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Exhibit 10.8    
    

 
 

LEASE    
    

        THIS LEASE (the "Lease") is executed this 18 day of JANUARY, 2005, by and between DUGAN FINANCING, L.L.C., a Delaware limited liability company
("Landlord"), and DATAPATH, INC., a Georgia corporation ("Tenant"). 

 
 

ARTICLE 1—LEASE OF PREMISES    
    

 
 

          Section 1.01.    Basic Lease Provisions and Definitions.     

        (a)   Leased
Premises (shown outlined in Exhibit A hereto): All of that building (the "Building") located at 2430
Satellite Boulevard, Duluth, Georgia 30096, within Pinebrook (the "Park"). 

        (b)   Rentable
Area: approximately 102,862 square feet. 

        (c)   Tenant's
Proportionate Share; 100%. 

        (d)   Minimum
Annual Rent: 

	Year 1	 	$	337,130.21
	Year 2	 	$	456,707.28
	Year 3	 	$	462,879.00
	Year 4	 	$	470,079.36
	Year 5	 	$	477,279.72
	Year 6	 	$	121,120.01

        (e)   Monthly
Rental Installments: 

	Months 1 - 3	 	$	0.00
	Months 4 - 12	 	$	17,458.91
	Months 13 - 24	 	$	38,058.94
	Months 24 - 36	 	$	38,573.25
	Months 37 - 48	 	$	39,175.28
	Months 49 - 60	 	$	39,773.31
	Months 61 - 63	 	$	40,373.34

        (f)    Intentionally
Omitted 

        (g)   Target
Commencement Date: April 15, 2005. 

        (h)   Lease
Term: Five (5) years and three (3) months. 

        (i)    Security
Deposit [MISSING COPY]

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        If
the foregoing is satisfactory, please sign a copy of this Agreement in the space provided below and return it to the undersigned 

	APPROVED AND ACCEPTED BY:	 	APPROVED AND ACCEPTED BY:
	

LICENSOR:	
 	

LICENSEE:
	

DUGAN FINANCING, L.L.C., a Delaware limited liability company	
 	

DATAPATH, INC., a Georgia corporation
	

By:	

Dugan Realty, L.L.C., its sole member	
 	

By:	

/s/  KEN VINES      

	By:	 	Duke Realty Limited Partnership, its manager	 	Name:	Ken Vines

	 	 	By:	Duke Realty Corporation, its general partner	 	Title:	CFO

	 	 	 	By:	/s/  J. SAMUEL O'BRIANT      
	 	 	 
	 	 	 	Name:	J. Samuel O'Briant
	 	 	 
	 	 	 	Title:	SVP
	 	 	 

	

 	
 	

Tenant (following occupancy):	
 	

DataPath, Inc.

2450 Satellite Boulevard

Duluth, Georgia 30096

        (m)  Guarantor(s):
None. 

EXHIBITS

Exhibit A:    Leased Premises

Exhibit A-1:    Outside Areas

Exhibit A-2:    Outside Storage Area

Exhibit B:    Tenant Improvements

Exhibit B-1 & B-2:    Scope of Work

Exhibit C:    Letter of Understanding

Exhibit C-1:    Intentionally Omitted

Exhibit D:    Rules and Regulations

Exhibit E:    Special Stipulations 

        Section 1.02. Lease of Premises.    Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Leased
Premises, under the terms and conditions herein, together with the right to use the following (collectively, the "Outside Areas"): the underlying land and improvements thereto that are designed for
use by tenants of the Building and their respective employees, agents, customers,
invitees and others, a depiction of the Outside Areas being shown on Exhibit A-1 attached hereto and made a part hereof. 

 
 

ARTICLE 2—TERM AND POSSESSION    
    

        Section 2.01. Term.    The Lease Term shall commence as of the date (the "Commencement Date") that Substantial Completion
(as defined in Exhibit B hereto) of the Tenant Improvements (as defined in Section 2.02
below) occurs. 

        Section 2.02. Construction of Tenant Improvements.    Landlord shall construct and install all leasehold improvements to
the Leased Premises (collectively, the "Tenant Improvements") in accordance with Exhibit B attached hereto and made a part hereof. 

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        Section 2.03. Surrender of the Premises.    Upon the expiration or earlier termination of this Lease, Tenant shall, at
its sole cost and expense, immediately (a) surrender the Leased Premises to Landlord in broom-clean condition and in good order, condition and repair, (b) remove from the Leased Premises
(i) Tenant's Property (as defined in Section 8.01 below), (ii) all data and communications wiring and cabling (including above
ceiling, below raised floors and behind walls), and (iii) any alterations required to be removed pursuant to Section 7.03 below, and
(c) repair and damage caused by any such removal and restore the Leased Premises to the condition existing upon the Commencement Date, reasonable wear and tear excepted. Notwithstanding the
foregoing Landlord acknowledges and 

[MISSING COPY]

Date
and on or before the first day of each and every calendar month thereafter during the Lease Term. The Monthly Rental Installments for partial calendar months shall be provided. 

 
 

           Section 3.02.    Annual Rental Adjustment Definitions.     

        (a)   "Annual Rental Adjustment" shall mean the amount of Tenant's Proportionate Share of Operating Expenses, Real Estate Taxes
and Insurance Premiums for a particular calendar year. 

        (b)   "Tenant's Proportionate Share of Operating Expenses, Real Estate Taxes and Insurance Premiums" shall mean in amount equal
to the product of Tenant's Proportionate Share times the sum of the Operating Expenses, Real Estate Taxes and Insurance Premiums. 

        (c)   "Operating Expenses" shall mean the amount of all of Landlord's costs and expenses paid or incurred in operating,
repairing, replacing and maintaining the Building and the Outside Areas in good condition and repair for a particular calendar year (including all additional costs and expenses that Landlord
reasonably determines that it would have paid or incurred during such year if the Building had been fully occupied), including by way of illustration and not limitation, the following: insurance
deductibles, water, sewer, electrical and other utility charges other than the separately billed electrical and other charges paid by Tenant as provided in this Lease (or other tenants in the
Building); painting; stormwater discharge fees; tools and supplies; repair costs; landscape maintenance costs; access patrols; license, permit and inspection fees; management fees (not to exceed three
percent (3%) of the gross rentals for the Building based on full occupancy of the Building); administrative fees; supplies, costs, wages and related employee benefits payable for the management,
maintenance and operation of the Building; maintenance, repair and replacement of the driveways, parking areas, curbs and sidewalk areas (including snow and ice removal), landscaped areas, drainage
strips, sewer lines, exterior walls, foundation, structure) illegible, roof, gutters and lighting, and maintenance and repair costs, dues, fees and assessments incurred under any covenants or charged
by any owners association. The cost of any Operating Expenses that are capital in nature shall be amortized over the useful life of the improvement (as reasonably determined by Landlord), and only the
amortized portion shall be included in Operating Expenses. For purposes of the preceding sentence, Landlord and Tenant acknowledge and agree that the useful life of any capital repair or replacement
of the roof shall be twenty (20) years and the useful life of any capital repair or replacement of the parking lot will be ten (10) years. 

        (d)   "Real Estate Taxes" shall mean any form of real estate tax or assessment of service payments in lieu thereof, and any
license fee, commercial rental tax, improvement bond or other similar charge or tax (other than inheritance, personal income or estate taxes) imposed upon the Building or the Outside Areas, or against
Landlord's business of leasing the Building, by any authority having the power to so charge or tax, together with costs and expenses of contesting the validity or amount of the Real Estate Taxes, If
(i) a real estate assessment in excess of $50,000 is imposed upon the Building or the Outside Areas after the date hereof and prior to the expiration or any earlier termination of the Lease
Term, and (ii) such real estate assessment may be paid in installments that extend beyond the Lease Term, then, regardless of whether Landlord elects to pay such real estate assessment in 

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installments,
for purposes of determining Tenant's Proportionate Share of Operating Expenses, Real Estate Taxes and Insurance Premiums, Landlord shall be deemed to have paid such real estate
assessment in equal annual installments over a five (5) year period. 

        (e)   "Insurance Premiums" shall mean insurance premiums for insurance coverage on the Building or Outside Areas and shall
include all fire and extended coverage insurance on the Building and all 

[MISSING COPY]

pay
to Landlord each month, at the same time the Monthly Rental Installment is due, an amount equal to one-twelfth (1/12) of the estimated Annual Rental Adjustment. If
Operating Expenses increase during a calendar year, Landlord may increase the estimated Annual Rental Adjustment during such year by giving Tenant written notice to that effect, and thereafter Tenant
shall pay to Landlord, in each of the remaining months of such year, an amount equal to the amount of such increase in the estimated Annual Rental Adjustment divided by the number of months remaining
in such year. Within a reasonable time after the end of each calendar year. Landlord shall prepare and deliver to Tenant a statement showing the actual Annual Rental Adjustment. Within thirty
(30) days after receipt of the aforementioned statement, Tenant shall pay to Landlord, or Landlord shall credit against the next rent payment or payments due from Tenant, as the case may be,
the difference between this actual Annual Rental Adjustment for the Preceding calendar year and the estimated amount paid by Tenant during such year. This  Section 3.03 shall survive the expiration
or any earlier termination of this Lease. 

 
 

          Section 3.04.    Late Charges.     Tenant acknowledges that Landlord shall incur certain additional
unanticipated administrative and legal costs and expenses if Tenant fails to pay timely any
payment required hereunder. Therefore, in addition to the other remedies available to Landlord hereunder, if any payment required to be paid by Tenant to Landlord hereunder shall become overdue, such
unpaid amount shall bear interest from the due date thereof to the date of payment at the prime rate of interest, as reported in the Wall Street Journal (the "Prime Rate) plus six percent (6%) per
annum. 

 
 

ARTICLE 4—SECURITY DEPOSIT    
    

        Upon execution and delivery of this Lease by Tenant, Tenant shall deposit the Security Deposit with Landlord as security for the performances by Tenant of all of
Tenant's obligations contained in this Lease. In the event of a default by Tenant. Landlord may apply all or any part of the Security Deposit to cure all or any part of such default; provided,
however, that any such application by Landlord shall not be or deemed to be an election of remedies by Landlord or considered or deemed to be liquidated damages. Tenant agrees promptly, upon demand,
to deposit such additional sum with Landlord as may be required to maintain the full amount or the Security Deposit. All sums held by Landlord pursuant to this  Article 4 shall be without interest
and may be commingled by Landlord. Within forty-five (45) days following the end of the
Lease Term, provided that there is then no uncured default or any repairs required to be made by Tenant pursuant to Section 2.03. above or  Section 7.03 below, Landlord shall return the Security Deposit to Tenant. 

 
 

ARTICLE 5—OCCUPANCY AND USE    
    

 
 
        Section 5.01.    Use.     Tenant shall use the Leased Premises for Permitted Use and for no other purpose
without the prior written consent of Landlord. Landlord represents and warrants to
Landlord's knowledge that the Lease Premises are zoned M-1. 

 
 

          Section 5.02.    Covenants of Tenant Regarding Use.     

        (a)   Tenant
shall (i) use and maintain the Leased Premises and conduct its business thereon in a safe, careful, reputable and lawful manner, (ii) comply with
all covenants that encumber the Building (provided Tenant has been given notice of such covenants) and all laws, rules, regulations, orders, ordinances, directions and requirements of any governmental
authority or agency, how in force or 

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which
may hereafter be in force, including, without limitation, those which shall impose upon Landlord or Tenant any duty with respect to or triggered by a change in the use or occupation of, or any
improvement or alteration to, the Leased premises, and (iii) comply with and obey all reasonable directions, rules and regulations of Landlord, including the Building Rules and Regulations
attached herein as Exhibit D and made a part hereof, as may be modified from time to time by Landlord on reasonable notice to Tenant. Without
limiting the foregoing, Landlord agrees that it will not voluntarily consent to any future covenants that would encumber the Building if such covenants will materially and adversely affect 

[MISSING COPY]

that
would (i) invalidate any policy of insurance now or hereafter carried by Landlord on the Building or (ii) increase the rate of premiums payable on any such insurance policy unless
Tenant reimburses Landlord for any increase in premium charged. 

 
 

           Section 5.03.    Landlord's Rights Regarding Use.     Without limiting any of Landlord's rights
specified elsewhere in this Lease (a) Landlord shall have the right at any time, without notice to Tenant, to
control, change or otherwise alter the Outside Areas in such manner as it deems necessary or proper, so long as such control, change or alteration does not materially and adversely effect Tenant's use
of the Leased Premises for the Permitted Use, and (b) Landlord its agents, employees and contractors and any mortgagee of the Building shall have the right to enter any part of the Leased
Premises at reasonable times upon reasonable notice (except in the event of an emergency where only reasonable notice under the circumstances shall be required) for the purposes of examining or
inspecting the same (including, without limitation, testing to confirm Tenant's compliance with this Lease), showing the same to prospective purchasers, mortgagees or tenants and making such repairs,
alteration or improvements to the Building as Landlord may deem necessary or desirable. Notwithstanding the foregoing, Landlord acknowledges that due to the nature of Tenant's business, Tenant is
required to follow certain governmental security measures. Landlord further acknowledges and agrees that at the time Landlord gives notice to Tenant that Landlord, or its agents, employees,
contractors or mortgagee intend to enter the Leased Premises, Tenant has the right to inform Landlord of any specific security measures that must be followed in connection with such entry in order to
comply with such governmental security measures which security measures Landlord agrees to follow. Except as otherwise expressly set forth herein, Landlord shall incur no liability to Tenant for such
entry, nor shall such entry constitute an eviction of Tenant or a termination of this Lease, or entitle Tenant to any abatement of rent therefor. 

 
 

ARTICLE 6—UTILITIES    
    

        Tenant shall obtain in its own name and pay directly to the appropriate supplier the cost of all utilities and services serving the Leased premises. However, if
any services or utilities are jointly metered with other property, Landlord shall make a reasonable determination of Tenant's proportionate share of the cost of such utilities and services (at rates
that would have been payable if such utilities and services had been directly billed by the utilities or services providers) and Tenant shall pay such share to Landlord within fifteen (15) days
after receipt of Landlord's written statement. Landlord shall not be liable in damages or otherwise for any failure or interruption of any utility or other Building service and no such failure or
interruption shall entitle. Tenant to terminate this Lease or withhold sums due hereunder. 

