, except for latent defects and the

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minor details of construction, decoration and mechanical adjustments hereinbefore referred
to, was in satisfactory condition as of the date of such occupancy, unless within ten (10) days
after such date Tenant shall give written notice to Landlord specifying the respects in which the
same was not in such condition.

ARTICLE 3

Use of Premises

     Section 3.01.
Tenant shall not use the Premises or any part thereof, or permit the
Premises or any part thereof to be used, for any purpose other than the use hereinbefore
specifically mentioned in Section 1.03. Those portions, if any, of the Premises which are
identified as toilets and utility areas shall be used by Tenant only for the purposes for which
they are designed.

     Section 3.02. Tenant shall not use or permit the use of the Premises or any part thereof in any
way which would violate any of the covenants, agreements, terms, provisions and conditions of this
Lease or for any unlawful purposes or in any unlawful manner and Tenant shall not suffer or permit
the Premises or any part thereof to be used in any manner or anything to be done therein or anything
to be brought into or kept therein which shall in any way impair or tend to impair the character,
reputation or appearance of the Building as a high quality office building, impair or unreasonably
interfere with or tend to impair or unreasonably interfere with any of the building services or the
proper and economic heating, cleaning, air conditioning or other servicing of the Building or the
Premises, or impair or unreasonably interfere with or tend to impair or unreasonably interfere with
the use of any of the other areas of the Building by, or occasion discomfort, inconveniences or
annoyances to, any of the other tenants or occupants of the Building. Tenant shall not install any
electrical or other equipment of any kind which might cause any such impairment, interference,
discomfort, inconvenience, or annoyance. Landlord acknowledges that standard, customary office
equipment (including computers, copiers and the like) contemplated by Tenant in its use of the
Premises in accordance with the uses set forth in Section 1.03 will not cause any such impairment,
interference, discomfort, inconvenience or annoyance.

     Section 3.03.
If any governmental license or permit (other than a certificate of occupancy
for general and executive office use) shall be required for the proper and lawful conduct of
Tenant’s business or other activity carried on in the Premises, then Tenant, at Tenant’s expense,
shall duly procure and thereafter maintain such license or permit and submit the same to
inspection by Landlord. Tenant, at Tenant’s expense, shall, at all times, comply with the
requirements of each such license or permit, including, the certificate of occupancy, as it
applies to Tenant’s use and occupancy of the Premises.

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ARTICLE 4

Appurtenances, Etc., Not to be Removed

     Section 4.01. Except as otherwise expressly provided in this Lease (including the
provisions of this Article 4), all fixtures, equipment, improvements, installations and
appurtenances attached to, or built into, the Premises at the commencement of or during the term
hereof (hereinafter severally, and collectively called, in this Section 4.01, “Appurtenances”),
whether or not furnished or installed at the expense of Tenant or by Tenant, shall be and remain
part of the Premises and be deemed the property of Landlord and shall not be removed by Tenant
without Landlord’s prior written approval which shall not be
unreasonably withheld. Notwithstanding
the preceding sentence, any Appurtenances, as well as all articles of personal property, trade
fixtures, furniture and movable business machinery, equipment and partitions owned by Tenant and
furnished and installed in any part of the Premises (whether or not attached thereto or built
therein) at the sole expense of Tenant (and with respect to which no credit or allowance shall have
been granted to Tenant by Landlord and which were not furnished and installed in replacement of any
items which Tenant would not be entitled to remove in accordance with this Article 4) (a) may be
removed from the Building by Tenant at any time prior to the expiration of the term hereof, and (b)
shall, if and to the extent requested by Landlord (at the time Landlord grants its consent to the
placement of such Appurtenances if required), be removed from the Building by Tenant prior to such
expiration or termination of the Lease (or with reasonable promptness thereafter). If Tenant fails
to remove/repair any damage, the cost and expense of any such removal and the cost and expense of
repairing any damage to the Premises or to the Building arising from removal shall be paid by
Tenant within thirty (30) days of demand by Landlord. If any Appurtenances which as aforesaid may
or are required to be removed from the Building by Tenant are not removed by Tenant from the
Building within the time above specified therefor, then Landlord (in addition to all other rights
and remedies to which Landlord may be entitled at any time) may at its election (after written
notice to Tenant with a reasonable opportunity for Tenant to remove same) deem that the same has
been abandoned by Tenant to Landlord, but no such election shall relieve Tenant of Tenant’s
obligation to pay the expense of removing the same from the Building or the expense of repairing
damage to the Premises or to the Building arising from such removal.

     Section 4.02. All the perimeter walls of the Premises, any balconies, terraces or roofs
adjacent to the Premises, and any space in and/or adjacent to the Premises used for shafts,
stairways, stacks, pipes, vertical conveyors, mail chutes, pneumatic tubes, conduits, ducts,
electric or other utilities, rooms containing elevator or air conditioning machinery and
equipment, sinks or other similar or dissimilar Building facilities, and the use thereof, as well
as access thereto through the Premises for the purposes of such use and the operation,
improvement, replacement, addition, repair, maintenance and/or decoration thereof, are (unless
allowed for in writing herein) expressly reserved to Landlord. Landlord agrees to exercise such
rights of use and access in or to the Premises upon prior notice to Tenant (except in case of
emergency), and in a manner intended to minimize disruption to Tenant’s business.

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     Section 4.03. Landlord shall, at its expense (subject to reimbursement pursuant to the
provisions of Article 26 hereof) keep and maintain the Building, including the landscaping of the
Land and its fixtures, appurtenances and facilities serving the Premises, exterior windows of the
Building and common area facilities, including the parking areas of the Building, the roof of the
Building and the structure of the Building, the plumbing, bathrooms, (excluding any specifically
installed bathrooms for the private use of Tenant), HVAC, electrical and mechanical systems as well
as common areas serving the Building in good condition and repair.

ARTICLE 5

Various Covenants

     Section 5.01. Tenant (and if applicable Landlord) covenants and agrees that Tenant
(and if applicable Landlord) will:

     (a) Take good care of the Premises, and pay to Landlord the reasonable expense of making good
any damage or breakage to the applicable part of the Premises that Tenant is obligated to repair
pursuant to any of the provisions of this Lease, but did not, provided such damage or breakage was
caused or done by or on behalf of Tenant, its agents, subtenants or employees, and not caused or
done by Landlord, its agents or employees, and excluding reasonable wear and tear and damage or
loss by fire or other casualty.

     (b) Faithfully observe and comply with the rules and regulations annexed hereto and such
additional reasonable rules and regulations as Landlord hereafter at any time or from time to time
may uniformly enact for all similarly situated tenants in the Building and as Tenant is notified of
in writing, which rules and regulations, in the reasonable judgment of Landlord, shall be necessary
or desirable for the reputation, safety, care or appearance of the Building, or the preservation of
good order therein, or the operation or maintenance of the Building, or the equipment thereof, or
the comfort of tenants or others in the Building; provided, however, (i) that in the case of any
conflict between the provisions of this Lease and any such rule or regulation, the provisions of
this Lease shall control, (ii) that while Landlord shall endeavor to apply the rules and
regulations in a uniform and non-discriminatory manner towards similarly situated tenants, nothing
contained in this Lease shall be construed to impose upon Landlord any duty or obligation to
enforce the rules and regulations or the terms, covenants or conditions in any other lease as
against any other tenant, (iii) that Landlord shall not be liable to Tenant for violation of the
same by any other tenant, its employees, agents, visitors, invitees, subtenants or licensees, and
(iv) that no such future rules or regulations shall materially increase Tenant’s obligations or
materially decrease Tenant’s rights under this Lease.

     (c) Permit Landlord and any mortgagee of the Building and/or the Land or of the interest of
Landlord therein and any lessor under any ground or underlying lease, and their representatives, to
enter the Premises at all reasonable hours (upon reasonable prior notice) for the purposes of

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inspection, or of making repairs, replacements or improvements in or to the Premises or the
Building or equipment therein, or of complying with all laws, orders and requirements of
governmental or other authority or of exercising any right reserved to Landlord by this Lease
(including the right during the progress of any such repairs, replacements or improvements or
while performing work and furnishing materials in connection with compliance with any such laws,
orders or requirements, to keep and store within the Premises all necessary materials, tools and
equipment) provided such shall be done in such a manner as to minimize any interruption to
Tenant’s business.

     (d) Make no claim against Landlord or any lessor under any ground or underlying lease for any
injury or damage to Tenant or to any other person or for any damage to, or loss (by theft or
otherwise) of, or loss of use of, any property of Tenant or of any other person, irrespective of
the cause of such injury, damage or loss, unless caused by the negligence of Landlord, its agents
or employees, in the operation or maintenance of the Premises or the Building. No property other
than such as might normally be brought upon or kept in the Premises as an incident to the
reasonable use of the Premises for the purposes specified in this Lease shall be brought upon or
kept in the Premises.

     (e) Except for minor cosmetic and decorating for which Landlord’s approval shall not be
unreasonably withheld, make no alterations, improvements, installations, repairs, additions, or
replacements (hereinafter collectively called “Tenant’s Changes”) in, to or about the Premises
without Landlord’s prior written consent, and then only by contractors or mechanics reasonably
approved by Landlord. Tenant’s Changes shall be done at Tenant’s sole expense and at such times and
in such manner as Landlord may from time to time reasonably designate. Prior to the commencement
of any Tenant’s Changes, Tenant shall submit to Landlord, for Landlord’s written approval, plans
and specifications (to be prepared by and at the expense of Tenant) of such proposed Tenant’s
Changes in detail reasonably satisfactory to Landlord. In no event shall any material or equipment
be incorporated in or to the Premises in connection with any such Tenant’s Changes which is subject
to any lien, security agreement, charge, mortgage or other encumbrances of any kind whatsoever or
is subject to any conditional sale or other similar or dissimilar title retention agreement. Any
mechanic’s lien filed against the Premises or the Building for work done for, or claimed to have
been done for, or materials furnished to, or claimed to have been furnished to Tenant shall be
discharged by Tenant within ten (10) days thereafter, at Tenant’s expense, by filing the bond
required by law or otherwise. All Tenant’s Changes shall at all
times comply with (1) laws, rules,
orders and regulations of governmental authorities having jurisdiction thereof, (2) rules and
regulations of Landlord, and (3) plans and specifications prepared by and at the expense of Tenant
theretofore submitted to Landlord for Landlord’s prior written reasonable approval. No Tenant’s
Changes shall be undertaken, started or begun by Tenant or by its agents, employees, contractors or
anyone else acting for or on behalf of Tenant until Landlord has approved such plans and
specifications, and no amendments or additions to such plans and specifications shall be made
without the prior written reasonable consent of Landlord. Tenant agrees that it will not at any
time prior to or during the term of this Lease, either directly or indirectly, use any contractors
and/or labor and/or materials if the use of such contractors and/or labor and/or materials would or
will create any unreasonable difficulty with other contractors and/or labor engaged by Tenant or
Landlord or others

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in the construction, maintenance and/or operation of the Building or any part thereof.

     (f) Not violate, or permit the violation of, any condition imposed by the standard fire
insurance policy issued for office buildings in the County of Fairfield and State of Connecticut,
nor do anything or permit anything to be done, or keep anything or permit anything to be kept, in
the Premises, which would increase the fire or other casualty insurance rate on the Building or the
property therein, or which would result in insurance companies of good standing refusing to insure
the Building or any such property in amounts and against risks as reasonably determined by
Landlord. Landlord represents that Tenant’s permitted uses (as set forth in section 1.03) will not
cause any increase in insurance rates on the Building.

     (g) Permit Landlord, at reasonable times, on reasonable prior notice, to show the Premises to
any lessor under any ground or underlying lease, or any ground lessee or mortgagee, or any
prospective purchaser, ground lessee, mortgagee, or assignee of any mortgage, of the Building
and/or the Land or of Landlord’s interest therein, and their representatives, and during the period
of twelve (12) months next preceding the date of expiration of the term hereof with respect to any
part of the Premises similarly show any part of the Premises to any person contemplating the leasing
of all or a portion of the same.

     (h) At the end of the term, quit and surrender to Landlord the Premises broom-clean and in
good order and condition except for ordinary wear and tear and damage by fire and/or other
casualty. Any personal property which shall remain in the Premises after the expiration or
termination of the term of this Lease shall be deemed to have been abandoned, and either may be
retained by Landlord as its property or may be disposed of in such manner as Landlord may see fit;
provided, however, that, notwithstanding the foregoing, Tenant will, upon request of Landlord made
not later than thirty (30) days after the expiration or termination of the term hereof, promptly
remove from the Building any such personal property at Tenant’s own cost and expense. If the last
day of the term of this Lease falls on Sunday or a legal holiday, this Lease shall expire on the
business day immediately preceding.

     (i) At any time and from time to time upon not less than five (5) days’ prior notice by
Landlord to Tenant, execute, acknowledge and deliver to Landlord, or to anyone Landlord shall
designate, a statement of Tenant (or if Tenant is a corporation, signed by an appropriate officer
of Tenant on behalf of said corporation) in writing certifying that this Lease is unmodified and in
full force and effect (or if there have been modifications, that the same is in full force and
effect as modified and stating the modifications), specifying the dates to which the Fixed Rent,
additional rent and other charges have been paid in advance, if any, and stating whether or not to
the best knowledge of the signer of such certificate Landlord is in default in performance of any
provision of this Lease and if so, specifying each such default of which the signer may have
knowledge, it being intended that any such statement so delivered may be relied upon by any lessor
under any ground or underlying lease, or any lessee or mortgagee, or any prospective purchaser,
lessee, mortgagee, or assignee of any mortgage, of the Building and/or the Land or of Landlord’s
interest therein.

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     (j) (i) Indemnify, defend and save harmless, Landlord, Clarion Partners, Albert D.
Phelps, Inc. and any mortgagee and any lessor under any ground or underlying lease, and their
respective officers, directors, contractors, agents and employees, from and against any and all
liability (statutory or otherwise), claims, suits, demands, damages, judgments, costs, interest and
expenses (including, but not limited to, counsel fees and disbursements incurred in the defense of
any action or proceeding), to which they may be subject or which they may suffer by reason of, or
by reason of any claim for, any injury to, or death of, any person or persons or damage to property
(including any loss of use thereof) or otherwise arising from or in connection with the use of or
from any work, installation or thing whatsoever done (other than by Landlord or its contractors or
the agents or employees of either) in the Premises or Building prior to, during, or subsequent to,
the term of this Lease or arising from any condition of the Premises or Building due to or
resulting from any default by Tenant in the performance of
Tenant’s obligations under this Lease or
from any act, omission or negligence of Tenant or any of Tenant’s officers, directors, agents,
contractors, employees, subtenants, licensees or invitees.

           (ii) Indemnify, defend and save harmless, Tenant from and against any and all liability
(statutory or otherwise), claims, suits, demands, damages, judgments, costs, interest and expenses
(including, but not limited to, counsel fees and disbursements incurred in the defense of any
action or proceeding), to which it may be subject or which it may suffer by reason of, or by
reason of any claim for, any injury to, or death of, any person or persons or damage to property
(including any loss of use thereof) or otherwise arising from or in connection with the use of or
from any work, installation or thing whatsoever done (other than by Tenant or its contractors or
the agents or employees of either) in the Premises or Building prior to, during, or subsequent to,
the term of this Lease or arising from any condition of the Premises or Building due to or
resulting from any default by Landlord in the performance of Landlord’s obligations under this
Lease or from any act, omission or negligence of Landlord or any of Landlord’s officers,
directors, agents, contractors, employees, subtenants, licensees or invitees.

     (k) Tenant at Tenant’s own cost and expense, shall maintain insurance:

     (i) protecting and indemnifying Landlord and Tenant against any and all claims for
injury or damage to persons or property or for the loss of life or of property occurring
upon, in or about the Premises, and the public portions of the Building used by Tenant,
its employees, agents, contractors, customers, and invitees; and Tenant’s contractual
obligation to indemnify Landlord as provided under the next preceding subparagraph hereof;
such insurance shall be a combined single limit policy for bodily injury and property
damage in an amount of not less than $5,000,000.00; and

     (ii) name Landlord, Clarion Partners and Albert D. Phelps, Inc. as additional
insureds. Such policy shall be written on an “occurrence basis” including without
limitation, blanket contractual liability coverage, broad form property damage,
independent contractor’s coverage and personal injury coverage. Tenant shall also carry
workers’ compensation and employer’s liability coverage; and

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     (iii) “All Risk” property damage insurance covering Tenant’s inventory, personal
property, business records, furniture, floor coverings, trade fixtures, and equipment and
all work installed by Tenant for damage and loss caused by fire or other casualty or cause
including, but not limited to, vandalism and malicious mischief, theft, explosion,
business interruption and water damage of any type, including sprinkler leakage, bursting
and stoppage of pipes. Tenant’s property damage insurance shall include full replacement
cost coverage and the amount shall satisfy any coinsurance requirements under the
applicable policy and the deductible shall not exceed $1,000.00.

