Document:

Prepared by R.R. Donnelley Financial -- Industrial Lease, dated March 28, 2000

 EXHIBIT 10.5 
  
 INDUSTRIAL LEASE 
 (Single Tenant; Net; Stand-Alone) 
  
 BETWEEN

  
 THE IRVINE COMPANY 
  
 AND 
  
 SUNPOWER, INC. 

 INDEX TO INDUSTRIAL LEASE 
 (Single Tenant; Net; Stand-Alone) 
  

							
	 	  	Page

	ARTICLE I	 	BASIC LEAST PROVISIONS	  	1
			
	ARTICLE II	 	PREMISES	  	3
	 	  	Section 2.1	 	Leased Premises	  	3
	 	  	Section 2.2	 	Acceptance of Premises	  	3
	 	  	Section 2.3	 	Building Name and Address	  	3
			
	ARTICLE III	 	TERM	  	3
	 	  	Section 3.1	 	General	  	3
			
	ARTICLE IV	 	RENT AND OPERATING EXPENSES	  	3
	 	  	Section 4.1	 	Basic Rent	  	3
	 	  	Section 4.2	 	Operating Expenses	  	3
	 	  	Section 4.3	 	Security Deposit	  	5
			
	ARTICLE V	 	USES	  	5
	 	  	Section 5.1	 	Use	  	5
	 	  	Section 5.2	 	Signs	  	5
	 	  	Section 5.3	 	Hazardous Materials	  	6
			
	ARTICLE VI	 	SERVICES	  	8
	 	  	Section 6.1	 	Utilities and Services	  	8
	 	  	Section 6.2	 	Parking	  	8
			
	ARTICLE VII	 	MAINTAINING THE PREMISES	  	8
	 	  	Section 7.1	 	Tenant’s Maintenance and Repair	  	8
	 	  	Section 7.2	 	Landlord’s Maintenance and Repair	  	9
	 	  	Section 7.3	 	Alterations	  	9
	 	  	Section 7.4	 	Mechanic’s Liens	  	9
	 	  	Section 7.5	 	Entry and Inspection	  	10
			
	ARTICLE VIII	 	TAXES AND ASSESSMENTS ON TENANT’S PROPERTY	  	10
			
	ARTICLE IX	 	ASSIGNMENT AND SUBLETTING	  	10
	 	  	Section 9.1	 	Rights of Parties	  	10
	 	  	Section 9.2	 	Effect of Transfer	  	11
	 	  	Section 9.3	 	Sublease Requirements	  	12
	 	  	Section 9.4	 	Certain Transfers	  	12
			
	ARTICLE X	 	INSURANCE AND INDEMNITY	  	12
	 	  	Section 10.1	 	Tenant’s Insurance	  	12
	 	  	Section 10.2	 	Landlord’s Insurance	  	12
	 	  	Section 10.3	 	Tenant’s Indemnity	  	13
	 	  	Section 10.4	 	Landlord’s Nonliability	  	13
	 	  	Section 10.5	 	Waiver Of Subrogation	  	13
			
	ARTICLE XI	 	DAMAGE OR DESTRUCTION	  	13
	 	  	Section 11.1	 	Restoration	  	13
	 	  	Section 11.2	 	Lease Governs	  	14
			
	ARTICLE XII	 	EMINENT DOMAIN	  	14
	 	  	Section 12.1	 	Total Or Partial Taking	  	14
	 	  	Section 12.2	 	Temporary Taking	  	15
	 	  	Section 12.3	 	Taking of Parking Area	  	15
			
	ARTICLE XIII	 	SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS	  	15
	 	  	Section 13.1	 	Subordination	  	15
	 	  	Section 13.2	 	Estoppel Certificate	  	15
	 	  	Section 13.3	 	Financials	  	15

  

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	ARTICLE XIV	 	DEFAULTS AND REMEDIES	  	16
	 	  	Section 14.1	 	Tenant’s Defaults	  	16
	 	  	Section 14.2	 	Landlord’s Remedies	  	17
	 	  	Section 14.3	 	Late Payments	  	18
	 	  	Section 14.4	 	Right of Landlord to Perform	  	18
	 	  	Section 14.5	 	Default by Landlord	  	18

  

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	 	  	Section 14.6	 	Expenses and Legal Fees	  	18
	 	  	Section 14.7	 	Waiver of Jury Trial	  	19
	 	  	Section 14.8	 	Satisfaction of Judgment	  	19
	 	  	Section 14.9	 	Limitation of Actions Against Landlord	  	19
			
	ARTICLE XV	 	END OF TERM	  	19
	 	  	Section 15.1	 	Holding Over	  	19
	 	  	Section 15.2	 	Merger On Termination	  	19
	 	  	Section 15.3	 	Surrender of Premises; Removal of Property	  	19
			
	ARTICLE XVI	 	PAYMENTS AND NOTICES	  	20
			
	ARTICLE XVII	 	RULES AND REGULATIONS	  	20
			
	ARTICLE XVIII	 	BROKER’S COMMISSION	  	20
			
	ARTICLE XIX	 	TRANSFER OF LANDLORD’S INTEREST	  	21
			
	ARTICLE XX	 	INTERPRETATION	  	21
	 	  	Section 20.1	 	Lender and Number	  	21
	 	  	Section 20.2	 	Headings	  	21
	 	  	Section 20.3	 	Joint and Several Liability	  	21
	 	  	Section 20.4	 	Successors	  	21
	 	  	Section 20.5	 	Time of Essence	  	21
	 	  	Section 20.6	 	Controlling Law	  	22
	 	  	Section 20.7	 	Severability	  	22
	 	  	Section 20.8	 	Waiver and Cumulative Remedies	  	22
	 	  	Section 20.9	 	Inability to Perform	  	22
	 	  	Section 20.10	 	Entire Agreement	  	22
	 	  	Section 20.11	 	Quiet Enjoyment	  	22
	 	  	Section 20.12	 	Survival	  	22
			
	ARTICLE XXI	 	EXECUTION AND RECORDING	  	22
	 	  	Section 21.1	 	Counterparts	  	22
	 	  	Section 21.2	 	Corporate and Partnership Authority	  	22
	 	  	Section 21.3	 	Execution of Lease; No Option or Offer	  	22
	 	  	Section 21.4	 	Recording	  	23
	 	  	Section 21.5	 	Amendments	  	23
	 	  	Section 21.6	 	Executed Copy	  	23
	 	  	Section 21.7	 	Attachments	  	23
			
	ARTICLE XXII	 	MISCELLANEOUS	  	23
	 	  	Section 22.1	 	Nondisclosure of Lease Terms	  	23
	 	  	Section 22.2	 	Guaranty	  	23
	 	  	Section 22.3	 	Changes Requested by Lender	  	23
	 	  	Section 22.4	 	Mortgagee Protection	  	23
	 	  	Section 22.5	 	Covenants and Conditions	  	23
	 	  	Section 22.6	 	Security Measures	  	23
	 	  	Section 22.7	 	Termination of Existing Lease	  	24
			
	EXHIBITS	 	 	  	 
	 	  	Exhibit A	 	Description of Premises	  	25
	 	  	Exhibit A-1	 	Description of the Site	  	26
	 	  	Exhibit B	 	Environmental Questionnaire	  	27
	 	  	Exhibit C	 	Landlord’s Disclosures	  	35
	 	  	Exhibit D	 	Insurance Requirements	  	36
	 	  	Exhibit E	 	Rules and Regulations	  	38

  

 iii 

 INDUSTRIAL LEASE 
 (Single Tenant; Net; Stand-Alone) 
  
 THIS LEASE is made as of the 28th day of March, 2000, by and between The Irvine Company, hereafter called “Landlord,” and SUNPOWER, INC., a California corporation hereinafter called “Tenant.”

  
 ARTICLE I. BASIC LEAST PROVISIONS 
  
 Each reference in this Lease to the “Basic Lease Provisions” shall
mean and refer to the following collective terms, the application of which shall be governed by the provisions in the remaining Articles of this Lease. 
  

	1.	Premises: The Premises are more particularly described in Section 2.1. 

  

	2.	Address of Building: 320 Soquel Way/430 Indio Way, Sunnyvale, CA 94086 

  

	3.	Use of Premises: General office, administration, sales, and engineering related to electronic components. 

  

	4.	Commencement Date: June 1, 2000. 

  

	5.	Lease Term: The Term of this Lease shall expire at midnight on May 31, 2005. 

  

	6.	Basic Rent: Thirty Nine Thousand Dollars ($39,000.00) per month, based on $1.95 per rentable square foot. Basic Rent is subject to adjustment as follows: 

 
 Commencing June 1, 2001, the Basic Rent shall be Forty Thousand Six
Hundred Dollars ($40,600.00) per month, based on $2.03 per rentable square foot. 
  
 Commencing June 1, 2002, the Basic Rent shall be Forty Two Thousand Two Hundred Dollars ($42,200.00) per month, based on $2.11 per rentable square foot. 
  
 Commencing June 1, 2003, the Basic Rent shall be Forty Three Thousand Eight Hundred Dollars ($43,800.00) per month, based on
$2.19 per rentable square foot. 
  
 Commencing June 1, 2004, the
Basic Rent shall be Forty Five Thousand Six Hundred Dollars ($45,600.00) per month, based on $2.28 per rentable square foot. 
  

	7.	Guarantor(s): None 

  

	8.	Floor Area of Premises: approximately 20,000 rentable square feet 

  

	9.	Security Deposit: $50,160.00 

  

	10.	Broker(s): None 

  

	11.	Additional Insureds: Insignia/ESG of California, Inc. 

  

	12.	Address for Payments and Notices: 

  

			
	LANDLORD	  	TENANT
		
	INSIGNIA/ESG OF CALIFORNIA, INC.	  	SUNPOWER, INC.
	1 Ada, Suite 270	  	430 Indio Way
	Irvine, CA 92618	  	Sunnyvale, CA 94085

  

 1 

 With a copy of notices to: 
  
 IRVINE INDUSTRIAL COMPANY 
 P.O. Box 6370 
 Newport Beach, CA 92658-6370 
 Attn: Vice President, Industrial Operations 
  

	13.	Tenant’s Liability Insurance Requirement: $2,000,000.00 

  

	14.	Vehicle Parking Spaces: See Section 6.2. 

  

 2 

 ARTICLE II. PREMISES 
  
 SECTION 2.1 LEASED PREMISES. Landlord leases to Tenant and Tenant leases front Landlord the premises shown in
EXHIBIT A (the “Premises”), including the building identified in Item 2 of the Basic Lease Provisions (which together with the underlying real property, is called the “Building”), and containing approximately the floor
area set forth in Item 8 of the Basic Lease Provisions. The Building is located on the site (the “Site”) shown on EXHIBIT A-1 attached hereto. 
  
 SECTION 2.2 ACCEPTANCE OF PREMISES. Tenant acknowledges that neither Landlord nor any representative of Landlord has
made any representation or warranty with respect to the Premises or the Building or the suitability or fitness of either for any purpose, including without limitation any representations or warranties regarding zoning or other land use matters.
Tenant further acknowledges that neither Landlord nor any representative of Landlord has agreed to undertake any alterations or additions or construct any improvements to the Premises except as expressly provided in this Lease. The taking of
possession or use of the Premises by Tenant for any purpose other than construction shall conclusively establish that the Premises and the Building were in satisfactory condition and in conformity with the provisions of this Lease in all respects.
Tenant is currently in possession of the Premises under the “Existing Lease” (as defined in Section 22.7 of this Lease). Tenant shall take possession of the Premises as of the Commencement Date of the Lease in an “as-is”
condition without further obligation on Landlord’s part as to improvements whatsoever. 
  
 SECTION 2.3 BUILDING NAME AND ADDRESS. Tenant shall not utilize any name selected by Landlord from time to time for the Building as any part of Tenant’s corporate or trade name. Landlord shall have the
right to change the name, address, number or designation of the Building without liability to Tenant. 
  
 ARTICLE III. TERM 
  
 SECTION 3.1 GENERAL. The Term shall be for the period shown in Item 5 of the Basic Lease Provisions. The Term shall commence (“Commencement Date”) on the date set forth in Item 4 of the Basic Lease
Provisions and shall expire on the date set forth in Item 5 of the Basic Lease Provisions (“Expiration Date”). 
  
 ARTICLE IV. RENT AND OPERATING EXPENSES 
  
 SECTION 4.1 BASIC RENT. From and after the Commencement Date, Tenant shall pay to Landlord without deduction or offset, Basic Rent for the Premises
in the total amount shown (including subsequent adjustments, if any) in Item 6 of the Basic Lease Provisions. Any rental adjustment shown in Item 6 shall be deemed to occur on the specified monthly anniversary of the Commencement Date, whether or
not that date occurs at the end of a calendar month. The rent shall be due and payable in advance commencing on the Commencement Date (as prorated for any partial month) and continuing thereafter on the first day of each successive calendar month of
the Term. No demand, notice or invoice shall be required for the payment of Basic Rent. 
  
 SECTION 4.2 OPERATING EXPENSES. 
  
 (a) Tenant shall pay to Landlord, as additional rent, “Building Costs” and “Property Taxes,” as those terms are defined below, incurred by Landlord in the operation of the Building. For convenience of reference, Property
Taxes and Building Costs shall be referred to collectively as “Operating Expenses”. 
  
 (b) Commencing prior to the start of the first full “Expense Recovery Period” (as defined below) of the Lease, and prior to the start of each full or partial Expense Recovery Period thereafter, Landlord
shall give Tenant a written estimate of the amount of Operating Expenses for the Expense Recovery Period. Tenant shall pay the estimated amounts to Landlord in equal monthly installments, in advance, with Basic Rent. If Landlord has not furnished
its written estimate for any Expense Recovery Period by the time set forth above, Tenant shall continue to pay cost reimbursements at the rates established for the prior Expense Recovery Period, if any; provided that when the new estimate is
delivered to Tenant, Tenant shall, at the next monthly payment date, pay any accrued cost reimbursements based upon the new estimate. For purposes hereof, “Expense Recovery Period” shall mean every twelve month period during the Term (or
portion thereof for the first and last lease years) commencing July 1 and ending June 30. 
  

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 (c) Within one hundred twenty (120) days after the end of each Expense Recovery Period, Landlord shall
furnish to Tenant a statement allowing in reasonable detail the actual or prorated Operating Expenses incurred by Landlord during the period, and the parties shall within thirty (30) days thereafter make any payment or allowance necessary to adjust
Tenant’s estimated payments, if any, to Tenant’s actual owed amounts as shown by the annual statement. Any delay or failure by Landlord in delivering any statement hereunder shall not constitute a waiver of Landlord’s right to require
Tenant to pay Operating Expenses pursuant hereto. Any amount due Tenant shall be credited against installments next coming due under this Section 4.2, and any deficiency shall he paid by Tenant together with the next installment. If Tenant has not
made estimated payments during the Expense Recovery Period, any amount owing by Tenant pursuant to subsection (a) above shall be paid to Landlord in accordance with Article XVI. Should Tenant fail to object in writing to Landlord’s
determination of actual Operating Expenses within sixty (60) days following delivery of Landlord’s expense statement, Landlord’s determination of actual Operating Expenses for the applicable Expense Recovery Period shall be conclusive and
binding on the parties and any future claims to the contrary shall be barred. 
  
 (d) Even though the Lease has terminated and the Tenant has vacated the Premises, when the final determination is made of Operating Expenses for the Expense Recovery Period in which the Lease terminates, Tenant shall
upon notice pay the entire increase due over the estimated expenses paid. Conversely, any overpayment made in the event expenses decrease shall be rebated by Landlord to Tenant. 
  
 (e) If, at any time during any Expense Recovery Period, any one or more of the Operating Expenses are increased to a rate(s)
or amount(s) in excess of the rate(s) or amounts) used in calculating the estimated expenses for the year, then the estimate of Operating Expenses shall be increased for the month in which such rate(s) or amount(s) becomes effective and for all
succeeding months by an amount equal to the increase. Landlord shall give Tenant written notice of the amount or estimated amount of the increase, the month in which the increase will become effective, and the month for which the payments are due.
Tenant shall pay the increase to Landlord as a part of Tenant’s monthly payments of estimated expenses as provided in paragraph (b) above, commencing with the month in which effective. 
  