 
 

ARTICLE 7—REPAIRS, MAINTENANCE AND ALTERATIONS    
    

 
 
        Section 7.01.    Repair and Maintenance of Building.     Landlord shall make all necessary repairs,
replacements and maintenance to the roof, exterior walls, foundation, structural frame of the Building and the parking
and landscaped areas and other Outside Areas. The cost of such repairs, replacements 

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and
maintenance shall be included in Operating Expenses to the extent provided in Section 3.02; provided however, to the extent any such repairs,
replacements or maintenance are required because of the negligence, misuse or default of Tenant, Its employees, agents, contractors, customers or invitees, Landlord shall make such repairs at Tenant's
role expense. 

 
 

          Section 7.02.    Repair and Maintenance of Leased Premises.     Tenant shall, at its own cost and
expense, maintain the Leased Premises in good condition, regularly servicing and promptly making all repairs and replacements
thereto, including but not limited to the electrical systems, heating and air conditioning systems, plate glass, floors, windows and doors, and sprinkler and plumbing systems. Tenant shall obtain a
preventive maintenance contract on the heating, ventilating and air-conditioning systems and provide Landlord with a copy thereof. The preventive maintenance contract shall meet or exceed
Landlord's standard maintenance criteria, and shall provide for the inspection and maintenance of the heating, ventilating and air conditioning system on at least a semi-annual basis.
Notwithstanding the foregoing, in the event that, during the Lease Term, a heating, ventilation and air-conditioning ("HVAC") unit serving the Leased Premises requires replacement
(a) Tenant shall notify Landlord promptly of the need for such replacement, (b) Landlord shall perform such replacement at its cost and expense (subject to clause (c) below), and
(c) the cost of such replacement shall be amortized over a useful life of fifteen (15) years, and Tenant shall be obligated to pay (as Additional Rent, payable in the same manner and
upon the series terms and conditions as the Minimum Annual Rent hereunder) for the portion of such amortized costs attributable to the remainder of the Lease Term, including any extensions thereof,
provided, however, that in the event such replacement is needed as a result of Tenant's failure to maintain the HVAC unit properly or the negligence or willful misconduct of Tenant or Tenant's agents,
employees, contractors or invitees, Tenant shall be required to perform the necessary repair or replacement at its sole cost and expense. 

 
 

           Section 7.03.    Alterations.     Tenant shall not permit alterations in or to the Leased Premises
unless and until Landlord has approved the plans therefor in writing. As a condition of such
approval, Landlord may require Tenant to remove the alterations and restore the Leased Premises upon termination of this Lease; otherwise, all such alterations shall at Landlord's option become a part
of the realty and the property of Landlord, and shall not be removed by Tenant. Tenant shall ensure that all alterations shall be made in accordance with all applicable laws, regulations and building
codes, in a good and workmanlike manner and of quality equal to or better than the original construction of the Building. No person shall be entitled to any lien derived through or under Tenant for
any labor or material furnished to the Leased Premises, and nothing in this Lease shall be construed to constitute Landlord's consent to the creation of any lien. If any lien is filed against the
Leased Premises for work claimed to have been done for or material claimed to have been furnished to Tenant, Tenant shall cause such lien to be discharged of record within thirty (30) days
after notice of filing. Tenant shall indemnify Landlord from all coats, losses, expenses and attorneys' fees in connection with any construction or alteration and any related lien Tenant agrees that
at Landlord's option, Duke Construction Limited Partnership or a subsidiary or affiliate of Landlord, who shall receive a fee as Landlord's construction manager or general contractor, shall perform
all work on any alterations to the Leased Premises, provided that such work and related fee are competitive in the marketplace, and provided further that Duke Construction Limited Partnership or such
subsidiary or affiliate of Landlord is able and willing to comply with Tenant's security requirements. 

 
 

ARTICLE 8—INDEMNITY AND INSURANCE    
    

 
 
        Section 8.01.    Release.     All of Tenant's trade fixtures, merchandise, inventory and all other personal
property in or about the Leased Premises or the Outside Areas, which is deemed to
include the trade fixtures, merchandise, inventory and personal property of others located in or about the Leased Premises or Outside Areas at the Invitation, direction or acquiescence (express or
implied) of Tenant (all of which property shall be referred to herein, collectively, as "Tenant's Property"), shall be 

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and
remain at Tenant's sole risk. Landlord shall not be liable to Tenant or to any other person for and Tenant hereby releases Landlord from (a) any and all liability for theft or damage to
Tenant's Property, and (b) any and all liability for any injury to Tenant or its employees, agents, contractors, guests and invitees in or about the Leased Premises or the Outside Areas, except
to the extent of personal injury (but not property loss or damage) caused directly by the negligence or willful misconduct of Landlord, its agents, employees or contractors. Nothing contained in this  Section 8.01 shall limit (or be deemed to limit) the waivers contained in Section 8.06
below. In the event of any conflict between the provisions of Section 8.06 below and this  Section 8.01 the provisions of Section 8.06 shall prevail. This  Section 8.01 shall survive the expiration or earlier termination of this Lease. 

 
 

           Section 8.02.    Indemnification by Tenant.     Tenant shall protect, defend indemnify and hold
Landlord, its agents, employees and contractors harmless from and against any and all claims, damages, demands,
penalties, costs, liabilities, losses, and expenses (including reasonable attorneys' fees and expenses at the trial and appellate levels actually incurred, without regard to statutory interpretation)
to the extent (a) arising out of or relating to any act, omission, negligence, or willful misconduct of Tenant or Tenant's agents, employees, contractors, customers or invitees in or about the
Leased Premises or the Outside Areas, (b) arising out of or relating to any of Tenant's Property, or (c) arising out of any other act or occurrence within the Leased Premises, in all
such cases expect to the extent of personal injury (but not property loss or damage) caused directly by the negligence or willful misconduct of Landlord, its agents, employees or contractors. Nothing
contained in this Section 8.02 shall limit (or be deemed to limit) the waivers contained in  Section 8.06 below. In the event of any conflict
between the provisions of Section 8.06
below and this Section 8.02 the provisions of Section 8.06 shall prevail. This  Section 8.02
shall survive the expiration or earlier termination of this Lease. 

 
 

           Section 8.03.    Indemnification by Landlord.     Landlord shall protect, defend, indemnify and hold
Tenant, its agents, employees and contractors harmless from and against any and all claims, damages, demands,
penalties, costs, liabilities, losses and expenses (including reasonable attorneys' fees and expenses at the trial and appellate levels actually incurred, without regard to statutory interpretation)
to the extent arising out of or relating to any act, omission, negligence or willful misconduct of Landlord or Landlord's agents, employees or contractors. Nothing contained in this  Section 8.03
shall limit (or be deemed to limit) the waivers contained in Section 8.06
below. In the event of any conflict between the provisions of Section 8.06 below and this  Section 8.03, the provisions of Section 8.06 shall prevail. This  Section 8.03 shall survive the expiration or earlier termination of this Lease.

 
 

           Section 8.04.    Tenant's Insurance.     

        (a)   During
the Lease Term (and any period of early entry or occupancy of holding over by Tenant, if applicable). Tenant shall maintain the following types of insurance, in
the amounts specified below: 

        (i)    Liability Insurance.    Commercial General Liability Insurance (which insurance shall not exclude blanket
contractual liability, broad form property damage, personal injury, or fire damage coverage) covering the Leased Premises and Tenant's use thereof against claims for bodily injury or death and
property damage, which insurance shall provide coverage on an occurrence basis with a per occurrence limit of not less than $3,000,000 and with general aggregate limits of not less than $7,000,000 for
each policy year, which limits may be satisfied by any combination of primary and excess of umbrella per occurrence policies. 

        (ii)    Casualty Insurance.    Special Form Insurance (which insurance shall not exclude flood or earthquake) in the
amount of the full replacement cost of Tenant's Property and betterments (including alterations or additions performed by Tenant pursuant hereto, but excluding those improvements, if any, made
pursuant to Section 2.02 above), which insurance shall include an agreed amount endorsement waiving coinsurance limitations. 

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        (iii)    Worker's Compensation Insurance.    Worker's Compensation insurance in amounts required by applicable law. 

        (iv)    Business Interruption Insurance.    Business Interruption Insurance with limits not less than an amount equal
to two (2) years rent hereunder. 

        (b)   All
insurance required by Tenant hereunder shall (i) be issued by one or more insurance companies reasonably acceptable to Landlord, licensed to do business in
the State in which the Leased Premises is located and having an AM Best's rating of A IX or better, and (ii) provide that said insurance shall not be materially changed, canceled or permitted
to lapse on less than thirty (30) days' prior written notice to Landlord. In addition, Tenant's insurance shall protect Tenant and Landlord as their interests may appear, naming Landlord,
Landlord's managing agent, and any mortgages requested by Landlord, as additional insureds under its commercial general liability policies. On or before the Commencement Date (or the date of any
earlier entry or occupancy by Tenant), and thereafter, within thirty (30) days prior to the expiration of each such policy, Tenant shall furnish Landlord with certificates of insurance in the
form of ACORD 28 (or other evidence of insurance reasonably acceptable to Landlord), evidencing all required coverages, together with a copy of the endorsements to Tenant's commercial general
liability policies naming the appropriate additional insureds. Upon Tenant's receipt of a request from Landlord, Tenant shall provide Landlord with copies of all insurance policies, including all
endorsements, evidencing the coverages required hereunder. If Tenant fails to carry such insurance and furnish Landlord with such certificates of insurance or copies of insurance policies (if
applicable), Landlord may obtain such insurance on Tenant's behalf and Tenant shall reimburse Landlord upon demand for the cost thereof as Additional Rent. 

 
 

           Section 8.05.    Landlord's Insurance.     During the Lease Term, Landlord shall maintain the following
types of insurance, in the amounts specified below (the cost of which shall be included in Operating
Expenses): 

        (a)    Liability Insurance.    Commercial General Liability Insurance (which insurance shall not exclude blanket,
contractual liability, broad form properly damage, personal injury, or fire damage coverage) covering the Outside Areas against claims for bodily injury or death and property damage, which
insurance shall provide coverage on an occurrence basis with a per occurrence limit of not less than $3,000,000, and with general aggregate limits of not less than $10,000,000 for each policy year,
which limits may be satisfied by any combination of primary and excess of umbrella per occurrence policies. 

        (b)    Casualty Insurance.    Special Form Insurance (which insurance shall not exclude flood or earthquake) in the
amount of the full replacement cost of the Building, including, without limitation, any improvements, if any, made pursuant to Section 2.02
above, but excluding Tenant's Property and any other items required to be insured by Tenant pursuant to Section 8.04 above. 

 
 

           Section 8.06.    Waiver of Subrogation.     Notwithstanding anything contained in this Lease to the
contrary, Landlord and Tenant hereby waive any rights each may have against the other on account of any
loss of or damage to their respective property, the Leased Premises, its contents, or the Outside Areas arising from any risk which is required to be insured against by  Sections 8.04(a)(ii) and
8.05(b) above. This special form coverage insurance policies maintained by
Landlord and Tenant as provided in this Lease shall include an endorsement containing an express waiver of any rights of subrogation by the insurance company against Landlord and Tenant as applicable. 

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ARTICLE 9—CASUALTY  

        In the event of total or partial destruction of the Leased Premises by fire or other casualty, Landlord agrees promptly to restore and repair same; provided,
however, Landlord's obligation hereunder with respect to the Leased Premises shall be limited to the reconstruction of such of the leasehold improvements as were originally required to be made by
Landlord pursuant to Section 2.07 above, if any. Rent shall proportionately abate during the time that the Leased Premises or part thereof are
unusable because of any such damage. Notwithstanding the foregoing, if the Leased Premises are (a) so destroyed that they cannot be repaired or rebuilt within two hundred ten (210) days
from the casualty date; or (b) destroyed by a casualty that is not covered by the insurance required hereunder or, if covered, such insurance proceeds are not released by any mortgagee entitled
thereto or are insufficient to rebuild the Leased Premises; then, in case of a clause (a) casualty, either Landlord or Tenant may, or, in the case of a clause (b) casualty, then
Landlord, may, upon thirty (30) days' written notice in the other party, terminate this Lease with respect to Illegible thereafter accruing. If the Lease is not terminated pursuant to the
preceding sentence and Landlord fails to substantially complete the restoration and repair of the Leased Premises within two hundred eighty (280) days after the date for the occurrence of the
damage (subject to delays due to force majeure and any delay caused by Tenant's acts or omissions), then Tenant shall have the right to terminate this Lease upon written notice to Landlord, so long as
Tenant's written notice is received by Landlord prior to Landlord's substantial completion of such restoration and repair, Tenant waives any right under applicable laws inconsistent with the terms of
this paragraph. 

ARTICLE 10—EMINENT DOMAIN  

        If all or any substantial part of the Leased Premises or Outside Areas shall be acquired by the exercise of eminent domain, Landlord may terminate this Lease by
giving written notice to Tenant on or before the date possession thereof is so taken. If all or any part of the Leased Premises or Outside Areas shall be acquired by the exercise of eminent domain so
that the Leased Premises shall become impractical for Tenant to use for the Permitted Use, Tenant may terminate this Lease by giving written notice to Landlord as of the date possession thereof is so
taken. All damages awarded shall belong to Landlord; provided, however, that Tenant may claim dislocation damages if such amount is not subtracted from Landlord's award. 

ARTICLE 11—ASSIGNMENT AND SUBLEASE  

 
 
        Section 11.01.    Assignment and Sublease.     

        (a)   Tenant
shall not assign this Lease or sublet the Leased Premises in whole or in part without Landlord's prior written consent. Landlord shall use reasonable efforts to
respond to any assignment or sublet request within fifteen (15) calendar days. In the event of any permitted assignment or subletting, Tenant shall remain primarily liable hereunder, and any
extension, expansion, rights of first offer, rights of first refusal or other options granted to Tenant under this Lease shall be deemed to be a waiver of any of the provisions of this Lease or to be
a consent to the assignment of this Lease or the subletting of the Leased Premises. Any assignment or sublease consented to by Landlord shall not relieve Tenant (or its assignee) from obtaining
Landlord's consent to any subsequent assignment or sublease. 

        (b)   By
way of example and not limitation, Landlord shall be deemed to have reasonably withheld consent to a proposed assignment or sublease if in Landlord's opinion
(i) the Leased Premises are or may be in any material way adversely affected; (ii) the business reputation of the proposed assignee or subtenant is unacceptable; or (iii) the
financial worth of the proposed assignee or subtenant is insufficient to meet the obligations hereunder. If Landlord refuses to give its consent to any proposed assignment or subletting, Landlord may,
at its option, within fifteen (15) days after receiving a request to consent, terminate this Lease by giving Tenant fifteen (15) days' prior written notice of such 

9

 

termination
whereupon each party shall be released from all further obligations an liability hereunder, except those which expressly survive the termination of this Lease. 