     All such insurance shall be effected under valid and enforceable policies (which may cover
the Premises and other locations); shall be issued by insurers of recognized responsibility
acceptable to Landlord with a minimum Best’s rating of A-VI and shall contain a provision whereby
the insurer agrees not to cancel the insurance without thirty (30) days’ prior written notice to
Landlord.

     Landlord shall maintain 100% full replacement value casualty and extended coverage on the
Building and public liability insurance in an amount not less than that required by Tenant in
subsection (k)(i) above.

     On or before the Term Commencement Date, Tenant shall furnish Landlord with a certificate
evidencing the aforesaid insurance coverages, and renewal certificates shall be furnished to
Landlord at least thirty (30) days prior to the expiration date of each policy for which a
certificate was theretofore furnished.

ARTICLE 6

Changes or Alterations by Landlord

     Section 6.01. Landlord reserves the right to make such changes, alterations,
additions, improvements, repairs or replacements in or to the Building (including the Premises)
and the fixtures and equipment thereof, as well as in or to the
street entrances, halls, passages,
elevators, escalators, stairways and other parts thereof, and to erect, maintain and use pipes,
ducts and conduits in and through the Premises, all as Landlord may deem necessary or desirable;
provided, however, that there be no unreasonable obstruction of the means of access to the
Premises or unreasonable interference with the use of the Premises and that Landlord shall use
reasonable efforts to complete such changes, alterations, additions, improvements, repairs and/or
replacements in an expeditious manner. Nothing contained in this Article 6 shall relieve Tenant of
any duty, obligation or liability of Tenant with respect to making any repair, replacement or
improvement or complying with any law, order or requirement of any governmental or other
authority.

     Section 6.02. Landlord reserves the right to name the Building and to change the name or
address of the Building at any time and from time to time. Neither this Lease nor any use by Tenant
shall give Tenant any easement or other right in or to the use of any door or any passage or

10

 

any concourse or any plaza connecting the Building with any other building or to any public
convenience, and the use of such doors, passages, concourses, plazas and conveniences may without
notice to Tenant be regulated or discontinued at any time by Landlord. If at any time any windows
of the Premises are temporarily darkened or obstructed incident to or by reason of repairs,
replacements, maintenance and/or cleaning in, on, to or about the
Building or any part or
parts thereof or are temporarily or permanently closed or rendered inoperable, then, except as
otherwise specifically provided in this Lease, Landlord shall not be liable for any damage Tenant
may sustain thereby and Tenant shall not be entitled to any compensation therefor nor abatement of
rent nor shall the same release Tenant from its obligation hereunder nor constitute an eviction.

     Section 6.03. There shall be no allowance to Tenant for a diminution of rental value and no
liability on the part of Landlord by reason of inconvenience, annoyance or injury to business
arising from the making by Landlord, Tenant or others of any changes, alterations, additions,
improvements, repairs or replacements in or to any portion of the Building (or, as permitted by and
consistent with the provisions of Section 6.01 above, to the Premises), or in or to fixtures,
appurtenances or equipment therein, and no liability on the part of Landlord for failure of
Landlord or others to make any changes, alterations, additions, improvements, repairs or
replacements in or to any portion of the Building or the Premises, or in or to the fixtures,
appurtenances or equipment therein. Notwithstanding the foregoing, Landlord shall use all
reasonable efforts to minimize interference with Tenant’s use
and occupancy of the Premises.

ARTICLE
7

Damage by Fire, Etc.

     Section 7.01.
If any part of the Premises shall be damaged by fire or other casualty, Tenant
shall give prompt written notice thereof to Landlord and Landlord shall proceed with reasonable
diligence, and in a manner consistent with the provisions of any underlying lease and any underlying
mortgage, to repair such damage, and if any part of the Premises shall be rendered untenantable by
reason of such damage such that Tenant in its reasonable judgment is unable to conduct its business
from the remaining undamaged portion of the Premises then, provided Tenant actually ceases its
business operations thereat as a result of such damage, the annual Fixed Rent and additional rent
payable hereunder shall be abated to the extent that such Fixed Rent and additional rent relates to
such part of the Premises for the period from the later of the date of such damage or the date of
such cessation of Tenant’s business until the date when such
damaged part of the Premises shall have
been made tenantable or to such earlier date upon which the full term of this Lease with respect to
such part of the Premises shall have expired or terminated. Landlord shall not be liable for any
inconvenience or annoyance to Tenant or injury to the business of Tenant resulting in any way from
such damage or the repair thereof provided Landlord shall cause as
little interference as reasonably possible. Tenant understands that Landlord will not carry
insurance of any kind on Tenant’s Property, to wit, Tenant’s goods, furniture or furnishings or any
fixtures, equipment, improvements, installations or appurtenances removable by Tenant as provided
in this Lease, and

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that
Landlord shall not be obligated to repair any damage thereto or replace the same.

     Section 7.02. If substantial alteration or reconstruction of the Premises or the Building shall, in
the opinion of Landlord be required as a result of damage by fire or other casualty (whether or not
the Premises shall have been damaged by such fire or other casualty), or if such substantial
alteration or reconstruction is not feasible or possible, then this Lease and the term and estate
hereby granted may be terminated by Landlord or Tenant by its giving to the other within one
hundred eighty (180) days after the date of such damage written notice specifying a date, not less
than thirty (30) days after the giving of such notice, for such termination. In the event of the
giving of such notice of termination, this Lease and the term and estate hereby granted shall
expire as of the date specified therefor in such notice with the same effect as if such date were
the date hereinbefore specified for the expiration of the full term of this Lease, and the Fixed
Rent and additional rent payable hereunder shall be apportioned as of such date of termination,
subject to abatement, if any, as and to the extent provided in Section 7.01 hereof.

     Section 7.03.
Each party agrees to endeavor to have included in each of its fire, casualty and
other hazard insurance policies insuring the Building and Landlord’s property therein, in the case
of Landlord, and insuring Tenant’s property in the Premises, in the case of Tenant, against loss,
damage or destruction by fire or other casualty therein covered a waiver of the insurer’s right of
subrogation against the other party, or if such waiver is unobtainable or unenforceable, (a) an
express agreement that such policy shall not be invalidated if the insured waives, before the
casualty, the right of recovery against any party responsible for a casualty covered by the policy
or (b) any other form of permission for the release of the other party. If such waiver, agreement
or permission shall not be, or shall cease to be, obtainable (i) without additional charge, or (ii)
at all, the insured party shall so notify the other party promptly after learning thereof. In the
first such case, if the other party shall so elect and shall pay the insurer’s additional charge
therefor, such waiver, agreement or permission shall be included in the policy.

     Section 7.04. Each party hereby releases the other party with respect to any claim (including a
claim for negligence) which it might otherwise have against the other
party for loss, damage or
destruction with respect to its property occurring during the term of this Lease to the extent to
which it is insured under a policy or policies containing a waiver of subrogation or permission to
release liability, as provided in Section 7.03 hereof. If, notwithstanding the recovery of
insurance proceeds by either
party for such loss, damage or destruction of its property, the other party is liable to the first
party with respect thereto or is obligated under this Lease to make replacement, repair or
restoration or payment, then (provided the first party’s right of full recovery under its insurance
policies is not thereby prejudiced or otherwise adversely affected) the amount of the net proceeds
of the first party’s insurance against such loss, damage or destruction shall be offset against the
second party’s liability to the first party therefor, or shall be made available to the second
party to pay for replacement, repair or restoration, as the case may be. Nothing contained in this
Section 7.04 shall relieve either party of any duty imposed elsewhere in this lease to repair,
restore or rebuild or nullify any abatement of rent provided for elsewhere in this Lease.

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     Section 7.05. This Lease shall be considered an express agreement governing any case of damage to
or destruction of the Building or any part thereof by fire or other
casualty and any statute
providing for such a contingency in the absence of express agreement, and any other law of like
import now or hereafter in force, shall have no application in such case.

ARTICLE 8

Condemnation

     Section 8.01. In the event that the whole of the Premises shall be lawfully condemned or
taken in any manner for any public or quasi-public use, this Lease and the term and estate hereby
granted shall forthwith cease and terminate as of the date of vesting of title. In the event that
only a part of the Premises shall be so condemned or taken, then, effective as of the date of
vesting of title, the Fixed Rent and additional rent hereunder shall be abated in an amount thereof
apportioned according to the area of the Premises so condemned or taken. In the event that only a
part of the Building shall be so condemned or taken, then (a) Landlord (whether or not the Premises
is affected) may, at Landlord’s option, terminate this Lease and the term and estate hereby granted
as of the date of such vesting of title by notifying Tenant in writing of such termination within
sixty (60) days following the date on which Landlord shall have received notice of vesting of
title, or (b) if such condemnation or taking shall be of a
substantial part of the Premises or of a
substantial part of the means of access thereto, Tenant may, at Tenant’s option, by delivery of
notice in writing to Landlord within sixty (60) days following the date on which Tenant shall have
received notice of vesting of title, terminate this Lease and the term and estate hereby granted as
of the date of vesting of title, or (c) if neither Landlord nor Tenant elects to terminate this
Lease, as aforesaid, this Lease shall be and remain unaffected by such condemnation or taking
except that the Fixed Rent and additional rent payable hereunder shall be abated to the extent, if
any, hereinbefore provided in this Article 8. In the event that
only a part of the Premises shall be so condemned or taken and this Lease and the term and estate
hereby granted with respect to the remaining portion of the Premises are not terminated as
hereinbefore provided, Landlord will, with reasonable diligence and at its expense, restore the
remaining portion of the Premises as nearly as practicable to the same condition as it was in prior
to such condemnation or taking.

     Section 8.02. In the event of the termination in any of the cases hereinbefore provided, this Lease
and the term and estate hereby granted shall expire as of the date of such termination with the
same effect as if that were the date hereinbefore set for the
expiration of the full term of this
Lease, and the Fixed Rent and all additional rent payable hereunder shall be apportioned as of such
date.

     Section 8.03.
In the event of any condemnation or taking hereinbefore mentioned
of all or a part of
the Building, Landlord shall be entitled to receive the entire award in the condemnation
proceeding, including any award made for the value of the estate vested by this Lease in Tenant,
and Tenant hereby expressly waives any and all right, title and interest of Tenant now or hereafter
arising

13

 

in and to any such award or any part thereof and assigns the same to Landlord, and Tenant shall be
entitled to receive no part of such award and shall have no claim against Landlord on account
thereof. Tenant shall have the right to seek a separate award for its trade fixtures and relocation
expenses.

     Section 8.04. It is expressly understood and agreed that the provisions of this Article 8 (other
than the abatement provisions) shall not be applicable to any condemnation or taking for
governmental occupancy for a limited period.

ARTICLE 9

Compliance with Laws

     Section 9.01. Tenant, at Tenant’s expense, shall comply with all laws and ordinances, and
all rules, orders and regulations of all governmental authorities and of all insurance bodies, at
any time duly issued or in force, applicable to the Premises or any part thereof or to Tenant’s use
thereof, except that Tenant shall not hereby be under any obligation to comply with any law,
ordinance, rule, order or regulation requiring any structural alteration of or in connection with
the Premises, unless such alteration is required by reason of a condition which has been created
by, or at the instance of, Tenant, or is attributable to the use or manner of use to which Tenant
puts the Premises, or is required by reason of a breach of any of Tenant’s covenants and
agreements hereunder. Where any structural alteration of or in connection with the Premises is
required by any such law, ordinance, rule, order or regulation, and, pursuant to an express
exception hereinabove contained, Tenant is not under any obligation to make such alteration, then
Landlord shall make such alteration and pay the cost thereof reasonably promptly and with minimal
interference with Tenant’s use of the Premises.

     Section 9.02. (a) If Tenant becomes aware of any inquiry, investigation or administrative, judicial
or other proceeding regarding Hazardous Substances or the violation of any Environmental Laws with
respect to the Building and Land, Tenant shall, within five days after first learning of same, give
Landlord written notice of the same, and provide all available information regarding each inquiry,
investigation or proceeding.

     (b) Tenant shall not cause or permit, as the result of any intentional or unintentional act or
omission on the part of Tenant, its agents, employees, contractors, licensees, invitees, subtenants
or other occupants of the Premises to store, use, possess, dispose or release or threaten to
release Hazardous Substances in, on or from any portion of the Building or the Land except small
quantities of customary office products which may be stored, used, possessed and disposed of in
compliance with all Environmental Laws.

     (c) Tenant shall not cause or permit, as the result of any intentional or unintentional act or
omission on the part of Tenant, its agents, employees, contractors, licensees, invitees, subtenants
or

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other
occupants of the Premises, any violation of any Environmental Law.

     (d) Tenant shall indemnify, defend and hold harmless Landlord, Clarion Partners, any property
manager(s) engaged by Landlord, their successors and assigns, each of their affiliates, parents and
subsidiaries, and all partners, trustees, shareholders, agents, directors, officers and employees
of any of the foregoing from and against any and all claims, demands, penalties, fines,
liabilities, settlements, suits, damages, losses, injuries, costs and expenses of whatever kind or
nature, known or unknown, contingent or otherwise, including, without limitation, attorneys’ and
consultants’ fees and disbursements and investigation and laboratory fees arising out of, and in
any way related to: (i) the storage, use, possession, presence, disposal, release, or threat of
release of any Hazardous Substance as a result of any act or omission of Tenant, its agents,
employees, contractors, licensees, invitees, subtenants or other
occupants of the Premises, in, on,
from or affecting the Building or the Land; (ii) any personal injury (including, without
limitation, wrongful death) or property damage (real or
personal) arising out of or related to any such Hazardous Substance; (iii) any lawsuit brought or
threatened, settlement reached or government order relating to such Hazardous Substance; and/or any
intentional or unintentional act or omission on the part of Tenant, its agents, employees,
contractors, licensees, invitees, subtenants or other occupants of the Premises which violate any
Environmental Law.

     (e) “Hazardous Substances” shall mean to include but not be limited to: “solid wastes,” “hazardous
wastes,” “hazardous materials,” “hazardous substances,” “petroleum products,” “toxic substances,”
“toxic pollutants,” “pollutants,” “contaminants,” “solid wastes,” or “regulated substances” as
defined in the Resource Conservation and Recovery Act, the Comprehensive Environmental Response
Compensation and Liability Act of 1980, the Clean Water Act, the Clean Air Act, the Safe Drinking
Water Act, the Occupational Safety and Health Act, the Compensation and Liability Act, the
Hazardous Material Transportation Act, the Federal Water Pollution Control Act, the Superfund
Amendments and Reauthorization Act of 1986, the Toxic Substances Control Act, the Oil Pollution Act
of 1990, any laws relating to underground storage tanks, and any newly promulgated or similar or
successor federal law, state law or local statutes and ordinances, rules, regulations and policies
promulgated thereunder, as any of such federal, state and local statutes, ordinances, rules,
regulations and policies may be amended, modified or supplemented from time to time (collectively,
“Environmental Laws”). Hazardous Substance shall also be deemed to include petroleum and petroleum
products, radioactive materials, polychlorinated biphenyls and polychlorinated biphenyl-containing
equipment and asbestos. Environmental Laws also includes all regulations, orders, plans, decrees,
judgments, injunctions, notices and demand letters issued, entered, promulgated and approved by any
court, agency, bureau or other governmental body or authority with relevant jurisdiction.

     (f) The covenants and indemnity in this Article shall survive the expiration or earlier
termination of this Lease.

     (g) Landlord represents and certifies to Tenant that, to the best of Landlord’s knowledge and
belief, the Premises and all common areas of the Building are on the date of this Lease in

15

 

substantial compliance with the requirements of all federal, state and local laws, and any
regulations promulgated thereunder, including any laws relating to the environmental condition of
the Building or the health and safety of individuals using the Building. Landlord agrees to
indemnify, defend and hold Tenant harmless from any costs, claims, damages or expenses of any kind
arising from any failure of the Premises or any common area of the Building to comply with any such
law or regulation, except to the extent such failure is the result of Tenant’s operations at the
Premises.