 (f) The term “Building Costs” shall include all expenses of
operation and maintenance of the Building and all landscaping, walkways, parking areas and lighting of the Site to the extent such expenses are not billed to and paid directly by Tenant, and shall include the following charges by way of illustration
but not limitation: water and sewer charges; insurance premiums or reasonable premium equivalents should Landlord elect to self-insure any risk that Landlord is authorized to insure hereunder; license, permit, and inspection fees; heat; light;
power; air conditioning; supplies; materials; equipment; tools; the cost of any environmental, insurance, tax or other consultant utilized by Landlord in connection with the Building; costs incurred in connection with compliance of any laws or
changes in laws applicable to the Building; the cost of any capital investments (other than tenant improvements for specific tenants) to the extent of the amortized amount thereof over the useful life of such capital investments calculated at a
market cost of funds, all as determined by Landlord, for each such year of useful life during the Term; labor; reasonably allocated wages and salaries, fringe benefits, and payroll taxes for administrative and other personnel directly applicable to
the Building, including both Landlord’s personnel and outside personnel; any expense incurred pursuant to Sections 6.1, 6.2, 7.2, and 10.2; and a reasonable overhead/management fee for the professional operation of the Building. Notwithstanding
anything to the contrary contained herein, the amount of such overhead/management fee to be charged to Tenant shall be determined by multiplying the actual fee charged (which from tine to time may be with respect to the Building only or the Building
together with other properties owned by Landlord and/or its affiliates) by a fraction, the numerator of which is the floor area of the Premises (as set forth in Item No. 8 of the Basic Lease Provisions) and the denominator of which is the total
square footage of space charged with such fee actually leased to tenants (including Tenant). It is understood that Building Costs shall include competitive charges for direct services provided by any subsidiary or division of Landlord, and may
include the Building’s or the Site’s proportionate share of rite cost of maintenance or repair contracts which cover the Building and/or the Site and other buildings and/or projects in Landlord’s portfolio, as reasonably allocated by
Landlord. 
  
 (g) The term “Property Taxes” as used
herein shall include the following: (i) all real estate taxes or personal property taxes, as such property taxes may be reassessed from time to time; and (ii) other taxes, charges and assessments which are levied with respect to this Lease, to the
Building or to the Site, and any improvements, fixtures and equipment and other property of Landlord located in the Building or on the Site, except that general net income and franchise taxes imposed against Landlord shall be excluded; and (iii) all
assessments and fees for public improvements, services, and facilities and impacts thereon, including without limitation arising out of any Community Facilities Districts, “Mello Roos” districts, similar assessment districts, and any
traffic 
  

 4 

 impact mitigation assessments or fees; and (iv) any tax, surcharge or assessment which shall be levied in addition to or
in lieu of real estate or personal properly taxes, other then taxes covered by Article VIII; and (v) costs and expenses incurred in contesting the amount or validity of any Property Tax by appropriate proceedings. 
  
 SECTION 4.3 SECURITY DEPOSIT. Concurrently with Tenant’s delivery
of this Lease, Tenant shall deposit with Landlord the sum, if any, slated in item 9 of the Basic Lease Provisions, to be held by Landlord as security for the full and faithful performance of Tenant’s obligations under this Lease (the
“Security Deposit”). Subject to the last sentence of this Section, the Security Deposit shall be understood and agreed to be the property of Landlord upon Landlord’s receipt thereof, and may be utilized by Landlord in its discretion
towards the payment of all prepaid expenses by Landlord for which Tenant would be required to reimburse Landlord under this Lease, including without limitation brokerage commissions and Tenant Improvement costs. Upon any default by Tenant, including
specifically Tenant’s failure to pay rent or to abide by its obligations under Sections 7.1 and 15.3 below, whether or not Landlord is informed of or has knowledge of the default, the Security Deposit shall be deemed to be automatically and
immediately applied, without waiver of any rights Landlord may have under this Lease or at law or in equity as a result of the default, as a setoff for full or partial compensation for that default. If any portion of the Security Deposit is applied
after a default by Tenant, Tenant shall within five (5) days after written demand by Landlord deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount. Landlord shall not be required to keep this
Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on the Security Deposit. If Tenant fully performs its obligations under this Lease, the Security Deposit or any balance thereof shall be returned to
Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest in this Lease) after the expiration of the Term, provided that landlord may retain the Security Deposit to the extent and until such time as all amounts due from
Tenant in accordance with this Lease have been determined and paid in full. Tenant hereby authorizes Landlord to retain any remaining balance of the security deposit funded to Landlord under the Existing Lease (as defined in Section 22.7), which
balance shall be applied by Landlord to offset the sums owing under this Section 4.3. 
  
 ARTICLE V. USES 
  
 SECTION 5.1 USE. Tenant shall use the Premises only for the purposes stated in Item 3 of the Basic Lease Provisions, all in accordance with applicable laws and restrictions and pursuant to approvals to be obtained by Tenant from all
relevant and required governmental agencies and authorities. The parties agree that any contrary use shall be deemed to cause material and irreparable harm to Landlord and shall entitle Landlord to injunctive relief in addition to any other
available remedy. Tenant, at its expense, shall procure, maintain and make available for Landlord’s inspection throughout the Term, all governmental approvals, licenses and permits required for the proper and lawful conduct of Tenant’s
permitted use of the Premises. Tenant shall not use or allow the Premises to be used for any unlawful purpose, nor shall Tenant permit any nuisance or commit any waste in the Premises. Tenant shall not do or permit to be done anything which will
invalidate or increase the cost of any insurance policy(ies) covering the Building or its contents, and shall comply with all applicable insurance underwriters rules and the requirements of the Pacific Fire Rating Bureau or any other organization
performing a similar function. Tenant shall comply at its expense with all present and future laws, ordinances, restrictions, regulations, orders, rules and requirements of all governmental authorities that pertain to Tenant or its use of the
Premises, including without limitation all federal and state occupational health and safety requirements, whether or not Tenant’s compliance will necessitate expenditures or interfere with its use and enjoyment of the Premises. Tenant shall
comply at its expense with all present and future covenants, conditions, easements or restrictions now or hereafter affecting or encumbering the Building, and any amendments or modifications thereto, including without limitation the payment by
Tenant of any periodic or special dues or assessments charged against the Premises or Tenant which may be allocated to the Premises or Tenant in accordance with the provisions thereof. Tenant shall promptly upon demand reimburse Landlord for any
additional insurance premium charged by reason of Tenant’s failure to comply with the provisions of this Section, and shall indemnify Landlord from any liability and/or expense resulting from Tenant’s noncompliance. 
  
 SECTION 5.2 SIGNS. Provided Tenant continues to occupy the entire
Premises, Tenant shall have the non-exclusive right to one (1) exterior sign on the Building, subject to Landlord’s right of prior approval that such exterior signage is in compliance with the Signage Criteria (defined below). Except as
provided in the foregoing or as otherwise approved in writing by Landlord, in its sole discretion, Tenant shall have no right to maintain identification signs in any location in, on or about the Premises or the Building and shall not place or erect
any signs, displays or other advertising materials that are visible from the exterior of the Building. The size, design, graphics, material, style, color and other physical aspects of any permitted sign shall be subject to Landlord’s written
approval prior to installation (which approval may be withheld in Landlords discretion), any covenants, conditions or restrictions encumbering the Premises, Landlord’s signage program, if any, as in effect from time to time (“Signage

  

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 Criteria”), and any applicable municipal or other governmental permits and approvals. Tenant acknowledges having
received and reviewed a copy of the current Signage Criteria, if applicable. Tenant shall be responsible for the cost of any permitted sign, including the fabrication, installation, maintenance and removal thereof. If Tenant fails to maintain its
sign, or if Tenant fails to remove same upon termination of this Lease and repair any damage caused by such removal, Landlord may do so at Tenant’s expense. 
  
 SECTION 5.3 HAZARDOUS MATERIALS. 
  
 (a) For purposes of this Lease, the term “Hazardous Materials” includes (i) any “hazardous materials” as
defined in Section 25501(n) of the California Health and Safety Code, (ii) any other substance or matter which results in liability to any person or entity from exposure to such substance or matter under any statutory or common law theory, and (iii)
any substance or matter which is in excess of permitted levels set forth in any federal, California or local law or regulation pertaining to any hazardous or toxic substance, material or waste. 
  
 (b) Tenant shall not cause or permit any Hazardous Materials to be brought
upon, stored, used, generated, released or disposed of on, under, from or about the Premises or the Site (including without limitation the soil and groundwater thereunder) without the prior written consent of Landlord. Notwithstanding the foregoing,
Tenant shall have the right, without obtaining prior written consent of Landlord, to utilize within the Premises standard office products that may contain Hazardous Materials (such as photocopy toner, “White Out”, and the like), provided
however, that (i) Tenant shall maintain such products in their original retail packaging, shall follow all instructions on such packaging with respect to the storage, use and disposal of such products, and shall otherwise comply with all applicable
laws with respect to such products, and (ii) all of the other terms and provisions of this Section 5.3 shall apply with respect to Tenant’s storage, use and disposal of all such products. Landlord may, in its sole discretion, place such
conditions as Landlord deems appropriate with respect to any such Hazardous Materials, and may further require that Tenant demonstrate that any such Hazardous Materials are necessary or useful to Tenant’s business and will be generated, stored,
used and disposed of in a manner that complies with all applicable laws and regulations pertaining thereto and with good business practices. Tenant understands that Landlord may utilize an environmental consultant to assist in determining conditions
of approval in connection with the storage, generation, release, disposal or use of Hazardous Materials by Tenant on or about the Premises, and/or to conduct periodic inspections of the storage, generation, use, release and/or disposal of such
Hazardous Materials by Tenant on and from the Premises, and Tenant agrees that any costs incurred by Landlord in connection therewith shall be reimbursed by Tenant to Landlord as additional rent hereunder upon demand. 
  
 (c) Prior to the execution of this Lease, Tenant shall complete, execute and
deliver to Landlord an Environmental Questionnaire and Disclosure Statement (the “Environmental Questionnaire”) in the form of Exhibit B attached hereto. The completed Environmental Questionnaire shall be deemed incorporated into this
Lease for all purposes, and Landlord shall be entitled to rely fully on the information contained therein. On each anniversary of the Commencement Date until the expiration or sooner termination of this Lease, Tenant shall disclose to Landlord in
writing the names and amounts of all Hazardous Materials which were stored, generated, used, released and/or disposed of on, under or about the Premises for the twelve-month period prior thereto, and which Tenant desires to store, generate, use,
release and/or dispose of on, under or about the Premises for the succeeding twelve-month period. In addition, to the extent Tenant is permitted to utilize Hazardous Materials upon the Premises, Tenant shall promptly provide Landlord with complete
and legible copies of all the following environmental documents relating thereto: reports filed pursuant to any self-reporting requirements; permit applications, permits, monitoring reports, workplace exposure and community exposure warnings or
notices and all other reports, disclosures, plans or documents (even those which may be characterized as confidential) relating to water discharges, air pollution, waste generation or disposal, and underground storage tanks for Hazardous Materials;
orders, reports, notices, listings and correspondence (even those which may be considered confidential) of or concerning the release, investigation of, compliance, cleanup, remedial and corrective actions, and abatement of Hazardous Materials; and
all complaints, pleadings and other legal documents filed by or against Tenant related to Tenant’s use, handling, storage, release and/or disposal of hazardous Materials. 
  
 (d) Landlord and its agents shall have the right, but not the obligation, to inspect, sample and/or monitor the Premises,
the Site and/or the soil or groundwater thereunder at any time to determine whether Tenant is complying with the terms of this Section 5.3, and in connection therewith Tenant shall provide Landlord with full access to all relevant facilities,
records and personnel. If Tenant is not in compliance with any of the provisions of this Section 5.3, or in the event of a release of any Hazardous Material on, under or about the Premises and/or the Site caused or permitted by Tenant, its agents,
employees, contractors, licensees or invitees, Landlord and its agents shall have the right, but not the obligation, without limitation upon any of Landlord’s other rights and 
  

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 remedies under this Lease, to immediately enter upon the Premises and/or the Site without notice and to discharge
Tenant’s obligations under this Section 5.3 at Tenant’s expense, including without limitation the taking of emergency or long-term remedial action. Landlord and its agents shall endeavor to minimize interference with Tenant’s business
in connection therewith, but shall not be liable for any such interference. In addition, Landlord, at Tenant’s expense, shall have the right, but not the obligation, to join and participate in any legal proceedings or actions initiated in
connection with any claims arising out of the storage, generation, use, release and/or disposal by Tenant or its agents, employees, contractors, licensees or invitees of Hazardous Materials on, under, from or about the Premises and/or the Site.

  
 (e) If the presence of any Hazardous Materials on, under, from
or about the Premises and/or the Site caused or permitted by Tenant or its agents, employees, contractors, licensees or invitees results in (i) injury to any person, (ii) injury to or any contamination of the Premises and/or the Site, or (iii)
injury to or contamination of any real or personal property wherever situated, Tenant, at its expense, shall promptly take all actions necessary to return the Premises, the Site and any other affected real or personal property owned by Landlord to
the condition existing prior to the introduction of such Hazardous Materials and to remedy or repair any such injury or contamination, including without limitation, any cleanup, remediation, removal, disposal, neutralization or other treatment of
any such Hazardous Materials. Notwithstanding the foregoing, Tenant shall not, without Landlord’s prior written consent, take any remedial action in response to the presence of any Hazardous Materials on, under or about the Premises, the Site
or any other affected real or personal property owned by Landlord or enter into any similar agreement, consent, decree or other compromise with any governmental agency with respect to any hazardous Materials claims; provided however, Landlord’s
prior written consent shall not be necessary in the event that the presence of Hazardous Materials on, under or about the Premises, the Site or any other affected real or personal property owned by Landlord (i) imposes an immediate threat to the
health, safety or welfare of any individual or (ii) is of such a nature that an immediate remedial response is necessary and it is not possible to obtain Landlord’s consent before taking such action. To the fullest extent permitted by law,
Tenant shall indemnify, hold harmless, protect and defend (with attorneys acceptable to Landlord) Landlord and any successors to all or any portion of Landlord’s interest in the Premises, the Site and any other real or personal property owned
by Landlord from and against any and all liabilities, losses, damages, diminution in value, judgments, fines, demands, claims, recoveries, deficiencies, costs and expenses (including without limitation attorneys’ fees, court costs and other
professional expenses), whether foreseeable or unforeseeable, arising directly or indirectly out of the use, generation, storage, treatment, release, on- or off-site disposal or transportation of Hazardous Materials on, into, from, under or about
the Premises, the Site and any other real or personal properly owned by Landlord caused or permitted by Tenant, its agents, employees, contractors, licensees or invitees, specifically including without limitation the cost of any required or
necessary repair, restoration, cleanup or detoxification of the Premises, the Site and any other real or personal property owned by Landlord, and the preparation of any closure or other required plans, whether or not such action is required or
necessary during the Term or after the expiration of this Lease. If Landlord at any time discovers that Tenant or its agents, employees, contractors, licensees or invitees may have caused or permitted the release of a Hazardous Material on, under,
from or about the Premises, the Site or any other real or personal property owned by Landlord, Tenant shall, at Landlord’s request, immediately prepare and submit to Landlord a comprehensive plan, subject to Landlord’s approval, specifying
the actions to be taken by Tenant to return the Premises, the Site or any other real or personal property owned by Landlord to the condition existing prior to the introduction of such Hazardous Materials. Upon Landlord’s approval of such
cleanup plan, Tenant shall, at its expense, and without limitation of any rights and remedies of Landlord under this Lease or at law or in equity, Immediately implement such plan and proceed to cleanup such Hazardous Materials in accordance with all
applicable laws and as required by such plan and this Lease. The provisions of this subsection (e) shall expressly survive the expiration or sooner termination of this Lease. 
  
 (f) Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, certain facts relating to Hazardous Materials at
the Premises and/or the Site known by landlord to exist as of the date of this Lease, as more particularly described in Exhibit C attached hereto. Tenant shall have no liability or responsibility with respect to the Hazardous Materials facts
described in Exhibit C, nor with respect to any hazardous Materials which Tenant proves were not caused or permitted by Tenant, its agents, employees, contractors, licensees or invitees. Notwithstanding the preceding two
sentences, Tenant agrees to notify its agents, employees, contractors, licensees, and invitees of any exposure or potential exposure to hazardous Materials at the Premises and/or the Site that Landlord brings to Tenant’s attention. 