        (c)   If
Tenant shall make any assignment or sublease, with Landlord's consent, for a net rental in excess of the real payable under this Lease, Tenant shall pay to Landlord
fifty percent (50%) of any such excess net rental upon receipt. Tenant agrees to pay Landlord $500.00 upon demand by Landlord for reasonable accounting and attorney's fees incurred in conjunction with
the processing and documentation of any requested assignment, subletting or any other hypothecation of this Lease or Tenant's interest in and to the Leased Premises and consideration for Landlord's
consent. 

 
 

           Section 11.02.    Permitted Transfer.     Notwithstanding anything to the contrary contained in
Section 11.01 above, Tenant shall have the right
without Landlord's consent, but upon ten (10) days' prior notice to Landlord, to (a) sublet all or part of the Leased Premises to any related corporation or other entity which controls
Tenant, is controlled by Tenant or is under common control with Tenant; (b) assign all or any part of this Lease to any related corporation or other entity which controls Tenant, is controlled
by Tenant, or is under common control with Tenant, or to a successor entity into which or with which Tenant is merged or consolidated or which acquires substantially all of Tenant's stock, assets or
property; or (c) effectuate any public offering of Tenant's stock on the New York Stock Exchange or in the NASDAQ over the counter market, provided that in the event of a transfer pursuant to
clause (b), the tangible net worth after any such transaction is not less than the tangible net worth of Tenant as of the date hereof and provided further that such successor entity assumes all
of the obligations and liabilities of Tenant (any such entity hereinafter referred to as a "Permitted Transferee"). For the purpose of this  Article 11 (i) "control" shall mean ownership of not
less than fifty percent (50%) of all voting stock or legal and equitable interest in
such corporation or entity, and (ii) "tangible net worth" shall mean the excess of the value of tangible assets (i.e. assets excluding those which are intangible such as goodwill, patents and
trademarks) over liabilities. Any such transfer shall not relieve Tenant of its obligations under this Lease. Nothing in this paragraph is intended to nor shall permit Tenant to transfer its interest
under this Lease as part of a fraud or subterfuge to intentionally avoid its obligations under this Lease (for example, transferring its interest to a shall corporation that subsequently files a
bankruptcy), and any such transfer shall constitute a Default hereunder. Any change in control of Tenant resulting from a merger, consolidation, or a transfer of partnership or membership interests, a
stock transfer, or any sale of substantially all of the assets of Tenant that do not meet the requirements of this Section 11.02 shall be deemed
an assignment or transfer that requires Landlord's prior written consent to Section 11.01 above. 

ARTICLE 12—TRANSFERS BY LANDLORD  

 
 
        Section 12.01.    Sale of the Building.     Landlord shall have the right to sell the Building at any time
during the Lease Term, subject only to this rights of Tenant hereunder; and such sale shall operate
to release Landlord from liability hereunder after the date of such conveyance. 

 
 

           Section 12.02.    Estoppel Certificate.     

        (a)   Within
ten (10) days following receipt of a written request from Landlord, Tenant shall execute and deliver to Landlord, without cost to Landlord, an estoppel
certificate in such form as Landlord may reasonably request certifying (i) that this Lease is in full force and effect and unmodified or stating the nature or any modification, (ii) the
date to which rent has been paid, (iii) that there are not, to Tenant's knowledge, any uncured defaults or specifying such defaults if any are claimed, and (iv) any other matters or
state of facts reasonably required respecting the Lease. Such estoppel may be relied upon by Landlord and by any purchaser or mortgagee of the Building. 

        (b)   Within
ten (10) days following receipt of a written request from Tenant, Landlord shall execute and deliver to Tenant an estoppel certificate in such form as
Tenant may reasonably request certifying (i) that this Lease is in full force and effect and unmodified on stating the nature of any 

10

 

modification,
(ii) the date to which rent has been paid, (iii) that there are not, to Landlord's knowledge, any uncured defaults or specifying such defaults if any are claimed, and
(iv) any other matters or state of facts reasonably required respecting the Lease. It being intended that any such statement delivered pursuant hereto may be relied upon by Tenant and by any
assignee or sublessee of the Leased Premises. 

 
 

           Section 12.03.    Subordination.     Landlord shall have the right to subordinate this Lease to any
mortgage, deed to secure debt, deed of trust or other instrument in the nature thereof, and any
amendments or modifications thereto (collectively, a "Mortgage") presently existing or hereafter encumbering the Building by so declaring in such Mortgage provided that the holder of said Mortgage
agrees not to disturb Tenant's possession of the Leased Premises so long as Tenant is not in Default hereunder, as evidenced by a subordination, non-disturbance agreement signed by said
holder. Promptly following Landlord's request, Tenant shall execute such a subordination and non-disturbance agreement. Notwithstanding the foregoing, if the holder of the Mortgage shall
be take title to the Leased Premises through foreclosure or deed in lieu of foreclosure, Tenant shall be allowed to continue in possession of the Leased Premises as provided for in this Lease so long
as Tenant is not in Default. Landlord represents and warrants that the Leased Premises and Outside Ares are not encumbered by a Mortgage as of the date hereof. 

ARTICLE 13—DEFAULT AND REMEDY  

 
 
        Section 13.01.    Default.     The occurrence of any of the following shall be a "Default". 

        (a)   Tenant
fails to pay any Monthly Rental Installments or Additional Rent (i) within five (5) days following written notice from Landlord on the first two
(2) occasions in any twelve (12) month period, and (ii) within five (5) days after the same is due on any subsequent occasion within said twelve (12) month period. 

        (b)   Tenant
fails to perform or observe any other term, condition, covenant or obligation required under this Lease for a period of thirty (30) days after written
notice thereof from Landlord; provided, however, that if the nature of Tenant's default is such that more than thirty (30) days are reasonably required to cure, then such default shall be
occurred to have been cured if Tenant commences such performance within said thirty (30) day period and thereafter diligently completes the required action within a reasonable time. 

        (c)   Intentionally
Omitted 

        (d)   Tenant
shall assign or sublet all or a portion of the Leased Premises in contravention of the provisions of  Article 11 of this Lease. 

        (e)   All
or substantially all of Tenant's assets in the Leased Premises or Tenant's interest in this Lease are attached or levied under execution (and Tenant dose not
discharge the same within sixty (60) days thereafter); a petition in bankruptcy, insolvency or for reorganization or arrangement is filed by or against Tenant (and Tenant fails to secure a stay
or discharge thereof within sixty (60) days thereafter); Tenant is insolvent and unable to pay its debts as they become due; Tenant makes a general assignment for the benefit of creditors;
Tenant takes the benefit of any insolvency action or law; the appointment of a receiver or trustee in bankruptcy for Tenant or its assets if such receivership has not been vacated or set aside within
thirty (30) days thereafter, or, dissolution or other termination of Tenant's corporate charter if Tenant is a corporation. 

        In
addition to the defaults described above, the parties agree that if Tenant receives written notice of a violation of the performance of any (but not necessarily the same) term or
condition of this Lease three (3) or more times during any twelve (12) month period, regardless of whether such violations are ultimately cured, then such conduct shall, at Landlord's
option, represent a separate Default. 

11

 

 
 

           Section 13.02.    Remedies.     Upon the occurrence of any Default, Landlord shall have the following
rights and remedies, in addition to those allowed by law or in equity, any one or more of
which may be exercised without further notice to Tenant: 

        (a)   Terminate
this Lease by giving Tenant notice of termination, in which event this Lease shall expire and terminate on the date specified in such notice of termination and
all rights of Tenant under this Lease and in and to the Leased Premises shall terminate. Tenant shall remain liable for all obligations under this Lease arising up to the date of such termination, and
Tenant shall surrender the Leased Premises to Landlord on the date specified in such notice. Furthermore, Tenant shall be liable to Landlord for the unamortized balance of any Tenant improvement
allowance and brokerage fees paid in connection with the Lease. 

        (b)   Without
terminating this Lease, and with or without notice to Tenant, re-enter the Leased Premises and cure any default of Tenant, and Tenant shall reimburse
Landlord as Additional Rent for any costs and expenses which Landlord thereby incurs; and Landlord shall not be liable to Tenant for any loss or damage which Tenant may sustain by reason at Landlord's
action. 

        (c)   Terminate
this Lease as provided in subparagraph (a) above and recover from Tenant all damages Landlord may incur by reason of Tenant's default, including,
without limitation, an amount which, at the date of such termination is equal to the sum of the following: (i) the value of the excess, if any, discounted at the prime rate of interest (as
reported in the Wall Street Journal), of (A) the Minimum Annual Rent, Additional Rental and all other sums that would have been payable hereunder
by Tenant for the period for the reminder of the Lease Term had this Lease not been terminated (said period being referred to herein as the "Remaining Term"),  less (B) the aggregate reasonable
rental value of the Leased Premises for the Remaining Term, as determined by an independent, unaffiliated real
estate broker licensed in the State of Georgia who has at least ten (10) years of experience; (ii) the costs of recovering possession of the Leased Premises and all other expenses
incurred by Landlord due to Tenant's Default, including, without limitation, reasonable attorney's fees actually incurred, without regard to statutory interpretation, and the cost to prepare the
Leased Premises for re-letting (al coast and expenses set forth in this clause (ii) being referred to herein, collectively, as the "Default Damages") and (iii) the unpaid
Minimum Annual Rent and Additional Rent that accrued prior to the date of termination, plus any interest and late fees due hereunder and any other sums of money and damages owing on the date of
termination by Tenant to Landlord under this Lease or in connection with the Leased Premises (all amounts set forth in this clause (iii) being referred to herein, collectively, as the "Prior
Obligations"). The amount as calculated above shall be deemed immediately due and payable. Landlord and Tenant acknowledge and agree that the payment of the amount set forth in clause (i) above
shall not be deemed a penalty, but shall merely constitute payment of liquidated damages, it being understood that actual damages to Landlord are extremely difficult, if not impossible, to ascertain.
Tenant expressly acknowledges and agrees that the liabilities and remedies specified in this subparagraph (c) shall survive the termination of this Lease. 

        (d)   Intentionally
Omitted 

        (e)   Without
terminating this Lease, terminate Tenant's right to possession of the Leased Premises as of the date of Tenant's Default, and thereafter (i) neither
Tenant nor any person claiming under or through Tenant shall be entitled in possession of the Leased Premises, and Tenant shall immediately surrender the Leased Premises to Landlord; and
(ii) Landlord may re-enter the Leased Premises and dispossess Tenant and any other occupants of the Leased Premised by any lawful means and may remove their effects, without
prejudice to any other remedy which Landlord may have. Thereafter, Landlord may, but shall not be obligated to, re-let all or any part of the Leased Premises as the agent of Tenant for a
term different from that which would otherwise have constituted the balance of the Lease Term and for rent and on terms and 

12

 

conditions
different from those contained herein, whereupon Tenant shall be obligated to pay to Landlord as liquidated damages the difference between the rent provided for herein and that provided for
in any lease covering a subsequent re-letting of the Leased Premises, for the Remaining Term, together with all Default Damages. Neither the filing of a dispossessory proceeding nor an
eviction of personalty in the Leased Premises shall be deemed to terminate the Lease. 

        (f)    Allow
the Leased Premises to remain unoccupied and collect rent from Tenant as it comes due; provided, however, that to the extent required by applicable law. Landlord
shall use reasonable efforts to mitigate its damages. 

        (g)   Sue
for injunctive relief or to recover damages for any loss resulting from the Default. 

 
 

          Section 13.03.    Landlord's Default and Tenant's Remedies.     Landlord shall be in default if it fails
to perform any term, condition, covenant or obligation required under this Lease for a period of thirty (30) days
after written notice thereof from Tenant to Landlord; provided, however, that if the term, condition, covenant or obligation to be performed by Landlord is such that it cannot reasonably be performed
within thirty (30) days, such default shall be deemed to have been cured if Landlord commences such performance within said thirty-day period and thereafter diligently undertakes to
complete the same. Upon the occurrence of any such default, Tenant may sue for injunctive relief or to recover damages for any loss directly resulting from the breach, but Tenant shall not be entitled
to terminate this Lease or withhold, offset or abate any sums due hereunder. As to Landlord's maintenance and repair obligations hereunder, if Landlord has not cured or commenced to cure a maintenance
or repair default set forth in said notice from Tenant within said 30 day period (or such lesser time as is reasonable under the circumstances in the event of imminent danger to persons or
property), Tenant may undertake all reasonable action to cure Landlord's failure of performance. If Tenant elects to cure said default, Tenant shall, prior to commencement of said work, provide to
Landlord a specific description of the work to be performed by Tenant and the names of Tenant's contractor. Any materials used shall be of equal or better quality than currently exists in the Building
and Tenant's contractor shall be adequately insured and of good reputation. Landlord agree to reimburse Tenant on demand for all reasonable, third party out-of-pocket expenses
incurred by Tenant in connection therewith provided that Tenant delivers to Landlord adequate bills or other supporting evidence substanding said cost. 

 
 

           Section 13.04.    Limitation of Landlord's Liability.     If Landlord shall fail to perform any term,
condition, covenant or obligation required to be performed by it under this Lease and if Tenant shall, as a
consequence thereof, recover a money judgment against Landlord. Tenant agrees that it shall look solely to Landlord's right, title and interest in and to the Building (including the net proceeds
thereof) for the collection of such judgment; and Tenant further agrees that no other assets of Landlord shall be subject to levy, execution or other process for the satisfaction of Tenant's judgment. 

 
 

           Section 13.05.    Nonwaiver of Defaults.     Neither party's failure or delay in exercising any of its
right or remedies or other provisions of this Lease shall constitute a waiver thereof or affect its
right thereafter to exercise or enforce such right or remedy or other provision. No waiver of any default shall be deemed to be a waiver of any other default. Landlord's receipt of less than the full
rent due shall not be construed to be other than a payment on account of rent then due, nor shall any statement on Tenant's check or any letter accompanying Tenant's check be deemed on accord and
satisfaction. No act or omission by Landlord or its employees or agents during the Lease Term shall be deemed an acceptance of a surrender of the Leased Premises, and no agreement to accept such a
surrender shall be valid unless in writing and signed by Landlord. 

 
 

           Section 13.06.    Attorney's Fees.     If either party defaults in the performance or observance of any
of the terms, conditions, covenants or obligations contained in this Lease and the
non-defaulting party obtains a judgment against the defaulting party, then the defaulting party agrees to reimburse the 

13

 

non-defaulting
party for reasonable attorneys' fees actually incurred in connection therewith, without regard to statutory interpretation. In addition, if a monetary Default shall occur
and Landlord engages outside counsel to exercise its remedies hereunder, and then Tenant cures such monetary Default, Tenant shall pay to Landlord, on demand, all expenses incurred by Landlord as a
result thereof, including reasonable attorneys' fees, court costs and expenses actually incurred, without regard to statutory interpretation. 