     Section 9.03. Tenant shall, at Tenant’s sole cost and expense, comply with any and all requirements
of any statute, rule, ordinance, order, regulation or notice of any Governmental Authority relating
to the recycling of waste generated by tenants of the Building (collectively, the “Recycling
Laws”), including without limitation, Connecticut Public Act 87-544 and the regulations promulgated
pursuant thereto. Without limiting the generality of the foregoing, Tenant shall, at Tenant’s sole
cost and expense, separate all solid waste in accordance with, and otherwise comply with, the
requirements of such Recycling Laws and any recycling plan in effect from time to time in the
Building and, in the event Landlord is required to separate any solid waste generated by Tenant or
Landlord otherwise incurs any costs or expenses in connection with the recycling of Tenant’s solid
waste, such cost or expense shall be in each instance collectible as additional rent on the first
day of the month following the date of payment by Landlord.

ARTICLE 10

Accidents to Plumbing and Other Systems

     Section 10.01. Tenant shall give to Landlord prompt written notice of any damage to, or
defective condition in, any part or appurtenance of the Building’s plumbing, electrical, heating,
air conditioning or other systems serving, located in, or passing through, the Premises. Any such
damage or defective condition shall be remedied by Landlord with reasonable diligence, but if such
damage or defective condition was caused by, or resulted from, the negligence of or misuse by
Tenant or its employees, agents, licensees or invitees, the cost of the remedy thereof shall be
paid by Tenant unless otherwise covered by insurance. Tenant shall not be entitled to claim any
damages arising from any such damage or defective condition unless the same shall have been caused
by the negligence of Landlord in the operation or maintenance of the Premises or Building and the
same shall not have been remedied by Landlord with reasonable diligence after written notice
thereof from Tenant to Landlord; nor shall Tenant be entitled to claim any eviction by reason of
any such damage or defective condition unless the same shall have rendered the Premises
untenantable and the Premises shall not have been made tenantable by Landlord within a reasonable
time after written notice thereof from Tenant to Landlord, If the Premises are untenantable for a
period of five (5) consecutive business days, Fixed Rent shall abate until such condition is cured.

16

 

ARTICLE 11

Notices

     Section 11.01. Any notice, consent, approval, request, bill, demand or statement hereunder
by either party to the other party shall be in writing and shall be effective upon receipt or
refusal of receipt and shall be deemed to have been duly given if (i) delivered personally to such
other party; (ii) sent by registered or certified mail; or (iii) sent by registered overnight
courier, in any case addressed to such other party, which address for Landlord shall be
401 Merritt 7, P. O. Box 5101, Norwalk, CT 06856 (Attention: John P. Crosby) and for the Tenant
shall be the Premises (or Tenant’s address as hereinbefore set forth if mailed prior to Tenant’s
occupancy of the Premises), or if the address of such other party for notices shall have been duly
changed as hereinafter provided, if delivered or mailed, as aforesaid, to such other party at such
changed address. Either party may at any time change the address for such notices, consents,
approvals, requests, bills, demands or statements by delivering or mailing, as aforesaid, to the
other party a notice stating the change and setting forth the changed address. If the term Tenant
as used in this Lease refers to more than one person, any notice, consent, approval, request, bill,
demand or statement given as aforesaid to any one of such persons shall be deemed to have been duly
given to Tenant.

ARTICLE 12

Conditions of Limitation

     Section 12.01. This Lease and the term and estate hereby granted are subject to the
limitation that:

     (a) in case Tenant shall make an assignment of substantially all of its property for the benefit of
creditors or shall file a petition in bankruptcy or insolvency, or an involuntary petition under
any bankruptcy or insolvency law shall be filed against Tenant, and such assignment or petition is
not dismissed or withdrawn within sixty (60) days after the filing thereof,

     (b) in case of the reorganization of Tenant, whether pursuant to the Federal Bankruptcy Code or any
similar federal or state proceeding, unless such reorganization is withdrawn or dismissed within
sixty (60) days after its filing,

     (c) in case a permanent receiver, trustee or liquidator shall be appointed for Tenant or of or for
substantially all of the property of Tenant, and such receiver, trustee or liquidator shall not
have been discharged and such appointment withdrawn within sixty (60) days from the date of
appointment,

     (d) in case Tenant shall (and such default shall continue for 5 days after Landlord shall have
given to Tenant a written notice specifying such default) (i) fail to pay in
full any monthly

17

 

installment of any Fixed Rent payable hereunder by its respective due date, and such
installment of Fixed Rent shall remain partially or fully unpaid for
a period of ten (10) days after
the date upon which such payment of Fixed Rent became due, or (ii) fail to pay in full any payment
of any additional rent or any other charge (other than Fixed Rent) payable hereunder by Tenant to
Landlord by the date upon such respective payment of additional rent or other charge (other than
Fixed Rent) payable hereunder became due,

     (e) in case Tenant shall default in the due keeping, observing or performance of any covenant,
agreement, term, provision or condition of either Section 1.03
or Article 3 hereof on the part of
Tenant to be kept, observed or performed and if such default shall continue and shall not be
remedied by Tenant within ten (10) days after Landlord shall have given to Tenant a written notice
specifying the same,

     (f) in case Tenant shall default in the due keeping, observing or performance of any covenant,
agreement, term, provision or condition of this Lease on the part of Tenant to be kept, observed or
performed (other than a default of the character referred to in clauses (d) or (e) of this Section
12.01), and if such default shall continue and shall not be remedied by Tenant within fifteen (15)
days after Landlord shall have given to Tenant a written notice specifying the same, or, in the
case of such a default which for causes beyond Tenant’s control cannot with due diligence be cured
within said period of fifteen (15) days, if Tenant (i) shall not, promptly upon the giving of such
notice, advise Landlord in writing of Tenant’s intention to take all steps necessary to remedy such
default with due diligence, (ii) shall not duly institute and thereafter diligently prosecute to
completion all steps necessary to remedy the same, or (iii) shall not remedy the same within
reasonable time after the date of the giving of said notice by Landlord, or

     (g) in case any event shall occur or any contingency shall arise whereby this Lease or the estate
hereby granted or the unexpired balance of the term hereof would, by operation of law or otherwise,
devolve upon or pass to any firm, association, corporation, person, or entity other than Tenant
except as expressly permitted under Article 25 hereof, or whenever, while rent remains unpaid or is
in arrears, Tenant shall desert or abandon the Premises or the same shall become vacant (whether
the keys be surrendered or not), or

     (h) in case any other lease held by Tenant from Landlord shall expire and terminate (whether or not
the term thereof shall then have commenced) as a result of the default of Tenant thereunder or of
the occurrence of any event as therein provided (other than by expiration of the full term thereof
or pursuant to a cancellation or termination option therein contained),

Then in any of said cases Landlord may at its option:

give to Tenant a notice of intention to end the term of this Lease at the expiration of three (3)
days from the date of the giving of such notice, and, in the event such notice is given, this Lease
and the term and estate hereby granted (whether or not the term shall theretofore have commenced)
shall expire and terminate upon the expiration or said three (3) days with

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the
same effect as if that day were the date hereinbefore set for the expiration of the full
term of this Lease,

or

re-enter the Premises without terminating this Lease;

but Tenant shall be or remain liable for damages as provided in this Lease or pursuant to law. If
the term Tenant, as used in the Lease, refers to more than one person, then, as used in clauses
(a), (b) and (c) of this Section 12.01, said term shall be deemed to include all of such persons or
any one them; if any of the obligations of Tenant under this Lease is
guaranteed, the term
“Tenant” as used in said clauses shall be deemed to include also the guarantor or, if there be more
than one guarantor, all or any one of them; and, if this Lease shall have been assigned, the term
“Tenant,” as used in said clauses, shall be deemed to include the assignee and the assignor or
either of them under any such assignment unless Landlord shall, in connection with such assignment,
release the assignor from any further liability under this Lease, in
which event the term “Tenant”
as used in said clauses, shall not include the assignor so released.

ARTICLE 13

Re-entry by Landlord

     Section 13.01. If Tenant shall default in the payment of any Fixed Rent or additional rent or
any other charge payable hereunder by Tenant to Landlord on any date upon which the same becomes
due, and if such default shall continue for ten (10) days after Landlord shall have given to Tenant
a written notice specifying such default, or if this Lease shall terminate as in Article 12 hereof
provided, Landlord or Landlord’s agents and servants may immediately or at any time thereafter
re-enter into or upon the Premises, or any part thereof, in the name of the whole, either by
summary dispossess proceedings or by any suitable action or proceeding at law, or by force or
otherwise, without being liable to indictment, prosecution or damages therefor, and may repossess
the same, and may remove any persons therefrom, to the end that Landlord may have, hold and enjoy
the Premises again as and of its first estate and interest therein. The words “re-enter,”
‘“re-entry” and “re-entering” as used in this Lease are not restricted to their technical legal
meanings.

     Section 13.02. In the event of any termination of this Lease under the provisions of Article 12
hereof or in the event that Landlord shall re-enter the Premises under the provisions of Article 12
or this Article 13 or in the event of the termination of this Lease (or of re-entry without
termination) by or under any summary dispossess or other proceeding or action or other measure
undertaken by Landlord for the enforcement of its aforesaid right of re-entry or any provision of
law (any such termination of this Lease, or re-entry without termination, being hereinafter called
a “Default Termination” or “Default Re-Entry,” as the case may be), Tenant shall thereupon pay
to Landlord the Fixed Rent, additional rent and any other charge payable hereunder by Tenant to

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Landlord up to the time of such Default Termination or Default Re-Entry, or of such recovery
of possession of the Premises by Landlord, as the case may be, and shall also pay to Landlord
damages as provided in Article 14 hereof or pursuant to law. Also, in the event of a Default
Termination or Default Re-Entry Landlord shall be entitled to retain all moneys, if any paid by
Tenant to Landlord, whether as advance rent, security or otherwise, but such monies shall be
credited by Landlord against any Fixed Rent, additional rent or any other charge due from Tenant at
the time of such Default Termination or Default Re-Entry or, at Landlord’s option, against any
damages payable by Tenant under Article 14 hereof or pursuant to law.

     Section 13.03.
In the event of a breach or threatened breach on the part of Tenant with respect to
any of the covenants, agreements, terms, provisions or conditions on
the part of or on behalf of
Tenant to be kept, observed or performed, Landlord shall also have the right to seek an injunction.
The specified remedies to which Landlord may resort hereunder are cumulative and are not intended
to be exclusive of any other remedies or means of redress to which Landlord may lawfully be
entitled at any time, and Landlord may invoke any remedy allowed at law or in equity as if specific
remedies were not herein provided for.

ARTICLE 14

Damages

     Section
14.01. In the event of a Default Termination or Default Re-Entry of this Lease,
Tenant will pay to Landlord as damages, at the election of Landlord, either:

     (a) a sum at the time of such Default Termination or Default Re-Entry equal to the amount, if any,
by which (1) the aggregate of the Fixed Rent and the additional rent under Article 26 hereof or any
other Article of this Lease, if any, which would have been payable hereunder by Tenant for the
period commencing with the day following the date of such Default Termination or Default Re-Entry
and ending with the date hereinbefore set for the expiration of the full term hereby granted,
exceeds (2) the aggregate fair market rental value (including both Fixed Rent and any additional
rent) of the Premises for the same period, or

     (b) sums
equal to the aggregate of the Fixed Rent and the additional rent under Article 26 hereof or
under any other Article of this Lease, if any, which would have been payable by Tenant had this
Lease not terminated by such Default Termination or Default Re-Entry payable upon the due dates
therefor specified herein following such Default Termination or Default Re-Entry and until the date
hereinbefore set for the
expiration of the full term hereby granted; provided, however, that if Landlord shall relet all or
any part of the Premises for all or any part of said period, Landlord shall credit Tenant with the
net rents received by Landlord from such reletting, such net rents to be determined by first
deducting from the gross rents as and when received by Landlord from such reletting the reasonable
expenses incurred or paid by Landlord in terminating this Lease and of re-entering the Premises and
of securing possession thereof, as well as the reasonable expenses of

20

 

reletting, including altering and preparing the Premises for new tenants with a Building
Standard Installation, brokers’ commissions and all other reasonable expenses properly chargeable
against the Premises and the rental therefrom in connection with such reletting, it being
understood that any such reletting may be for a period equal to or shorter or longer than said
period; provided, further, that (i) in no event shall Tenant be entitled to receive any excess of
such net rents over the sums payable by Tenant to Landlord hereunder, (ii) in no event shall Tenant
be entitled, in any suit for the collection of damages pursuant to
this clause (b), to a credit in
respect of any net rents from a reletting except to the extent that
such net rents are actually
received by Landlord prior to the commencement of such suit, and (iii) if the Premises or any part
thereof should be relet in combination with other space, then appropriate apportionment on a square
foot gross leasable area basis shall be made of the rent received from such reletting and of the
expenses of reletting. For the purposes of clause (a) of this Section 14.01, the amount of
additional rent which would have been payable by Tenant under Article 26 hereof, for each calendar
year in which and after such Default Termination or Default Re-Entry occurs, shall be deemed to be
an amount equal to the amount of such additional rent payable by Tenant for the calendar year
immediately preceding the year in which such Default Termination or Default Re-Entry occurs. Suit
or suits for the recovery of such damages, or any installments thereof, may be brought by Landlord
from time to time at its election, and nothing contained herein shall be deemed to require Landlord
to postpone suit until the date when the term of this Lease would have expired but for such Default
Termination or Default Re-Entry.

     Section 14.02. Nothing herein contained shall be construed as limiting or precluding the recovery
by Landlord against Tenant of any sums or damages to which, in addition to the damages
particularly provided above, Landlord may lawfully be entitled by reason of any default hereunder
on the part of Tenant.

     Section 14.03. In the event Landlord defaults under the terms of this Lease, Tenant may seek
recovery against Landlord of any reasonable sums or damages to which Tenant may be lawfully
entitled by reason of any default hereunder on the part of Landlord.

ARTICLE 15

Waivers by Tenant

     Section 15.01. Tenant, for Tenant, and on behalf of any and all firms, corporations,
associations, persons or entities claiming through or under Tenant, including creditors of all
kinds, does hereby waive and surrender all right and privilege which they or any of them might have
under or by reason of any present or future law to redeem the Premises or to have a continuance of
this Lease
for the full term hereby demised after Tenant is dispossessed or ejected therefrom by process of
law or under the term of this Lease or after the expiration or termination of this Lease as herein
provided or pursuant to law. Tenant also waives the provisions of any law relating to notice and/or
delay in levy of execution in case of an eviction or dispossess, and of any other law of like
import now or hereafter in effect. If Landlord commences any summary proceeding, Tenant agrees that

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Tenant will not interpose any counterclaim of whatever nature or description in any such
proceeding, with the sole exception of compulsory counterclaims.

ARTICLE 16

Waiver of Trial by Jury

     Section 16.01. It is mutually agreed by and between Landlord and Tenant that, except in the
case of any action, proceeding or counterclaim brought by either of
the parties against the other
for personal injury or property damage, the respective parties hereto shall and they hereby do waive
trial by jury in any action, proceeding or counterclaim brought by
either of the parties here to
against the other on any matters whatsoever arising out of or in any way connected with this Lease,
 the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises, and any
emergency statutory or any other statutory remedy.

ARTICLE 17

Elevators, Cleaning, Heating, Air Conditioning, Services, Etc.

     Section 17.01. Landlord will provide elevator facilities during Business Hours and have one
passenger elevator subject to call during the other hours. Reasonable quantities of heat, for the
reasonably customary warming of the Premises and the public portions of the Building, will be
supplied by Landlord during Business Hours in the cold season. “Business Hours,” as used in this
Lease, means the generally customary daytime business hours of Tenant (but not before 8:00 A.M. or
after 8:00 P.M, of days other than Saturdays, Sundays and holidays, and not before 9:00 A.M. or
after 1:00 P.M. on Saturdays). While Landlord will clean the Premises in accordance with Exhibit C,
Landlord will not clean those portions of the Premises which are used for storage or shipping room
or similar purposes or for the operation of mainframe computer, mainframe data processing or
similar equipment, nor shall Landlord clean or put away any of Tenant’s dishes, glasses, trays,
silverware or similar items, or any fixtures, equipment, cooking or serving materials or items of
personalty located in the kitchenette or in any other areas used for preparation, dispensing or
consumption of food or beverage, all of which items of property and facilities Tenant shall cause
to be kept clean at Tenant’s own expense. Landlord’s costs for standard cleaning of the Premises
(i.e., cleaning in accordance with Exhibit C) shall be billed as
part of the operating expense as
provided in Article 26 hereof, (except, however, Tenant’s pro rata share of Landlord’s costs for
standard cleaning of the Premises shall be computed based upon a fraction; the numerator being the
square footage of the Premises leased to Tenant, the denominator being the total square footage of
all tenants’ premises in Building actually occupied and cleaned) and Landlord’s costs for
additional or supplemental cleaning shall be billed directly.