 

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 ARTICLE VI. SERVICES 
  
 SECTION 6.1 UTILITIES AND SERVICES. Tenant shall be responsible for and shall pay promptly, directly to the
appropriate supplier, all charges for water, gas, electricity, sewer, heat, light, power, telephone, refuse pickup, janitorial service, interior landscape maintenance and all other utilities, materials and services furnished directly to Tenant or
the Premises or used by Tenant in, on or about the Premises during the Term, together with any taxes thereon. Landlord shall not be liable for damages or otherwise for any failure or interruption of any utility or other service furnished to the
Premises, and no such failure or interruption shall be deemed an eviction or entitle Tenant to terminate this Lease or withhold or abate any rent due hereunder. Landlord shall at all reasonable times have free access to all electrical and mechanical
installations of Landlord. 
  
 SECTION 6.2 PARKING. Tenant
shall be entitled to Tenant’s Share of the vehicle parking spaces on those portions of the Common Areas designated by Landlord for parking, on an unreserved and unassigned basis. Tenant shall not use more parking spaces than such number. Tenant
shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s employees, suppliers, shippers, customers or invitees to be loaded, unloaded or parked in areas other than those designated by Landlord for such
activities. If Tenant permits or allows any of the prohibited activities described above, then Landlord shall have the right, without notice, in addition to such other rights and remedies that Landlord may have, to remove or tow away the vehicle
involved and charge the costs to Tenant. Parking shall be limited to striped parking stalls, and no parking shall be permitted in any driveways, access ways or in any similar area. Nothing contained in this Lease shall be deemed to create liability
upon Landlord for any damage to motor vehicles of visitors or employees, for any loss of property from within those motor vehicles, or for any injury to Tenant, its visitors or employees, unless ultimately determined to be caused by the sole active
negligence or willful misconduct of Landlord, its agents, servants and employees. Landlord shall have the right to establish, and from time to time amend, and to enforce against all users all reasonable rules and regulations (including the
designation of areas for employee parking) that Landlord may deem necessary and advisable for the proper and efficient operation and maintenance of parking. Landlord shall have the right to construct, maintain and operate lighting facilities within
the parking areas; to change the area, level, location and arrangement of the parking areas and improvements therein; and to do and perform such other acts in and to the parking areas and improvements therein as, in the use of good business
judgment, Landlord shall determine to be advisable. Parking areas shall be used only for parking vehicles. Washing, waxing, cleaning or servicing of vehicles, or the storage of vehicles for 24-hour periods, is prohibited unless otherwise authorized
by Landlord. Tenant shall be liable for any damage to the parking areas caused by Tenant or Tenant’s employees, suppliers, shippers, customers or invitees, including without limitation damage from excess oil leakage. Tenant shall have no right
to install any fixtures, equipment or personal property in the parking areas. 
  
 ARTICLE VII. MAINTAINING THE PREMISES 
  
 SECTION 7.1 TENANT’S MAINTENANCE AND REPAIR. Tenant at its sole expense shall comply with all applicable laws and governmental regulations governing the Premises and make all repairs necessary to keep the
Premises in the condition as existed on the Commencement Date (or on any later date that the improvements pray have been installed), excepting ordinary wear and tear, including without limitation the electrical and mechanical systems, any air
conditioning, ventilating or heating equipment which serves the Premises, all walls, glass, windows, doors, door closures, hardware, fixtures, electrical, plumbing, fire extinguisher equipment and other equipment. Any damage or deterioration of the
Premises shall not be deemed ordinary wear and tear if the same could have been prevented by good maintenance practices by Tenant. As part of its maintenance obligations hereunder, Tenant shall, at Landlords request, provide Landlord with copies of
all maintenance schedules, reports and notices prepared by, for or on behalf of Tenant. Tenant shall obtain preventive maintenance contracts from a licensed heating and air conditioning contractor to provide for regular inspection and maintenance of
the heating, ventilating and air conditioning systems servicing the Premises, all subject to Landlord’s approval. All repairs shall be at least equal in quality to the original work, shall be made only by a licensed contractor approved in
writing in advance by Landlord and shall be made only at the time or times approved by Landlord. Any contractor utilized by Tenant shall be subject to Landlord’s standard requirements for contractors, as modified from time to time. Landlord
shall have the right at all times to inspect Tenant’s maintenance of all equipment (including without limitation air conditioning, ventilating and heating equipment), and may impose reasonable restrictions and requirements with respect to
repairs, as provided in Section 7.3, and the provisions of Section 7.4 shall apply to all repairs. Alternatively, Landlord may elect to make any repair or maintenance required hereunder on behalf of Tenant and at Tenant’s expense, and Tenant
shall promptly reimburse Landlord for all costs incurred upon submission of an invoice. 
  

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 SECTION 7.2 LANDLORD’S MAINTENANCE AND REPAIR. Subject to Section 7.1 and Article XI,
Landlord shall provide service, maintenance and repair with respect to the roof, foundations, and footings of the Building, all landscaping, walkways, parking areas, exterior lighting of the Site, and the exterior surfaces of the exterior walls of
the Building, except that Tenant at its expense shall make all repairs which landlord deems reasonably necessary as a result of the act or negligence of Tenant, its agents, employees, invitees, subtenants or contractors. Landlord shall have the
right to employ or designate any reputable person or firm, including any employee or agent of Landlord or any of Landlords affiliates or divisions, to perform any service, repair or maintenance function. Landlord need not make any other improvements
or repairs except as specifically required under this Lease, and nothing contained in this Section shall limit Landlord’s right to reimbursement from Tenant for maintenance, repair costs and replacement costs as provided elsewhere in this
Lease. Tenant understands that it shall not make repairs at Landlord’s expense or by rental offset. Tenant further understands that Landlord shall not be required to make any repairs to the roof, foundations or footings unless and until Tenant
has notified Landlord in writing of the need for such repair and Landlord shall have a reasonable period of time thereafter to commence and complete such repair, if warranted. All costs of any maintenance and repairs on the part of Landlord provided
hereunder shall be considered part of Building Costs. 
  
 SECTION 7.3 ALTERATIONS. Tenant shall make no alterations, additions or improvements to the Premises without the prior written consent of Landlord, which consent may be given or withheld in Landlord’s sole discretion.
Notwithstanding the foregoing, Landlord shall not unreasonably withhold its consent to any alterations, additions or improvements to the Premises which cost less than One Dollar ($1.00) per square foot of the improved portions of the Premises
(excluding warehouse square footage) and do not (i) affect the exterior of the Building or outside areas (or be visible from adjoining sites), or (ii) affect or penetrate any of the structural portions of the Building, including but not limited to
the roof, or (iii) require any change to the basic floor plan of the Premises, any change to any structural or mechanical systems of the Premises, or any governmental permit as a prerequisite to the construction thereof, or (iv) interfere in any
manner with the proper functioning of or landlord’s access to any mechanical, electrical, plumbing or HVAC systems, facilities or equipment located in or serving the Building, or (v) diminish the value of the Premises. Landlord may impose, as a
condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable, including but not limited to a requirement that all work be covered by a lien and completion bond satisfactory to Landlord and requirements
as to the manner, time, and contractor for performance of the work. Tenant shall obtain all required permits for the work and shall perform the work in compliance with all applicable laws, regulations and ordinances, all covenants, conditions and
restrictions affecting the Premises, and the Rules and Regulations (hereafter defined). Tenant understands and agrees that Landlord shall be entitled to a supervision fee in the amount of five percent (5%) of the cost of the work. If any
governmental entity requires, as a condition to any proposed alterations, additions or improvements to the Premises by Tenant, that improvements be made in the outside areas, and if Landlord consents to such improvements to the outside areas, then
Tenant shall, at Tenant’s sole expense, make such required improvements to the outside areas in such manner, utilizing such materials, and with such contractors (including, if required by Landlord, Landlord’s contractors) as Landlord may
require in its sole discretion. Under no circumstances shall Tenant make any improvement which incorporates any Hazardous Materials, including without limitation asbestos-containing construction materials into the Premises. Any request for
Landlord’s consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Unless Landlord otherwise agrees in writing; all alterations, additions or improvements affixed
to the Premises (excluding moveable trade fixtures and furniture) shall become the property of Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant, require Tenant to remove by the
Expiration Date, or sooner termination date of this Lease, all or any alterations, decorations, fixtures, additions, improvements and the like installed either by Tenant or by Landlord at Tenant’s request and to repair any damage to the
Premises arising from that removal. Except as otherwise provided in this Lease or in any Exhibit to this Lease, should Landlord make any alteration or improvement to the Premises for Tenant, Landlord Shall be entitled to prompt reimbursement from
Tenant for all costs incurred. 
  
 SECTION 7.4 MECHANIC’S
LIENS. Tenant shall keep the Premises free from any liens arising out of any work performed, materials furnished, or obligations incurred by or for Tenant. Upon request by Landlord, Tenant shall promptly cause any such lien to be released by
posting a bond in accordance with California Civil Code Section 3143 or any successor statute. In the event that Tenant shall not, within thirty (30) days following the imposition of any lien, cause the lien to be released of record by payment or
posting of a proper bond, Landlord shall have, in addition to all other available remedies, the right to cause the lien to be released by any means it deems proper, including payment of or defense against the claim giving rise to the lien. All
expenses so incurred by Landlord, including Landlord’s attorneys’ fees, and any consequential or other damages incurred by Landlord arising out of such lien, shall be reimbursed by Tenant promptly following Landlord’s demand, together
with 
  

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 interest from the date of payment by Landlord at the maximum rate permitted by law until paid. Tenant shall give Landlord
no less than twenty (20) days’ prior notice in writing before commencing construction of any kind on the Premises so that Landlord may post and maintain notices of nonresponsibility on the Premises. 
  
 SECTION 7.5 ENTRY AND INSPECTION. Landlord shall at all reasonable
times, upon written or oral notice (except in emergencies, when no notice shall be required) have the right to enter the Premises to inspect them, to supply services in accordance with this Lease, to protect the interests of Landlord in the
Premises, and to submit the Premises to prospective or actual purchasers or encumbrance holders (or, during the last one hundred and eighty (180) days of the Term or when an uncured Tenant default exists, to prospective tenants), all without being
deemed to have caused an eviction of Tenant and without abatement of rent except as provided elsewhere in this Lease. Landlord shall have the right, if desired, to retain a key which unlocks all of the doors in the Premises, excluding Tenant’s
vaults and safes, and Landlord shall have the right to use any and all means which Landlord may deem proper to open the doors in an emergency in order to obtain entry to the Premises, and any entry to the Premises obtained by Landlord shall not
under any circumstances be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or any eviction of Tenant from the Premises. 
  
 ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT’S PROPERTY 
  
 Tenant shall be liable for and shall pay, at least ten (10) days before delinquency, all taxes amid assessments levied
against all personal property of Tenant located in the Premises, and against any alterations, additions or like improvements made to the Premises by or on behalf of Tenant. When possible Tenant shall cause its personal properly and alterations to be
assessed and billed separately from the real property of which the Premises form a part. If any taxes on Tenant’s personal property and/or alterations are levied against Landlord or Landlord’s property and if Landlord pays the same, or if
the assessed value of Landlord’s property is increased by the inclusion of a value placed upon the personal property and/or alterations of Tenant and if Landlord pays the taxes based upon the increased assessment, Tenant shall pay to Landlord
the taxes so levied against Landlord or the proportion of the taxes resulting from the increase in the assessment. In calculating what portion of any tax bill which is assessed against Landlord separately, or Landlord and Tenant jointly, is
attributable to Tenant’s alterations and personal property, Landlord’s reasonable determination shall be conclusive. 
  
 ARTICLE IX. ASSIGNMENT AND SUBLETTING 
  
 SECTION 9.1 RIGHTS OF PARTIES. 
  
 (a) Notwithstanding any provision of this Lease to the contrary, Tenant will not, either voluntarily or by operation of law, assign, sublet, encumber, or
otherwise transfer all or any part of Tenant’s interest in this lease, or permit the Premises to be occupied by anyone other than Tenant, without Landlord’s prior written consent, which consent shall not unreasonably be withheld in
accordance with the provisions of Section 9.1.(b). No assignment (whether voluntary, involuntary or by operation of law) and no subletting shall be valid or effective without Landlord’s prior written consent and, at Landlord’s election,
any such assignment or subletting or attempted assignment or subletting shall constitute a material default of this Lease. Landlord shall not be deemed to have given its consent to any assignment or subletting by any other course of action,
including its acceptance of any name for listing in the Building directory. To the extent not prohibited by provisions of the Bankruptcy Code, 11 U.S.C. Section 101 et seq. (the “Bankruptcy Code”), including Section 365(0(l), Tenant on
behalf of itself and its creditors, administrators and assigns waives the applicability of Section 365(e) of the Bankruptcy Code unless the proposed assignee of the Trustee for the estate of the bankrupt meets Landlord’s standard for consent
asset forth in Section 9.1(b) of this Lease. If this Lease is assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, any and all monies or other considerations to be delivered in connection with the assignment shall be
delivered to Landlord, shall be and remain the exclusive property of Landlord and shall not constitute property of Tenant or of the estate of Tenant within the meaning of the Bankruptcy Code. Any person or entity to which this Lease is assigned
pursuant to the provisions of the Bankruptcy Code shall be deemed to have assumed all of the obligations arising under this Lease on and after the date of the assignment, and shall upon demand execute and deliver to Landlord an instrument confirming
that assumption. 
  
 (b) If Tenant desires to transfer an interest
in this Lease, it shall first notify Landlord of its desire and shall submit in writing to Landlord: (i) the name and address of the proposed transferee; (ii) the nature of any proposed subtenant’s or assignee’s business to be carried on
in the Premises; (iii) the terms and provisions of any proposed sublease or assignment, including a copy of the proposed assignment or sublease form; (iv) evidence 
  

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 of insurance of the proposed assignee or subtenant complying with the requirements of Exhibit D hereto; (v) a
completed Environmental Questionnaire from the proposed assignee or subtenant; and (vi) any other information requested by Landlord and reasonably related to the transfer. Except as provided in Subsection (e) of this Section, Landlord shall not
unreasonably withhold its consent, provided: (1) the use of the Premises will be consistent with the provisions of this Lease; (2) the proposed assignee or subtenant has not been required by any prior landlord, lender or governmental authority to
take remedial action in connection with Hazardous Materials contaminating a property arising out of the proposed assignee’s or subtenant’s actions or use of the property in question and is not subject to any enforcement order issued by any
governmental authority in connection with the use, disposal or storage of a Hazardous Material; (3) at Landlord’s election, insurance requirements shall be brought into conformity with Landlord’s then current leasing practice; (4) any
proposed subtenant or assignee demonstrates that it is financially responsible by submission to Landlord of all reasonable information as Landlord may request concerning the proposed subtenant or assignee, including, but not limited to, a balance
sheet of the proposed subtenant or assignee as of a date within ninety (90) clays of the request for Landlord’s consent and statements of income or profit and loss of the proposed subtenant or assignee for the two-year period preceding the
request for Landlord’s consent, and/or a certification signed by the proposed subtenant or assignee that it has not been evicted or been in arrears in rent at any other leased premises for the 3-year period preceding the request for
Landlord’s consent; (5) any proposed subtenant or assignee demonstrates to Landlord’s reasonable satisfaction a record of successful experience in business; and (6) the proposed transfer will not impose additional burdens or adverse tax
effects on Landlord. If Tenant has any exterior sign rights under this Lease, such rights are personal to Tenant and may not be assigned or transferred to any assignee of this Lease or subtenant of the Premises without Landlord’s prior written
consent, which may be withheld in Landlord’s sole and absolute discretion. 
  
 If Landlord consents to the proposed transfer, Tenant may within ninety (90) days after the date of the consent effect the transfer upon the term described in the information furnished to Landlord; provided that any
material change in the terms shall be subject to Landlord’s consent as set forth in this Section. Landlord shall approve or disapprove any requested transfer within thirty (30) days following receipt of Tenant’s written request, the
information set forth above, and the fee set forth below. 
  
 (c)
Notwithstanding the provisions of Subsection (b) above, in lieu of consenting to a proposed assignment or subletting, Landlord may elect to (i) sublease the Premises (or the portion proposed to be subleased), or take an assignment of Tenant’s
interest in this Lease, upon the same terms as offered to the proposed subtenant or assignee (excluding terms relating to the purchase of personal properly, the use of Tennant’s name or the continuation of Tenant’s business), or (ii)
terminate this Lease as to the portion of the Premises proposed to be subleased or assigned with a proportionate abatement in the rent payable under this Lease, effective on the date that the proposed sublease or assignment would have become
effective. Landlord may thereafter, at its option, assign or re-let any space so recaptured to any third party, including without limitation the proposed transferee of Tenant. 
  