ARTICLE 14—LANDLORD'S RIGHT TO RELOCATE TENANT  

Intentionally
Omitted 

ARTICLE 15—TENANT'S RESPONSIBILITY REGARDING

ENVIRONMENTAL LAWS AND HAZARDOUS SUBSTANCES  

 
 
        Section 15.01.    Environmental Definitions.     

        (a)   "Environmental
Laws" shall mean all present or future federal, state and municipal laws, ordinances, rules and regulations applicable to the Environmental and ecological
condition of the Leased Premises, and the rules and regulations of the Federal Environmental Protection Agency and any other federal, state or municipal agency or governmental board or entity having
jurisdiction over the Leased Premises. 

        (b)   "Hazardous
Substances" shall mean those substances included within the definitions of "hazardous substances," "hazardous materials," "toxic substances," "solid waste" or
"infectious waste" under Environmental Laws and petroleum products. 

 
 

           Section 15.02.    Restrictions on Tenant.     Tenant shall not cause or permit the use, generation,
release, manufacture, refining, production, processing, storage or disposal of any Hazardous Substances on,
under or about the Leased Premises, or the transportation to or from the Leased Premises of any Hazardous Substances, except as necessary and appropriate for its Permitted Use in which case the use,
storage or disposal of such Hazardous Substances shall be performed in compliance with the Environmental Laws and the highest standards prevailing in the industry. 

 
 

           Section 15.03.    Notices, Affidavits, Etc.     Tenant shall immediately (a) notify Landlord of
(i) any violation by Tenant, its employees, agents representatives, customers, invitees or
contractors of any Environmental Laws on, under or about the Leased Premises, or (ii) the presence or suspected presence of any Hazardous Substances on, under or about the Leased Premises, and
(b) deliver to Landlord any notice received by Tenant relating to (a)(i) and (a)(ii) above from any source. Tenant shall execute affidavits, representations and the like within
ten (10) days of Landlord's request therefor concerning Tenant's best knowledge and belief regarding the presence of any Hazardous Substances on, under or about the Leased Premises. 

 
 

           Section 15.04.    Tenant's Indemnification.     Tenant shall indemnify Landlord and Landlord's managing
agent from any and all claims, losses, liabilities, costs, expenses and damages, including attorneys'
fees, costs of testing and remediation costs, incurred by Landlord in connection with any breach by Tenant of its obligations under this  Article 15. The covenants and obligations under this
Article 15 shall survive the
expiration or earlier termination of this Lease. 

 
 

           Section 15.05.    Existing Conditions.     Notwithstanding anything contained in this Article 15 to the contrary, Tenant shall not have any liability
to Landlord under this Article 15, resulting from any conditions existing, or events occurring, or any Hazardous Substances existing or
generated, at, in, on, under or in connection with the Leased Premises prior to the Commencement Date of this Lease (or any earlier occupancy of the Leased Premises by Tenant) except to the extent
Tenant exacerbates the same. 

14

 

 
 

           Section 15.06.    Landlord's Representations Regarding Existing Conditions.     Landlord represents
that (a) to Landlord's best knowledge, Landlord has not treated, stored or disposed of any Hazardous Substances upon or within the
Building or Outside Areas, and (b) to Landlord's actual knowledge, no predecessor owner of the Building or Outside Areas has treated, stored or disposed of any Hazardous Substances upon or
within the Building or Outside Areas. 

ARTICLE 16—MISCELLANEOUS  

 
 
        Section 16.01.    Benefit of Landlord and Tenant.     This Lease shall inure to the benefit of and be binding
upon Landlord and Tenant and their respective successors and assigns. 

 
 

           Section 16.02.    Governing Law.     This Lease shall be governed in accordance with the laws of the
State where the Building is located. 

 
 

           Section 16.03.    Force Majeure.     Landlord and Tenant (except with respect to the payment of any
monetary obligation) shall be excused for the period of any delay in the performance of any
obligation hereunder when such delay is occasioned by causes beyond its control, including but not limited to work stoppages, boycotts, slowdowns or strikes; shortages of materials, equipment, labor
or energy; unusual weather conditions; or acts or omissions of governmental or political bodies. 

 
 

           Section 16.04.    Examination of Lease.     Submission of this Instrument by Landlord to Tenant for
examination or signature does not constitute an offer by Landlord to lease the Leased Premises. This Lease
shall become effective, if at all, only upon the execution by and delivery to both Landlord and Tenant. Execution and delivery of this Lease by Tenant to Landlord constitutes an offer to lease the
Leased Premises on the terms contained herein. 

 
 

           Section 16.05.    Indemnification for Leasing Commissions.     The parties hereby represent and warrant
that the only real estate brokers involved in the negotiation and execution of this Lease are the Brokers and that no
other party is entitled, as a result of the actions of the respective party, to a commission or other fee resulting from the execution of this Lease. Each party shall indemnify the other from any and
all liability for the breach of this representation and warranty on its part and shall pay any compensation to any other broker or person who may be entitled therein. Landlord shall pay any
commissions due Brokers based on this Lease pursuant to separate agreements between Landlord and Brokers. 

 
 

           Section 16.06.    Notices.     Any notice required or permitted to be given under this Lease or by law
shall be deemed to have been given if it is written and delivered in person or by
overnight courier or mailed by certified mail, postage prepaid, to the party who is to receive such notice at the address specified in  Section 1.01(1). If sent by overnight courier, the notice
shall be deemed to have been given one (l) day after sending. If mailed, the
notice shall be deemed to have been given on the date that is three (3) business days following mailing. Notwithstanding the foregoing, for purposes of determining a party's response period
with respect to any notice delivered hereunder, such response period shall not commence until the date that actual delivery of the notice that triggers such response period is attempted. Either party
may change its address by giving written notice thereof to the other party. 

 
 

          Section 16.07.    Partial Invalidity; Complete Agreement.     If any provision of this Lease shall be
held to be invalid, void or unenforceable, the remaining provisions shall remain in full force and effect. This Lease
represents the entire agreement between Landlord and Tenant covering everything agreed upon or understand in this transaction. There are no oral promises, conditions, representations, understandings,
interpretations or terms of any kind as conditions or inducements to the execution hereof or in effect between the parties. No change or addition shall be made to this Lease except by a written
agreement executed by Landlord and Tenant. 

 
 

           Section 16.08.    Financial Statements.     During the Lease Term and any extensions thereof, Tenant
shall provide to Landlord, within ten (10) days following Landlord's request, a copy of Tenant's
most 

15

 

recent
financial statements. Such financial statements shall be signed by Tenant or an officer of Tenant, if applicable, who shall attest to the truth and accuracy of the information set forth in such
statements, and, to the extent available, shall be certified and audited. All financial statements provided by Tenant to Landlord hereunder shall be prepared in conformity with generally accepted
accounting principles, consistently applied. 

 
 

           Section 16.09.    Representations and Warranties.     

        (a)   Tenant
hereby represents and warrants that (i) Tenant is duly organized, validly existing and in good standing (if applicable) in accordance with the laws of the
State under which it was organized; (ii) Tenant is authorized to do business in the State where the Building is located; and (iii) the individual(s) executing and delivering this Lease
on behalf of Tenant has been properly authorized to do so, and such execution and delivery shall bind Tenant to its terms. 

        (b)   Landlord
hereby represents and warrants that (i) Landlord is duly organized, validly existing and in good standing (if applicable) in accordance with the laws of
the State under which it was organized; (ii) Landlord is authorized to do business in the State where the Building is located; and (iii) the individual(s) executing and delivering this
Lease on behalf of Landlord has been properly authorized to do so, and such execution and delivery shall bind Landlord to its terms. 

 
 

           Section 16.10.    Signage.     Tenant, at Tenant's sole cost and expense, shall have the right to
install signage fronting on Interstate I-85 (the "Sign"), which shall include
Tenant's name and/or logo, provided that said Sign and Tenant's installation thereof compiles with all laws, rules, regulations, ordinances and covenants encumbering the Building. The precise
location, size, materials, coloring, lettering, lighting and method of installation of the Sign shall be subject to Landlord's prior approval. Tenant shall maintain, repair, and if necessary, replace
the Sign at Tenant's sole cost expense. On or before the expiration or earlier termination of this Lease, Tenant shall be responsible for removing the Sign and returning the surrounding premises to
their original condition. Tenant shall place no other signage on the exterior of the Leased Premises without the prior written consent of Landlord. Any signs not in conformity with the Lease may be
immediately removed by Landlord. 

 
 

           Section 16.11.    Parking.     Tenant shall be entitled to the exclusive use of all of the parking
spaces located within the Outside Areas; provided, however, that Landlord shall have no
obligation to police or monitor the use of such parking spaces. No vehicle may be required or serviced in the parking area and any vehicle brought into the parking area by Tenant, or any of Tenant's
employees, contractors or invitees, and deemed abandoned by Landlord will be towed and all costs thereof shall be borne by the Tenant. There shall be on parking permitted on any of the streets or
roadways located within the Park. 

 
 

           Section 16.12.    Consent.     Where the consent of a party is required, such consent will not be
unreasonably withheld. 

 
 

          Section 16.13.    Time.     Time is of the essence of each term and provision of this Lease. 

 
 

           Section 16.14.    Usufruct.     Tenant's interest in the Leased Premises is a usufruct, not subject to
levy and sale, and not assignable by Tenant except as expressly set forth herein. 

(SIGNATURES
CONTAINED ON FOLLOWING PAGE) 

16

 

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

	Signed, sealed and delivered us to Landlord, in the presence of:	 	LANDLORD:
	

 	
 	

DUGAN FINANCING, L.L.C., a Delaware limited liability company
	

 Unofficial Witness	
 	

 	
 	

By:	
 	

Dugan Realty, L.L.C., its sole member
	

 	
 	

 	
 	

 	
 	

By:	
 	

Duke Realty Limited Partnership, its manager
	

/s/ Beth Babigian
 Notary Public	
 	

 	
 	

 	
 	

 	
 	

By:	
 	

Duke Realty Corporation, its general partner
	

[SEAL]	
 	

By:	
 	

/s/ J. Samuel O'Briant

	 	 	 	 	 	 	 	 	 	 	Name:	 	J. Samuel O'Briant

	 	 	 	 	 	 	 	 	 	 	Title:	 	SVP

	

Signed, sealed and delivered as to Tenant, in the presence of:	
 	

TENANT:

DATAPATH, INC., a Georgia corporation
	

/s/ Illegible
	
 	

 	
 	

 	
 	

 	
 	

 	
 	

By:	
 	

/s/ Ken Vines

	Unofficial Witness	 	 	 	 	 	 	 	 	 	Name:	 	Ken Vines

	 	 	 	 	 	 	 	 	 	 	Title:	 	CFO

	/s/ Illegible
 Notary Public	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	Attest:	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	

	 	 	 	 	 	 	 	 	 	 	Name:	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	

	 	 	 	 	 	 	 	 	 	 	Title:	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	

MY
COMMISSION EXPIRES NOV. 23, 2008 

17

  

 
 

Exhibit A—Leased Premises    
    

[GRAPHIC]

1

 
 
 

EXHIBIT A-1    
    
    OUTSIDE AREAS    
    

[GRAPHIC]

2

 
 
 

LICENSE AGREEMENT    
    

	DATE:	 	1/18, 2005
	

TO:	
 	

DATAPATH, INC., a Georgia corporation ("Licensee").
	

FROM:	
 	

DUGAN FINANCING, L.L.C., a Delaware limited liability company ("Licensor").
	

RE:	
 	

Use of approximately 30,000 rentable square feet of space located within 2450 Satellite Boulevard, Duluth, Georgia 30096 (the "Premises"), as shown on Exhibit A attached hereto and made a part of
this License Agreement (this "Agreement").

 
 

           1.    Grant of License.     For and in consideration of Ten and No/100 Dollars ($10.00) and other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Licensor hereby grants Licensee a license to use the Premises for warehousing, manufacturing, distribution and storage of telecommunications equipment and related purposes.
Notwithstanding the foregoing, however, Licensee agrees that prior to February 13, 2005, Licensee will have no right to construct or install any improvements within that portion of the Premises
labeled "Restricted Area" on Exhibit B attached hereto and made a part hereof. It is understood that this Agreement does not constitute a lease
and does not entitle Licensee to possession of the Premises, but is merely authorization to use the Premises for the purpose stated hereinabove. Throughout the term of this Agreement, Tenant shall
maintain the Premises in a clean and orderly condition. Upon the expiration or earlier termination of this Agreement, Licensee shall return the Premises to Licensor in the same condition as exists as
of the date of this Agreement. 

 
 

          2.    Term.     This Agreement shall commence as of January 10, 2005 and shall continue through and
including the date immediately preceding the "Commencement Date" under
that certain Lease between Landlord and Tenant dated 1-18-2005, pursuant to which Licensee shall lease all of the building located at 2450 Satellite Boulevard, Duluth, Georgia
30096. Notwithstanding the foregoing, if Licensee defaults in its obligations under this Agreement, Licensor shall have the right to terminate this Agreement immediately. Without limiting the
foregoing, however, prior to January 15, 2004, Licensee shall have the right to access the Premises only between the hours of 8 a.m. and 6 p.m., EST. 

 
 

          3.    Intentionally Omitted     

 
 

           4.    Release.     All of Licensee's trade fixtures, merchandise, inventory and all other personal property
in or about the Premises or common areas related thereto, which is deemed
to include the trade fixtures, merchandise, inventory and personal property of others located in or about the Premises or common areas related thereto at the invitation, direction or acquiescence
(express or implied) of Licensee (all of which property shall be referred to herein, collectively, as "Licensee's Property"), shall be and remain at Licensee's sole risk. Licensor shall not be liable
to Licensee or to any other person for and Licensee hereby releases Licensor from (a) any and all liability for theft or damage to Licensee's Property, and (b) any and all liability for
any injury to Licensee or its employees, agents, contractors, guests and invitees in or about the Premises or the common areas related thereto, except to the extent caused directly by the negligence
or willful misconduct of Licensor, its agents, employees or contractors. This Section 4 shall survive the expiration or earlier termination of
this Agreement. 

3

 

 
 

           5.    Insurance.     Licensee, at its own expense, shall provide and keep in force Commercial General
Liability Insurance, naming Licensor and Fuji (as defined below) as additional
insureds, covering the Premises and Licensee's use thereof against claims for bodily injury or death and property damage, which insurance shall provide coverage on an occurrence basis with a per
occurrence limit of not less than $3,000,000, and with general aggregate limits of not less than $3,000,000 for each policy year, which limits may be satisfied by any combination of primary and excess
or umbrella per occurrence policies. In addition, Licensee shall carry Special Form Insurance in the amount of the full replacement cost of Licensee's Property. 