     Section 17.02. Landlord shall, through the air conditioning system, furnish 10, and

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distribute in the Premises, reasonable air conditioning throughout the year during Business Hours
when it may be required for the comfortable occupancy of the Premises by Tenant. Tenant agrees to
lower and close the blinds when necessary because of the sun’s position whenever said air
conditioning system is in operation, and Tenant agrees at all times to cooperate fully with
Landlord and to abide by all the reasonable regulations and reasonable requirements which Landlord
may prescribe for the proper functioning and protection of said air conditioning system. In
addition to any and all other rights and remedies which Landlord may invoke for any violation by
Tenant of this Article 17 to the extent Tenant’s conduct is causing or will cause damage to the air
conditioning/HVAC system of the Building, Landlord, after notice to Tenant and a reasonable
opportunity for Tenant to cure such default, may discontinue the furnishing of such air
conditioning service without any diminution or abatement of rent or other compensation to Tenant
whatsoever. Landlord shall at all reasonable times, upon notice (except in cases of emergency) have
free and unrestricted access to any and all air conditioning facilities in the Premises. Landlord
shall not be required to furnish, and Tenant shall not be entitled to receive, any after Business
Hours air conditioning during any period wherein Tenant shall be in default in the payment of the
Fixed Rent, additional rent or Landlord’s charges for such after Business Hours air conditioning.

     Section 17.03. Landlord will, when and to the extent reasonably requested by Tenant, furnish
additional elevator, air conditioning, heating and/or cleaning services upon such reasonable terms
and conditions as shall be determined by Landlord; and Tenant shall pay to Landlord a reasonable
charge for such additional services. Landlord represents that the current charges of said services
are $l00.00/hour and that in the event mat more than one tenant in the Building requests such
services, then Landlord shall reasonably allocate the costs amongst all tenants requesting same.
Without limiting me generality of the next succeeding sentence, Tenant shall pay to Landlord a
reasonable charge for (a) any special or additional cleaning of the Building or any part thereof
required because of the negligent or wrongful acts or misconduct of Tenant or its agents or
employees, (b) any cleaning done at the request of Tenant with respect to Tenant’s mainframe
computer or mainframe data processing or similar equipment or with respect to items, facilities
and/or personal property which may be used for the preparation, dispensing or consumption of food
or beverages or with respect to areas used for storage or shipping room or similar purposes or for
the operation of mainframe computer, mainframe data processing or similar equipment, and (c)
removal of any of Tenant’s refuse and rubbish from the Building, except refuse and rubbish arising
from ordinary cleaning by Landlord as specified in Exhibit C attached hereto. Tenant shall pay to
Landlord an amount equal to any increase in the cost to Landlord for cleaning the Premises if such
increase shall be due to (i) the use of the Premises by Tenant during hours other than Business
Hours or (ii) the installation in the Premises, at the request of or by Tenant, of any materials or
finish other than those which are of the standard adopted by Landlord for the Building. Landlord
shall have no obligation to provide the Premises with mechanical ventilation except during Business
Hours, provided, however, that Landlord will supply mechanical ventilation for the Premises at
other times on the same terms and conditions as specifically set forth above for additional air
conditioning and heating at the specific written request and additional cost of Tenant.

     Section 17.04. At any time or times all or any of the elevators in the Building may, at

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the option of Landlord, be manual and/or automatic elevators, and Landlord shall be under no
obligation to furnish an elevator operator for any automatic elevator. If Landlord shall at any
time or times furnish any elevator operator for any automatic elevator, Landlord may discontinue
furnishing such elevator operator without any diminution, reduction or abatement of rent.

     Section 17.05. Landlord reserves the right, without liability to Tenant and without
constituting any claim of constructive eviction, to stop or interrupt any heating, elevator,
escalator, lighting, ventilating, air conditioning, gas, steam, power, electricity, water, cleaning
or other service and to stop or interrupt the use of any Building facilities at such times as may
be necessary and for as long as may reasonably be required by reason of accidents, strikes, or the
making of repairs, alterations or improvements, or inability to secure a proper supply of fuel,
gas, steam, water, electricity, labor or supplies, or by reason of any other similar or dissimilar
cause beyond the reasonable control of Landlord. No such stoppage or interruption shall entitle
Tenant to any diminution or abatement of rent or other compensation nor shall this Lease or any of
the obligations of Tenant be affected or reduced by reason of any such stoppage or interruption;
Tenant hereby expressly waives any and all claim for damages it may have against Landlord on
account of such stoppage of interruption. After five (5) consecutive business days of such utility
interruption, Fixed Rent and additional rent will abate until such service is reinstated.

ARTICLE 18

Lease
Contains All Agreements - No Waivers

     Section 18.01. This Lease contains all of the covenants, agreements, terms, provisions and
conditions relating to the leasing of the Premises hereunder, and Landlord has not made and is not
making, and Tenant in executing and delivering this Lease is not relying upon, any warranties,
representations, promises or statements, except to the extent that the same may expressly be set
forth in this Lease.

     Section 18.02. The failure of Landlord to insist in any instance upon the strict performance of any
provision of this Lease or to exercise any election herein contained shall not be construed as a
waiver or relinquishment for the future of such provision or election, but the same shall continue
and remain in full force and effect. No waiver or modification by Landlord of any provision of this
Lease or other right or benefit shall be deemed to have been made unless expressed in writing and
signed by Landlord. No surrender of the Premises or of any part thereof or of any remainder of the
term of this Lease shall be valid unless accepted by Landlord in writing. Any breach by Tenant of
any provision of this Lease shall not be deemed 10 be waived by (a) the receipt and retention by
Landlord of Fixed Rent or additional rent from anyone other than Tenant or (b) the acceptance of
such other person as a tenant or (c) a release of Tenant from the further performance by Tenant of
the provisions of this Lease or (d) the receipt and retention by Landlord of Fixed Rent or
additional rent without knowledge of the breach of any provision of this Lease. No payment by
Tenant or receipt or retention by Landlord of a lesser amount than any Fixed Rent or additional
rent

24

 

herein
stipulated shall be deemed to be other than on account of the earliest stipulated rent, nor
shall any endorsement or statement of any check or any letter accompanying any check or payment as
such rent be deemed an accord and satisfaction, and Landlord may accept such check or payment
without prejudice to Landlord’s right to recover the balance of such rent or pursue any other
remedy in this Lease provided. No executory agreement hereafter made between Landlord and Tenant
shall be effective to change, modify, waive, release, discharge, terminate or effect an abandonment
of this Lease, in whole or in part, unless such executory agreement is in writing, refers expressly
to this Lease and is signed by the party against whom enforcement of the change, modification,
waiver, release, discharge or termination or effectuation of the abandonment is sought.

     Section 18.03. Tenant agrees that its sole remedies in cases where Landlord’s reasonableness in
exercising its judgment or withholding its consent or approval is applicable pursuant to a specific
provision of this Lease, or any rider or separate agreement relating to this Lease, if any, shall
be those in the nature of an injunction, declaratory judgment, or specific performance, the rights
to money damages or other remedies being hereby specifically waived.

ARTICLE 19

Farcies Bound

     Section 19.01. The covenants, agreements, terms, provisions, and conditions of this Lease
shall bind and benefit the respective successors, assigns and legal representatives of the parties
hereto with the same effect as if mentioned in each instance where a party hereto is named or
referred to, except that no violation of the provisions of Article 25 hereof shall operate to vest
any rights in any successor, assignee or legal representative of Tenant and that the provisions of
this Article 19 shall not be construed as modifying the conditions of limitation contained in
Article 12 hereof. It is understood and agreed, however, that the covenants and obligations on the
part of Landlord under this Lease shall not be binding upon Landlord herein named with respect to
any period subsequent to the transfer of its interest in the Building, that in the event of such a
transfer said covenants and obligations shall thereafter be binding upon each Transferee of such
interest of Landlord herein named, but only with respect to the period ending with a subsequent
transfer of such interest, and that a lease of the entire interest shall be deemed a transfer
within the meaning of this Article 19.

     If Landlord or any successors) in interest or assignees) shall be an individual, joint venture,
corporation, tenancy in common, firm or partnership, general or limited, or a trust, it is
specifically understood and agreed that there shall be no personal liability on such individual or
the members of the joint venture, tenancy in common, firm, partnership, or the trustee(s) under
such trust or the beneficiaries thereunder, or upon such joint venture, corporation, tenancy in
common, firm, partnership, or trust in respect to any of the covenants, agreements, terms,
provisions, and conditions of this Lease. In the event of a breach or default by Landlord of any of
its obligations under this Lease, Tenant shall look solely to the equity of the Landlord in the
Premises or leasehold estate for the satisfaction of Tenant’s remedies. It is expressly understood
and agreed that Landlord’s liability

25

 

under the covenants, agreements, terms, provisions, conditions, warranties, and obligations
of the Lease shall in no event exceed the loss of its equity interest in the Land and Building.
If, however, Tenant is prevented from recovering in full any judgment taken against Landlord by
virtue of the foregoing provisions, Tenant shall be entitled to offset such unrecovered judgment
against payments of rent thereafter becoming due.

ARTICLE 20

Curing
Tenant’s Defaults — Additional Rent

     Section 20.01. If Tenant shall default in the keeping, observance or performance of any
provision or obligation of this Lease, Landlord, without thereby waiving such default may perform
the same for the account and at the expense of Tenant, without notice in a case of emergency and in
any other case if such default continues after any applicable cure period from the date of the
giving by Landlord to Tenant of written notice of intention so to do. Bills for any reasonable
expense incurred by Landlord in connection with any such performance by Landlord for the account of
Tenant, and bills for all reasonable costs, expenses and disbursements of every kind and nature
whatsoever, including but not limited to, reasonable counsel fees, involved in collecting or
endeavoring to collect the Fixed Rent or additional rent or other charge or any part thereof or
enforcing or endeavoring to enforce any rights against Tenant, under or in connection with this
Lease, or pursuant to law, including (without being limited to) any such reasonable cost, expense
and disbursement involved in instituting and prosecuting any action or proceeding (including any
summary dispossess proceeding), as well as bills for any property, material, labor or services
provided, furnished or rendered, or caused to be provided, furnished or rendered, by Landlord to
Tenant including (without being limited to) electric lamps and other equipment, construction work
done for the account of Tenant (other than for Landlord’s Work in connection with the initial
fitting up of the Premises for Tenant’s occupancy), water cooler, towel and other additional or
supplemental services, as well as for any charges for any additional elevator, heating, air
conditioning or cleaning services incurred under Article 17 hereof and any charges for other
similar or dissimilar services incurred under this Lease, may be sent by Landlord to Tenant
monthly, or immediately, at Landlord’s option, and shall be due and payable in accordance with the
terms of said bills (but on not less than 15 days advance notice), and if not paid when due, the
amounts hereof shall immediately become due and payable as additional rent under this Lease.

     Section 20.02. In the event that Tenant is in arrears in payment of Fixed Rent or additional
rent, Tenant waives Tenant’s right, if any, to designate the items against which any payments made
by Tenant are to be credited, and Tenant agrees that Landlord may apply any payments made by Tenant
to any items Landlord sees fit, irrespective of and notwithstanding any designation or request by
Tenant as to the items against which any such payments shall be credited. Landlord reserves the
right, without liability to Tenant and without constituting any claim of constructive eviction, to
suspend furnishing or rendering to Tenant any property, material, labor, utility or other
additional, supplemental or after Business Hours service, whenever Landlord is

26

 

obligated
to furnish or render the same at the expense of Tenant as a separate
charge to Tenant and not as part of Operating Expenses for the Building, in the event that (but only so
long as) Tenant is in arrears in paying Landlord therefor.

ARTICLE 21

Inability to Perform

     Section 21.01. This Lease and the obligations of Tenant to pay rent hereunder and
perform all of the other covenants, agreements, terms, provisions, and conditions hereunder on the
part of Tenant to be performed shall in no way be affected, impaired or excused because Landlord is
unable to fulfill any of its obligations under this Lease or is unable to supply or is delayed in
supplying any service expressly or impliedly to be supplied or is unable to make or is delayed in
making any repairs, replacements, additions, alterations or decorations or is unable to supply or
is delayed in supplying any equipment or fixtures, if Landlord is prevented or delayed from so
doing by reason of strikes or labor troubles or any other similar or dissimilar cause whatsoever
beyond Landlord’s reasonable control, including, but not limited to, governmental preemption in
connection with a national emergency or by reason of any rule, order or regulation of any
department or subdivision thereof of any governmental agency or by reason of the conditions of
supply and demand which have been or are affected by war, hostilities or other similar or
dissimilar emergency.

     Except as otherwise provided in this Lease and except as to the payment of rent or other
monies due under this Lease by Tenant, Tenant shall not be responsible for delays or inability to
perform its obligations hereunder for causes beyond the control of Tenant including acts of other
tenants, governmental restriction, regulation or control, labor dispute, accident, mechanical
breakdown, shortages or inability to obtain labor, fuel, steam, water, electricity or materials,
acts of God, enemy action, civil commotion, or fire or other casualty.

ARTICLE 22

Adjacent
Excavation — Shoring

     Section 22.01. If an excavation shall be made upon land adjacent to or under the
Building, or shall be authorized to be made, Tenant shall afford to the person causing or
authorized, to cause such excavation, license to enter upon the Premises for the purpose of doing
such work as said person shall reasonably deem necessary or desirable to preserve the Building
from injury or damage and to support the same by proper foundations without any claim for damages
or indemnity against Landlord, or diminution or abatement of rent, provided Landlord shall use all
reasonable efforts to minimize any interference with Tenant’s
use/occupancy of the Building.

27

 

ARTICLE 23

Article Headings

     Section 23.01. The Article headings of this Lease are for convenience only and are not
to be considered in construing the same.

ARTICLE 24

Electrical Energy

     Section 24.01. (a) (i) As an incident to this Lease, Landlord shall furnish to Tenant,
through the transmission facilities initially installed by Landlord in the Building, alternating
electrical energy to be used by Tenant in the Premises for the operation of the lighting fixtures
and Tenant’s business machines and equipment. It is hereby agreed by the parties that in addition
to the Fixed Rent stated in Section 1.04 herein, Tenant shall pay for its electric consumption as
additional rent hereunder. Such additional rent shall be initially based on a factor of $1.50 per
square foot per annum of gross leasable area of the Premises hereby demised, by reason of which
Landlord has agreed to supply Tenant with electrical energy, subject to and in accordance with the
provisions of this Article 24. Such factor is based upon certain theoretical assumptions
incorporating approximate reasonable estimates of the probable consumption of electrical energy by
the proposed lighting fixtures and other equipment and business machines to be initially installed
in the Premises, the anticipated period of operation of such lighting fixtures, equipment and
machines and the cost of furnishing such electrical energy.

     (ii) Tenant shall have the right to have a “check meter” installed at the Premises for
purposes of measuring Tenant’s electrical consumption thereat. The check meter shall be installed,
if elected by Tenant, at Tenant’s sole cost and expense. At Tenant’s option, the cost of the check
meter may be credited against Tenant’s Allowance as set forth in Article 29 hereof.

     (b) (i) It is hereby further agreed between Landlord and Tenant that, during the one year
period following the Term Commencement Date, the engineers and experts, selected as hereinafter
provided, shall survey and determine Tenant’s expected total annual consumption of electrical
energy in the Premises, which survey shall include a reasonable determination of the power
requirements of Tenant’s equipment and business machines and of the lighting in the Premises and a
reasonable determination of the periods of use of such lighting fixtures, equipment and machines.
Using such survey there shall then be determined by said engineers and experts, by reference to
the appropriate rate schedules of the public utility furnishing electrical energy to the Building,
the estimated annual cost (including taxes regularly passed on by said public utility to the
consumer) to Tenant to purchase for use in the Premises such quantity of electrical energy
(assuming a constant monthly consumption) directly from said public utility. The said engineers
and experts shall determine a new square foot factor (the “Adjusted Electrical Rent Factor”) for
the Premises (in lieu of the $1.50 per square foot

28

 

per annum hereinbefore mentioned) by dividing the gross leasable square feet of the Premises into
the reasonably estimated cost determined pursuant to the next succeeding sentence.

     (ii) At any time, and from time to time, after the Adjusted Electrical Rent Factor is
determined either Landlord or Tenant may have the Adjusted Electrical Rent Factor then in effect be
further adjusted to take into account: (a) any material alteration or material addition to Tenant’s
lighting fixtures, equipment and machines in the Premises; (b) use by Tenant of additional
electrical energy in the Premises; and (c) any increase or decrease in Landlord’s costs or expenses
for or in connection with the furnishing by it of electrical energy to Tenant, in accordance with
the provisions of this Lease, which shall be due to any change in the rates charged by the public
utility company furnishing such electrical energy, since the effective date of the Adjusted
Electrical Rent Factor then in effect.