 (d) Tenant agrees that fifty percent (50%) of any amounts paid by the assignee or subtenant, however described, in excess of
(i) the Basic Rent payable by Tenant hereunder, or in the case of a sublease of a portion of the Premises, in excess of the Basic Rent reasonably allocable to such portion, plus (ii) Tenant’s direct out-of-pocket costs which Tenant certifies to
Landlord have been paid to provide occupancy related services to such assignee or subtenant of a nature commonly provided by landlords of similar space, shall be the property of Landlord and such amounts shall be payable directly to Landlord by the
assignee or subtenant or, at Landlord’s option,, by Tenant. At Landlord’s request, a written agreement shall be entered into by and among Tenant, Landlord and the proposed assignee or subtenant confirming the requirements of this
subsection. 
  
 (e) Tenant shall pay to Landlord a fee of Five
Hundred Dollars ($500.00) if and when any transfer hereunder is requested by Tenant. Such fee is hereby acknowledged as a reasonable amount to reimburse Landlord for its costs of review and evaluation of a proposed assignee/sublessee, and Landlord
shall not be obligated to commence such review and evaluation unless and until such fee is paid. 
  
 SECTION 9.2 EFFECT OF TRANSFER. No subletting or assignment, even with the consent of Landlord, shall relieve Tenant of its obligation to pay rent
and to perform all its other obligations under this Lease. Moreover, Tenant shall indemnify and hold Landlord harmless, as provided in Section 10.3, for any act or omission by an assignee or subtenant. Each assignee, other than Landlord, shall be
deemed to assume all obligations of Tenant under this Lease and shall be liable jointly and severally with Tenant for the payment of all rent, and for the due performance of all of Tenant’s obligations, under this Lease. No transfer shall be
binding on Landlord unless any document memorializing the transfer is delivered to Landlord and both the assignee/subtenant and Tenant deliver to Landlord an executed consent to transfer instrument prepared by Landlord and consistent with the

  

 11 

 requirements of this Article. The acceptance by Landlord of any payment due under this Lease from any other person shall
not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any transfer. Consent by Landlord to one or more transfers shall not operate as a waiver or estoppel to the future enforcement by Landlord of its rights
under this Lease. 
  
 SECTION 9.3 SUBLEASE REQUIREMENTS.
The following terms and conditions shall apply to any subletting by Tenant of all or any part of the Premises and shall be deemed included in each sublease: 
  
 (a) Each and every provision contained in this Lease (other than with respect to the payment of rent hereunder) is incorporated by reference into and made
a part of such sublease, with “Landlord” hereunder meaning the sublandlord therein and “Tenant” hereunder meaning the subtenant therein. 
  
 (b) Tenant hereby irrevocably assigns to Landlord all of Tenant’s interest in all rentals and income arising from any sublease of the Premises, and
Landlord may collect such rent and income and apply same toward Tenant’s obligations under this Lease; provided, however, that until a default occurs in the performance of Tenant’s obligations under this Lease, Tenant shall have the right
to receive and collect the sublease rentals. Landlord shall not, by reason of this assignment or the collection of sublease rentals, be deemed liable to the subtenant for the performance of any of Tenant’s obligations under the sublease. Tenant
hereby irrevocably authorizes and directs any subtenant, upon receipt of a written notice from Landlord stating that an uncured default exists in the performance of Tenant’s obligations under this Lease, to pay to Landlord all sums then and
thereafter due under the sublease. Tenant agrees that the subtenant may rely on that notice without any duty of further inquiry and notwithstanding any notice or claim by Tenant to the contrary. Tenant shall have no right or claim against the
subtenant or Landlord for any rentals so paid to Landlord. 
  
 (c)
In the event of the termination of this Lease, Landlord may, at its sole option, take over Tenant’s entire interest in any sublease and, upon notice from Landlord, the subtenant shall attorn to Landlord. In no event, however, shall Landlord be
liable for any previous act or omission by Tenant under the sublease or for the return of any advance rental payments or deposits under the sublease that have not been actually delivered to Landlord, nor shall Landlord be bound by any sublease
modification executed without Landlord’s consent or for any advance rental payment by the subtenant in excess of one month’s rent. The general provisions of this Lease, including without limitation those pertaining to insurance and
indemnification, shall be deemed incorporated by reference into the sublease despite the termination of this Lease. 
  
 SECTION 9.4 CERTAIN TRANSFERS. The sale of all or substantially all of Tenant’s assets (other than bulk sales in the ordinary course of
business) or, if Tenant is a corporation, an unincorporated association, or a partnership, the transfer, assignment or hypothecation of any stock or interest in such corporation, association, or partnership in the aggregate of twenty-five percent
(25%) (except for publicly traded shares of stock constituting a transfer of twenty-five percent (25%) or more in the aggregate, so long as no change in the controlling interest of Tenant occurs as a result thereof) shall be deemed an assignment
within the meaning and provisions of this Article. Notwithstanding the foregoing, Landlord’s consent shall not be required for the assignment of this Lease as a result of a merger by Tenant with or into another entity, so long as (i) the net
worth of the successor entity after such merger is at least equal to the greater of the net worth of Tenant as of the execution of this Lease by Landlord or the net worth of Tenant immediately prior to the date of such merger, evidence of which,
satisfactory to Landlord, shall he presented to Landlord prior to such merger, (ii) Tenant shall provide to Landlord, prior in such merger, written notice of such merger and such assignment documentation and other information as Landlord may request
in connection therewith, and (iii) all of the other terms and requirements of this Article shall apply with respect to such assignment. 
  
 ARTICLE X. INSURANCE AND INDEMNITY 
  
 SECTION 10.1 TENANT’S INSURANCE. Tenant, at its sole cost and expense, shall provide and maintain in effect the insurance described in
Exhibit D. Evidence of that insurance must be delivered to Landlord prior to the Commencement Date. 
  
 SECTION 10.2 LANDLORD’S INSURANCE. Landlord may, at its election, provide any or all of the following types of insurance, with or without
deductible and in amounts and coverages as may be determined by Landlord in its discretion: “all risk” property insurance, subject to standard exclusions, covering the Building, and such other risks as Landlord or its mortgagees may from
time to time deem appropriate, including leasehold 
  

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 improvements made by Landlord, and commercial general liability coverage. Landlord shall not be required to carry
insurance of any kind on Tenant’s property, including leasehold improvements, trade fixtures, furnishings, equipment, plate glass, signs and all other items of personal property, and shall not be obligated to repair or replace that property
should damage occur. All proceeds of insurance maintained by Landlord upon the Building shall be the property of Landlord, whether or not Landlord is obligated to or elects to make any repairs. At Landlords option, Landlord may self-insure all or
any portion of the risks for which Landlord elects to provide insurance hereunder. 
  
 SECTION 10.3 TENANT’S INDEMNITY. To the fullest extent permitted by law, Tenant shall defend, indemnify, protect, save and hold harmless Landlord, its agents, and any and all affiliates of Landlord,
including, without limitation, any corporations or other entities controlling, controlled by or under common control with Landlord, from and against any and all claims, liabilities, costs or expenses arising either before or after the Commencement
Date from Tenant’s use or occupancy of the Premises or the Building, or from the conduct of its business, or from any activity, work, or thing done, permitted or suffered by Tenant or its agents, employees, invitees or licensees in or about the
Premises or the Building, or from any default in the performance of any obligation on Tenant’s part to be performed under this Lease, or from any act or negligence of Tenant or its agents, employees, visitors, patrons, guests, invitees or
licensees. Landlord may, at its option, require Tenant to assume Landlord’s defense in any action covered by this Section through counsel satisfactory to Landlord. The provisions of this Section shall expressly survive the expiration or sooner
termination of this Lease. 
  
 SECTION 10.4 LANDLORD’S
NONLIABILITY. Landlord shall not be liable to Tenant, its employees, agents and invitees, and Tenant hereby waives all claims against Landlord for loss of or damage to any property, or any injury to any person, or loss or interruption of
business or income, or any other loss, cost, damage, injury or liability whatsoever (including without limitation any consequential damages and lost profit or opportunity costs) resulting from, but not limited to, Acts of God, acts of civil
disobedience or insurrection, fire, explosion, falling plaster, steam, gas, electricity, water or rain which may leak or flow from or into any part of the Building or from the breakage, leakage, obstruction or other defects of the pipes, sprinklers,
wires, appliances, plumbing, air conditioning, electrical works or other fixtures in the Building. It is understood that any such condition may require the temporary evacuation or closure of all or a portion of the Building. Except as provided in
Sections 11.1 and 12.1 below, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business (including without limitation consequential damages and lost profit or opportunity
costs) arising from the making of any repairs, alterations or improvements to any portion of the Building, including repairs to the Premises, nor shall any related activity by Landlord constitute an actual or constructive eviction; provided,
however, that in making repairs, alterations or improvements, Landlord shall interfere as little as reasonably practicable with the conduct of Tenant’s business in the Premises. Neither Landlord nor its agents shall be liable for interference
with light or other similar intangible interests. Tenant shall immediately notify Landlord in case of fire or accident in the Premises or the Building and of defects in any improvements or equipment. 
  
 SECTION 10.5 WAIVER OF SUBROGATION. Landlord and Tenant each hereby
waives all rights of recovery against the other and the other’s agents on account of loss and damage occasioned to the property of such waiving party to the extent only that such loss or damage is required to be insured against under any
“all risk property insurance policies required by this Article X; provided however, that (i) the foregoing waiver shall not apply to the extent of Tenant’s obligations to pay deductibles under any such policies and this Lease, and (ii) if
any loss is due to the act, omission or negligence or willful misconduct of Tenant or its agents, employees, contractors, guests or invitees, Tenant’s liability insurance shall be primary and shall cover all losses and damages prior to any
other insurance hereunder. By this waiver it is the intent of the parties that neither Landlord nor Tenant shall be liable to any insurance company (by way of subrogation or otherwise) insuring the other party for any loss or damage insured against
under any “all-risk” property insurance policies required by this Article, even though such loss or damage might be occasioned by the negligence of such party, its agents, employees, contractors, guests or invitees. The provisions of this
Section shall not limit the indemnification provisions elsewhere contained in this Lease. 
  
 ARTICLE XI. DAMAGE OR DESTRUCTION 
  
 SECTION 11.1 RESTORATION. 
  
 (a) If the Building is damaged, Landlord shall repair that damage as soon as reasonably possible, at its expense, unless: (i) Landlord reasonably determines that the cost of repair is not covered by 
  

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 Landlord’s fire and extended coverage insurance plus such additional amounts Tenant elects, at its option, to
contribute, excluding however the deductible (for which Tenant shall be responsible for Tenant’s proportionate share); (ii) Landlord reasonably determines that the Premises cannot, with reasonable diligence, be fully repaired by Landlord (or
cannot be safely repaired because of the presence of hazardous factors, including without limitation Hazardous Materials, earthquake faults, and other similar dangers) within two hundred seventy (270) days after the date of the damage; (iii) an
event of default by Tenant has occurred and is continuing at the time of such damage; or (iv) the damage occurs during the final twelve (12) months of the Term. Should Landlord elect not to repair the damage for one of the preceding reasons,
Landlord shall so notify Tenant in writing within sixty (60) days after the damage occurs and this Lease shall terminate as of the date of that notice. 
  
 (b) Unless Landlord elects to terminate this Lease in accordance with subsection (a) above, this Lease shall continue in effect for the remainder of the
Term; provided that so long as Tenant is not in default under this Lease, if the damage is so extensive that Landlord reasonably determines that the Premises cannot, with reasonable diligence, be repaired by Landlord (or cannot be safely repaired
because of the presence of hazardous factors, earthquake faults, and other similar dangers) so as to allow Tenant’s substantial use and enjoyment of the Premises within two hundred seventy (270) days after the date of damage, then Tenant may
elect to terminate this Lease by written notice to Landlord within the sixty (60) day period stated in subsection (a). 
  
 (c) Commencing on the date of any damage to the Building, and ending on the sooner of the date the damage is repaired or the date this Lease is
terminated, the rental to be paid under this Lease shall be abated in the same proportion that the floor area of the Building that is rendered unusable by the damage from time to time bears to the total floor area of the Building, but only to the
extent that any business interruption insurance proceeds and received by Landlord therefor from Tenant’s insurance described in Exhibit D. 
  
 (d) Notwithstanding the provisions of subsections (a), (b) and (c) of this Section, slid subject to the provisions of Section 10.5 above, the cost of any
repairs shall be borne by Tenant, and Tenant shall not be entitled to rental abatement or termination rights, if the damage Is due to the fault or neglect of Tenant or its employees, subtenants, invitees or representatives. In addition, the
provisions of this Section shall not be deemed to require Landlord to repair any Improvements or fixtures that Tenant is obligated to repair or insure pursuant to any other provision of this Lease. 
  
 (e) Tenant shall fully cooperate with Landlord in removing Tenant’s
personal property slid silly debris from the Premises to facilitate all Inspections of the Premises and The making of any repairs. Notwithstanding anything to fire contrary contained in this Lease, If Landlord in good faith believes there is a risk
of injury to persons or damage to property from entry into the Building or Premises following any damage or destruction thereto, Landlord may restrict entry into the Building or the Premises by Tenant, its employees, agents and contractors in a
nondiscriminatory manner, without being deemed to have violated Tenant’s rights of quiet enjoyment to, or made an unlawful detainer of, or evicted Tenant from, the Premises. Upon request, Landlord shall consult with Tenant to determine if there
are safe methods of entry into the Building or the Premises solely in order to allow Tenant so retrieve files, data in computers, and necessary inventory, subject however to all indemnities and waivers of liability from Tenant to Landlord contained
in this Lease and any additional indemnities and waivers of liability which Landlord may require. 
  
 SECTION 11.2 LEASE GOVERNS. Tenant agrees that the provisions of this Lease, including without limitation Section 11.1, shall govern any damage or
destruction and shall accordingly supersede any contrary statute or rule of law. 
  
 ARTICLE XII. EMINENT DOMAIN 
  
 SECTION 12.1 TOTAL OR PARTIAL TAKING. If all or a material portion of the Premises is taken by any lawful authority by exercise of the right of eminent domain, or sold to prevent a taking, either Tenant or Landlord may terminate this
Lease effective as of the date possession is required to be surrendered to the authority. In the event title to a portion of the Premises is taken or sold in lieu of taking, and if Landlord elects to restore the Premises in such a way as to alter
the Premises materially, either party may terminate this Lease, by written notice to the other party, effective on the date of vesting of title. In the event neither party has elected to terminate this Lease as provided above, then Landlord shall
promptly, alter receipt of a sufficient condemnation award, proceed to restore the Premises to substantially their condition prior to the taking, and a proportionate allowance shall be made to Tenant for the rent corresponding to the time during
which, and to the part of the Premises of which, Tenant is 
  

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 deprived on account of the taking and restoration. In the event of a taking, Landlord shall be entitled to the entire
amount of the condemnation award without deduction for any estate or interest of Tenant; provided that nothing in this Section shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against the taking authority
for, the taking of personal property and fixtures belonging to Tenant or for relocation or business interruption expenses recoverable from the taking authority. 
  

SECTION 12.2 TEMPORARY TAKING. No temporary taking of tine Premises shall terminate this Lease or give Tenant any right to abatement of rent,
and any award specifically attributable to a temporary taking of the Premises shall belong entirely to Tenant. A temporary taking shall be deemed to be a taking of the use or occupancy of the Premises for a period of not to exceed one hundred eighty
(180) days. 
  
 SECTION 12.3 TAKING OF PARKING AREA. In the
event there shall be a taking of the parking area such that Landlord can no longer provide sufficient parking to comply with this Lease, Landlord may substitute reasonably equivalent parking in a location reasonably close to the Building; provided
that if Landlord fails to make that substitution within one hundred eighty (180) days following the taking and if the taking materially impairs Tenant’s use and enjoyment of the Premises, Tenant may, at its option, terminate this Lease by
written notice to Landlord. If this Lease is not so terminated by Tenant, there shall be no abatement of rent and this Lease shall continue in effect. 
  
 ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS 
  
 SECTION 13.1 SUBORDINATION. At the option of Landlord, this Lease shall be either superior or subordinate to all
ground or underlying leases, mortgages and deeds of trust, if any, which may hereafter affect the Premises, and to all renewals, modifications, consolidations, replacements and extensions thereof; provided, that so long as Tenant is not in default
under this Lease, this Lease shall not be terminated or Tenant’s quiet enjoyment of the Premises disturbed in the event of termination of any such ground or underlying lease, or the foreclosure of any such mortgage or deed of trust, to which
Tenant has subordinated this Lease pursuant to this Section. In the event of a termination or foreclosure, Tenant shall become a tenant of and attorn to the successor-in-interest to Landlord upon the same terms and conditions as are contained in
this Lease, and shall execute any instrument reasonably required by Landlord’s successor for that purpose. Tenant shall also, upon written request of Landlord, execute and deliver all instruments as may be required from time to time to
subordinate the rights of Tenant under this Lease to any ground or underlying lease or to the lien of any mortgage or deed of trust (provided that such instruments include the nondisturbance and attornment provisions set forth above), or, if
requested by Landlord, to subordinate, in whole or in part, any ground or underlying lease or the lien of any mortgage or deed of trust to this Lease. 
  
 SECTION 13.2 ESTOPPEL CERTIFICATE. 
  
 (a) Tenant shall, at any time upon not less than ten (10) days prior written notice from Landlord, execute, acknowledge and deliver to Landlord, in any
form that Landlord may reasonably require, a statement in writing (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of the modification and certifying that this Lease, as modified, is in
full force and effect) and the dates to which the rental, additional rent and other charges have been paid in advance, if any, and (ii) acknowledging that, to Tenant’s knowledge, there are no uncured defaults on the part of Landlord, or
specifying each default if any are claimed, and (iii) setting forth all further information that Landlord may reasonably require. Tenant’s statement may be relied upon by any prospective purchaser or encumbrancer of the Premises. 
  
 (b) Notwithstanding any other rights and remedies of Landlord, Tenant’s
failure to deliver any estoppel statement within the provided time shall be conclusive upon Tenant that (i) this Lease is in full force and effect, without modification except as may be represented by Landlord, (ii) there are no uncured defaults in
Landlord’s performance, and (iii) not more than one month’s rental has been paid in advance. 
  
 SECTION 13.3 FINANCIALS. 
  
 (a) Tenant shall deliver to Landlord, prior to the execution of this Lease and thereafter at any time upon Landlords request, Tenant’s current tax
returns and financial statements, certified true, accurate and complete by the chief financial officer of Tenant, including a balance sheet and profit and loss statement for the most recent prior year (collectively, the “Statements”),
which Statements shall accurately and completely reflect the financial condition of Tenant. Landlord agrees that it will keep the Statements confidential, except that Landlord shall have the right to deliver the same to any proposed purchaser or
encumbrancer of the Premises. 
  

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 (b) Tenant acknowledges that Landlord is relying on the Statements in its determination to enter into
this Lease, and Tenant represents to Landlord, which representation shall be deemed made on the date of this Lease and again on the Commencement Date, that no material change in the financial condition of Tenant, as reflected in the Statements, has
occurred since the date Tenant delivered the Statements to Landlord. The Statements are represented and warranted by Tenant to be correct and to accurately and fully reflect Tenant’s true financial condition as of the date of submission by any
Statements to Landlord. 
  
 ARTICLE XIV. DEFAULTS AND REMEDIES

  
 SECTION 14.1 TENANT’S DEFAULTS. In addition to
any other event of default set forth in this Lease, the occurrence of any one or more of the following events shall constitute a default by Tenant: 
  
 (a) The failure by Tenant to make any payment of rent or additional rent required to be made by Tenant, as and when due, where the failure continues for a
period of three (3) days after written notice from Landlord to Tenant; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161 and 1161(a) as
amended. For purposes of these default and remedies provisions, the term “additional rent” shall be deemed to include all amounts of any type whatsoever other than Basic Rent to be paid by Tenant pursuant to the terms of this Lease.

  
 (b) Assignment, sublease, encumbrance or other transfer of the
Lease by Tenant, either voluntarily or by operation of law, whether by judgment, execution, transfer by intestacy or testacy, or other means, without the prior written consent of Landlord. 
  
 (c) The discovery by Landlord that any financial statement provided by
Tenant, or by any affiliate, successor or guarantor of Tenant, was materially false. 
  
 (d) The failure of Tenant to timely and fully provide any subordination agreement, estoppel certificate or financial statements in accordance with the requirements of Article XIII. 
  
 (e) The failure or inability by Tenant to observe or perform any of the
express or implied covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified in any other subsection of this Section, where the failure continues for a period of thirty (30) days after written notice from
Landlord to Tenant or such shorter period as is specified in any other provision of this Lease; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section
1161 and 1161(a) as amended. However, if the nature of the failure is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant commences the cure within thirty (30) days,
and thereafter diligently pursues the cure to completion. 
  
 (f)
(i) The making by Tenant of any general assignment for the benefit of creditors; (ii) the filing by or against Tenant of a petition to have Tenant adjudged a Chapter 7 debtor under the Bankruptcy Code or to have debts discharged or a petition for
reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within thirty (30) days); (iii) the appointment of a trustee or receiver to take possession of
substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, if possession is not restored to Tenant within thirty (30) days; (iv) the attachment, execution or other judicial seizure of substantially
all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where the seizure is not discharged within thirty (30) days; or (v) Tenant’s convening of a meeting of its creditors for the purpose of effecting a
moratorium upon or composition or its debts. Landlord shall not be deemed to have knowledge of any event described in this subsection unless notification in writing is received by Landlord, nor shall there be any presumption attributable to Landlord
of Tenant’s insolvency. In the event that any provision of this subsection is contrary to applicable law, the provision shall be of no force or effect. 
  

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 SECTION 14.2 LANDLORD’S REMEDIES. 
  
 (a) In the event of any default by Tenant, or in the event of the
abandonment of the Premises by Tenant, then in addition to any other remedies available to Landlord, Landlord may exercise the following remedies: 
  
 (i) Landlord may terminate Tenant’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant
shall immediately surrender possession of the Premises to Landlord. Such termination shall not affect any accrued obligations of Tenant under this Lease. Upon termination, Landlord shall have the right to reenter the Premises and remove all persons
and property. Landlord shall also be entitled to recover from Tenant: 
  
 (1) The worth at the time of award of the unpaid rent and additional rent which had been earned at the time of termination; 
  
 (2) The worth at the time of award of the amount by which the unpaid rent and additional rent which would have been earned after termination until the
time of award exceeds the amount of such loss that Tenant proves could have been reasonably avoided; 
  
 (3) The worth at the time of award of the amount by which the unpaid rent and additional rent for the balance of the Term after the time of award exceeds
the amount of such loss that Tenant proves could be reasonably avoided; 
  
 (4) Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be
likely to result from Tenant’s default, including, but not limited to, the cost of recovering possession of the Premises, refurbishment of the Premises, marketing costs, commissions and other expenses of reletting, including necessary repair,
the unamortized portion of any tenant improvements and brokerage commissions funded by Landlord in connection with this Lease, reasonable attorneys’ fees, and any other reasonable costs; and 
  
 (5) At Landlord’s election, all other amounts in addition to or in lieu
of the foregoing as may be permitted by law. The term “rent” as used in this Lease shall be deemed to mean the Basic Rent and all other sums required to be paid by Tenant to Landlord pursuant to the terms of this Lease. Any sum, other than
Basic Rent, shall be computed on the basis of the average monthly amount accruing during the twenty-four (24) month period immediately prior to default, except that if it becomes necessary to compute such rental before the twenty-four (24) month
period has occurred, then the computation shall be on the basis of the average monthly amount during the shorter period. As used in subparagraphs (1) and (2) above, the “worth at the time of award” shall be computed by allowing interest at
the rate of ten percent (10%) per annum. As used in subparagraph (3) above, the “worth at the time of award” shall be computed by discounting the amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award
plus one percent (1 %). 
  
 (ii) Landlord may elect not to
terminate Tenant’s right to possession of the Premises, in which event Landlord may continue to enforce all of its rights and remedies under this Lease, including the right to collect all rent as it becomes due. Efforts by the Landlord to
maintain, preserve or relet the Premises, or the appointment of a receiver to protect the Landlord’s interests under this Lease, shall not constitute a termination of the Tenant’s right to possession of the Premises. In the event that
Landlord elects to avail itself of the remedy provided by this subsection (ii), Landlord shall not unreasonably withhold its consent to an assignment or subletting of the Premises subject to the reasonable standards for Landlord’s consent as
are contained in this Lease. 
  
 (b) Landlord shall be under no
obligation to observe or perform any covenant of this Lease on its part to be observed or performed which accrues after the date of any default by Tenant unless and until the default is cured by Tenant, it being understood and agreed that the
performance by Landlord of its obligations under this Lease are expressly conditioned upon Tenant’s full and timely performance of its obligations under this Lease. The various rights and remedies reserved to Landlord in this Lease or otherwise
shall be cumulative and, except as otherwise provided by California law, Landlord may pursue any or all of its rights and remedies at the same time. 
  
 (c) No delay or omission of Landlord to exercise any right or remedy shall be construed as a waiver of the right or remedy or of any default by Tenant.
The acceptance by Landlord of rent shall not be a (i) waiver of any preceding breach or default by Tenant of any provision of this Lease, other than the failure of 
  

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 Tenant to pay the particular rent accepted, regardless of Landlord’s knowledge of the preceding breach or default at
the time of acceptance of rent, or (ii) a waiver of Landlord’s right to exercise any remedy available to Landlord by virtue of the breach or default. The acceptance of any payment from a debtor in possession, a trustee, a receiver or any other
person acting on behalf of Tenant or Tenant’s estate shall not waive or cure a default under Section 14.1. No payment by Tenant or receipt by Landlord of a lesser amount then the rent required by this Lease shall be deemed to be other than a
partial payment on account of the earliest due stipulated rent, nor shall any endorsement or statement on any check or letter be deemed an accord and satisfaction and Landlord shall accept the check or payment without prejudice to Landlord’s
right to recover the balance of the rent or pursue any other remedy available to it. No act or thing done by Landlord or Landlord’s agents during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept
a surrender shall be valid unless in writing and signed by Landlord. No employee of landlord or of Landlord’s agents shall have any power to accept the keys to the Premises prior to the termination of this Lease, and the delivery of the keys to
any employee shall not operate as a termination of the Lease or a surrender of the Premises. 
  
 SECTION 14.3 LATE PAYMENTS. 
  
 (a) Any rent due under this Lease that is not received by Landlord within five (5) days of the date when due shall bear interest at the maximum rate permitted by law from the date due until fully paid. The payment of interest shall not cure
any default by Tenant under this Lease. In addition, Tenant acknowledges that the late payment by Tenant to Landlord of rent will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and
impracticable to ascertain. Those costs may include, but are not limited to, administrative, processing and accounting charges, and late charges which may be imposed on Landlord by the terms of any ground lease, mortgage or trust deed covering the
Premises. Accordingly, if any rent due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) days after the date due, then Tenant shall pay to Landlord, in addition to the interest provided above, a late charge in
a sum equal to the greater of five percent (5%) of the amount overdue or Two Hundred Fifty Dollars ($250.00) for each delinquent payment. Acceptance of a late charge by Landlord shall not constitute a waiver of Tenant’s default with respect to
the overdue amount, nor shall it prevent Landlord from exercising any of its other rights and remedies. 
  
 (b) Following each second consecutive installment of rent that is not paid within five (5) days following notice of nonpayment from Landlord, Landlord
shall have the option (i) to require that beginning with the first payment of rent next due, rent shall no longer be paid in monthly installments but shall be payable quarterly three (3) months in advance and/or (ii) to require that Tenant increase
the amount, if any, of the Security Deposit by one hundred percent (100°%). Should Tenant deliver to Landlord, at any time during the Term, two (2) or more insufficient checks, the Landlord may require that all monies then and thereafter due
from Tenant be paid to Landlord by cashiers check. 
  
 SECTION
14.4 RIGHT OF LANDLORD TO PERFORM. All covenants and agreements to be performed by Tenant under this Lease shall be performed at Tenant’s sole cost and expense and without any abatement of rent or right of set-off. If Tenant fails to pay
any sum of money, other than rent, or fails to perform any other act on its part to be performed under this Lease, and the failure continues beyond any applicable grace period set forth in Section 14.1, then in addition to any other available
remedies, Landlord may, at its election make the payment or perform the other act on Tenant’s part. Landlord’s election to make the payment or perform the act on Tenant’s part shall not give rise to any responsibility of Landlord to
continue making the same or similar payments or performing the same or similar acts. Tenant shall, promptly upon demand by Landlord, reimburse Landlord for all sums paid by Landlord and all necessary incidental costs, together with interest at the
maximum rate permitted by law from the date of the payment by Landlord. Landlord shall have the same rights and remedies if Tenant fails to pay those amounts as Landlord would have in the event of a default by Tenant in the payment of rent.

  
 SECTION 14.5 DEFAULT BY LANDLORD. Landlord shall not be
deemed to be in default in the performance of any obligation under this Lease unless and until it has failed to perform the obligation within thirty (30) days after written notice by Tenant to Landlord specifying in reasonable detail the nature and
extent of the failure; provided, however, that if the nature of Landlords obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be deemed to be in default if it commences performance within the
thirty (30) day period and thereafter diligently pursues the cure to completion. 
  
 SECTION 14.6 EXPENSES AND LEGAL FEES. All sums reasonably incurred by Landlord in connection with any event of default by Tenant under this Lease or holding over of possession by Tenant after the 
  

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 expiration or earlier termination of this Lease, including without limitation all costs, expenses and actual accountants,
appraisers, attorneys and other professional fees, and any collection agency or other collection charges, shall be due and payable by Tenant to Landlord on demand, and shall bear interest at the rate of ten percent (101/6) per annum. Should either
Landlord or Tenant bring any action in connection with this Lease, the prevailing party shall be entitled to recover as a part of the action its reasonable attorneys’ fees, and all other costs. The prevailing party for the purpose of this
paragraph shall be determined by the trier of the facts. 
  
 SECTION 14.7 WAIVER OF JURY TRIAL. LANDLORD AND TENANT EACH ACKNOWLEDGES THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHTS TO TRIAL BY JURY, AND EACH PARTY DOES HEREBY EXPRESSLY AND
KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR SUBSIDIARY OR AFFILIATED ENTITIES)
ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM OF INJURY OR DAMAGE. 
  
 SECTION 14.8 SATISFACTION OF JUDGMENT. The obligations of Landlord do not constitute the personal obligations of the
individual partners, trustees, directors, officers or shareholders of Landlord or its constituent partners. Should Tenant recover a money judgment against Landlord, such judgment shall be satisfied only out of the proceeds of sale received upon
execution of such judgment and levied thereon against the right, title and interest of Landlord in the Building and out of the rent or other income from such property receivable by Landlord or out of consideration received by Landlord from the sale
or other disposition of all or any part of Landlord’s right, title or interest in the Building, and no action for any deficiency may be sought or obtained by Tenant. 
  
 SECTION 14.9 LIMITATION OF ACTIONS AGAINST LANDLORD. Any claim, demand or right of any kind by Tenant which is based
upon or arises in connection with this Lease shall be barred unless Tenant commences an action thereon within six (6) months after the date that the act, omission, event or default upon which the claim, demand or right arises, has occurred.

  
 ARTICLE XV. END OF TERM 
  
 SECTION 15.1 HOLDING OVER. This Lease shall terminate without further
notice upon the expiration of the Term, and any holding over by Tenant after the expiration shall not constitute a renewal or extension of this Lease, or give Tenant any rights under this Lease, except when in writing signed by both parties. If
Tenant holds over for any period after the expiration (or earlier termination) of the Term without the prior written consent of Landlord, such possession shall constitute a tenancy at sufferance only; such holding over with the prior written consent
of Landlord shall constitute a month-to-month tenancy commencing on the first (1st) day following the termination of this Lease. In either of such events, possession shall be subject to all of the Terms of this Lease, except that the monthly Basic
Rent shall be the greater of (a) two hundred percent (200%) of the Basic Rent for the month immediately preceding the date of termination or (b) the then currently scheduled Basic Rent for comparable space in the Building. If Tenant fails to
surrender the Premises upon the expiration of this Lease despite demand to do so by Landlord, Tenant shall indemnify and hold Landlord harmless from all loss or liability, including without limitation, any claims made by any succeeding tenant
relating to such failure to surrender. Acceptance by Landlord of rent after the termination shall not constitute a consent to a holdover or result in a renewal of this Lease. The foregoing provisions of this Section are in addition to and do not
affect Landlord’s right of re-entry or any other rights of Landlord under this Lease or at law. 
  