 
 

           6.    Access.     Licensee hereby grants Fuji Photo Film U.S.A., Inc. ("Fuji") a license to access that
portion of the Premises labeled "Fuji Access Areas" on  Exhibit B hereto for the purpose of storage and removal of Fuji's fixtures and personally from the building in which the Premises are located,
and for no other purpose (the "Fuji License"). Licensee acknowledges and agrees with it will use reasonable efforts to cooperate with Fuji in connection with its use and enjoyment of the Fuji License.
Licensee shall protect, defend, indemnify and hold Fuji, its agents, employees and contractors harmless from and against any and all claims, damages, demands, penalties, costs, liabilities, losses,
and expenses (including reasonable attorneys' fees and expenses actually incurred, without regard to statutory interpretation) to the extent arising out of relating to any act, omission, negligence,
or willful misconduct of Licensee or Licensee's agents, employees, contractors, customers or invitees in or about the Premises. 

 
 

          7.    Indemnity.     Licensee shall protect, defend, indemnify and hold Licensor, its agents, employees and
contractors harmless from and against any and all claims, damages, demands,
penalties, costs, liabilities, losses, and expenses (including reasonable attorneys' fees and expenses actually incurred, without regard to statutory interpretation) to the extent (i) arising
out of or relating to any act, omission, negligence, or willful misconduct of Licensee or Licensee's agents, employees, contractors, customers or invitees in or about the Premises, (ii) arising
out of or relating to any of Licensee's Property, or (iii) arising out of any other act or occurrence within the Premises, in all such cases except to the extent caused directly by the
negligence or willful misconduct of Licensor, its agents, employees or contractors. This Section 7 shall survive the expiration or earlier
termination of this Agreement. 

 
 

           8.    Waiver of Subrogation.     Notwithstanding anything contained in this Agreement to the contrary,
Licensor and Licensee hereby waive any rights each may have against the other on account of
any loss of or damage to their respective property, the Premises, its contents, or other portions of the building or common areas related thereto arising from any risk which is insured against (or
required to be insured against) by a party hereto. 

 
 

           9.    Existing Tenant.     Licensee acknowledges that as of the date of this Lease, Fuji Photo Film U.S.A.,
 Inc. (the "Existing Tenant") is the tenant currently occupying the
Premises pursuant to a lease between Licensor and the Existing Tenant (the "Existing Lease"). Upon execution of this Agreement by both Licensee and Licensor, Licensor agrees to enter into an amendment
to the Existing Lease pursuant to which the Existing Tenant will surrender the Premises effective on or before January 10, 2005 (the "Existing Lease Termination Date"). Licensor agrees to use
reasonable good faith efforts to cause the Existing Tenant to vacate the Premises on or before the Existing Lease Termination Date. To the extent that the Existing Tenant refuses or fails to vacate
the Premises on or before the Existing Tenant Termination Date, such refusal or failure to vacate shall not in any way affect the obligation of Licensee hereunder except that the commencement of the
term of this Agreement shall be postponed to the extent that the Existing Tenant delays in vacating the Premises. 

4

 
2450 Satellite Blvd.  

 Exhibit A  

[GRAPHIC]

5

 

Datapath—AR analysis  

2005 Monthly Charges 

	Category
 
	 	Charge
	 	Per Square Foot

	Base Rent	 	$	37,458.91	 	$	4.37
	CAM	 	$	4,200.20	 	$	0.49
	Insurance	 	$	342.87	 	$	0.04
	Taxes	 	$	3,600.17	 	$	0.42
	 	 	
	 	

	 	 	$	45,602.15	 	$	5.32
	 	 	
	 	

        Invoice
# 11050099 Breakdown 

	 
	 	Effective Dates
	 	Charges
	 	 

	Base Rent	 	5/12/05-5/31/05	 	$	—	 	Free Rent
	Base Rent	 	6/1/05-6/30/05	 	$	—	 	Free Rent
	Base Rent	 	7/1/05-7/31/05	 	$	—	 	Free Rent
	Base Rent	 	8/1/05-8/11/05	 	$	—	 	Free Rent
	Base Rent	 	8/12/05-8/31/05	 	$	24,167.04	 	(Pro-rated charge for 20 days in August)
	Base Rent	 	9/1/05-9/31/05	 	$	37,458.91	 	(Full month of Base Rent)
	

CAM	
 	

5/12/05-5/31/05	
 	
$	

—	
 	

Free Rent
	CAM	 	6/1/05-6/30/05	 	$	—	 	Free Rent
	CAM	 	7/1/05-7/31/05	 	$	—	 	Free Rent
	CAM	 	8/1/05-8/11/05	 	$	—	 	Free Rent
	CAM	 	8/12/05-8/31/05	 	$	2,709.81	 	(Pro-rated charge for 20 days in August)
	CAM	 	9/1/05-9/31/05	 	$	4,200.20	 	(Full month of Base Rent)
	

Insurance	
 	

5/12/05-5/31/05	
 	
$	

—	
 	

Free Rent
	Insurance	 	6/1/05-6/30/05	 	$	—	 	Free Rent
	Insurance	 	7/1/05-7/31/05	 	$	—	 	Free Rent
	Insurance	 	8/1/05-8/11/05	 	$	—	 	Free Rent
	Insurance	 	8/12/05-8/31/05	 	$	221.21	 	(Pro-rated charge for 20 days in August)
	Insurance	 	9/1/05-9/31/05	 	$	342.87	 	(Full month of Base Rent)
	

Tax	
 	

5/12/05-5/31/05	
 	
$	

—	
 	

Free Rent
	Tax	 	6/1/05-6/30/05	 	$	—	 	Free Rent
	Tax	 	7/1/05-7/31/05	 	$	—	 	Free Rent
	Tax	 	8/1/05-8/11/05	 	$	—	 	Free Rent
	Tax	 	8/12/05-8/31/05	 	$	2,322.60	 	(Pro-rated charge for 20 days in August)
	Tax	 	9/1/05-9/31/05	 	$	3,600.17	 	(Full month of Base Rent)
	 	 	 	 	
	 	 
	 	 	Total Invoice	 	$	75,022.90	 	 
	

 	
 	

PLUS: October Rent	
 	
$	

45,602.15	
 	

 
	 	 	LESS: Paid	 	$	(40,328.10	)	(Check #21572)
	 	 	
	 	 
	 	 	Total Past Due	 	$	80,296.86	 	 

6

QuickLinks

Exhibit 10.8

LEASE

ARTICLE 1—LEASE OF PREMISES

Section 1.01. Basic Lease Provisions and Definitions.

ARTICLE 2—TERM AND POSSESSION

Section 3.02. Annual Rental Adjustment Definitions.

Section 3.04. Late Charges.

ARTICLE 4—SECURITY DEPOSIT

ARTICLE 5—OCCUPANCY AND USE

Section 5.01. Use.

Section 5.02. Covenants of Tenant Regarding Use.

Section 5.03. Landlord's Rights Regarding Use.

ARTICLE 6—UTILITIES

ARTICLE 7—REPAIRS, MAINTENANCE AND ALTERATIONS

Section 7.01. Repair and Maintenance of Building.

Section 7.02. Repair and Maintenance of Leased Premises.

Section 7.03. Alterations.

ARTICLE 8—INDEMNITY AND INSURANCE

Section 8.01. Release.

Section 8.02. Indemnification by Tenant.

Section 8.03. Indemnification by Landlord.

Section 8.04. Tenant's Insurance.

Section 8.05. Landlord's Insurance.

Section 8.06. Waiver of Subrogation.

Section 11.01. Assignment and Sublease.

Section 11.02. Permitted Transfer.

Section 12.01. Sale of the Building.

Section 12.02. Estoppel Certificate.

Section 12.03. Subordination.

Section 13.01. Default.

Section 13.02. Remedies.

Section 13.03. Landlord's Default and Tenant's Remedies.

Section 13.04. Limitation of Landlord's Liability.

Section 13.05. Nonwaiver of Defaults.

Section 13.06. Attorney's Fees.

Section 15.01. Environmental Definitions.

Section 15.02. Restrictions on Tenant.

Section 15.03. Notices, Affidavits, Etc.

Section 15.04. Tenant's Indemnification.

Section 15.05. Existing Conditions.

Section 15.06. Landlord's Representations Regarding Existing Conditions.

Section 16.01. Benefit of Landlord and Tenant.

Section 16.02. Governing Law.

Section 16.03. Force Majeure.

Section 16.04. Examination of Lease.

Section 16.05. Indemnification for Leasing Commissions.

Section 16.06. Notices.

Section 16.07. Partial Invalidity; Complete Agreement.

Section 16.08. Financial Statements.

Section 16.09. Representations and Warranties.

Section 16.10. Signage.

Section 16.11. Parking.

Section 16.12. Consent.

Section 16.13. Time.

Section 16.14. Usufruct.

Exhibit A—Leased Premises

EXHIBIT A-1 OUTSIDE AREAS

LICENSE AGREEMENT

1. Grant of License.

2. Term.

3. Intentionally Omitted

4. Release.

5. Insurance.

6. Access.

7. Indemnity.

8. Waiver of Subrogation.

9. Existing Tenant.QuickLinks
 -- Click here to rapidly navigate through this document

 
 

Exhibit 10.9    
    
    EXECUTION VERSION    
    

 
 

SATELLITE PLACE OFFICE BUILDING    
    
    LEASE SUMMARY    
    

	LANDLORD:	 	Satellite 800 Owner Corp.,

c/o Crescent Resources, LLC

400 South Tryon Street

Suite 1300

Charlotte, North Carolina 28202

Attention: Regional Vice President

Telephone: (704) 382-8009

Facsimile: (704) 382-6385
	

TENANT:	
 	

Datapath, Inc.

3095 Satellite Boulevard

Building 800

Duluth, Georgia 30096

Attention: Chief Financial Officer
	

LEASE EXECUTION DATE:	
 	

January 19, 2006
	

PREMISES:	
 	

The portions of the building known as Suites 400, 500 and 600, as said space is shown on the floor plan attached hereto as Exhibit B.
	

PREMISES NET RENTABLE AREA:	
 	

Approximately 70,223 square feet.
	

PREMISES NET USABLE AREA:	
 	

Approximately 64,307 square feet.
	

BUILDING:	
 	

Six (6) story office building known as 800 Satellite Place located on the Land at 3095 Satellite Boulevard, Building 800, Duluth, Georgia 30096.
	

BUILDING NET RENTABLE AREA:	
 	

Approximately 132,864 square feet.
	

TENANT'S PROPORTIONATE SHARE:	
 	

53%
	

LAND:	
 	

That certain tract or parcel of land located in Duluth, Georgia, and described on Exhibit A-1 attached hereto and incorporated herein by reference.
	

PROJECT:	
 	

The Land and all improvements thereon, including the Building.
	

COMPLEX:	
 	

That certain complex of land and buildings, including the Land, the Building and the Common Areas, and designated by Landlord as "Satellite Place" as described on Exhibit A-2 attached hereto and
incorporated herein by reference, or that portion of the Complex owned by Landlord or its Affiliates at the relevant time during the Term of this Lease.
	 	 	 

	

LEASE TERM:	
 	

Seventy-two and one half (721/2) months, beginning on the Commencement Date and ending on the Expiration Date, unless this Lease is sooner terminated as provided herein. See Special Stipulations for Extension
Option.
	

COMMENCEMENT DATE:	
 	

March 1, 2006, as same may be extended pursuant to Paragraph 3 herein.
	

EXPIRATION DATE:	
 	

The day immediately preceding the seventy-second and one half (721/2) month anniversary of the Commencement Date; provided, however, if the Commencement Date is any day other than the first day of a calendar month, the
Expiration Date shall be extended automatically through the last day of the calendar month in which the seventy-second and one half (721/2) month anniversary of the Commencement Date occurs. Additionally, the Expiration Date
is subject to extension pursuant to Paragraph 3 herein.
	

BASE RENTAL:	
 	

 

	 
	 	Lease Period

(Months)
	 	Base Rental Per

Premises Net Rentable Area
	 	Annual Base Rental
	 	Monthly Base Rental

	 	 	*1-12	 	$	18.50	 	$	1,299,125.50	 	$	108,260.46
	 	 	13-24	 	$	18.96	 	$	1,331,428.08	 	$	110,952.34
	 	 	25-36	 	$	19.44	 	$	1,364,713.78	 	$	113,726.15
	 	 	37-48	 	$	19.92	 	$	1,398,543.71	 	$	116,545.31
	 	 	49-60	 	$	20.42	 	$	1,433,953.66	 	$	119,496.14
	 	 	61-73	 	$	20.93	 	$	1,469,812.50	 	$	122,483.54
	

 	
 	

	 	 	*	Notwithstanding anything contained herein to the contrary, Tenant shall be entitled to an abatement of Base Rental during the first two hundred forty (240) days (the "Abatement Period") of the initial Lease Term
commencing on the Commencement Date in the amount of $108,260.46 per month for a total of $866,083.68 (the "Abatement"). In the event of a default by Tenant under this Lease during the Lease Term past any applicable notice and cure periods, resulting
in termination of this Lease or Tenant's right of possession or both, the then unamortized portion of the Abatement (assuming that the Abatement is amortized on a straight-line basis over the initial Lease Term) shall be revoked, shall be null and
void and Tenant shall immediately repay to Landlord all such unamortized Abatement.

	BASIC COSTS EXPENSE STOP:	 	The Basic Costs incurred by Landlord in 2006.
	

ELECTRICAL EXPENSE STOP:	
 	

Sixty cents ($0.60) multiplied by the Premises Net Rentable Area.
	

ADVANCE BASE RENTAL PAYMENT:	
 	

One Hundred Eight Thousand Two Hundred Sixty and Forty Six/100 Dollars ($108,260.46).
	

SECURITY DEPOSIT:	
 	

One Hundred Eight Thousand Two Hundred Sixty and 46/100 Dollars ($108,260.46) to be delivered in the manner and form specified in Section 29 hereof.
	

TENANT IMPROVEMENTS ALLOWANCE:	
 	

Up to Two Million Ninety-Two Thousand and 00/100 Dollars ($2,092,000.00).
	

TENANT'S BROKER:	
 	

Lavista Associates, Inc.
	

LANDLORD'S BROKER:	
 	

Crescent Resources, LLC.

        The
foregoing summary (the "Lease Summary") is hereby incorporated into and made a part of the Lease Agreement. In the event, however, of a conflict between the terms of the Lease
Summary and the terms of the Lease Agreement, the latter shall control. 