     (iii) Any such further re-adjustment of the Adjusted Electrical Rent Factor, as described in
(ii) above, shall be subject to verification by survey, if necessary. If the Adjusted Electrical
Rent Factor shall have been increased, Tenant shall pay to Landlord with the next installment of
Fixed Rent as additional rent the retroactive underpayment of such electrical consumption; and,
conversely, if the Adjusted Electrical Rent Factor shall have been decreased, Landlord shall
credit to Tenant the retroactive overpayment of such electrical consumption against Tenant’s next
ensuing bills for same or refund such promptly at the expiration of the Lease term. The cost of
any survey and determination shall be borne equally between Landlord and Tenant. The determination
of the engineers and experts preparing any such survey shall be conclusive upon Landlord and
Tenant. Such survey shall be made by engineers and experts then mutually agreeable to both
Landlord and Tenant, and, in the event Landlord and Tenant are unable
to agree upon such company,
such company shall be selected by arbitration in accordance with the rules of the American
Arbitration Association.

     Section 24.02. Landlord, at any time, at its option and upon not less than thirty (30) days
prior written notice to Tenant, may discontinue the furnishing of electrical energy to the
Premises, and, in such case there shall be no further additional rent due from Tenant for payment
of electrical energy provided in Article 24 hereof and, Tenant shall contract for the supplying of
such electrical energy with said public utility and Landlord shall permit its wires, risers,
conduits, feeders and switchboards, to the extent available, suitable and safely capable, to be
used for the purpose of supplying such electrical energy; provided, however, the Tenant, at
Tenant’s cost and expense, shall furnish and install at a location in the Building selected by the
Landlord and maintain and keep in repair any necessary metering equipment used in connection with
measuring Tenant’s consumption of electrical energy so supplied to Tenant by said public utility.

     Section 24.03. Except if caused by the negligence of Landlord, its agents or employees,
Landlord shall not in anyway be liable or responsible to Tenant for any loss or damage or expense
which Tenant may sustain or incur if, during the term of this Lease, either the quantity or
character of electrical energy is changed or is no longer available or suitable for Tenant’s
requirements. Landlord shall in no way be liable for any failure, inadequacy or defect in the
character or supply of

29

 

electrical energy furnished to the Premises except for actual damage suffered by Tenant by reason
of any such failure, inadequacy or defect resulting from the negligence or omission of the
Landlord or Landlord’s failure to have the Building or Land meet appropriate building code and/or
governmental requirements regarding the furnishing and supplying of electricity. In order that
Landlord may at all times have all necessary information that it requires in order to maintain
and protect its equipment, Tenant agrees that Tenant will not make any material alteration or
material addition to the electrical equipment and/or appliances in the Premises without the prior
written consent of Landlord in each instance, which consent shall not be unreasonably withheld,
conditioned or delayed and will promptly advise Landlord of any other alteration or addition to
such electrical equipment and/or appliances. Tenant agrees to advise Landlord in writing as to any
material change in the periods of use of Tenant’s lighting fixtures., equipment and business
machines.

     Section 24.04. Tenant, at Tenant’s expense, shall purchase and install all lamps (including,
but not limited to, incandescent and fluorescent) and ballasts used in the Premises, except that
Landlord shall furnish and install the ballasts initially used in the Premises and Landlord shall
furnish the labor for installing the initial lamps (including, but not limited to, incandescent
and fluorescent) used in the Premises.

     Section 24.05. Where water is furnished by Landlord for purposes other than for (i) normal
office use, (ii) Landlord’s air conditioning equipment during Business Hours, and (iii) drinking,
lavatory or toilet facilities in the Premises, Tenant shall pay a reasonable amount for the same
and for any required pumping and heating thereof as well as any taxes, sewer rents or other
charges which may be imposed by the city or other governmental authority or agency thereof based
on the quantity of water so used by Tenant.

ARTICLE 25

Assignment, Mortgaging, Subletting, Etc.

     Section 25.01. Tenant covenants and agrees, for Tenant and its successors, assigns and
legal representatives, that neither this Lease nor the term and estate hereby granted, nor any part
hereof or thereof will be assigned, mortgaged, pledged, encumbered or otherwise transferred
(whether voluntarily, involuntarily, by operation of law, or otherwise), and that neither the
Premises, nor any part thereof, will be encumbered in any manner by reason of any act or omission
on the part of Tenant, or will be used or occupied, or permitted to be used or occupied, or
utilized for desk space or for mailing privileges or as a concession, by anyone other than Tenant,
or for any purpose other than as hereinbefore set forth, or will be sublet, or offered or
advertised for subletting, without the prior written consent of Landlord in every case, which
consent shall not be unreasonably withheld, conditioned or delayed; provided, however, that, if
Tenant is a corporation, the assignment or transfer of this Lease, and the term and estate hereby
granted to any entity fifty-one (51%) percent or more of which is owned by Tenant, or to any entity
that owns fifty-one (51%) percent or more of Tenant, or to any corporation into which Tenant is
merged or with which Tenant is consolidated

30

 

(such corporation or entity being hereinafter, in this Article 25, called an “Affiliate”) without
the prior written consent of Landlord shall not be deemed to be prohibited hereby if, and upon the
express condition that, the Affiliate shall have executed, acknowledged and delivered to Landlord
an agreement in form and substance reasonably satisfactory to Landlord whereby the Affiliate shall
assume and agrees to perform, and to be personally bound by and upon, all the covenants,
agreements, terms, provisions and conditions set forth in this Lease on the part of Tenant to be
performed, and whereby the Affiliate shall expressly agree that the provisions of this Article 25
shall, notwithstanding such assignment or transfer, continue to be binding upon it with respect to
all future assignments and transfers.

     Section 25.02. Intentionally Omitted.

     Section 25.03. Landlord covenants not to withhold or delay its consent for a period of more
than ten (10) business days after receipt of notice from Tenant of a proposed assignment or
subletting by Tenant of such space to the proposed assignee or subtenant, provided, however, that
Landlord shall not in any event be obligated to consent to any such proposed assignment or
subletting unless:

     (a) in the reasonable judgment of Landlord the proposed assignee or subtenant is of a
character and engaged in a business such as are in keeping with the standards of Landlord
in those respects for the Building and its occupancy;

     (b) intentionally omitted;

     (c) in the reasonable judgment of Landlord the purposes for which the proposed
assignee or subtenant intends to use the Premises sublet or assigned to it are such as are
in keeping with the standards of Landlord for the Building and its
occupancy, it being
understood and agreed that any such written request for consent to a subletting or
assignment shall specify the purpose for which the assignee or subtenant intends to use the
Premises so assigned or sublet and Landlord shall not be required to consent to the use of
the Premises for such specified purposes should such proposed use be prohibited by this
Lease or should same be a violation of applicable law;

     (d)
such subletting will result in there being no more than two (2) occupants of the
entire Premises;

     (e) the proposed assignee or subtenant under such proposed subletting shall not be a
government entity or any subdivision or agency thereof, nor then be a tenant or subtenant
in or an occupant of any part of the Merritt 7 Corporate Park (unless Landlord does not
have space available for lease to accommodate such tenant, subtenant
or occupant);

     (f) Tenant shall reimburse Landlord for any reasonable expenses (not in excess of
$500.00) that may be incurred by Landlord in connection with the said assignment or

31

 

sublease, including, without limitation, the costs of making investigations as to the
acceptability of a proposed assignee or subtenant and legal expenses incurred in
connection with the reviewing and granting of any requested consent to an assignment or
subletting;

     (g) the proposed subletting shall not be advertised in a written publication at a
rental rate less than the rental rates at which Landlord is offering comparable space in
the Merritt 7 Corporate Park for a comparable term;

     (h) Tenant shall pay to Landlord, as and for additional rent, with each monthly
installment of rent due and payable by Tenant to Landlord, in case of a subletting, during
the term of the sublease between Tenant and the subtenant, an amount equal to the
difference between the rent payable by Tenant to Landlord with respect to the space
covered by the sublease, and the rent received by Tenant from the subtenant for said space
for the same period, and in the case of an assignment, during the remainder of the term of
the Lease, an amount equal to the difference between the total rent payable by Tenant to
Landlord under the terms of the Lease, and the total amounts payable by the assignee, in
excess of such total rent (in each case, net of Tenant’s actual costs incurred in
obtaining such subtenant/assignee, which costs shall be limited to reasonable counsel
fees, brokerage commissions, subtenant/assignee lease takeover payments,
subtenant/assignee moving expenses, advertising and costs incurred in fitting up of or
improvement allowance for the space for such subtenant/assignee, which fit-up costs shall
be amortized on a straight-line basis over the shorter of the term of the
sublease/assignment and the useful life of such improvements).

     Section 25.04. Each subletting effectuated pursuant to this Article 25 shall be subject to
all the covenants, agreements, terms, provisions and conditions contained in this Lease. Tenant
covenants and agrees that, notwithstanding such assignment or any such subletting to any subtenant
and/or acceptance of rent or additional rent by Landlord from any subtenant, Tenant shall and will
remain fully liable for the payment of the Fixed Rent and additional rent due and to become due
hereunder and for the performance of all the covenants, agreements, terms, provisions and
conditions contained in this Lease on the part of Tenant to be performed. Tenant further covenants
and agrees that notwithstanding any such assignment or subletting, no other and further assignment
or subletting of the Premises shall or will be made except upon compliance with and subject to the
provisions of this Article 25. Tenant shall promptly furnish to Landlord an executed copy of any
and each permitted sublease. In addition, Tenant shall furnish to Landlord an executed copy of an
assumption agreement for any and each permitted assignment whereby the permitted Assignee shall
assume and agree to perform, and be personally bound by and upon all of the agreements, terms,
provisions and conditions set forth in this Lease on the part of Tenant to be performed, and
whereby Assignee shall expressly agree that the provisions of this Article 25 shall,
notwithstanding such assignment or transfer, continue to be binding upon it with respect to all
future assignments and transfers.

     Section 25.05. If this Lease be assigned or if the Premises be sublet or occupied by anybody
other than Tenant, Landlord may, after default by Tenant, collect rent from the assignee,

32

 

subtenant
or occupant, and apply the net amount collected to the rent herein reserved, but no such
assignment, subletting, occupancy or collection shall be deemed a waiver of any of Tenant’s
covenants contained in this Article 25, or the acceptance of the
assignee, subtenant or occupant
as Tenant, or a release of Tenant from die further performance by
Tenant of covenants on the part of Tenant herein contained.

     Section 25.06. Landlord will, at the request of Tenant, maintain listings on the Building
directory of the names of Tenant and any other firm, association or
corporation in occupancy of
the Premises or any part thereof as permitted hereunder, and the names of an aggregate number of
not more than five (5) officers or employees of the foregoing. The cost of the initial listings
shall be borne by Landlord and any subsequent change will be at the cost of Tenant.

     The listing of any name other than that of Tenant, whether on the doors of the Premises, on
the Building directory, or otherwise, shall not operate to vest any right or interest in the Lease
or in the Premises or be deemed to be the written consent of Landlord mentioned in this Article
25; it being expressly understood that any such listing is a privilege extended by Landlord
revocable at will by written notice to Tenant.

ARTICLE 26

Additional Rent

     Section 26.01. Landlord and Tenant agree that in addition to the annual Fixed Rent
stated in Section 1.04 herein, Tenant shall be liable for the payment of its pro rata share of
Landlord’s estimated “operating expenses” as hereinafter defined. Tenant’s pro data share shall be
deemed to be 4.982% of the annual operating expenses for the Building. Said 4.982% is based upon
215,000 square feet of gross leasable area in the Building of which 4.982% or 10,711 square feet
of gross leasable area is demised to Tenant. Tenant’s pro rata portion of the operating expenses
as of the Term Commencement Date of this Lease shall be estimated at the rate of $9.00 per gross
leasable square foot resulting in an annual sum of $96,399.00. Tenant shall be liable for the
payment of $8,033.25 per month until Landlord notifies Tenant of Tenant’s new estimated pro rata
payment as hereinafter provided.

     On or prior to January 1 of each calendar year during the term hereof, Landlord shall notify
Tenant of the reasonably projected operating expenses for such upcoming calendar year and of
Tenant’s new estimated pro rata payment. All monthly installments of additional rent thereafter due
during such calendar year shall be increased or decreased, as the case may be, to reflect
one-twelfth (1/12) of the annual amount of the new estimate until a new adjustment becomes
effective for the next ensuing calendar year. In addition, in the event the estimated operating
expenses during any calendar year are projected by Landlord to increase or decrease at an annual
rate in excess of ten (10%) percent of the amount of the operating expenses on which the estimate
then in effect is based, then upon notification by Landlord to Tenant, all monthly installments
thereafter due during such

33

 

calendar
year shall be further adjusted to reflect such increase or
decrease.

After the end of each calendar year during the term of this Lease, Landlord shall
furnish Tenant with a reasonably
detailed statement relating to the actual operating expenses for the prior calendar year. If the
pro rata actual operating expenses for any prior calendar year shall be greater (resulting in a
deficiency) or shall be less (resulting in an excess), than the estimated amount actually paid by
Tenant during such calendar year, then: (a) Tenant shall, in case of such a deficiency, pay to
Landlord as additional rent for the Premises for such calendar year the amount of the difference,
in one lump sum on the due date of the next monthly installment of Fixed Rent after the date of
notice to Tenant (but not sooner than 15 days after notice of
same), or (b) in case of such an
excess Landlord shall credit to the Tenant the amount of the difference against future payments of
additional rent, or in the case of the expiration of the Lease, Landlord shall remit Tenant such
difference. Any adjustment for the final year of the term of this Lease shall survive the
expiration thereof.

     Landlord, to the extent required by Landlord’s mortgagee, may elect, at its option, upon not
less than thirty (30) days notice to Tenant, to require Tenant to pay with the next succeeding
installment of rent due and payable by Tenant to Landlord, Tenant’s proportionate share of any
real estate taxes paid by Landlord which represents the advance payment thereof. In such case, the
succeeding monthly installments of additional rent payable by Tenant to Landlord shall be
decreased by an amount equal to the fractional part thereof attributable to the real estate taxes
which shall have been satisfied by the foregoing payment made by Tenant to Landlord as provided in
the next preceding paragraph hereof.

     For purposes of determining what adjustment, if any, shall be made covering the period ending
on the last day of each calendar year the term “Operating Expenses” shall be deemed to encompass
any and all operating expenses paid or incurred by Landlord for the operating of Landlord’s
Building and other improvements and shall specifically include, but not be limited to:

     A. Wages and salaries of all necessary employees, including clerical personnel engaged in the
physical operation and maintenance of the Building and other improvements appurtenant thereto,
including Employer’s Social Security Taxes, and any other taxes which may be levied on such wages
and salaries, and any and all fringe benefits provided for such employees;

     B. All supplies and material used in the operation and maintenance of such Building and
improvements appurtenant thereto, including the cost of electrical energy and other utilities to
the common areas of the Building and to the Building’s parking area and garage;

     C. The costs of maintaining, repairing, snow plowing, lining and lighting all appurtenant
parking, sidewalk and ingress areas, including traffic controls, and the planting, mowing and
maintaining of all planted areas within or appurtenant to the Building;

     D. The allocable costs of all maintenance and service agreements on equipment used in the
operation and maintenance of the Building and appurtenant areas (including the Building’s parking

34

 

areas and garage);

     E. Hazard and liability insurance premiums for the Building and appurtenant areas, other than
with respect to insurance coverage to be maintained by tenants;

     F. The costs of repairs, ordinary cleaning and general maintenance of the Building and
appurtenances thereto, exclusive of expenses such as alterations for the accommodation of a
specific tenant or tenants or such as leasehold improvements to premises demised exclusively to
other tenants, or extra cleaning for a specific tenant or tenants for which direct charges are
made, or brokerage commissions for leases or lease renewals or extensions with tenants of the
Building; exclusive also of repairs or maintenance to be performed by tenants, or advertising and
promotion expenses relating to vacant space in the Building;

     G. All taxes and assessments and governmental charges whether Federal, State or municipal
which are levied or charged against the Land, Building and improvements, or against any personal
property used in the operation of the Premises and any other taxes and assessments attributable to
the Premises, or its operation (excluding, however. Federal, State or other income taxes);

     H. Management fees pertaining to operation of the Building and appurtenant parking areas and
garage.

     The “operating expenses” for the calendar year in which the term of this Lease shall begin as
well as for the calendar year in which this Lease shall end shall be apportioned so that the
Tenant shall pay only those portions of each such calendar year as are within the lease term.
Whenever any of the foregoing expenses are performed for, or relate to, any buildings and
improvements in the Merritt 7 Corporate Park in addition to the
Building No. 1, such expenses
shall be allocated equitably among such buildings and improvements and Building No. 1 based on the
benefit inuring proportionately to all the buildings in the Merritt 7 Corporate Park.