 SECTION 15.2 MERGER ON TERMINATION. The voluntary or other surrender of this Lease by Tenant, or a mutual termination of this Lease, shall
terminate any or all existing subleases unless Landlord, at its option, elects in writing to treat the surrender or termination as an assignment to it of any or all subleases affecting the Premises. 
  
 SECTION 15.3 SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the
Expiration Date or upon any earlier termination of this Lease, Tenant shall quit and surrender possession of the Premises to Landlord in as good order, condition and repair as when received or as hereafter may be improved by Landlord or Tenant,
reasonable wear and tear and repairs which are Landlord’s obligation excepted, and shall, without expense 
  

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 to Landlord, remove or cause to be removed from the Premises all personal properly and debris, except for any items that
Landlord may by written authorization allow to remain. Tenant shall repair all damage to the Premises resulting from the removal, which repair shall include the patching and filling of holes and repair of structural damage, provided that Landlord
may instead elect to repair any structural damage at Tenant’s expense. If Tenant shall fail to comply with the provisions of this Section, Landlord may effect the removal and/or make any repairs, and the cost to Landlord shall be additional
rent payable by Tenant upon demand. If Tenant fails to remove Tenant’s personal property from the Premises upon the expiration of the Term, Landlord may remove, store, dispose of and/or retain such personal property, at Landlord’s option,
in accordance with then applicable laws, all at the expense of Tenant. If requested by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an instrument in writing releasing and quitclaiming to Landlord all right, title and interest
of Tenant in the Premises. 
  
 ARTICLE XVI. PAYMENTS AND NOTICES

  
 All sums payable by Tenant to Landlord shall be paid,
without deduction or offset, in lawful money of the United States to Landlord at its address set forth in Item 12 of the Basic Lease Provisions, or at any other place as Landlord may designate in writing. Unless this Lease expressly provides
otherwise, as for example in the payment of rent pursuant to Section 4.1, all payments shall be due, and payable within five (5) days after demand. All payments requiring proration shall be prorated on the basis of a thirty (30) day month and a
three hundred sixty (360) day year. Any notice, election, demand, consent, approval or other communication to be given or other document to be delivered by either party to the other may be delivered in person or by courier or overnight delivery
service to the other party, or may be deposited in the United States mail, duly registered or certified, postage prepaid, return receipt requested, and addressed to the other party at the address set forth in Item 12 of the Basic Lease Provisions,
or if to Tenant, at that address or, from and after the Commencement Date, at the Premises (whether or not Tenant has departed from, abandoned or vacated the Premises), or may be delivered by telegram, telex or telecopy, provided that receipt
thereof is telephonically confirmed. Either party may, by written notice to the other, served in the manner provided in this Article, designate a different address. If any notice or other document is sent by mail, it shall be deemed served or
delivered twenty-four (24) hours after mailing. If more than one person or entity is named as Tenant under this Lease, service of any notice upon any one of them shall be deemed as service upon all of them. 
  
 ARTICLE XVII. RULES AND REGULATIONS 
  
 Tenant agrees to observe faithfully and comply strictly with the Rules and
Regulations, attached as Exhibit E, and any reasonable and nondiscriminatory amendments, modifications and/or additions as may be adopted and published by written notice to tenants by Landlord for the safety, care, security, good order, or
cleanliness of the Premises. Landlord shall not be liable to Tenant for any violation of the Rules and Regulations or the breach of any covenant or condition in any lease by any other tenant or such tenant’s agents, employees, contractors,
guests or invitees. One or more waivers by Landlord of any breach of the Rules and Regulations by Tenant or by any other tenant(s) shall not be a waiver of any subsequent breach of that rule or any other. Tenant’s failure to keep and observe
the Rules and Regulations shall constitute a default under this Lease. In the case of any conflict between the Rules and Regulations and this Lease, this Lease shall be controlling. 
  
 ARTICLE XVIII. BROKER’S COMMISSION 
  
 The, parties recognize as the broker(s) who negotiated this Lease the firm(s), if any, whose name(s) is (are) slated in Item
10 of the Basic Lease Provisions, and agree that Landlord shall be responsible for the payment of brokerage commissions to those broker(s) unless otherwise provided in this Lease. Tenant warrants that it has had no dealings with any other real
estate broker or agent in connection with the negotiation of this Lease, and Tenant agrees to indemnify and hold Landlord harmless from any cost, expense or liability (including reasonable attorneys’ fees) for any compensation, commissions or
charges claimed by any other real estate broker or agent employed or claiming to represent or to have been employed by Tenant in connection with the negotiation of this Lease. The foregoing agreement shall survive the termination of this Lease. If
Tenant fails to take possession of the Premises or if this Lease otherwise terminates prior to the Expiration Date as the result of failure of performance by Tenant, Landlord shall be entitled to recover from Tenant the unamortized portion of any
brokerage commission funded by Landlord in addition to any other damages to which Landlord may be entitled. 
  

 20 

 ARTICLE XIX. TRANSFER OF LANDLORD’S INTEREST 
  
 In the event of any transfer of Landlord’s interest in the Premises, the
transferor shall be automatically relieved of all obligations on the part of Landlord accruing under this Lease from and after the date of the transfer, provided that any funds held by the transferor in which Tenant has an interest shall he tuned
over, subject to that interest, to the transferee and Tenant is notified of the transfer as required by law. No holder of a mortgage and/or deed of trust to which this Lease is or may be subordinate, and no landlord under a so-called sale-leaseback,
shall be responsible in connection with the Security Deposit, unless the mortgagee or holder of the deed of trust or the landlord actually receives the Security Deposit. It is intended that the covenants and obligations contained in this Lease on
the part of Landlord shall, subject to the foregoing, be binding on Landlord, its successors and assigns, only during and in respect to their respective successive periods of ownership. 
  
 ARTICLE XX. INTERPRETATION 
  
 SECTION 20.1 GENDER AND NUMBER. Whenever the context of this Lease requires, the words “Landlord” and “Tenant” shall
include the plural as well as the singular, and words used in neuter, masculine or feminine genders shall include the others. 
  
 SECTION 20.2 HEADINGS. The captions and headings of the articles and sections of this lease are for convenience only, are not a part of this
Lease and shall have no effect upon its construction or interpretation. 
  
 SECTION 20.3 JOINT AND SEVERAL LIABILITY. If more than one person or entity is named as Tenant, the obligations imposed upon each shall be joint and several and the act of or notice from, or notice or refund to, or the
signature of, any one or more of them shall be binding on all of them with respect to the tenancy of this Lease, including, but not limited to, any renewal, extension, termination or modification of this Lease. 
  
 SECTION 20.4 SUCCESSORS. Subject to Articles IX and XIX, all
rights and liabilities given to or imposed upon Landlord and Tenant shall extend to and bind their respective heirs, executors, administrators, successors and assigns. Nothing contained in this Section is intended, or shall be construed, to grant to
any person other than Landlord and Tenant and their successors and assigns any rights or remedies under this Lease. 
  
 SECTION 20.5 TIME OF ESSENCE. Time is of the essence with respect to the performance of every provision of this Lease. 
  

 21 

 SECTION 20.6 CONTROLLING LAW. This Lease shall be governed by and interpreted in accordance with
the laws of the State of California. 
  
 SECTION 20.7
SEVERABILITY. If any term or provision of this Lease, the deletion of which would not adversely affect the receipt of any material benefit by either party or the deletion of which is consented to by the party adversely affected, shall be
held invalid or unenforceable to any extent, the remainder of this Lease shall not be affected and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law. 
  
 SECTION 20.8 WAIVER AND CUMULATIVE REMEDIES. One or more
waivers by Landlord or Tenant of any breach of any term, covenant or condition contained in this Lease shall not be a waiver of any subsequent breach of the same or any other term, covenant or condition. Consent to any act by one of the parties
shall not be deemed to render unnecessary the obtaining of that party’s consent to any subsequent act. No breach by Tenant of this Lease shall be deemed to have been waived by Landlord unless the waiver is in a writing signed by Landlord. The
rights and remedies of Landlord under this Lease shall be cumulative and in addition to any and all other rights and remedies which Landlord may have. 
  
 SECTION 20.9 INABILITY TO PERFORM. In the event that either party shall be delayed or hindered in or prevented from due performance of any
work or in performing any act required under this Lease by reason of any cause beyond the reasonable control of that party, then the performance of the work or the doing of the act shall be excused for the period of the delay and the time for
performance shall be extended for a period equivalent to the period of the delay. The provisions of this Section shall not operate to excuse Tenant from the prompt payment of rent or from the timely performance of any other obligation under this
Lease within Tenant’s reasonable control. 
  
 SECTION
20.10 ENTIRE AGREEMENT. This Lease and its exhibits and other attachments cover in full each and every agreement of every kind between the parties concerning the Premises and the Building, and all preliminary negotiations, oral
agreements, understandings and/or practices, except those contained in this Lease, are superseded and of no further effect. Tenant waives its rights to rely on any representations or promises made by Landlord or others which are not contained in
this Lease. No verbal agreement or implied covenant shall be held to modify the provisions of this Lease, any statute, law, or custom to the contrary notwithstanding. 
  
 SECTION 20.11 QUIET ENJOYMENT. Upon the observance and performance of all the covenants, terms and conditions
on Tenant’s part to be observed and performed, and subject to the other provisions of this Lease, Tenant shall peaceably and quietly hold and enjoy the Premises for the Term without hindrance or interruption by Landlord or any other person
claiming by or through Landlord. 
  
 SECTION 20.12
SURVIVAL. All covenants of Landlord or Tenant which reasonably would be intended to survive the expiration or sooner termination of this Lease, including without limitation any warranty or indemnity hereunder, shall so survive and
continue to be binding upon and inure to the benefit of the respective parties and their successors and assigns. 
  
 ARTICLE XXI. EXECUTION AND RECORDING 
  
 SECTION 21.1 COUNTERPARTS. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all of
which shall be one and the same agreement. 
  
 SECTION 21.2
CORPORATE AND PARTNERSHIP AUTHORITY. If Tenant is a corporation or partnership, each individual executing this Lease on behalf of the corporation or partnership represents and warrants that he is duly authorized to execute and deliver
this Lease on behalf of the corporation or partnership, and that this Lease is binding upon the corporation or partnership in accordance with its terms. Tenant shall, at Landlord’s request, deliver a certified copy of its board of
directors’ resolution or partnership agreement or certificate authorizing or evidencing the execution of this Lease. 
  
 SECTION 21.3 EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of this Lease to Tenant shall be for examination purposes only, and
shall not constitute an offer to or option for Tenant to Lease the Premises. Execution of this Lease by Tenant and its return to Landlord shall not be binding upon Landlord, notwithstanding any time interval, until Landlord has in fact executed and
delivered this Lease to Tenant, it being intended that this Lease shall only become effective upon execution by Landlord and delivery of a fully executed counterpart to Tenant. 
  

 22 

 SECTION 21.4 RECORDING. Tenant shall not record this Lease without the prior written
consent of Landlord. Tenant, upon the request of Landlord, shall execute and acknowledge a “short form” memorandum of this Lease for recording purposes. 
  
 SECTION 21.5 AMENDMENTS. No amendment or termination of this Lease shall he effective unless in writing signed
by authorized signatories of Tenant and Landlord, or by their respective successors in interest. No actions, policies, oral or informal arrangements, business dealings or other course of conduct by or between the parties shall be deemed to modify
this Lease in any respect. 
  
 SECTION 21.6 EXECUTED
COPY. Any fully executed photocopy or similar reproduction of this Lease shall be deemed an original for all purposes. 
  
 SECTION 21.7 ATTACHMENTS. All exhibits, amendments, riders and addenda attached to this Lease are hereby incorporated into and made a part
of this Lease. 
  
 ARTICLE XXII. MISCELLANEOUS 

 
 SECTION 22.1 NONDISCLOSURE OF LEASE TERMS. Tenant
acknowledges and agrees that the terms of this Lease are confidential and constitute proprietary information of Landlord. Disclosure of the terms could adversely affect the ability of Landlord to negotiate other leases and impair Landlord’s
relationship with other tenants. Accordingly, Tenant agrees that it, and its partners, officers, directors, employees and attorneys, shall not intentionally and voluntarily disclose the terms and conditions of this Lease to any other tenant or
apparent prospective tenant of the Landlord, either directly or indirectly, without the prior written consent of Landlord, provided, however, that Tenant may disclose the terms to prospective subtenants or assignees under this Lease. 
  
 SECTION 22.2 GUARANTY. As a condition to the execution of this
Lease by Landlord, the obligations, covenants and performance of the Tenant as herein provided shall be guaranteed in writing by the Guarantor(s) listed in Item 7 of the Basic Lease Provisions, if any, on a form of guaranty provided by Landlord.

  
 SECTION 22.3 CHANGES REQUESTED BY LENDER. If, in
connection with obtaining financing for the Building, the lender shall request reasonable modifications in this Lease as a condition to the Financing, Tenant will not unreasonably withhold or delay its consent, provided that the modifications do not
materially increase the obligations of Tenant or materially and adversely affect the leasehold interest created by this Lease. 
  
 SECTION 22.4 MORTGAGEE PROTECTION. No act or failure to act on the part of Landlord which would otherwise entitle Tenant to be relieved of
its obligations hereunder or to terminate this Lease shall result in such a release or termination unless (a) Tenant has given notice by registered or certified mail to any beneficiary of a deed of trust or mortgage covering the Premises whose
address has been furnished to Tenant and (b) such beneficiary is afforded a reasonable opportunity to cure the default by Landlord (which in no event shall be less than sixty (60) days), including, if necessary to effect the cure, time to obtain
possession of the Premises by power of sale or judicial foreclosure provided that such foreclosure remedy is diligently pursued. Tenant agrees that each beneficiary of a deed of trust or mortgage covering the Premises is an express third party
beneficiary hereof, Tenant shall have no right or claim for the collection of any deposit from such beneficiary or from any purchaser at a foreclosure sale unless such beneficiary or purchaser shall have actually received and not refunded the
deposit, and Tenant shall comply with any written directions by any beneficiary to pay rent due hereunder directly to such beneficiary without determining whether an event of default exists under such beneficiary’s deed of trust. 
  
 SECTION 22.5 COVENANTS AND CONDITIONS. All of the provisions of
this Lease shall be construed to be conditions as well as covenants as though the words specifically expressing or imparting covenants and conditions were used in each separate provision. 
  
 SECTION 22.6 SECURITY MEASURES. Tenant hereby acknowledges that Landlord shall have no obligation whatsoever
to provide guard service or other security measures for the benefit of the Premises. Tenant assumes all responsibility for the protection of Tenant, its agents, invitees and property from acts of third parties. Nothing herein contained shall prevent
Landlord, at its sole option, from providing security protection for the Premises or any part thereof, in which event the cost thereof shall be included within the definition of Building Costs. 
  

 23 

 SECTION 22.7 TERMINATION OF EXISTING LEASE. It is understood that Tenant is presently
leasing ® the Premises from Landlord pursuant to an existing lease dated March 23, 1994, which lease was amended by a First ® Amendment to Lease dated January 14, 1997 (as amended, the “Existing Lease”). The parties agree that the Term of ® the Existing Lease shall expire by its terms on the day preceding the Commencement Date of this Lease. Any advance ® rental paid by Tenant under the Existing Lease shall be rebated by Landlord or applied to the rent due hereunder. 
  