	Initial: /s/ Illegible	 	(For Landlord)	 	 
	Initial: /s/ Illegible	 	(For Tenant)	 	 

  

 
 

TABLE OF CONTENTS    
    

	Paragraph
 
	 	Description
	 	Page

	1.	 	Definitions	 	1
	2.	 	Lease Grant	 	6
	3.	 	Lease Term	 	6
	4.	 	Use	 	8
	5.	 	Base Rental	 	9
	6.	 	Adjustments to Base Rental	 	10
	7.	 	Adjustments for Increases in Basic Costs	 	10
	8.	 	Services to Be Furnished by Landlord	 	18
	9.	 	Construction of Improvements	 	22
	10.	 	Maintenance and Repair by Landlord	 	23
	11.	 	Maintenance and Repair by Tenant	 	24
	12.	 	Alterations by Tenant	 	26
	13.	 	Use of Electrical Services by Tenant	 	27
	14.	 	Graphics and Signage	 	28
	15.	 	Parking	 	30
	16.	 	Compliance with Laws	 	32
	17.	 	Building Rules and Regulations	 	33
	18.	 	Entry by Landlord	 	33
	19.	 	Assignment and Subletting	 	34
	20.	 	Liens	 	38
	21.	 	Landlord's Insurance	 	39
	22.	 	Tenant's Insurance	 	40
	23.	 	Tenant's Indemnity	 	43
	24.	 	Waiver of Subrogation	 	44
	25.	 	Casualty	 	44
	26.	 	Condemnation	 	46
	27.	 	Damages from Certain Causes	 	47
	28.	 	Events of Default/Remedies	 	48
	29.	 	Security Deposit; Letter of Credit	 	53
	30.	 	Peaceful Enjoyment	 	56
	31.	 	Holding Over	 	56
	32.	 	Subordination to Deed to Secure Debt and Subordination Agreements	 	57
	33.	 	Estoppel Certificate	 	60
	34.	 	Attorneys' Fees	 	61
	35.	 	No Implied Waiver	 	61
	36.	 	Notices	 	61
	37.	 	Force Majeure	 	64
	38.	 	Transfers by Landlord	 	64
	39.	 	Commissions	 	65
	40.	 	Hazardous Materials	 	65
	41.	 	[Intentionally Deleted]	 	67
	42.	 	Subordination of Landlord's Lien	 	67
	43.	 	Surrender of Premises	 	67
	44.	 	Miscellaneous Provisions	 	68
	45.	 	Special Stipulations	 	74
	46.	 	[Intentionally Deleted]	 	75
	 	 	 	 	 

i

 

	47.	 	PERSONAL LIABILITY	 	75

	Exhibits
 
	 	 

	Exhibit A	 	Legal Descriptions
	Exhibit B	 	Floor Plan
	Exhibit C	 	Construction of Improvements
	Exhibit D	 	Rules and Regulations
	Exhibit E	 	Special Stipulations
	Exhibit F	 	Commencement Date Acceptance Agreement
	Exhibit G	 	Preliminary Tenant Improvement Construction Documents
	Exhibit H	 	Floor Plan showing Expansion Space

ii

 
 

LEASE AGREEMENT    
    

        THIS LEASE AGREEMENT (this "Lease") is made and entered into on the date and between the Landlord and Tenant
identified in the Lease Summary. 

 
 

W I T N E S S E T H:  
    

 1.    Definitions.  

        Capitalized terms appearing in this Lease, unless defined elsewhere in this Lease or in the Lease Summary, shall have these definitions: 

        (a)   "Additional Rent" shall mean all sums of money in addition to Base Rental which shall become due from Tenant under this
Lease, including, without limitation, Tenant's Proportionate Share of Basic Costs in excess of the Basic Costs Expense Stop, as set forth in the Lease Summary. 

        (b)   "Advance Base Rental Payment" shall have the meaning set forth in the Lease Summary. 

        (c)   "Affiliate(s)" shall mean a person or entity which (1) Controls, (2) is under the Control of, or
(3) is under common Control with, Tenant. 

        (d)   "Base Rental" during the Lease Term shall be the amount so designated in the Lease Summary, as same may be adjusted
pursuant to the terms of this Lease. 

        (e)   "Basic Costs" shall have the meaning set forth in Paragraph 7
herein, subject to adjustment as provided in Section 7 of Exhibit E hereof. 

        (f)    "Basic Costs Expense Stop" shall be as so designated in the Lease Summary. 

        (g)   "Broker" shall be the party or parties so designated in the Lease Summary. 

        (h)   "Building" shall have the meaning set forth in the Lease Summary. 

        (i)    "Building Exterior Common Areas" shall mean (A) the exterior of the Building and all of the improvements and real
property on the Land, including, without limitation, all parking areas, enclosed or otherwise, and all streets, sidewalks, signs and landscaped areas located on or within the Land; and (B) all
signs and landscaped areas located in public rights-of-way directly contiguous to the Land if and to the extent Landlord maintains such signs and landscaped areas from time to
time. 

        (j)    "Building Interior Common Areas" shall mean those areas within the Building devoted to corridors, elevator foyers,
restrooms, mechanical rooms, janitorial closets, electrical and telephone closets, vending areas, health club lockers and showers, and other similar facilities provided for the common use or benefit
of tenants generally and/or the public, including any columns and/or projections located within said areas. 

        (k)   "Building Net Rentable Area" shall have the meaning set forth in the Lease Summary. 

        (l)    "Building Shell Improvements" shall mean the Building improvements constructed or to be constructed by Landlord, at
Landlord's sole cost and expense and without applying any of the Tenant Improvements Allowance. The Building Shell Improvements are more particularly described in  Exhibit C attached hereto and
incorporated herein by reference. 

        (m)  "Business Day(s)" shall mean every calendar day of the year, excluding Saturdays, Sundays and Holidays. 

        (n)   "Commencement Date" shall mean that date set forth in the Lease Summary, as same may be adjusted pursuant to the
provisions of Paragraph 3 herein. 

        (o)   "Common Areas" shall mean the Building Interior Common Areas and the Building Exterior Common Areas. 

 

        (p)   "Controllable Expenses" shall mean those Basic Costs, the amount of which is reasonably within the control of Landlord
and expressly excluding Taxes, Insurance and utility costs. 

        (q)   "Control" shall mean direct or indirect ownership of more than fifty percent (50%) of the outstanding voting stock of a
corporation or other majority equity interest if not a corporation and the possession, directly or indirectly, of power to direct or cause the direction of the management and policy of such
corporation or other entity, whether through the ownership of voting securities, by statute or according to the provisions of a contract 

        (r)   "Complex" shall have the meaning set forth in the Lease Summary. 

        (s)   "Deed to Secure Debt" shall mean, collectively, that certain First Deed to Secure Debt and that certain Second Deed to
Secure Debt, dated as of August 30, 2005, made by Landlord in favor of Euro Hypo AG, New York Branch. 

        (t)    "Electrical Expense Stop" shall have the meaning set forth in the Lease Summary. The Electrical Expense Stop is the
component of the Basic Costs Expense Stop which covers the cost of electricity to be supplied to premises in the Building to be occupied by tenants (including the Premises) (i) to operate
lights and light fixtures therein, (ii) to operate equipment and fixtures that are connected to electrical outlets therein and (iii) to operate any HVAC system or unit that exclusively
serves such tenant premises (or any portion thereof) which is not part of the Building's main system. 

        (u)   "Expiration Date" shall have the meaning set forth in the Lease Summary. 

        (v)   "Force Majeure Matters" is defined in Paragraph 37 herein. 

        (w)  "Holidays" the following dates shall constitute "Holidays," as that term is used in this Lease: New Year's Day, Memorial
Day, Independence Day, Labor Day, Thanksgiving Day, Friday following Thanksgiving Day, and Christmas Day, and any one other day in any calendar year as specified by Landlord from time to time. If, in
the case of any specific holiday mentioned in the preceding sentence, a different day shall be observed than the respective day mentioned, then that day which constitutes the day observed by national
banks in Atlanta, Georgia on account of said holiday shall constitute the Holiday under this Lease. 

        (x)   "Land" shall mean the real property upon which the Building is situated as more particularly described on  Exhibit A-1 hereto. 

        (y)   "Lease Term" shall mean the term of this Lease as set forth in the Lease Summary. 

        (z)   "Lease Year" shall mean each consecutive twelve (12) month period during the Lease Term commencing with the
Commencement Date. 

        (aa) "Premises" shall have the meaning set forth in the Lease Summary. 

        (bb) "Premises Net Rentable Area" shall have the meaning set forth in the Lease Summary, and Landlord and Tenant agree that
the applicable figure set forth in the Lease Summary shall be conclusive. 

        (cc) "Premises Net Usable Area" shall have the meaning set forth in the Lease Summary, and Landlord and Tenant agree that the
applicable figure set forth in the Lease Summary shall be conclusive. 

        (dd) "Project" shall have the meaning set forth in the Lease Summary. 

        (ee) "Tenant Improvements" shall mean the improvements to be constructed and installed in the Premises (beyond the Building
Shell Improvements) in accordance with the Tenant 

2

 

Improvement
Construction Documents, the terms of Paragraph 9 herein and Exhibit C attached
hereto. 

        (ff)  "Tenant Improvements Allowance" shall mean the allowance to be provided by Landlord to Tenant for the construction of
the Tenant Improvements. 

        (gg) "Tenant Improvement Construction Documents" shall mean the plans and specifications for the construction of the Tenant
Improvements, which plans and specifications shall be prepared pursuant to Exhibit C attached hereto. 

        (hh) "Tenant's Proportionate Share" means that fraction, the numerator of which is the Premises Net Rentable Area and the
denominator of which is the Building Net Rentable Area, as set forth in the Lease Summary. 

 2.    Lease Grant.  

        Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, upon and subject to the covenants, agreements, provisions and conditions of this Lease,
the Premises located in the Building, together with the nonexclusive right to use all Common Areas. 

 3.    Lease Term.  

        This Lease shall continue in force during the Lease Term beginning on the Commencement Date and continuing until the Expiration Date, unless this Lease is sooner
terminated or extended to a later date under any other term or provision herein. Subject to delays resulting from Force Majeure Matters or Tenant Delay Factors (as such term is defined in  Exhibit C
hereof) Landlord will deliver the Premises to Tenant not later than the Commencement Date set forth in the Lease Summary (the "Target
Commencement Date"), with the Tenant Improvements substantially completed in accordance with the Tenant Improvement Construction Documents, as evidenced, if requested by Tenant, by a certificate of
substantial completion issued by Landlord's architect or other designated engineering representative. 

        If
Landlord for any reason whatsoever cannot deliver possession of the Premises to Tenant (with the Tenant Improvements substantially completed in accordance with the Tenant Improvement
Construction Documents) on or before the Target Commencement Date, this Lease shall not be void or voidable nor shall Landlord be liable to Tenant for any loss or damage resulting therefrom; but in
that event, Landlord shall act diligently and in good faith to complete the work that is necessary to allow Landlord to deliver the Premises to Tenant as specified above. In such case, (a) if
Landlord's failure to deliver possession of the Premises to Tenant (with the Tenant Improvements substantially completed in
accordance with the Tenant Improvement Construction Documents) by the Target Commencement Date is not the result, in whole or in part, of one or more Tenant Delay Factors, the Commencement Date shall
be adjusted to be the date when Landlord does in fact deliver possession of the Premises to Tenant as described above and (b) if Landlord's failure to deliver possession of the Premises to
Tenant (with the Tenant Improvements substantially completed in accordance with the Tenant Improvement Construction Documents) by the Target Commencement Date is the result, in whole or in part, of
one or more Tenant Delay Factors, the Commencement Date shall be the later of (i) the Target Commencement Date or (ii) the date the Tenant Improvements would have been substantially
completed in the absence of such Tenant Delay Factor(s). 

        Within
five (5) days following Tenant's occupancy of the Premises, Tenant shall execute and deliver to Landlord duplicate originals of a commencement date acceptance agreement in
the form attached to this Lease as Exhibit F (with the blanks properly completed). Subject to Landlord's approval of the information inserted by
Tenant in the blanks, Landlord shall execute the duplicate originals of the 

3

 

commencement
date acceptance agreement and shall promptly return one (1) fully executed original to Tenant. 

 4.    Use.  

        The Premises may be used only for general office space purposes and no other purposes and in accordance with all applicable laws, ordinances, rules and
regulations of governmental authorities and the Rules and Regulations attached hereto as Exhibit D and made a part hereof. Tenant covenants and
agrees that it will, at its expense, comply with all laws, ordinances, orders, directions, requirements, rules and regulations of all governmental authorities (including Federal State, county and
municipal authorities), now in force or which may hereafter be in force, which shall impose any duty upon Landlord or Tenant with respect to the use, density, occupancy or alteration of the Premises.
Tenant covenants and agrees to abide by the Rules and Regulations in all respects as now set forth and attached hereto or as hereafter promulgated by Landlord. Landlord shall have the right at all
times during the Lease Term to publish and promulgate and thereafter enforce in a non-discriminatory manner such rules and regulations or changes in the existing Rules and Regulations as
it may reasonably deem necessary to protect the tenantability, safety, operation, and welfare of the Premises, the Project and the Complex. 

 5.    Base Rental.  

        (a)   Tenant
agrees to pay during the Lease Term to Landlord, without any prior notice, setoff or deduction, except as provided herein, the Base Rental, and all such other
sums of money as shall become due hereunder as Additional Rent, all of which are sometimes herein collectively called "rent" or "Rent." Base Rental for each calendar year or portion thereof during the
Lease Term, together with any applicable adjustment thereto pursuant to Paragraph 6 herein, shall be due and payable in advance, in twelve
(12) equal installments on the first day of each calendar month during the Lease Term beginning on the Commencement Date; provided, however, as set forth in the Lease Summary and  Paragraph 5(b) herein, Base Rental for the first full calendar month during the Lease Term in which the Base Rental is due (the "Advance Base
Rental Payment") shall be due and payable upon the full execution of this Lease and shall be applied after application of the Abatement. Tenant hereby agrees to pay such Base Rental and any
adjustments thereto to Landlord at Landlord's address provided herein (or such other address as may be designated by Landlord in writing from time to time) monthly, in advance, and without demand. If
the Lease Term commences on a day other than the first day of a month or terminates on a day other than the last day of a month, then the installments of Base Rental and any adjustments thereto for
such month or months shall be prorated, based on the number of days in such month or months. 