     Notwithstanding anything to the contrary contained herein, operating expenses shall exclude
compensation or bonuses paid to officers or executives of Landlord (except for a Building Manager
and a Facilities Manager), administrative wages and salaries (except as provided above), management
fees (except and provided above), depreciation or accelerated cost recovery of the Building or any
equipment, furniture or property attached to or installed in the Building, capital expenditures
(except for capital expenditures required by governmental or regulatory authorities (provided,
however, the expenditures required to bring the Building and the Property into compliance with the
American Disabilities Act [“ADA”] including without limitation, changes to the ingress and egress
of the Building, the common areas of the Building and the restrooms in the Building shall be
excluded) or which are made primarily for the purpose of reducing operating expenses (provided,
however, the cost of such capital expenditure(s) shall be amortized in accordance with generally
accepted accounting principles over the life of the asset), replacement of the structural
components of the Building (which does not include the roof) and the Premises, ground rents,
interest or amortization of mortgages, any costs related to development of the site, costs of

35

 

maintaining Landlord’s corporate existence, legal expenses (except for reasonable outside
legal expenses incurred by Landlord in attempting to reduce or eliminate any component of
operating expenses and real estate taxes), travel expenses, leasing costs or brokerage
commissions, marketing and advertising costs, renting commissions or fees, costs in connection
with artwork in the Building, costs to correct construction defects and latent defects, costs for
improving any other tenant’s space, costs for any repair or other work necessitated by
condemnation, fire or other casualty (other than the reasonable deductible under said policy),
costs to remove asbestos or Hazardous Substances (as defined herein) from the Building or the
Property, services or benefits provided to some tenants but not offered to Tenant, repair of all
damage of any kind to the Property (including the Building and the Premises) caused by the
negligent or intentional acts of Landlord, its employees, agents or contractors, and any costs or
fines due to Landlord’s violation of any governmental rule or authority related to the Building,
the Premises or the Property.

     Section 26.02. Tenant and its agents and employees shall have one hundred eighty (180) days
after receiving the Statement to audit Landlord’s books and records concerning the Statement at a
mutually convenient time at Landlord’s offices. Landlord’s books and records shall be kept in
accord with generally accepted accounting principles consistently applied. If Tenant reasonably
believes that certain of the Operating Expenses charged by Landlord include costs that are not
properly included within the term “Operating Expenses” or that Landlord has erred in calculating
same, Tenant shall have the following audit right. Tenant shall exercise such audit right by
providing Landlord with a written notice of Tenant’s exercise of such audit right (the “Audit
Notice”) within one hundred eighty (180) days after Tenant’s receipt of the Statement. Upon the
receipt by Landlord of an Audit Notice, Landlord shall, subject to the parties entering into
a mutually agreeable confidentiality agreement, provide Tenant, at Landlord’s offices, and its
employees with reasonable access to Landlord’s books and records relating to Operating Expenses.
If, within thirty (30) days after Landlord’s receipt of the Audit Notice, Landlord and Tenant are
unable to resolve Tenant’s objections, then Tenant shall have the right to employ an accounting
firm selected by Tenant in its sole discretion to inspect and audit Landlord’s books and records
relating to Operating Expenses. Such audit may not be conducted on a contingency fee basis. All
costs and expenses of any such audit shall be paid by Tenant. If, as a result of such audit, it is
determined that Tenant has paid to Landlord additional rent in excess of that to which Landlord was
entitled due to Landlord’s having included in Operating Expenses charges not permitted hereunder,
or its having miscalculated Tenant’s pro rata share, then Landlord shall, within thirty (30) days
after such determination of overpayment, remit such excess to Tenant. In addition to Landlord’s
remitting such excess payment, Landlord shall reimburse Tenant for the reasonable cost of Tenant’s
audit, but only in the case that the charges exceeded by 5% the actual charges due. If Tenant
disputes the accuracy of any Statement, Tenant shall still pay the amount shown owing pending
resolution of such dispute in accordance with the foregoing paragraph.

ARTICLE 27

Subordination

     Section 27.01. This Lease is subject and subordinate in all respects to all ground
leases and/or underlying leases now or hereafter covering the real property of which the Premises
form a

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part and to all mortgages which may now or hereafter be placed on or affect such leases and/or the
real property of which the Premises form a part, or any part or parts of such real property, and/or
Landlord’s interest therein, and to each advance made and/or hereafter to be made under any such
mortgages, and to all renewals, modifications, consolidations, replacements and extensions thereof
and all substitutions of and for such ground leases and/or underlying leases and/or mortgages.
This Section 27.01 shall be self-operative and no further instrument of subordination shall be
required. In confirmation of such subordination, Tenant shall execute and deliver promptly any
certificate that Landlord and/or any mortgagee and/or the lessor under any ground or underlying
lease and/or their respective successors in interest may request,

     Section 27.02. Tenant hereby covenants and agrees:

     (i) that no alteration or modification of any of the provisions hereof, nor any prepayment of
more than one periodic installment of rent hereunder, nor any cancellation or surrender of this
Lease, shall be valid or binding as against any mortgagee of the Premises covered by this Lease,
unless the same shall have been approved in writing by such mortgagee, and that Tenant will
confirm the foregoing in writing; and

     (ii) that the failure of Landlord to make and complete any Tenant Changes or other
construction work to be performed by Landlord under this Lease (exclusive of Landlord’s Work in
connection with the initial fitting up of the Premises for
Tenant’s occupancy) shall not impair the
validity of this Lease and that the liability of Landlord by reason of such failure, if any, is
limited to the reasonable cost incurred by Tenant in the making and/or completion of such work by
reason of the failure of Landlord to do the same;

     (iii) that in the event of a default on the part of Landlord arising or occurring under this
Lease, whereby the validity or the continued existence of this Lease might be impaired or
terminated by the Tenant by reason of any such default or defaults, Tenant will notify any
mortgagee, provided Tenant shall have been given written notice of the name/address of such
mortgagee, of the Premises covered by this Lease in writing setting forth such matters of default
or defaults and granting to such mortgagee a period of thirty (30) days after the giving of such
notice by Tenant to cure or to undertake the elimination of all such defaults but that such right
on the part of such mortgagee shall not be deemed to create an obligation on such mortgagee’s part
to cure or to undertake the elimination of any such defaults unless such mortgagee elects to do so.

     Section 27.03. Landlord represents that there are no mortgages or ground leases presently
encumbering the Building.

     Section 27.04. With respect to any future mortgage, Landlord shall secure and deliver to
Tenant a Non-Disturbance Agreement for the benefit of Tenant from and executed by each of such
Landlord’s mortgagees.

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ARTICLE 28

Miscellaneous

     Section 28.01. Notwithstanding anything contained in this Lease to the contrary,
Tenant covenants and agrees that Tenant will not use the Premises or
any part thereof, or permit
the Premises or any part thereof to be used,

     (i) for
a banking, trust company, or safe deposit business,

     (ii) as
a savings bank, or as a savings and loan association, or as a loan company,

     (iii) for the sale of traveler checks and/or foreign exchange,

     (iv) as a stock brokerage office or for stock brokerage purposes or for the underwriting of
securities,

     (v) as a news and cigar stand, as such, or

     (vi) as a restaurant and/or bar and/or for the sale of confectionery and or soda and/or
beverages and/or sandwiches and/or ice cream and/or baked goods or for the preparation, dispensing
or consumption of food or beverages in any manner whatsoever (except for any kitchenette or break
area which is permitted), or

     (vii) as a “place of public accommodation” as defined under The Americans With Disabilities
Act of 1990 (as the same may be amended from time to time).

     Section 28.02. Tenant hereby represents, covenants and agrees that Tenant’s business is not
photographic reproductions and/or documentary reproductions and/or offset printing.
Notwithstanding anything contained in this Lease to the contrary, Tenant covenants and agrees that
Tenant will not use the Premises or any part thereof, or permit the Premises or any part thereof
to be used, for the business of photographic reproductions and/or documentary reproductions and/or
offset printing. Nothing contained in this Section 28.02 shall
preclude Tenant from using any part
of the Premises for photographic reproductions and/or documentary reproductions and/or offset
printing in connection with, either directly or indirectly, its own business and/or activities.

     Section 28.03. If, in connection with obtaining financing for the Building, a banking,
insurance or other recognized institutional lender shall request reasonable modifications in this
Lease as a condition to such financing, Tenant will not unreasonably withhold, delay or defer its
consent thereto provided that such modifications do not increase the obligations of Tenant
hereunder or materially adversely affect the leasehold interest hereby created.

     Section 28.04. Intentionally omitted.

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     Section 28.05. Tenant shall not place a load upon any floor of the Premises exceeding the
floor load per square foot which such floor was designed to carry and which is allowed by law.
Landlord reserves the right to reasonably prescribe the weight and position of all safes which
must be placed by Tenant, at Tenant’s expense, so as to distribute the weight. Business machines
and mechanical equipment shall be placed and maintained by Tenant, at Tenant’s expense, in
settings sufficient in Landlord’s reasonable judgment to absorb and prevent vibration, noise and
annoyance.

     Section 28.06.
If Landlord shall consent to the omission or removal of any part of, or the
insertion of any door or other opening in, any wall separating the Premises from adjoining space
leased to another tenant, then (i) Tenant shall be responsible for all risk of damage to, or loss
of theft of, property arising as an incident to such omission or removal or the use of such door
or other opening, or because of the existence thereof unless caused by Landlord’s negligence, and
shall indemnify and save Landlord harmless from and against any claim, demand or action for, or on
account of, any such loss, theft or damage unless caused by Landlord’s negligence, and (ii) in the
event of the termination of this Lease or the lease of said other tenant, Landlord may enter the
Premises and Landlord, at Tenant’s reasonable expense, may close up such door or other opening by
erecting a wall to match the wall separating the Premises from said adjoining space, and Tenant
shall not be entitled to any diminution or abatement of rent or other compensation by reason
thereof; provided, however, that nothing herein contained shall be deemed to vest Tenant with any
right or interest in, or with respect to, said adjoining space, or the use thereof, and Tenant
hereby expressly waives any right to be made a party to, or to be served with process or other
notice under or in connection with, any proceeding or action which may hereafter be instituted by
Landlord for the recovery of the possession of said adjoining space.

     Section 28.07. Without incurring liability to Tenant, Landlord may permit access to the
Premises and open the same, whether or not Tenant shall be present, upon demand of any receiver,
trustee, assignee for the benefit of creditors, sheriff, marshal or court officer entitled to, or
reasonably purporting to be entitled to, such access for the purpose of taking possession of, or
removing, Tenant’s property or for any other lawful purpose (but this provision and any action by
Landlord hereunder shall not be deemed as recognition by Landlord that the person or official
making such demand has any right or interest in or to this Lease, or in or to the Premises), or
upon demand of any representative of the fire, police, building, sanitation or other department of
the city, state or federal governments.

     Section 28.08. Tenant shall not be entitled to exercise any right of termination or other
option granted to it by this Lease at any time when Tenant is in default in the performance or
observance of any of the covenants, agreements, terms, provisions or conditions on its part to be
performed or observed under this Lease.

     Section 28.09. Tenant shall not place or permit to be placed any vending machines in the
Premises which use plumbing, except with the prior written consent of Landlord in each instance.

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     Section 28.10. Tenant shall not occupy any space in the building (by assignment, sublease or
otherwise) other than the Premises hereby demised, except with the prior written consent of
Landlord in each instance.

     Section 28.11. This Lease shall not be binding upon Landlord unless and until it is signed by
Landlord.

     Section 28.12. This Lease, including the Exhibits, if any, attached hereto, sets forth the
entire agreement between the parties with respect to the Premises. All prior conversations,
writings, negotiations, representations, considerations, undertakings, understandings, and
agreements heretofore made between the parties hereto are merged in this Lease, which alone fully
and completely expresses the agreement between the Landlord and Tenant. Except as may be stated by
express language set forth in this Lease, this Lease shall not be interpreted nor construed to
contain by implication any warranty, representation or agreement on
the part of Landlord nor is
Tenant relying on any warranty, representation or agreement by Landlord as a matter of inducement
to enter into this Lease.

     Section 28.13. Tenant acknowledges that it is fully aware of the type of construction
employed in the erection of the Building, and especially the concrete slabs forming the floors of
each story and the roof, and that by reason of such type of concrete slab construction,
irreparable structural damage may be caused to the slabs and the entire integrity of the Building
by drilling any holes into such concrete slabs serving as the floor or ceiling (or roof) of the
Premises. Tenant agrees that in no event shall Tenant or its employees, servants, agents,
invitees, licensees, or any other person in any way drill into, bore, or in any way deface any
portion of the Premises, including the floor and ceiling thereof, without having first obtained
the prior written reasonable approval for any such drilling or boring from the Landlord.

     Section 28.14. Past Due Rent. If Tenant shall fail to pay, when the same is due and payable,
any rent or any additional rent, or any other amount or charge payable by Tenant to Landlord
hereunder, such unpaid amounts shall bear interest from the due date thereof to the date of
payment at the annual rate of four (4%) percent in excess of the discount rate charged by Federal
Reserve Banks to Member Banks in the State of Connecticut then in effect, but in no event shall
such rate exceed the maximum rate permitted by the governing law.

     Section 28.15. Not more than once each year, Tenant agrees to furnish, without expense to
Landlord, within ten (10) days after the request therefor, such financial information as may from
time to time be reasonably requested by any existing or potential lender with respect to the
obtaining or maintaining of the financing for the Building, which information shall include, but
not be limited to, Tenant’s then current certified financial statements and operating statements
indicating income, expenses, profits and losses of Tenant’s business operation. If Tenant is a
publicly traded corporation, Tenant’s only obligation herein shall be to furnish Landlord with a
copy of its Annual Report.

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ARTICLE 29

Layout and Finish

     Section 29.01. Preliminary single-line layout and design control drawings (“Tenant’s
Plans”) for the construction and finishing of the Premises have been approved by both parties are
attached hereto and made a part hereof as Exhibit B. Based on Tenant’s Plans, Landlord shall, at
Tenant’s sole cost and expense utilizing Landlord’s own space planner, prepare all architectural,
electrical and other construction drawings and specifications containing complete information and
dimensions necessary for the initial construction and finishing of the Premises (“Working Drawings
and Specifications”), which Working Drawings and Specifications
shall be initiated and approved by
Tenant, modified if required by Tenant and once finalized, shall be
attached hereto and made a part
hereof.

     Section 29.02. In accordance and conformance with Tenant’s Plans and the Working Drawings and
Specifications, Landlord, at Tenant’s expense, subject to Tenant’s Allowance, will reasonably
promptly perform and complete or cause to be performed and completed such specified construction
and finishing of the Premises (hereinafter referred to as “Landlord’s Work”). If any change orders
or additions in or to the Landlord’s Work or if any changes or additions to the Tenant’s Plans
shall be made at the request of Tenant or shall be required due to any other act or omission on
Tenant’s part (“Special Work”), Tenant shall pay to Landlord the Work Cost attributable to such
Special Work. Any Special Work shall, upon installation, become the property of Landlord and shall
be surrendered to Landlord at the end or other expiration of the term of this Lease. Items of
Landlord’s Work and/or Special Work are herein sometimes individually and/or collectively referred
to as “Work.”

     Section 29.03.
The term “Work Cost,” as used herein with respect to
any part of the Work shall mean
the actual cost (including the cost of applicable insurance premiums and the cost of additional
engineering, if any, required by reason of the next succeeding paragraph) to Landlord of furnishing
and installing such part of the Work (including the cost of applicable insurance premiums and the
cost of any such additional engineering) plus fifteen (15%) percent of such actual cost with
respect to Special Work.

     Before proceeding with any Special Work, Landlord will submit to Tenant a
reasonably detailed estimate of the Work Cost and time extension required, if any, and a statement
of the terms and conditions on which such Special Work is to be performed and, unless and until
Tenant shall approve such estimate and such terms and conditions in writing, Landlord shall not
proceed with the performance of such Special Work. Notwithstanding any such estimate, Tenant shall
nevertheless pay the actual Work Cost of all Special Work. If Tenant shall fail to approve in
writing Landlord’s submission within five (5) business days following receipt thereof, the same
shall be deemed disapproved in all respects by Tenant and Landlord shall not be authorized to make
the change. If Tenant approves in writing the cost or savings and the schedule change, if any,
Landlord shall cause the change to be made. Tenant shall pay to Landlord within thirty (30) days
after demand any

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additional charges due to Landlord for changes approved by Tenant.