							
	LANDLORD:	 	TENANT:
		
	THE IRVINE COMPANY	 	 SUNPOWER, INC.,
 a California corporation

				
	 By:
	 	 /s/ Robert E. Williams

	 	 By:
	 	 /s/ Richard Swanson

	 	 	 Robert E. Williams, Jr., President
	 	 Name:
	 	 Richard Swanson

	 	 	 Irvine Industrial Company,
	 	 Title:
	 	 President

	 	 	 a division of The Irvine Company
	 	 	 	 
				
	 By:
	 	 /s/ Nancy Trujillo

	 	 By:
	 	  

	 	 	 Nancy E. Trujillo
 Assistant Secretary
	 	 Name:
	 	  

	 	 	 	 Title:
	 	  

  
  

 24 

 [DRAWING OF PREMISES] 
  
 EXHIBIT A 
  

 25 

 [DRAWING OF PREMISES] 
  
 EXHIBIT A-1 
  

 26 

 EXHIBIT B 
  
 THE IRVINE COMPANY – INVESTMENT PROPERTIES GROUP 
  
 HAZARDOUS MATERIAL SURVEY FORM 
  
 The purpose of this form is to obtain information regarding the use of hazardous substances on Investment Properties Group
(“IPG”) property. Prospective tenants and contractors should answer the questions in light of their proposed activities on the premises. Existing tenants and contractors should answer the questions as they relate to ongoing activities on
the premises and should update any information previously submitted. 
  
 If additional space is needed to answer the questions, you may attach separate sheets of paper to this form. When completed, the form should be sent to the following address: 
  
 INSIGNIA/ESG OF CALIFORNIA, INC. 
 1 Ada, Suite 270 
 Irvine, CA 92618 
  
 Your cooperation in this matter is appreciated. If you have any questions, please call your property manager at (714)
753-4744 for assistance. 
  

			
	1.	  	GENERAL INFORMATION
		
	 	  	Name of Responding Company:_______________________________________________________________________________
	 	  	Check all that apply:
                        Tenant        (    )   
     Contractor        (    )
	 	  	                                       
                   Prospective (    )        Existing
(    )
		
	 	  	Mailing Address:___________________________________________________________________________________________
		
	 	  	Contact Person & Title:____________________________________________________________________________________
	 	  	Telephone Number:
(    )                        –          
              
		
	 	  	Current TIC Tenant(s):
		
	 	  	Address of Lease Premises:__________________________________________________________________________________
		
	 	  	Length of Lease or Contract Term:____________________________________________________________________________
		
	 	  	Prospective TIC Tenant(s):
		
	 	  	Address of Proposed Lease Premises:_________________________________________________________________________
		
	 	  	Address of Current Operations:______________________________________________________________________________
		
	 	  	 Describe the proposed operations to take place on the property, including principal products manufactured or services to be conducted. Existing
tenants and contractors should describe any proposed changes to ongoing operations.____________________
 _________________________________________________________________________________________________________
  
 _________________________________________________________________________________________________________

		
	2.	  	HAZARDOUS MATERIALS. For the purposes of this Survey Form, the term “hazardous material” means any raw material, product or agent considered hazardous under any state or
federal law. The term does not include wastes which are intended to be discarded.

  

 27 

											
	2.1	  	Will any hazardous materials be used or stored on site?
						
	 	  	Chemical Products	  	Yes	  	(    )	 	No	  	(    )
	 	  	Biological Hazards/	  	 	  	 	 	 	  	 
	 	  	Infectious Wastes	  	Yes	  	(    )	 	No	  	(    )
	 	  	Radioactive Materials	  	Yes	  	(    )	 	No	  	(    )
	 	  	Petroleum Products	  	Yes	  	(    )	 	No	  	(    )

  

 28 

			
	2.2	  	List any hazardous materials to be used or stored, the quantities that will be on-site at any given time, and the location and method of storage (e.g., bottles in storage closet on the
premises).

  

					
	 Hazardous Materials

	 	 Location and Method of
 Storage

	 	 Quantity

	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________

  

			
	 2.3
	  	Is any underground storage of hazardous materials proposed or currently conducted on the premises? Yes  (    )  No
(    )
		
	 	  	If yes, describe the materials to be stored, and the size and construction of the tank. Attach copies of any permits obtained for the underground storage of such substances.

  

					
	3.    	  	HAZARDOUS WASTE. For the purposes of this Survey Form, the term “hazardous waste” means any waste (including biological, infectious or radioactive waste considered
hazardous under any state or federal law, and which is intended to be discarded.
			
	 	  	3.1  	  	List any hazardous waste generated or to be generated on the premises, and indicate the quantity generated on a monthly basis.

  

					
	 Hazardous Waste

	 	 Location and Method of
 Storage Prior to
 Disposal

	 	 Quantity

	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________

  

			
	3.2  	  	Describe the method(s) of disposal (including recycling) for each waste. Indicate where and how often disposal will take place.

  

					
	 Hazardous Materials

	 	 Location of Disposal Site

	 	 Disposal Method

			
	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________
			
	___________________	 	___________________	 	___________________

  

			
	3.3  	  	Is any treatment or processing of hazardous, infections or radioactive wastes currently conducted or proposed to be conducted on the premise?
Yes  (    )  No (    )

  

 29 

					
	 	  	 	  	 If yes, please describe any existing or proposed treatment methods._________________________________________________
  
 ______________________________________________________________________________________________________________________
  
 ______________________________________________________________________________________________________________________

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

  

 30 

											
	4.    	 	SPILLS
			
	 	 	4.1	 	During the past year, have any spills or releases of hazardous materials occurred on the premises?  Yes (    )  No
(    )
			
	 	 	 	 	If so, please describe the spill and attach the results of any testing conducted to determine the extent of such spills.__________________________
			
	 	 	 	 	_________________________________________________________________________________________________________________________________________
			
	 	 	 	 	_________________________________________________________________________________________________________________________________________
			
	 	 	4.2    	 	Were any agencies notified in connection with such spills?  Yes (    )  No (    )
			
	 	 	 	 	If so, attach copies of any spill reports or other correspondence with regulatory agencies.
			
	 	 	4.3	 	Were any clean-up actions undertaken in connection with the spills? Yes (    )  No (    )
			
	 	 	 	 	 If so, briefly describe the actions taken. Attach copies of any clearance letters obtained from any regulatory agencies
 involved and the results of any final soil or groundwater sampling done upon completion of the clean-up work.__________________________

			
	 	 	 	 	_________________________________________________________________________________________________________________________________________
			
	 	 	 	 	_________________________________________________________________________________________________________________________________________
		
	5.	 	WASTEWATER TREATMENT/DISCLOSURE
			
	 	 	5.1	 	Do you discharge industrial wastewater to:
				
	 	 	 	 	        storm drain?	  	        sewer?
	 	 	 	 	        surface water?	  	        no industrial discharge
			
	 	 	5.2	 	Is your industrial wastewater treated before discharge? Yes (    )  No (    )
			
	 	 	 	 	If yes, describe the type of treatment conducted.___________________________________________________________________________________
			
	 	 	 	 	_________________________________________________________________________________________________________________________________________
			
	 	 	5.3	 	Attach copies of any wastewater discharge permits issued to your company with respect to its operations on the premises.
		
	6.	 	AIR DISCHARGES
			
	 	 	6.1	 	Do you have any air filtration systems or stacks that discharge into the air? Yes (    )  No (    )
			
	 	 	6.2	 	Do you operate any equipment that require air emissions permits? Yes (    )  No (    )
			
	 	 	6.3	 	Attach copies orally air discharge permits pertaining to these operations.
		
	7.	 	HAZARDOUS MATERIALS DISCLOSURES
			
	 	 	7.1	 	 Does your company handle an aggregate of at least 500 pounds, 55 gallons or 200 cubic feet of hazardous material at any
 given time? Yes (    )  No (    )

  

 31 

					
	 	 	7.2.	 	Has your company prepared a Hazardous Materials Disclosure - Chemical Inventory and Business Emergency Plan or similar disclosure document pursuant to state or county requirements? Yes
(    ) No (    )
			
	 	 	 	 	If so, attach a copy.

  

 32 

					
	 	 	7.3	 	Are any of the chemicals used in your operations regulated under Proposition 65?
			
	 	 	 	 	If so, describe the procedures followed to comply with these requirements.______________________________________
			
	 	 	 	 	__________________________________________________________________________________________________
			
	 	 	7.4	 	Is your company subject to OSHA Hazard Communication Standard Requirements? Yes (    ) No (    )
			
	 	 	 	 	If so, describe the procedures followed to comply with these requirements.______________________________________
			
	 	 	 	 	__________________________________________________________________________________________________
			
	 	 	 	 	__________________________________________________________________________________________________
		
	8.    	 	ANIMAL TESTING
			
	 	 	8.1    	 	Does your company bring or intend to bring live animals onto the premises for research or development purposes? Yes (    )  No
(    )
			
	 	 	 	 	If so, describe the activity.____________________________________________________________________________
			
	 	 	 	 	__________________________________________________________________________________________________
			
	 	 	 	 	__________________________________________________________________________________________________
			
	 	 	8.2	 	Does your company bring or intend to bring animal body parts or bodily fluids onto the premises for research or development purposes? Yes (    )  No
(    )
			
	 	 	 	 	If so, describe the activity.____________________________________________________________________________
			
	 	 	 	 	__________________________________________________________________________________________________
			
	 	 	 	 	__________________________________________________________________________________________________
		
	9.	 	ENFORCEMENT ACTIONS, COMPLAINTS
			
	 	 	9.1	 	Has your company ever been subject to any agency enforcement actions, administrative orders, lawsuits, or consent orders/decrees regarding environmental compliance or health and safety? Yes
(    )  No (    )
			
	 	 	 	 	If so, describe the actions and any continuing obligations imposed as a result of these actions._______________________
			
	 	 	 	 	__________________________________________________________________________________________________
			
	 	 	 	 	__________________________________________________________________________________________________
			
	 	 	9.2	 	Has your company ever received any request for information, notice of violation or demand letter, complaint, or inquiry regarding environmental compliance or health and safety? Yes
(    )  No (    )
			
	 	 	9.3	 	Has an environmental audit ever been conducted which concerned operations or activities on premises occupied by you? Yes (    )  No
(    )
			
	 	 	9.4	 	If you answered “yes” to any questions in this section, describe the environmental action or complaint and any continuing compliance obligation imposed ns a result of the
same.
			
	 	 	 	 	__________________________________________________________________________________________________
			
	 	 	 	 	__________________________________________________________________________________________________
			
	 	 	 	 	__________________________________________________________________________________________________
			
	 	 	 	 	_______________________________
			
	 	 	 	 	_______________________________

  

 33 

			
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

	 Date:
	 	  

  

 34 

 STANDARD EXHIBIT 
  
 January 16, 1997 
  
 Sunnyvale Leases 
  
 EXHIBIT C 
  
 HAZARDOUS MATERIALS DISCLOSURE 
  
 Tenant acknowledges the following disclosures by Landlord with respect to Hazardous Materials at the Premises. Tenant agrees to comply with the precautionary requirements and other provisions, set forth below, that
are associated with these Hazardous Materials. 
  

	 	(1)	Portions of the structures on the Premises may contain asbestos-containing materials. Accordingly, Tenant agrees that it will not make any repairs or alterations to the structures
on the Premises: (a) without inquiring from Landlord whether Tenant’s planned repairs or alterations are likely to disturb asbestos-containing materials in the structures, and (b) if, in Landlord’s judgment, the planned repairs or
alterations are likely to disturb the asbestos-containing materials, without securing Landlord’s prior consent to the repairs or alterations. 

  

	 	(2)	Portions of the groundwater in the City of Sunnyvale contain volatile organic compounds and/or solvents. These substances may be present in the groundwater beneath the Premises.

  
 Landlord is unaware of any practical impediment
to the use or occupancy of the Premises due to this condition. 
  

	 	(3)	Tenant agrees that its exemption in Section 5.3(f) of the Lease from liability or responsibility with respect to the Hazardous Materials described in this Exhibit C shall not extend
to any such Hazardous Materials whose initial presence was caused or permitted by Tenant, its agents, employees, contractors, licensees, or invitees. 

  

	
	 /s/ Richard A. Crane

	 Tenant

	
	 3/23/00

	 Date

  

 35 

 EXHIBIT D 
  

TENANT’S INSURANCE 
  
 The following standards for Tenant’s insurance shall be in effect at the Building. Landlord reserves the right to adopt reasonable nondiscriminatory
modifications and additions to those standards. Tenant agrees to obtain and present evidence to Landlord that it has fully complied with the Insurance requirements. 
  
 1. Tenant shall, at its sole cost and expense, commencing on the dale Tenant is given access to the Premises for any purpose
and during the entire Term, procure, pay for and keep in lull force and effect: (i) commercial general liability insurance with respect to the Premises and the operations of or on behalf of Tenant in, on or about the Premises, including but not
limited to personal injury, owned and nonowned automobile, blanket contractual, independent contractors, broad form property damage (with an exception to any pollution exclusion with respect to damage arising out of heat, smoke or fumes from a
hostile fire), fire and water legal liability, products liability (if a product is sold from the Premises), liquor law liability (if alcoholic beverages are sold, served or consumed within the Premises), and severability of interest, which
policy(ies) shall be written on an “occurrence” basis and for not less than the amount set forth In Item 13 of the Basic Lease Provisions, with a combined single limit (with a $50,000 minimum limit on fire legal liability) per occurrence
for bodily injury, death, and property damage liability, or the current limit of liability carried by Tenant, whichever is greater, and subject to such increases in amounts as Landlord may determine from time to time; (ii) workers’ compensation
insurance coverage as required by law, together with employers’ liability insurance; (iii) with respect to improvements, alterations, and the like required or permitted to be made by Tenant under this Lease, builder’s all-risk Insurance,
in an amount equal to the replacement cost of the work; (iv) insurance against fire, vandalism, malicious mischief and such other additional perils as may be included in a standard “all risk” form in general use in the county in which the
Premises are situated, insuring Tenant’s leasehold improvements, trade fixtures, furnishings, equipment and items of personal property of Tenant located in the Premises, in an amount equal to not less than ninety percent (90%) of their actual
replacement cost (with replacement cost endorsement); and (v) business interruption insurance in amounts satisfactory to cover one (1) year of loss. In no event shall the limits of any policy be considered as limiting the liability of Tenant under
this Lease. 
  
 2. In the event Landlord consents to Tenant’s
use, generation or storage of Hazardous Materials on, under or about the Premises pursuant to Section 5.3 of this Lease, Landlord shall have the continuing right to require Tenant, at Tenant’s sole cost and expense (provided the same is
available for purchase upon commercially reasonable terms), to purchase insurance specified and approved by Landlord, with coverage not less than Five Million Dollars ($5,000,000.00), insuring (i) any Hazardous Materials shall be removed from the
Premises, (ii) the Premises shall be restored to a clean, healthy, safe and sanitary condition, and (iii) any liability of Tenant, Landlord and Landlord’s officers, directors, shareholders, agents, employees and representatives, arising from
such Hazardous Materials. 
  
 3. All policies of insurance
required to be carried by Tenant pursuant to this Exhibit D containing a deductible exceeding Ten Thousand Dollars ($10,000.00) per occurrence must be approved in writing by Landlord prior to the issuance of such policy. Tenant
shall be solely responsible for the payment of all deductibles. 
  
 4. All policies of insurance required to be carried by Tenant pursuant to this Exhibit D shall be written by responsible insurance companies authorized to do business in the State of California and with a Best’s rating of not
less than “A” subject to final acceptance and approval by Landlord. Any insurance required of Tenant may be furnished by Tenant under any blanket policy carried by it or under a separate policy, so long as (i) the Premises are specifically
covered (by rider, endorsement or otherwise), (ii) the limits of the policy are applicable on a “per location” basis to tile Premises and provide for restoration of the aggregate limits, and (iii) the policy otherwise complies with the
provisions of this Exhibit D. A true and exact copy of each paid up policy evidencing the insurance (appropriately authenticated by the insurer) or a certificate of insurance, certifying that the policy has been issued, provides the coverage
required by this Exhibit D and contains the required provisions, shall be delivered to Landlord prior to the date Tenant is given the right of possession of the Premises. Proper evidence of the renewal of any Insurance coverage shall also be
delivered to Landlord not less than thirty (30) days prior to the expiration of the coverage. Landlord may at any time, and from time to time, inspect and/or copy any and all insurance policies required by this Lease. 
  

 36 

 5. Each policy evidencing insurance required to be carried by Tenant pursuant to this Exhibit
D shall contain the following provisions and/or clauses satisfactory to Landlord: (i) a provision that the policy and the coverage provided shall be primary and that any coverage carried by Landlord shall be noncontributory with respect
to any policies carried by Tenant except as to workers’ compensation insurance; (ii) a provision including Landlord, the Additional Insureds identified in Item 11 of the Basic Lease Provisions, and any other parties in interest designated by
Landlord as an additional insured, except as to workers’ compensation insurance; (iii) a waiver by the insurer of any right to subrogation against Landlord, its agents, employees, contractors and representatives which arises or might at use by
reason of any payment under the policy or by reason of any act or omission of Landlord, its agents, employees, contractors or representatives; and (iv) a provision that the insurer will not cancel or change the coverage provided by the policy
without first giving Landlord thirty (30) days prior written notice. 
  