        (b)   Upon
the execution of this Lease, Tenant has paid to Landlord the Advance Base Rental Payment as additional security for Tenant's performance of its obligations under
this Lease. If Tenant is not then in default under this Lease, Landlord shall apply the Advance Base Rental Payment to the payment of the monthly installment of Base Rental due relative to the first
full calendar month during the Lease Term after the Abatement Period expires. If Tenant is then in default under this Lease, Landlord may, at its option, apply all or any part of the Advance Base
Rental Payment to cure the default. With regard to the second full calendar month during the Lease Term after the Abatement Period expires and with regard to any partial calendar month (if any)
preceding the first full calendar month during the Lease Term, Tenant shall pay its monthly installment of Base Rental (or the prorata portion thereof) in a timely manner pursuant to  Paragraph 5(a)
herein. 

 6.    Adjustments to Base Rental.  

        On the first anniversary of the Commencement Date and thereafter on each succeeding anniversary of the Commencement Date through the remainder of the Lease Term
and any extended 

4

 

Lease
Term (if any), Base Rental payable by Tenant under this Lease shall be as set forth in the Lease Summary. 

 7.    Adjustments for Increases in Basic Costs.  

        With respect to each calendar year or portion thereof during the Lease Term (and any renewal or extension thereof), Tenant shall pay Landlord as Additional Rent,
in the manner hereafter provided, Tenant's Proportionate Share of the amount by which Basic Costs paid or incurred by Landlord during such period exceeded the Basic Costs Expense Stop. References in
this Paragraph 7 to "Basic Costs" shall be deemed and construed to refer to Basic Costs as adjusted pursuant to the immediately following
paragraph. If Tenant shall be obligated to make payments as aforesaid with regard to any partial calendar year during the Lease Term, Basic Costs in excess of the Basic Costs Expense Stop shall be
prorated on the basis of the number of days during such calendar year for which Tenant is obligated to make such payments. 

        If
the Building is less than fully occupied or if Building standard Landlord services are not provided to the entire Building during any calendar year during the Lease Term, then Basic
Costs for such calendar year shall be "grossed up" by Landlord to that amount of Basic Costs that, using the average of the Basic Costs incurred for the other buildings in the Complex in calendar year
2006 subject to such modifications as Landlord may reasonably require to reflect differences between the buildings in the Complex, including, by way of example and not limitation, any repairs in a
building due to mechanical failures. 

        (a)   It
is acknowledged and agreed that it will not be possible to determine the actual amount of the excess (if any) of Basic Costs over the Basic Costs Expense Stop for a
given calendar year until after the end of such calendar year. Therefore, until Tenant's liability for Tenant's Proportionate Share of Basic Costs in excess of the Basic Costs Expense Stop shall have
been finally determined for a particular calendar year, Tenant shall make payment on account of excess Basic Costs as follows: 

        (i)    Basic
Costs shall mean all expenses relating to the management, operation, repair and maintenance of all portions of the Project, including, but not limited to: 

	1.
	the
cost of grass mowing, shrub care and general landscaping;

	2.
	the
cost of repairing, replacing and maintaining parking areas, driveways, sidewalks, exterior lighting, common plumbing, common advertising signs and other facilities operated with
respect to the Complex;

	3.
	the
cost of providing security for the Building and the Land;

	4.
	the
cost of providing fire alarm monitoring for the Building;

	5.
	wages,
salaries, and fees (including all reasonable education, travel and professional fees) of all personnel or entities (exclusive of Landlord's executive personnel) engaged in the
operation, repair, maintenance, or security of the Complex, including taxes, insurance, and benefits relating thereto and the costs of all supplies and materials (including work clothes and uniforms)
used in the operation, repair, maintenance and security of the Complex;

	6.
	cost
of performance by Landlord's personnel of, or of all service agreements for, maintenance, janitorial services, access control, alarm service, window cleaning for the Complex (such
cost shall include the rental of personal property used by Landlord's personnel in the maintenance and repair of the Complex); 

5

 

	7.
	cost
of utilities for the Complex, including water, sewer, power, electricity, gas, fuel and lighting, including, without limitation, utilities for the common area of the Complex, in
accordance with generally accepted accounting principles;

	8.
	legal
and accounting costs incurred by Landlord or paid by Landlord to third parties (exclusive of legal fees with respect to disputes with individual tenants, negotiations of tenant
leases, or with respect to the ownership rather than the operation of the Complex), appraisal fees, consulting fees, all other professional fees and disbursements and all association dues;

	9.
	cost
of non-capitalized repairs and general maintenance for the Complex (excluding repairs and general maintenance paid by proceeds of insurance or by Tenant, other tenants
of the Complex or other third parties);

	10.
	amortization
of the cost of improvements or equipment which are capital in nature and which (A) are for the purpose of reducing Basic Costs for the Complex, or
(B) enhance the Complex for the general benefit of tenants or occupants thereof, or (C) are required by any governmental regulation or authority, or (D) replace any equipment
needed to operate the Building at the same quality levels as prior to the replacement (all such costs, including interest thereon, shall be amortized on a straight-line basis (with a
reasonable financing charge) over the useful life of the capital investment items, as reasonably determined by Landlord);

	11.
	the
Complex management office rent or rental value;

	12.
	a
management fee and all items reimbursable to the Complex manager, if any, pursuant to any management contract for the Complex (the management fee shall be four percent (4%) of the
gross receipts from the operation of the Complex);

	13.
	Taxes;

	14.
	Insurance;
and

	15.
	the
Project's allocable share of any common area costs and expenses of the Complex, including, without limitation, the operation, management, repair and maintenance of the common
areas of the Complex. 

        Additionally,
if a property owner's association is established for the maintenance of the common areas of the Complex, any property owner's association charges allocated to the Land and
the Building shall be included in Basic Costs. 

        (b)   The
term "Taxes" shall mean, all taxes, assessments, levies, and other governmental charges, applicable to or assessed against the Project or any portion thereof, or
applicable to or assessed against Landlord's personal property used in connection therewith, whether federal, state, county, or municipal and whether assessed by taxing districts, improvement
districts, or authorities presently taxing the Project or the operation thereof or by other taxing authorities or improvement districts subsequently created, or otherwise, and any other taxes and
assessments attributable to or assessed against all or any part of the Project or its operation, including any reasonable expenses, including fees and disbursements of attorneys, tax consultants,
arbitrators, appraisers, experts and other witnesses, incurred by Landlord in contesting any taxes or the assessed valuation of all or any part of the Project. If at any time during the Term there
shall be levied, assessed, or imposed on Landlord on all or any part of the Project by any governmental entity any general or special ad valorem or other charge or tax directly upon rents received
under leases, or if any fee, tax, assessment, or other charge is imposed which is measured by or based, in whole or in part, upon such rents, or if any charge or tax is made based directly or
indirectly upon the transactions represented by leases or the occupancy or use of the Project or any portion thereof, such taxes, fees, assessments or other charges shall be deemed to be Taxes; 

6

 

provided,
however, that any (A) franchise, corporation, income or net profits tax, unless substituted for real estate taxes or imposed as additional charges in connection with the ownership of
the Project, which may be assessed against Landlord or the Project or both, (B) transfer taxes assessed against Landlord or the Project or both, (C) penalties or interest on any late
payments of Landlord and, (D) personal property taxes of Tenant or other tenants in the Project shall be excluded from Taxes. If any or all of the Taxes paid hereunder are by law permitted to
be paid in installments, notwithstanding how Landlord pays the same, then, for purposes of calculating Basic Costs, such Taxes shall be deemed to have been divided and paid in the maximum number of
installments permitted by law, and there shall be included in Basic Costs for each year only such installments as are required by law to be paid within such year, together with interest thereon and on
future such installments as provided by law. 

        (c)   The
term "Insurance" as used in this Paragraph 7 shall mean all insurance, including casualty and liability
insurance applicable to the Project and to Landlord's equipment, fixtures and personal property used in connection therewith, business interruption or rent insurance against such perils as are
commonly insured against by prudent landlords, such other insurance as may be required by any lessor or mortgagee of Landlord, and such other insurance which Landlord considers reasonably necessary in
the operation of the Project, together with all appraisal and consultants' fees in connection with such insurance). 

        (d)   Basic
Costs shall not include (i) specific costs for any capital repairs, replacements or improvements, except as provided above; (ii) expenses for which
Landlord is reimbursed or indemnified (either by an insurer, condemnor, tenant, warrantor or otherwise) to the extent of funds received by Landlord; (iii) expenses incurred in leasing or
procuring tenants (including lease commissions, advertising expenses and expenses of renovating space for tenants); (iv) interest or amortization payments on any mortgages; (v) rents
under ground leases; (vi) costs representing an amount paid to an affiliate of Landlord which is in excess of the amount which would have been paid in the absence of such relationship; and
(vii) costs specially billed to and paid by specific tenants. 

        (e)   It
is acknowledged and agreed that it will not be possible to determine the actual amount of the excess (if any) of Basic Costs over the Basic Costs Expense Stop for a
given calendar year until after the end of such calendar year. Therefore, until Tenant's liability for Tenant's Proportionate Share of Basic Costs in excess of the Basic Costs Expense Stop shall have
been finally determined for a particular calendar year, Tenant shall make payment on account of excess Basic Costs as follows: 

        (i)    Commencing
as of the first anniversary of the Commencement Date and continuing throughout the Lease Term (and any renewal or extension thereof), and subject to the
limitation expressed above, Landlord shall make a good faith estimate of Basic Costs for such calendar year and Tenant's Proportionate Share thereof (hereinafter, "Estimated Basic Costs"), and Tenant
shall pay to Landlord, as Additional Rent with each monthly installment of Base Rental, an amount equal to one-twelfth (1/12) of Tenant's Proportionate Share of the amount
by which Estimated Basic Costs for the current calendar year are estimated to exceed the Basic Costs Expense Stop. Such payments for any partial month shall be paid in advance at the daily rate equal
to the monthly payment divided by the number of days in the month for which the same is due. On or about January 1 of each calendar year in respect of which Tenant shall be obligated to make
payments on account of excess Basic Costs during the Lease Term (and any renewal or extension thereof), Landlord shall furnish to Tenant a statement for such calendar year of Tenant's Proportionate
Share and of Estimated Basic Costs and thereupon, subject to the limitations expressed above, as of such January 1, Tenant shall make payments under this  Paragraph 7 in accordance with such
statement. 

        (ii)   On
or before April 1 in the year following the year in which the Commencement Date occurs (or as soon as practicable thereafter) and each April 1 (or as
soon as practicable thereafter) thereafter during the Lease Term (and any renewal or extension thereof, Landlord shall furnish 

7

 

Tenant
with a statement (the "Annual Reconciliation") setting forth the total amount of Tenant's Proportionate Share of the amount by which Basic Costs for the preceding calendar year exceeded the
Basic Costs Expense Stop. If the Annual Reconciliation shall show an overpayment or underpayment of Tenant's Proportionate Share of excess Basic Costs for the preceding calendar year, any overpayment
shall be refunded to Tenant or credited against payments due from Tenant under this Lease, and the full amount of any underpayment shall be paid to Landlord by Tenant not later than the first day of
the first calendar month after the Annual Reconciliation shall have been delivered to Tenant. 

        (f)    If
during the Lease Term any change occurs in either the number of square feet of the Premises Net Rentable Area or of the Building Net Rentable Area, Tenant's
Proportionate Share of Basic Costs shall be adjusted, effective as of the date of any such change. Landlord shall promptly notify Tenant in writing of such change and the reason therefor. Any changes
made pursuant to this Paragraph 7(f) shall not alter the computation of Basic Costs as provided in this  Paragraph 7 but, on and after the date of
any such change. Tenant's payment of Basic Costs pursuant to this  Paragraph 7 shall be computed upon Tenant's Proportionate Share thereof, as adjusted. 

        (g)   For
the purpose of calculating Tenant's Proportionate Share of excess Basic Costs, Controllable Expenses shall be limited such that at no time during the Lease Term
shall Controllable Expenses, calculated on a compounded and cumulative basis, increase over the actual amount of the Controllable Expenses for calendar year 2006 by more than five percent (5%) per
annum. (By way of example and not limitation, if Controllable Expenses, so calculated, increase, in a given year during the Lease Term, by less than five percent (5%) per annum, the difference between
five percent (5%) and the actual lesser increase in Controllable Expenses shall cumulate and be taken into account in calculating the maximum Controllable Expenses in future years during the Lease
Term.) 

 8.    Services to Be Furnished by Landlord.  

        Landlord agrees to furnish Tenant the following services: 

        (a)   Hot
and cold water at those points of supply provided for general use of other tenants in the Building. 

        (b)   Except
with regard to any HVAC system or unit that exclusively serves the Premises (or any portion thereof), which shall be Tenant's responsibility pursuant to  Paragraph 11(b) herein, Landlord shall
furnish central heat and air conditioning sufficient for the comfortable occupancy of the Premises during
"Normal Business Hours" for the Building (which are 8:00 a.m. to 6:00 p.m. on Mondays through Fridays and 8:00 a.m. to 1:00 p.m. on Saturdays, exclusive of Holidays). 

        Tenant
shall bear the entire cost (as Additional Rent) of such additional heating and air conditioning used by Tenant at times other than Normal Business Hours, and Tenant shall pay such
costs within ten (10) days following demand by Landlord. The cost to be charged by Landlord to Tenant hereunder for heating and air conditioning service used by Tenant during times other than
Normal Business Hours shall be Landlord's then standard charge for such service, which Landlord agrees currently is $35.00 per hour per floor of the Building. 

        If
heat-generating machines or equipment shall be used in the Premises by Tenant which affect the temperature otherwise maintained by the Building HVAC system, Landlord shall
have the right (at Landlord's option) to install (or to require Tenant to install) one or more HVAC systems or units that exclusively serve the Premises (or the portion thereof where such
heat-generating machines or equipment are located). As set forth in Paragraph 11(b) herein, the cost of any such separate HVAC
systems or units that exclusively serve the Premises, including the cost of installation and the cost of operation and maintenance thereof, shall be borne by Tenant. 

8

 

        (c)   Electrical
service to serve the Common Areas and the Premises, subject to the terms of Paragraph 13 herein. 

        (d)   Routine
maintenance and electric lighting service for all Common Areas of the Building. 

        (e)   Janitorial
service for the Premises five (5) days per week; provided, however, that Tenant shall have the option to elect to provide its own janitorial service to
the Premises, subject to the terms and conditions set forth in Paragraph 7 of Exhibit E
hereof. 