     Section 29.04. The
Landlord will (subject to all of the covenants, agreements, terms, provisions and conditions of
this Lease, including, without limitation, subparagraph [e] of Section 5.01 hereof) give access to
so much of the Premises as is specifically designated by Landlord (hereinafter the “Work Area”) to
finish trade contractors employed by Tenant for the purpose of making improvements therein when and
so long as, in Landlord’s reasonable judgment, the work to be done in the Work Area by Landlord
as provided herein shall have been completed to such an extent that the making of such improvements
will not unreasonably interfere with or delay Landlord’s performance of the remaining portion of
the work; it being understood that Tenant shall not be deemed to have
entered into occupancy of the
Work Area for the purposes of Section 2.03 hereof by reason of the presence in the Work Area of any
finish trade contractor given access thereto as aforesaid. Tenant shall be responsible and pay for
all additional costs, including electrical, heating, water, elevator, building services, cleaning,
rubbish removal, hoisting, labor, window removal, and replacement directly charged for or directly
applicable to work performed by the Tenant or the Tenant’s agents, employees and/or independent
contractors. Tenant is advised that the project is a union project and all work shall be performed
by union contractors.

     Section 29.05. Tenant understands and agrees that, with respect to any act to be
taken by Tenant hereunder (including, but not limited to submission of plans, specifications or
information, approving drawings or estimates or giving authorizations or approvals), TIME IS OF
THE ESSENCE, and Tenant expressly agrees that any delay of Tenant of more than THREE (3) DAYS
shall be deemed a default under this Lease.

     Section 29.06. Landlord agrees to make available to Tenant the sum of ONE HUNDRED SIXTY
THOUSAND SIX HUNDRED SIXTY-FIVE AND XX/100 ($160,665.00) DOLLARS ($15.00 s.f.) as a one-time lump
sum retrofit work allowance (“Tenant’s Allowance”) for work in the Premises. Tenant hereby assigns
to Landlord’s contractor, ADP Service Corp., (which contractor shall complete said retrofit work)
Tenant’s full retrofit work allowance so that Landlord shall make payment in the amount of said
allowance directly to said Landlord’s contractor. In the event Tenant’s retrofit work costs less
than Tenant’s Allowance, Tenant shall assign to ADP Service Corp. the partial amount of Tenant’s
Allowance equivalent to the cost of said work and the balance of Tenant’s Allowance shall be paid
to Tenant to use as it sees fit. In the event Tenant’s retrofit work costs more than Tenant’s
Allowance, Tenant shall pay to ADP Service Corp. the amount of Tenant’s Allowance plus the cost of
said work above Tenant’s Allowance within thirty (30) days after receipt of an invoice for same.
It is understood that the Tenant’s Allowance and additional allowance described in Section 29.07
below, shall be used prior to any payments being due pursuant to this sentence.

     Section 29.07. At Tenant’s option, Landlord shall pay Tenant an additional retrofit work
allowance not to exceed FIFTY-THREE THOUSAND FIVE HUNDRED FIFTY-FIVE AND
XX/l00 ($53,555.00) DOLLARS ($5.00 s.f); provided that Tenant shall reimburse Landlord for said

42

 

additional allowance cost in equal monthly installments amortized over the initial seven (7) year
term of this Lease, plus interest at the rate of eleven (11%) percent per annum.

     For example, if Tenant elects to receive the entire additional allowance of $53,555.00,
Tenant shall pay Landlord $917.40 per month, commencing on the Term Commencement Date, through the
seventh anniversary of this Lease. The additional allowance, to the extent used by Tenant, shall
be assigned to Landlord’s contractor in accordance with the provisions of Section 29.06 above.

     Section 29.08. Commencement and Completion of The Work:

     (a) Compliance with Laws. Landlord shall obtain all approvals, permits, and other
consents required to commence, perform and complete the Work; shall at all times cause the
Work to comply with all laws, regulations or rules of any governmental authority which are
applicable
thereto; and shall maintain for inspection by Tenant copies of all approvals, permits,
inspection
reports, and other governmental consents obtained by Landlord.

     (b) Completion of Work. “Substantial Completion” of the Work shall mean that:

          (i) All of the Work shall have been completed in accordance with the Tenant’s Plans (as
modified by change orders) except for Punch List Items (as hereinafter defined); and

          (ii) Landlord shall have obtained approval by the Building Department permitting legal use of
the Premises for the purposes specified in the Lease.

     Section 29.09. Punch List Items. The term “Punch List Items” shall mean details of
construction, decoration, and mechanical adjustment which in the aggregate, are minor in character
and do not materially interfere with the Tenant’s use or enjoyment of the Premises. Punch List
Items shall be completed within sixty (60) days after Substantial Completion and Landlord shall be
granted reasonable rights of access to the Premises after the Commencement Date for the purposes of
completing such Punch List Items provided that Landlord shall use its reasonable efforts to cause
as little interference with Tenant’s use and occupancy of the Premises as reasonably possible.

     Section 29.10. No Supervision Fees. Notwithstanding anything to the contrary contained in
this Lease, Tenant shall not be charged any supervisory and/or coordination fees with respect to
Landlord’s or its agents’ or employees’ involvement with the Work. Tenant acknowledges, however,
that some Work will be completed by Landlord and its agents. In addition, during the construction
of the Work and Tenant’s relocation to the Premises, Tenant shall not be charged for the use of
elevators, hoists, loading docks or utilities.

     Section 29.11. Cooperation. Throughout the entire process of completing the Work, each party
shall cooperate with the other to provide promptly any additional information and details and to
respond promptly to any requests reasonably requested by such party regarding the Work and any
other requests of such party. Each party shall consider reasonable alternatives and solutions
to

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any disputed elements in the Work and act in a timely manner with reasonable cooperation to
provide maximum flexibility in completing the Work.

     Section 29.12. Tenant’s Access to the Premises. From and after the date that this Lease is
executed by both parties, Tenant and its representatives shall have access to the Premises on a
twenty-four (24) hour a day basis subject to the terms and
conditions of this Lease (excluding any
obligation to pay rent) for the purposes of monitoring completion of the Work, installing all
cabling, preparing the Premises for Tenant’s use and occupancy and all other related purposes
thereto. Tenant agrees not to unreasonably interfere with Landlord’s construction or completion of
the Work in accordance with the provisions herein.

     Section 29.13. Warranty. Landlord warrants that the Work will be of first quality and
constructed in a good and workmanlike manner and free of all material faults and defects, that all
materials and equipment incorporated in the Work shall be new, of recent manufacture and of first
quality, and all construction shall be performed in accordance with all applicable legal
requirements. Tenant shall notify Landlord promptly of any defect that shall come to the attention
of Tenant. This warranty shall expire on the first anniversary of the Term Commencement Date.

     Section 29.14. Cost Competitive. Landlord agrees that all of its contractors, subcontractors
and the performance of the Work shall be done at competitive rates.

ARTICLE 30

Parking

     Section 30.01. (i) The Landlord shall keep and maintain in good condition, reasonably
free and clear of ice and snow, throughout the Lease term, common parking area providing parking
spaces in number not less than three (3) per one thousand (1,000) square feet of the Premises,
which spaces shall be available on a non-designated, non-exclusive basis to the Tenant, its
employees and business invitees as well as to other tenants of the Building. The use of such
parking facilities shall, at all times, be subject to such reasonable rules and regulations, as
the Landlord may promulgate uniformly for all of the tenants of the Building.

          (ii) Tenant shall receive from Landlord, at no cost, thirty (30) parking/building access
security cards and shall have the right to receive an additional thirteen (13) cards at a cost of
$ 15.00 each. Any additional cards or replacement of lost cards shall be provided Tenant at a
charge as then charged all tenants in Building. Currently, the charge for additional or
replacement cards is $15.00 per card.

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ARTICLE 31

Broker

     Section 31.01. Each party covenants, warrants and represents that there was no broker
instrumental in consummating this Lease, and that no conversations or prior negotiations were had
with any broker concerning the renting of the Premises other than Insignia/ESG, Inc. (“Broker”).
Tenant and Landlord agree to hold the other harmless and indemnify the other from all losses,
damages, liabilities, costs and expenses including legal fees arising out of or in connection with
any claims for brokerage commission other than from Broker. The terms and provisions of this
Article 31 shall survive the expiration or termination of the Lease. Landlord shall pay a
brokerage commission to Broker pursuant to the terms of a separate agreement.

ARTICLE 32

Holding Over

     Section 32.01. In the event the Tenant holds over after the expiration or earlier
termination of this Lease without written consent of the Landlord, the Tenant shall:

     (a) pay as liquidated damages, the sum of one and one-half (1-1/2) times the Fixed Rent and
additional rent being charged per day during the last month of the term of this Lease for each day
the tenancy is held over; and

     (b) indemnify and save harmless the Landlord from any and all (to the extent the same are
reasonable) liability, charges, penalties, judgments or claims arising from any other tenant or
prospective tenant to whom Landlord has leased all or any part of the Premises effective upon the
expiration or termination of this Lease.

ARTICLE 33

Severability

     Section 33.01. If any term or provision of this Lease or the obligation hereof to any
person or circumstances 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 in force to the fullest extent permitted by law.

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ARTICLE 34

Governing Law

     Section 34.01. This Lease shall be governed exclusively by the provisions hereof and by
The laws of the State of Connecticut, as the same may, from time to time, exist.

ARTICLE 35

Quiet Enjoyment

     Section 35.01. Landlord covenants that if, and so long as Tenant keeps and performs
each and every covenant, agreement, term, provision and condition
herein contained on the part and
on behalf of Tenant to be kept and performed, Tenant shall quietly enjoy the Premises without
hindrance or molestation by Landlord or by any other person lawfully claiming the same subject to
the covenants, agreements, terms, provisions and conditions of this Lease and to the ground leases
and/or underlying leases and/or easements and/or mortgages to which this Lease is subject and
subordinate, as hereinbefore set forth.

ARTICLE 36

Security Deposit

     Section 36.01. Deposit, (a) Tenant has deposited with Landlord the Letter of Credit
(“Security Deposit”), the receipt whereof, is hereby acknowledged. The Security Deposit shall be
held by Landlord, as security for the full and faithful performance by Tenant of each and every
term, covenant and condition of this Lease on the part of Tenant to be observed and performed. The
Security Deposit shall not be mortgaged, assigned, transferred or encumbered by Tenant without the
prior consent of Landlord in each instance, and any such act on the
part of Tenant shall be without
force and effect and shall not be binding upon Landlord. For purposes of this Lease, the term
“Letter of Credit” shall mean an irrevocable commercial letter of credit in the amount of $171,376.00 issued by a bank reasonably acceptable to Landlord, and being substantially in a form
and substance reasonably acceptable to Landlord. All costs and expenses in connection with the
issuance of the Letter of Credit, including the fees and expenses of the issuing bank, shall be
borne and paid for solely by Tenant. At such time as the Lease term and/or Tenant’s obligations
hereunder shall terminate, Landlord shall surrender the Letter of Credit for cancellation to the
issuing bank. If the termination date of the Lease term shall not have occurred prior to the
expiration date of the Letter of Credit delivered pursuant hereto, then, Tenant shall cause the
issuing bank to deliver to Landlord a replacement letter of credit identical in all respects
(except the expiration date) to the expiring Letter of Credit.

46

 

     (b) If any of the rents herein reserved or any other charges or sums payable by Tenant to
Landlord shall be overdue and unpaid beyond any applicable grace periods (being a default as
defined in this Lease), or should Landlord make payments on behalf of Tenant, or should Tenant fail
to perform any of the terms of this Lease, then Landlord may, at its
option, and without prejudice to any other remedy which Landlord may have on account thereof, appropriate and apply the
Security Deposit or so much thereof as may be reasonably necessary to compensate Landlord toward
the payment of the rents, charges or other sums due from Tenant, or towards any loss, damage or
expense sustained by Landlord resulting from such default on the part of Tenant; and in such event
Tenant shall forthwith upon demand restore the Security Deposit to the amount required to be
deposited. If Tenant shall fully and faithfully comply with all of the terms, covenants and
conditions of this Lease, the Security Deposit shall be returned in full to Tenant following the
termination of this Lease and the surrender of the Premises by Tenant in compliance with the
provisions of this Lease.

     (c) In the event any bankruptcy, insolvency, reorganization or other creditor-debtor
proceedings shall be instituted by or against Tenant, or it successors or assigns, if any, the
Security Deposit shall be deemed to be applied first to the payment of any rents and/or other
charges due Landlord for all periods prior to the institution of such proceedings and the balance,
if any, of the Security Deposit may be retained by Landlord in partial liquidation of the
Landlord’s damages.

     (d) Landlord shall deliver the Security Deposit to the purchaser of Landlord’s interest in the
Building in the event that such interest be sold or transferred, and thereupon Landlord shall be
discharged and released from all further liability with respect to the Security Deposit or the
return thereof to Tenant. Tenant shall look solely to the new landlord for the return of the
Security Deposit, and this provision shall also apply to any subsequent transferees. No holder of a
mortgage or deed of trust or lessor under a ground or underlying lease to which this Lease is or
may be superior or subordinate shall be responsible for the Security Deposit, unless such mortgagee
or holder of such deed of trust or lessor shall have actually received the Security Deposit.

     Section 36.02. Provided there has been no history of monetary default by Tenant, nor any
existing default, the Security Deposit shall be reduced by $28,562.67 on the first day of the
third Lease year, and on each anniversary thereafter.

ARTICLE 37

Tenant’s Option to Extend Term

     Section 37.01. Provided that Tenant is not then in default under the terms of this
Lease beyond any applicable cure periods, Tenant may, at Tenant’s option, extend the term of this
Lease for an additional period of five (5) years (the “Extended Term”) commencing on the date
following the expiration of the initial term, such option to be exercised by Tenant giving formal
written notice thereof to Landlord by United States registered or certified mail, return receipt
requested, not later

47

 

than nine
(9) months prior to the expiration of the initial term, TIME IS OF THE ESSENCE. If
Tenant fails to give said notice as above provided, it shall be deemed without further notice or
agreement between the parties hereto that Tenant elected not to exercise said option. If Tenant
timely exercises its option to extend the term, then if this Lease
shall be in full force and
effect on the last day of the initial term, this Lease shall be extended for a period of five (5)
years commencing on the date following the expiration of the initial term. Except as hereinafter
provided, the Extended Term shall be upon all the covenants, agreements, terms, provisions and
conditions of this Lease (except such covenants, agreements, terms, provisions and conditions of
this Lease as shall be inapplicable or irrelevant).

     (a) During the Extended Term, the annual rental shall be the greater of (i) the Fixed Rent in
effect during the last year of the initial term plus the additional rent as provided in Articles 24
and 26 at the then current rates by reason of the then current operating expenses of the Building
and then current electrical consumption by Tenant; or (ii) the fair rental value of the Premises as
determined pursuant to this Article.

     (b) The fair rental value of the Premises to be determined in fixing the rental for the
Extended Term, by agreement of the parties, shall be based upon the fair rental value of the
Premises as of the end of the initial term. There shall be taken into account the then current
rentals and terms of comparable space in the Building and in comparable buildings in the same
rental area, except that consideration shall also be given to any special features of the Building
and other buildings such as floor sizes, hours of operation of building services, and special
amenities and due consideration shall be given for no concessions, no additional tenant
improvements or no tenant’s allowance.

     (c) Landlord shall notify Tenant at least two hundred seventy (270) days prior to the
expiration of the initial term of Landlord’s determination of fair rental. If Landlord and Tenant
cannot agree at least one hundred eighty (180) days prior to the expiration of the initial term as
to the fair rental, then in such event either party may elect to have such rent determined by
appraisal in the manner set forth in paragraph (d) below.