 6. In the event that Tenant fails to procure, maintain and/or pay for, at the times and for the duration specified in this Exhibit D, any insurance required by this Exhibit D, or fails to carry insurance required by any
governmental authority, Landlord may at its election procure that insurance and pay the premiums, in which event Tenant shall repay Landlord all sums paid by Landlord, together with interest at the maximum role permitted by law and any related costs
or expenses incurred by Landlord, within ten (10) days following Landlord’s written demand to Tenant. 
  

 37 

 EXHIBIT E 
  

RULES AND REGULATIONS 
  
 This Exhibit sets forth the rules and regulations governing Tenant’s use of the Premises leased to Tenant pursuant to the terms, covenants and
conditions of the Lease to which this Exhibit is attached and therein made part thereof. In the event of any conflict or inconsistency between this Exhibit and the Lease, the Lease shall control. 
  
 1. Tenant shall not place anything or allow anything to be placed near the
glass of any window, door, partition or wall which may appear unsightly from outside the Premises. 
  
 2. The walls, walkways, sidewalks, entrance passages, courts and vestibules shall not be obstructed or used for any purpose other than Ingress and egress
of pedestrian travel to and from the Premises, and shall not be used for loitering or gathering, or to display, store or place any merchandise, equipment or devices, or for any other purpose. The walkways, entrance passageways, courts, vestibules
and roof are not for the use of the general public and Landlord shall in all cases retain the right to control and prevent access thereto by all persons whose presence in the judgment of the Landlord shall be prejudicial to the safety, character,
reputation and interests of the Building and its tenants, provided that nothing herein contained shall be construed to prevent such access to persons with whom Tenant normally deals in the ordinary course of Tenant’s business unless such
persons are engaged in illegal activities. No tenant or employee or invitee of any tenant shall be permitted upon the roof of the Building. 
  
 3. No awnings or other projection shall be attached to the outside walls of the Building. No security bars or gates, curtains, blinds, shades or screens
shall be attached to or hung in, or used in connection with, any window or door of the Premises without the prior written consent of Landlord. Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without the
express written consent of Landlord. 
  
 4. Tenant shall not mark,
nail, paint, drill into, or in any way deface any part of the Premises or the Building. Tenant shall not lay linoleum, tile, carpet or other similar floor covering so that the same shall be affixed to the floor of the Premises in any manner except
as approved by Landlord in writing. The expense of repelling any damage resulting from a violation of this rule or removal of any floor covering shall be borne by Tenant. 
  
 5. The toilet rooms, urinals, wash bowls and other plumbing apparatus shall not be used for any purpose other than that for
which they were constructed and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation or this rule shall be borne by the tenant who, or whose employees or
invitees, caused it. 
  
 6. Landlord shall direct electricians as
to the manner and location of any future telephone wiring. No boring or cutting for wires will be allowed without the prior consent of Landlord. The locations of the telephones, call boxes and other office equipment affixed to the Premises shall be
subject to the prior written approval of Landlord. 
  
 7. The
Premises shall not be used for manufacturing or for the storage of merchandise except as such storage may be incidental to the permitted use of the Premises. No exterior storage shall be allowed at any time without the prior written approval of
Landlord. The Premises shall not be used for cooking or washing clothes without the prior written consent of Landlord, or for lodging or sleeping or for any immoral or illegal purposes. 
  
 8. Tenant shall not make, or permit to be made, any unseemly or disturbing noises or disturb or interfere with occupants of
this or neighboring buildings or premises or those having business with them, whether by the use of any musical instrument, radio, phonograph, noise, or otherwise. Tenant shall not use, keep or permit to be used, or kept, any foul or obnoxious gas
or substance in the Premises or permit or suffer the Premises to be used or occupied in any manner offensive or objectionable to Landlord or other occupants of this or neighboring buildings or premises by reason of any odors, fumes or gases.

  
 9. No animals shall be permitted at any time within the
Premises. 
  

 38 

 10. Tenant shall not use the name of the Building. or the Project in connection with or in promoting or
advertising the business of Tenant, except as Tenant’s address, without the written consent of Landlord. Landlord shall have the right to prohibit any advertising by any Tenant which, in Landlord’s reasonable opinion, tends to impair the
reputation of the Project or its desirability for its intended uses, and upon written notice front Landlord any Tenant shall refrain from or discontinue such advertising. 
  
 11. Canvassing, soliciting, peddling, parading, picketing, demonstrating or otherwise engaging in any conduct that
unreasonably impairs the value or use of the Premises or the Project are prohibited and each Tenant shall cooperate to prevent the same. 
  
 12. No equipment or any type shall be placed on the Premises which in Landlord’s opinion exceeds the load limits of the floor or otherwise threatens
the soundness of the structure or improvements of the Building, 
  
 13. No air conditioning unit or other similar apparatus shall he installed or used by any Tenant without the prior written consent of Landlord. 
  
 14. No aerial antenna shall be erected on the roof or exterior walls of the Premises, or on the grounds, without in each instance, the prior written
consent of Landlord. Any aerial or antenna so installed without such written consent shall be subject to removal by Landlord at any time without prior notice at the expense of the Tenant, and Tenant shall upon Landlord’s demand pay a removal
fee to Landlord of not less than $200.00. 
  
 15. The entire
Premises, including vestibules, entrances, doors, fixtures, windows and plate glass, shall at all times be maintained in a safe, neat and clean condition by Tenant. All trash, refuse and waste materials shall be regularly removed from all the
Premises by Tenant and placed in the containers at the locations designated by Landlord for refuse collection. All cardboard boxes must be “broken down” prior to being placed in the trash container. All styrofoam chips must be bagged or
otherwise contained prior to placement in the trash container, so as not to constitute a nuisance. Pallets may not be disposed of in the trash container or enclosures. The burning of trash, refuse or waste materials is prohibited. 
  
 16. Tenant shall use at Tenant’s cost such pest extermination contractor
as Landlord may direct and at such intervals as Landlord may require. 
  
 17. All keys for the Premises shall be provided to Tenant by Landlord and Tenant shall return to Landlord any of such keys so provided upon the termination of the Lease. Tenant shall not change locks or install other locks on doors of the
Premises, without the prior written consent of Landlord. In the event of loss of any keys furnished by Landlord for Tenant, Tenant shall pay to Landlord the costs thereof. 
  
 18. No person shall enter or remain within the Project while intoxicated or under the influence of liquor or drugs. Landlord
shall have the right to exclude or expel from the Project any person who, in the absolute discretion of Landlord, is under the influence of liquor or drugs. 
  
 Landlord reserves the right to amend or supplement the foregoing Rules and Regulations and to adopt and promulgate additional rules and regulations
applicable to the Premises. Notice of such piles and regulations and amendments and supplements thereto, if any, shall be given to the Tenant. 
  

 39 

 SunPower Corporation 
 The Irvine Company/Insignia ESC 
 430 Indio Way/320 Soquel Ave. 
  
 Commencing 6/1/2000 
 Security Deposit of $50,160.00 
  

							
	 Date

	  	Amount

	  	Aggregate Amount

	  	 Price per Foot

	 Jun-00
	  	39,000.00	  	39,000.00	  	1.95 Per Square Foot
	 Jul-00
	  	39,000.00	  	78,000.00	  	 
	 Aug-00
	  	39,000.00	  	111,000.00	  	 
	 Sep-00
	  	39,000.00	  	156,000.00	  	 
	 Oct-00
	  	39,000.00	  	195,000.00	  	 
	 Nov-00
	  	39,000.00	  	234,000:00	  	 
	 Dec-00
	  	39,000.00	  	273,000.00	  	 
	 Jan-01
	  	39,000.00	  	312,000.00	  	 
	 Feb-01
	  	39,000.00	  	351,000.00	  	 
	 Mar-01
	  	39,000.00	  	390,000.00	  	 
	 Apr-01
	  	39,000.00	  	429,000.00	  	 
	 May-01
	  	39,000.00	  	468,000.00	  	 
	 Jun-01
	  	40,600.00	  	508,600.00	  	2.03 Per Square Foot
	 Jul-01
	  	40,600.00	  	549,200.00	  	 
	 Aug-01
	  	40,600.00	  	589,800.00	  	 
	 Sep-01
	  	40,600.00	  	630,400.00	  	 
	 Oct-01
	  	40,600.00	  	671,000.00	  	 
	 Nov-01
	  	40,600.00	  	711,600.00	  	 
	 Dec-01
	  	40,600.00	  	752,200.00	  	 
	 Jan-02
	  	44,600.00	  	792,800.00	  	 
	 Feb-02
	  	40,600.00	  	833,400.00	  	 
	 Mar-02
	  	40,600.00	  	874,000.00	  	 
	 Apr-02
	  	40,600.00	  	914,600.00	  	 
	 May-02
	  	40,600.00	  	955,200.00	  	 
	 Jun-02
	  	42,200.00	  	997,400.00	  	2.11 Per Square Foot
	 Jul-02
	  	42,200.00	  	1,039,600.00	  	 
	 Aug-02
	  	42,200.00	  	1,081,800.00	  	 
	 Sep-02
	  	42,200.00	  	1,124,000.00	  	 
	 Oct-02
	  	42,200.00	  	1,166,200.00	  	 
	 Nov-02
	  	42,200.00	  	1,208,400.00	  	 
	 Dec-02
	  	42,204.00	  	1,250,600.00	  	 
	 Jan-03
	  	42,200.00	  	1,292,500.00	  	 
	 Feb-03
	  	42,200.00	  	1,335,040.04	  	 
	 Mar-03
	  	42,200.00	  	1,377,200.00	  	 
	 Apr-03
	  	42,200.00	  	1,419,400.00	  	 
	 May-03
	  	42,200.00	  	1,461,600.00	  	 
	 Jun-03
	  	43,800.00	  	1,505,400.00	  	2.19 Per Square Foot
	 Jut-03
	  	43,800.00	  	1,549,200.00	  	 
	 Aug-03
	  	43,800.00	  	1,593,000.00	  	 
	 Sep-03
	  	43,800.00	  	1,636,800.00	  	 
	 Oct-03
	  	43,800.00	  	1,680,600.00	  	 
	 Nov-03
	  	43,800.00	  	1,724,400.00	  	 
	 Dec-03
	  	43,800.00	  	1,768,200.00	  	 
	 Jan-04
	  	43,800.00	  	1,812,000.00	  	 
	 Feb-04
	  	43,800.00	  	1,855,800.00	  	 
	 Mar-04
	  	43,800.00	  	1,899,600.00	  	 
	 Apr-04
	  	43,800.00	  	1,943,400.00	  	 
	 May-04
	  	43,800.00	  	1,987,200.00	  	 

  

 40 

							
	 Jun-04
	  	45,600.00	  	2,032,800.00	  	2.28 Per Square Foot
	 Jul-04
	  	45,600.00	  	2,078,400.00	  	 
	 Aug-04
	  	45,600.00	  	2,124,000.00	  	 
	 Sep-04
	  	45,600.00	  	2,169,600.00	  	 
	 Oct-04
	  	45,600.00	  	2,215,200.00	  	 
	 Nov-04
	  	45,600.00	  	2,260,800.00	  	 
	 Dec-04
	  	45,600.00	  	2,306,400.00	  	 
	 Jan-05
	  	45,600.00	  	2,352,000.00	  	 
	 Feb-05
	  	45,600.00	  	2,397,600.00	  	 
	 Mar-05
	  	45,600.00	  	2,443,200.00	  	 
	 Apr-05
	  	45,600.00	  	2,488,800.00	  	 
	 May-05
	  	45,600.00	  	2,534,400.00	  	 

  

 41Prepared by R.R. Donnelley Financial -- First Amendment, dated January 20, 2005, to Lease

 EXHIBIT 10.6 
  
 FIRST AMENDMENT TO LEASE 
  
 I. PARTIES AND DATE. 
  
 This First Amendment to Lease (the “Amendment”) dated January 20, 2005, is by and between THE IRVINE COMPANY (“Landlord”), and
SUNPOWER, INC., a California corporation (“Tenant”). 
  
 II.
RECITALS. 
  
 On March 28, 2000, Landlord and Tenant entered
into a lease (“Lease”) for space in a building located at 430 Indio Way, Sunnyvale, California (“Premises”). 
  
 Landlord and Tenant each desire to modify the Lease to extend the Lease Term, to adjust the Basic Rent, and to make such other modifications as are set
forth in “III. MODIFICATIONS” next below. 
  
 III. MODIFICATIONS.

  
 A. Basic Lease Provisions. The Basic Lease
Provisions are hereby amended as follows. 
  
 1. Item 5 is hereby
deleted in its entirety and substituted therefor shall be the following: 
  
 “5. Lease Term: The Term of this Lease shall expire at midnight on May 31, 2006” 
  
 2. Item 6 is hereby amended by adding the following: 
  
 “Commencing June 1, 2005, the Basic Rent shall be Fifteen Thousand Dollars ($15,000.00) per month, based on $.75 r rentable square foot.”

  
 3. Item 12 is hereby amended by deleting Landlord’s
address for payments and notices and substituted therefor shall be the following: 
  

					
	 	 	 “LANDLORD
  
	 	 
	 	 	THE IRVINE COMPANY	 	 
	 	 	550 Newport Center Drive	 	 
	 	 	Newport Beach, CA 92660	 	 
	 	 	Attn: Senior Vice President, Operations	 	 
	 	 	 Irvine Office Properties
  
	 	 
	 	 	 with a copy of notices to:
  
	 	 
	 	 	THE IRVINE COMPANY	 	 
	 	 	550 Newport Center Drive	 	 
	 	 	Newport Beach, CA 92660	 	 
	 	 	Attn: Vice President, Operations	 	 
	 	 	Irvine Office Properties, Technology Portfolio”	 	 

 B. Acceptance of Premises. Tenant acknowledges that the lease of the Premises pursuant to this
Amendment shall be on an “as-is” basis without further obligation on Landlord’s part as to improvements whatsoever. 
  
 IV. GENERAL. 
  
 A. Effect of Amendments. The Lease shall remain in full force and effect except to the extent that it is modified by this Amendment. 
  
 B. Entire Agreement. This Amendment embodies the entire understanding
between Landlord and Tenant with respect to the modifications set forth in “III. MODIFICATIONS” above and can be changed only by a writing signed by Landlord and Tenant. 
  
 C. Counterparts. If this Amendment is executed in counterparts, each is hereby declared to be an original; all,
however, shall constitute but one and the same amendment. In any action or proceeding, any photographic, photostatic, or other copy of this Amendment may be introduced into evidence without foundation. 
  
 D. Defined Terms. All words commencing with initial capital letters in
this Amendment and defined in the Lease shall have the same meaning in this Amendment as in the Lease, unless they are otherwise defined in this Amendment. 
  
 E. Corporate and Partnership Authority. If Tenant is a corporation or partnership, or is comprised of either or both of them, each individual
executing this Amendment for the corporation or partnership represents that he or she is duly authorized to execute and deliver this Amendment on behalf of the corporation or partnership and that this Amendment is binding upon the corporation or
partnership in accordance with its terms. 
  
 F.
Attorneys’ Fees. The provisions of the Lease respecting payment of attorneys’ fees shall also apply to this Amendment. 
  
 V. EXECUTION. 
  
 Landlord and Tenant executed this Amendment on the date as set forth in “I. PARTIES AND DATE.” above. 
  

							
	 LANDLORD:
	 	 TENANT:
  

	 THE IRVINE COMPANY
	 	 SUNPOWER, INC.,
 a California
corporation
  

	 By:
	 	 /s/ Steven M.Case

	 	By:	 	 /s/ Jay Peir

	 	 	 Steven M. Case, Senior Vice President
	 	Name:	 	Jay Peir
	 	 	 Leasing Office Properties
	 	Title:	 	CEO
				
	 By:
	 	 /s/ Christopher Popma

	 	By:	 	 /s/ Thomas H. Werner

	 	 	 Christopher J. Popma, Vice President
	 	Name:	 	Thomas Werner
	 	 	 Operations, Office Properties
	 	Title:	 	CEO

  

 2

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