        (f)    All
Building standard fluorescent and incandescent light bulb replacement in the Common Areas and all Building standard light bulb replacement in the Premises; provided,
however, Tenant shall promptly pay to Landlord, as Additional Rent, costs incurred by Landlord in replacing light bulbs in the Premises (including the cost of purchasing such light bulbs) if and to
the extent such replacement cost exceeds the replacement cost for Building standard light bulbs. As used herein, "Building standard light bulbs" shall be deemed to refer to 18 cell
2' × 4', 3 lamp parabolic light fixtures at a ratio of 1 fixture per 80 usf of Premises Net Usable Area. 

        (g)   Tenant,
its employees, and its invitees who have been registered with Landlord shall have access on a twenty-four (24) hour per day, seven
(7) day per week basis to the Premises by a code or card access system and to parking facilities, provided that access to the Building may be subject to sign-in procedures,
identification card presentation and other security measures established by the Building's security personnel. Tenant shall receive a reasonable amount of codes or cards for all of its employees and
for its invitees who are registered with Landlord. Landlord shall bear the cost of each such code or card initially issued, provided Tenant shall pay to Landlord (as Additional Rent, within thirty
(30) days after Tenant receives an invoice therefor) the actual costs incurred by Landlord in obtaining and issuing replacement codes or cards for codes or cards previously issued. Landlord,
however, shall have no liability to Tenant, its employees, agents, invitees or licensees for losses due to theft or burglary or for damages done by unauthorized persons on the Premises, and Landlord
shall not be required to insure against any such losses. Tenant shall cooperate fully with
Landlord's efforts to maintain controlled access to and in the Building during times other than Normal Business Hours and shall follow all regulations promulgated by Landlord with respect thereto. 

        (h)   Subject
to Paragraph 4 of Exhibit E, Landlord shall provide
non-exclusive multiple cab passenger service to the Premises during Normal Business Hours and at least one (1) cab passenger service to the floor(s) on which the Premises are
located twenty-four (24) hours per day and non-exclusive freight elevator service during Normal Business Hours (all subject to temporary cessation for ordinary repair
and maintenance and during times when life safety systems override normal Business operating systems) with such freight elevator service available at other times upon reasonable prior notice and the
payment by Tenant to Landlord of any additional expense actually incurred by Landlord in connection therewith. 

        The
failure by Landlord to any extent to furnish, or the interruption or termination of these defined services in whole or in part, resulting from any Force Majeure Matters (as that term
is defined in Paragraph 37) or from any other causes beyond the reasonable control of Landlord shall not (i) render Landlord liable in any
respect, (ii) be construed as an eviction of Tenant, (iii) work an abatement of rent, or (iv) relieve Tenant from the obligation to fulfill any covenant or agreement in this
Lease. Should any of the equipment or machinery used in the provision of such services for any cause cease to function properly, Tenant shall have no claim for offset or abatement of rent or damages
on account of an interruption in service resulting therefrom; provided, however, that Landlord shall give Tenant not less than forty-eight (48) hours prior notice of any scheduled interruption
of any service to the Premises if Landlord has itself received notice not less that forty eight (48) hours prior to such scheduled interruption, and, if Landlord has received notice less than
forty-eight (48) hours prior thereto, Landlord shall give Tenant such 

9

 

notice
as is practicable in the circumstances. Amounts payable pursuant to this Paragraph 8 shall be deemed to be Additional Rent due from Tenant
to Landlord, and any default in the payment thereof shall entitle Landlord to all remedies provided for herein at law or in equity on account of Tenant's failure to pay Base Rental. Landlord shall
furnish the above services in a manner consistent with other Class A office complexes in relevant proximity to the Complex. 

 9.    Construction of Improvements.  

        (a)   Subject
to Force Majeure Matters and consistent with the terms of Paragraph 3 herein and  Exhibit C hereto, Landlord shall pursue diligently and in good
faith the completion of the Building Shell Improvements and the Tenant
Improvements. 

        (b)   The
Tenant Improvements Allowance shall be applied by Landlord against the costs of designing, planning and constructing the Tenant Improvements. In the event the costs
incurred in connection with the design, planning and construction of the Tenant Improvements exceed the Tenant Improvements Allowance, Tenant shall be responsible for bearing and paying such excess
costs (the "Excess Costs"), as follows: 

        (i)    Tenant
shall pay to Landlord, prior to the commencement of construction of the Tenant Improvements, an amount equal to fifty percent (50%) of such Excess Costs (as then
estimated by Landlord). 

        (ii)   After
substantial completion of the Tenant Improvements, but prior to occupancy of the Premises by Tenant, Tenant shall pay to Landlord an amount equal to ninety
percent (90%) of the Excess Costs (as then estimated by Landlord), less payments received by Landlord pursuant to Paragraph 9(b)(i) herein. 

        (iii)  As
soon as the final accounting is prepared and submitted by Landlord to Tenant, Tenant shall pay to Landlord the entire unpaid balance of the actual Excess Costs
based on the final costs to Landlord. 

The
Excess Costs (if any) payable by Tenant under this Paragraph 9 shall constitute Additional Rent due hereunder at the time specified herein,
and failure to make any such payment when due shall constitute a default of Tenant under Paragraph 28 herein. 

        (c)   Except
as otherwise provided above in this Paragraph 9, all installations and improvements now or hereafter placed
on or in the Premises shall be for Tenant's account and at Tenant's cost. Tenant shall also pay ad valorem taxes and increased insurance on or attributable to the Tenant Improvements (to the extent of
the cost of the Tenant Improvements in excess of the Tenant Improvements Allowance), which cost shall be payable by Tenant to Landlord as Additional Rent. 

        (d)   Any
unused portion of the Tenant Improvements Allowance may be applied in the manner set forth in Exhibit C. 

 10.    Maintenance and Repair by Landlord.  

        Except to the extent any such repairs or replacements are the responsibility of Tenant pursuant to the terms of  Paragraph 11 or
Paragraph 12 herein or any other provision in this Lease, Landlord shall
be responsible for maintaining, repairing and replacing; 

        (a)   the
roof, foundations, exterior walls, and all structural parts of the Building; 

        (b)   all
portions of the Premises affected by structural conditions whose source lies outside the Premises; 

        (c)   all
Common Areas; 

10

 

        (d)   all
utility, sprinkler service, electrical and plumbing lines and HVAC systems outside the Premises but which serve the Premises on a non-exclusive basis;
and 

        (e)   all
utility, sprinkler service, electrical and plumbing lines and HVAC systems within the Premises but which serve other space within the Building. 

        Except
as expressly provided herein, Landlord shall not be required to make any repairs to the Premises or the Building. Landlord shall maintain the Building and Common Areas in a manner
consistent with other Class A office complexes in relevant proximity to the Complex. 

 11.    Maintenance and Repair by Tenant.  

        In addition to any other provisions in this Lease which obligate Tenant to perform maintenance, repair and replacement duties relative to the Premises and/or the
Building, Tenant shall be responsible for the following maintenance, repair and replacement responsibilities: 

        (a)   Tenant
shall, at its expense, keep and maintain the Premises in good order and repair and not commit or allow any waste to be committed on any portion of the Premises;
and at the termination of this Lease, Tenant agrees to deliver up the Premises to Landlord in as good of a condition as existed on the Commencement Date, excepting only ordinary wear and tear, acts of
God and repairs required to be made by Landlord pursuant to the terms of this Lease. 

        (b)   Tenant
shall, at its expense, keep and maintain all supplemental HVAC systems and units, appliances and equipment that exclusively serve the Premises (or any portion
thereof). In the event the Premises (or any portion thereof) is exclusively served by an HVAC system or unit, Tenant shall contract with a qualified heating and air conditioning service company
reasonably approved by Landlord for the monthly maintenance and the repair and replacement, as necessary, of such HVAC system or unit. Tenant shall provide Landlord with a copy of any contract
required under this Paragraph 11(b) within ten (10) days after the Commencement Date and a copy of any subsequent contracts (or any
renewal contracts) within ten (10) days after their execution. The cost of all contracts which Tenant is required to maintain under this  Paragraph 11(b) shall be borne by Tenant. 

        (c)   Tenant
shall, at Tenant's own cost and expense, repair or replace any damage done to the Premises, and such repairs shall restore the damaged area to as good of a
condition as existed prior to such damage and shall be effected in compliance with all applicable laws; provided, however, if, within a reasonable period following written notice from Landlord of the
need for such repairs or replacements, Tenant fails to make such repairs or replacements promptly, Landlord may, at its option, make the repairs or replacements, and Tenant shall pay the cost thereof
to Landlord on demand as Additional Rent. Subject to the reciprocal waiver of claims for property damage set forth in Paragraph 22(d) hereof,
Tenant shall also be responsible for any damage done to the Common Areas, the Building Exterior Common Areas, the Building, the Project or the Complex or any part thereof caused by Tenant or Tenant's
agents, employees, invitees, or visitors. Landlord shall make such repairs or replacements and Tenant shall pay the cost thereof to Landlord on demand as Additional Rent with the next due installment
of Rent. 

 12.    Alterations by Tenant.  

        Tenant shall not make or allow to be made any alterations to the Premises or install any vending machines in the Premises, without first obtaining the written
consent of Landlord in each such instance (which consent, as to nonstructural changes which do not affect Building systems, shall not be unreasonably withheld); provided, however, that Tenant shall be
permitted to install standard size and weight beverage and snack vending machines in the Premises. All such alterations, additions or improvements shall be constructed in a good and workmanlike
manner, using new materials, in 

11

 

accordance
with plans and specifications approved by Landlord and in compliance with all Applicable Laws. As used herein, "Applicable Laws" shall mean all laws, ordinances (including Fire and Building
Codes), regulations, orders, interpretations and zoning requirements of any governmental authority, agency or other public or private regulatory authority (including insurance underwriters or rating
bureaus) which may be in effect from time to time and relating to the Tenant's operations, the Premises or Tenant's business conducted therein. Additionally, Tenant covenants and agrees that no
improvements, changes, alterations, additions, maintenance or repairs shall be made by Tenant to the Premises which might impair the structural soundness of the Building, which might result in an
overload of the weight capacity of floors in the Building, which might result in an overload of capacity of electric lines serving the Building, or which might interfere with electric or electronic
equipment in the Building or on any adjacent or nearby property. Tenant shall have appropriate insurance coverage reasonably satisfactory to Landlord regarding the performance and installation of the
alterations and the alterations shall conform with all other requirements of this Lease. Any and all alterations to the Premises shall become the property of Landlord upon the termination of this
Lease (except for trade fixtures, equipment, furniture or other personal property owned by Tenant). Landlord may, by written notice to Tenant within ninety (90) days of giving its approval to
the performance of any alterations, require Tenant, upon the expiration or earlier termination of this Lease, to remove any and all alterations, additions, fixtures, equipment and other improvements
made or installed in the Premises by Tenant and return the Premises to Building Standard condition. In the event that Landlord so elects and Tenant fails to remove such improvements or personal
property, Landlord may remove such alterations, additions, fixtures, equipment or other improvements at Tenant's cost, and Tenant shall pay Landlord on demand the cost of restoring any damage to the
Premises resulting from such removal, excepting only ordinary wear and tear and acts of God. 

 13.    Use of Electrical Services by Tenant  

        Landlord will, at Landlord's option, install an electrical check meter (a "Check Meter") for the Premises. It is anticipated that the Check Meter will measure all
electricity supplied to the Premises (i) to operate lights and light fixtures therein, (ii) to operate equipment and fixtures that are connected to electrical outlets therein and
(iii) to operate any HVAC system or unit that exclusively serves the Premises (or any portion thereof). As contemplated in Paragraph 8(c)
herein. Landlord shall pay the
local electrical utility company prior to delinquency for the electricity supplied to the Premises through the Check Meter; provided, however, in the event the amount paid by Landlord to the
electrical utility company for electricity supplied to the Premises (as measured by the Check Meter) for any given period of time is greater than the allocable portion of the Electrical Expense Stop
(allocated to the Premises for the relevant period of time), Landlord may submit an invoice to Tenant periodically for the cost of such excess electricity supplied to the Premises and Tenant shall pay
the full invoiced amount (as Additional Rent) to Landlord within thirty (30) days after Tenant's receipt of each such invoice. 

        In
computing invoices to be sent to Tenant for electricity supplied to the Premises through the Check Meter, Landlord shall use the same billing rate and structure as used by the local
electrical utility company. Additionally, with regard to any period of time that Landlord elects to use a Check Meter to bill Tenant for excess electricity supplied to the Premises, Landlord also
shall use a Check Meter to bill other tenants in the Building for excess electricity supplied to their respective premises; and in such case, the cost of electricity supplied to the Premises and to
other premises in the Building for which Landlord separately bills Tenant and other tenants in the Building (i.e., such electrical costs that exceed the Electrical Expense Stop) shall not be included
in Basic Costs hereunder, Landlord shall be entitled to bill Tenant pursuant to this Paragraph 13 for excess electrical usage in the Premises
monthly, quarterly, annually or otherwise, as determined by Landlord from time to time during the Lease Term. Tenant acknowledges and agrees, however, that the Basic Costs Expense Stop includes the
Electrical Expense Stop and therefore, Landlord shall only be obligated to exclude the cost of 

12

 

electricity
to the Premises and to other persons in the Building in excess of the Electrical Expense Stop (and not any electricity to the Common Areas or electricity up to the Electrical Expense
Stop). 

 14.    Graphics and Signage.  

        (a)   All
letters and numerals on doors or other signs on the Premises shall be in the standard form of graphics for the Building, and no others shall be used or permitted.
Furthermore, Tenant shall not place signs on or in the Premises which are visible from outside the Premises. Tenant's name and suite number shall be included by Landlord on the lobby directory for the
Building. 

        (b)   For
so long as Tenant or its Affiliates shall lease (and shall not have subleased to parties other than Affiliates) at least 64,307 rentable square feet of the Building,
Tenant shall have the right to install and maintain identifying signage on the façade of the Building. The location, size, design, lettering, color, material and mode of installation of
such signs shall be subject to Landlord's prior written consent. If at any time during the term hereof Tenant or its Affiliates shall fail to lease at least 64,307 rentable square feet of the Building
(or shall have subleased any space to parties other than Affiliates), Landlord shall have the right to remove such signage. All costs and expenses of installation and removing any Tenant signage
pursuant to this Section 14(b) or at the end of the Lease Term shall be borne by Tenant. Tenant's rights hereunder shall be limited to corporate identification signage including the name and
logo of Tenant or its Affiliates, provided that any information displayed or the façade signage shall be in keeping with the character and reputation of the Project as determined in
Landlord's reasonable discretion. 

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QuickLinks

Exhibit 10.9 EXECUTION VERSION

SATELLITE PLACE OFFICE BUILDING LEASE SUMMARY

TABLE OF CONTENTS

LEASE AGREEMENT

W I T N E S S E T H

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