     (d) In the event that Landlord and Tenant are unable to agree as to the fair rental value on
the effective commencement date of the term applicable thereto, such fair rental value shall be
determined by appraisal as follows:

     (i) Tenant shall appoint a disinterested person who is an MAI appraiser with at least
ten (10) years’ experience in appraising major office buildings (and their rental values)
in the State of Connecticut as an appraiser on its behalf and shall notify Landlord as to
the name of the person so appointed. Within fifteen (15) days after the giving of said
notice, Landlord shall, by notice to Tenant, appoint a second disinterested person
possessing like qualifications as the appraiser on its behalf. If the appraisers thus
appointed cannot reach agreement on the fair market annual rental value within thirty (30)
days after the appointment of the second appraiser, then the two appraisers thus appointed
shall appoint a third disinterested person possessing the aforesaid qualifications and
such third appraiser

48

 

shall alone determine the question presented as promptly as possible, provided that
if the fair market annual rental value determined by such third appraiser shall exceed the
higher of the annual rental value determinations of the first and second appraisers or
shall be less than the lower of such annual rental value determinations, then the
determination of such third appraiser shall be disregarded and the appraisal next closest
in amount to such third appraisal shall instead determine said fair rental value.

     (ii) Tenant and Landlord shall be entitled to present evidence and arguments to
the appraisers(s).

     (iii) The appraisers or appraiser, as the case may be, shall be required to give
written notice to Tenant and Landlord stating their or his determination, and shall
furnish to Tenant and Landlord a signed copy of such determination.

     (iv) Tenant and Landlord shall pay the costs and expenses of the appraiser appointed
by it and one half of the other expenses of the appraisal procedure incurred hereunder.

     (e) In
the event that the fair rental value has not been determined as hereinabove provided by
the commencement of the Extended Term, then Tenant shall pay the amount provided for in Section
37.0 1a(i), and after the determination of such fair rental value as herein provided, Tenant shall
make any further payments to Landlord as a result of such determination.

ARTICLE 38

Right of First Offer

     Section 38.01. If at any time during the initial Term of this Lease, the space on the
Third Floor of the Building (currently under lease or sublease with Media Space, Inc. with an
expiration date of December 31, 2002 consisting of either 3,800 s.f. or 2,400 s.f. or both (as
shown on Exhibit D attached hereto) becomes available for leasing (the “Option Space”), then, and
provided Tenant is not then in default under the terms of this Lease, Landlord shall grant to
Tenant a ten (10) business day right of first offer for such Option Space and Tenant shall accept
Landlord’s offer in writing within ten (10) business days of receipt of such written offer. If
Landlord and Tenant are unable to mutually agree in writing on all of the terms for a lease
(rental to be the fair rental value as defined in Article 37 hereof) of the Option Space within
five (5) business days after receipt of notice by Landlord of Tenant’s notice accepting Landlord’s
offer, Landlord shall be free to offer such space to any third party and to conclude a leasing
transaction with any third party upon any terms and conditions which Landlord deems appropriate,
and Tenant shall have no further rights as to said offered space, unless the terms upon which
Landlord offered such space to Tenant become materially more favorable, in which case, Tenant
shall again have its right of first offer in accordance with the

49

 

provisions of this paragraph.

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

	 	 	 	 	 	 	 	 	 
	WITNESS:	 	 	 	MERRITT 7 VENTURE L.L.C.	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	By:
	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Bruce G. Morrison	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	By:
	 	/s/ John P. Crosby	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	John P. Crosby	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	HARRIS INTERACTIVE, INC.	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	By:
	 	/s/ Lynn Siverd	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Lynn Siverd	 	 
	 

	 	 	 	 	 	Its Vice President, duly authorized	 	 

50

 

	 	 	 
	STATE OF NEW YORK

	 	) 
	 

	 	) ss:
	COUNTY OF

	 	) 

     On this ___day of                     ,
2001, before me, personally appeared Bruce G.
Morrison who acknowledged himself to be a Member of the Executive Committee of MERRITT 7 VENTURE
L.L.C., a Delaware limited liability company, and that he as such Member of the Executive Committee
being authorized so to do, executed the foregoing instrument for the purpose therein contained, by
signing the name of the company by himself as a Member of the Executive Committee.

     IN WITNESS WHEREOF, I hereunto set my hand and official seal.

	 	 	 	 	 
	 

	 	 	 	 
	 

	 	Notary Public
	 	 
	 

	 	My commission expires:	 	 

	 	 	 
	STATE OF CONNECTICUT

	 	) 
	 

	 	) ss: Norwalk
	COUNTY OF FAIRFIELD

	 	) 

     On this 27th day of March, 2001, before me, personally appeared John P.
Crosby who acknowledged himself to be a Member of the Executive Committee of MERRITT 7 VENTURE
L.L.C., a Delaware limited liability company, and that he as such Member of the Executive
Committee being authorized so to do, executed the foregoing instrument for the purpose therein
contained, by signing the name of the company by himself as a Member of the Executive Committee.

     IN WITNESS WHEREOF, I hereunto set ray hand and official seal.

	 	 	 	 	 
	 

	 	/s/ [ILLEGIBLE]
	 	 
	 

	 	 	 	 
	 

	 	Commissioner of the Superior Court	 	 

51

 

	 	 	 
	STATE OF CT

	 	) 
	 

	 	) ss: Norwalk
	COUNTY OF FAIRFIELD

	 	) 

     On this 27th day of March. 2001, before me, personally appeared Lynn Siverd who
acknowledged herself to be the Vice President of HARRIS INTERACTIVE, INC., a corporation,
and that she as such Vice President being authorized so to do, executed the foregoing instrument for
the purpose therein contained, by signing the name of the corporation by herself as Vice President.

     IN WITNESS WHEREOF, I hereunto set my hand and official seal.

	 	 	 	 	 
	 

	 	/s/ [ILLEGIBLE]
	 	 
	 

	 	 	 	 
	 

	 	Commissioner of the Superior Court	 	 

52

 

 

 

EXHIBIT C

CLEANING SPECIFICATIONS 

DAILY:

Sweep, dry mop or vacuum all floor areas of resilient wood or carpet, remove matter such as
gum and tar which has adhered to the floor.

Empty all ashtrays and waste baskets and remove all
trash.

Spot wash to remove major smudges, marks and fingerprints from such areas as walls,
equipment, doors, partitions and light switches within reach.

Damp mop all non-resilient floors.

WEEKLY:

Spot clean carpet stains.

Spot wash interior partition glass and door glass to remove smudge marks.

MONTHLY:

Scrub resilient floor areas using buffable non-slip type floor finish.

Clean all interior glass, both sides.

QUARTERLY:

High dust all horizontal and vertical surfaces not reached in nightly cleaning.

Wash vertical terrazzo or marble surfaces.

Damp wash such items, including surrounding wall or ceiling areas, that are soiled.

SEMI-ANNUALLY:

Vacuum drapes.

Dust all storage shelves and damp mop floor areas.

Wash all interior surface of exterior glass.

Refinish resilient floor areas using buffable non-slip floor finish.

 

 

 

 

RULES AMD REGULATIONS

     To
the extent the provisions of these Rules and Regulations conflict with the provisions of
the Lease, the provisions of the Lease shall control.

     1. The sidewalks, driveways, entrances, passages, courts, lobby, esplanade areas, plaza,
elevators, vestibules, stairways, corridors or halls shall not be obstructed or encumbered by
any tenant or used for any purpose other than ingress and egress to and from the Premises
(although the esplanade and other outdoor Common Areas may be used for outdoor smoking), and Tenant shall
not permit any of its employees, agents or invitees to loiter in any of said areas (except for
outdoor smoking). No door mat of any kind whatsoever shall be placed
or left in any public hall or
outside any entry door of the Premises.

     2. No awnings or other projections shall be attached to the outside walls of the Building.
No curtains, blinds, shades or screens that are visible from the exterior of the Premises or
Building shall be attached to or hung in, or used in connection with, any window or door of the
Premises, without the prior written consent of Landlord (including the manner of hanging or attachment).

     3. No sign, insignia, advertisement, object, notice or other lettering shall be exhibited,
inscribed, painted or affixed by any tenant either (a) on any part of the outside of the
Building, or (b) inside of the Common Areas, or (c) outside of the Premises, without in each such case the
prior written consent of Landlord. In the event of the violation of the foregoing by any tenant,
Landlord may remove the same without any liability, and may charge the expense incurred in such removal
to the tenant or tenants violating this rule. Interior signs in Common Areas of the Building
(if and when approved by Landlord), and lettering on doors and directory tablets shall be inscribed,
painted or affixed for each tenant by Landlord at the reasonable expense of such tenant, and shall be
of a size, color and style which matches Building standard or is otherwise reasonably acceptable to
Landlord.

     4. The sashes, sash doors, skylights, windows, and doors that reflect or admit light and air
into the halls, passageways or other public places in the Building shall not be covered or
obstructed by any tenant, nor shall any bottles, parcels, or other articles be placed on the window sills
or on the peripheral air-conditioning enclosures.

     5. No showcases or other articles shall be put in front of or affixed to any part of the
exterior of the Building, nor placed in the halls, corridors or vestibules.

     6. The water and wash closets and other plumbing fixtures shall not be used for any purpose
other than those for which they were designed or constructed, and no sweepings, rubbish, rags,
acids or other substances shall be thrown or deposited therein. All damages resulting from any
misuse of the fixtures shall be borne by the tenant who, or whose servants, employees, agents, visitors
or licensees shall have, caused the same. Except as specified in Landlord’s cleaning
specifications, any cuspidors or containers or receptacles used as such in the Premises shall be emptied, cared
for and leaned by and at the expense of Tenant.

 

 

     7. No tenant shall mark, paint, drill into, or in any way deface any part of the Premises or
the Building. No borings or cuttings shall be permitted, except with the prior written consent
of Landlord, and as Landlord may direct. Subject to the foregoing, Tenant may install and hang
normal office decorations and cabinetry in the Premises.

     8. No bicycles, vehicles, birds or animals of any kind (except fish) shall be brought into or
kept in or about the Premises. However, this prohibition shall not apply to dogs which are
assisting visually impaired personnel or which may be utilized for detecting illegal drugs or
explosives.

     9. No noise, including, but not limited to, music or other playing of musical instruments,
recordings, radio or television, which, in the judgment of Landlord, might disturb other
tenants in the Building, shall be made or permitted by any tenant. Nothing shall be done or permitted in
the Premises by any tenant which would impair or interfere with The use or enjoyment by any other
tenant of any other space in the Building.

     10. No tenant nor any of tenant’s servants, employees, agents, visitors or licensees shall at
any time bring or keep upon the Premises any inflammable, combustible or explosive fluid,
chemical or substance, except in small quantities as may be required for the proper operation,
maintenance and/or cleaning of customary office equipment, provided Tenant shall comply with any and all
laws and regulations governing usage and disposal of same.

     11. Additional locks or bolts of any kind which shall not be operable by the Grand Master
Key for the Building shall not be placed upon any of the doors or windows by any tenant, nor
shall any changes be made in locks or the mechanism thereof which shall make such locks inoperable
by said Grand Master Key. Each tenant shall, upon the termination of its tenancy, rum over to
Landlord all keys of stores, offices and toilet rooms, either furnished to, or otherwise procured by,
such tenant, and in the event of the loss of any keys furnished by Landlord, such tenant shall pay to
Landlord the cost thereof.

     12. The removal or delivery of furniture or extra-large or heavy items which may interfere
with the use and occupancy of the Building by other tenants, or with their access to their
respective leased premises, must take place during such hours and in such elevators as Landlord or its
Agent may reasonably determine from time to time. Landlord reserves the right to inspect all objects
and matter to be brought into the Building and to exclude from the Building all objects and matter
which violate any of these Rules and Regulations or the Lease of which these Rules and Regulations
are a part. Landlord may require any person leaving the Building with any package or other object
or matter to submit a pass, listing such package or object or matter is being removed, but the
establishment and enforcement of such requirement shall not impose any additional
responsibility on Landlord for the protection of any tenant against the removal of property from the premises
of such tenant. Landlord shall in no way be liable to any tenant for damages or loss arising from
the admission, exclusion or ejection of any person to or from the Premises or the Building under
the provisions of this Rule 12 or Rule 16 hereof.

     13. Tenant shall not occupy or permit any portion of the Premises to be occupied as an
office for a public stenographer or public typist, or for the storage, manufacture, or sale of
liquor,

 

 

narcotics, dope, tobacco in any form, or as a barber, beauty or manicure shop, or as a school, or
as a hiring or employment agency. Tenant shall not engage or pay any employees on the Premises,
except those actually working for Tenant on the Premises (excluding independent contractors).
Tenant shall not use the Premises or any part thereof, or permit the Premises, or any part thereof
to be used for manufacturing or for the sale at auction of merchandise, goods or property of any
kind.

     14. No tenant shall obtain, purchase or accept for use in the Premises catering, ice, water
cooler, towel service, barbering, boot blackening, special cleaning, floor polishing or other
similar services from any persons not expressly authorized by Landlord to furnish such service;
provided, however, that such service may be furnished by an outside vendor or caterer in the event the
vendors and/or caterers doing business at the Merritt 7 Corporate Park fail to bid competitive prices
or rates for such services. Such services shall be furnished only during regular Business Hours, in the
Premises, and under such reasonable regulations as may be fixed by Landlord. Notwithstanding
the above, this prohibition shall not prevent Tenant from furnishing such services for its
employees, guests, invitees and independent contractors, or prevent Tenant’s employees from bringing in
lunch items and/or having coffee breaks.

     15. Landlord shall have the right to prohibit any advertising or identifying sign by any
tenant which, in Landlord’s judgment, tends to impair the reputation of the Building or its
desirability as a building for offices and upon written notice from Landlord, such tenant shall refrain
from or discontinue such advertising or identifying sign.

     16. Landlord reserves the right to exclude from the Building during hours other than
Business Hours (as defined in the foregoing Lease) all persons connected with or calling upon
Tenant who do not present a pass to the Building signed by Tenant or whose entry Tenant does
not approve in response to telephone inquiry from the front desk upon such person’s arrival at the
Building. Tenant shall furnish Landlord with a facsimile of such pass. All persons entering
and/or leaving the Building on weekends or Holidays or on non-Holiday weekends before or after
Business Hours may, after a single notice from Landlord to Tenant, be required to sign a register.
Tenant shall be responsible for all persons for whom it issues any such pass and shall be liable to
Landlord for all acts or omissions of such persons.

     17. Tenant, before closing and leaving the Premises at any time, shall see that all operable
windows are closed and lights are turned out. All entrance doors in the Premises shall be left
locked by Tenant when die Premises are not in use. Entrance doors shall not be left open at any time.

     18. Unless Landlord shall furnish electrical energy hereunder as a service included in the
rent, Tenant shall, at Tenant’s expense, provide artificial light and electrical energy for
the employees of Landlord and/or Landlord’s contractors while doing janitor service or other cleaning in the
Premises and while making repairs or alterations in the Premises.

     19. The Premises shall not be used for lodging or sleeping or for any immoral or illegal
purpose.

     20. The requirements of tenants will be attended to only upon notice to Landlord’s

 

 

managing agent and, if Landlord or its managing agent requests, upon execution and submission or
written application or purchase order. Employees of Landlord shall not perform any work or do
anything outside of their regular duties, unless under special instructions from Landlord.

     21. Canvassing, soliciting and peddling in the Building are prohibited and each tenant shall
cooperate to prevent the same.

     22. There shall not be used in any space, or in the public halls of the Building, either by
any tenant or by any others, in the moving or delivery or receipt of safes, freight, furniture,
packages, boxes, crates, paper, office material, or any other matter or thing, any hand trucks except
those equipped with rubber tires, side guards and such other safeguards as Landlord shall require.

     23. Tenant shall not cause or permit any odors of cooking or other processes or any unusual
or objectionable odors to emanate from the Premises in disturbance of other tenants or which
creates a public or private nuisance. No cooking shall be done in the Premises except as is expressly
permitted in the foregoing Lease.

     24. Landlord reserves the right to rescind, alter or waive any rule or regulation at any time
prescribed for the Building when, in its judgment, it deems it necessary or desirable for the
reputation, safety, care or appearance of the Building, or the preservation of good order
therein, or the operation or maintenance of the Building, or the equipment thereof, or the comfort of
tenants or others in the Building. No rescission, alteration or waiver of any rule or regulation in favor
of one tenant shall operate as a rescission, alteration or waiver in
favor of any other tenant.

     25. The parking areas servicing the Building, including but not limited to any reserved
spaces of Tenant, shall not be used for storage of vehicles or long-term parking of vehicles;
it being the intention that Tenant’s use of said parking areas is to be directly related to
Tenant’s use of Premises as said use is permitted by the terms of its Lease. Landlord reserves the right to
cause the removal, by towing, of vehicles in violation of this parking rule, it being
understood and agreed by Tenant that Landlord’s right to tow illegally parked vehicles is hereby noticed
to Tenant and no notice of Landlord’s right to tow illegally parking vehicles by signage need be
posted on the Land or the Building. All costs of the towing of illegally parked cars shall be
borne by Tenant and shall be deemed additional rent.

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