Document:

Deed of Lease

 Exhibit 10.28 
 DEED OF LEASE 
 Williams Communications LLC, Landlord 
 RACKSPACE IAD1DC, Ltd, Tenant 

 TABLE OF CONTENTS 
  

					
	 	  	 	  	Page
	ARTICLE 1 BASE RENT	  	2
	 Section 1.1
	  	Base Rent	  	2
		
	ARTICLE 2 ADDITIONAL RENT	  	2
	 Section 2.1
	  	Additional Rent	  	2
	 Section 2.2
	  	Definitions	  	3
	 Section 2.3
	  	Estimated Real Estate Taxes and Operating Expenses for Initial Lease Year	  	4
	 Section 2.4
	  	Estimated Real Estate Taxes and Operating Expenses for Subsequent Years	  	5
	 Section 2.5
	  	Payment of Additional Rent	  	5
	 Section 2.6
	  	Re-estimates of Real Estate Taxes and Operating Expenses	  	5
	 Section 2.7
	  	Adjustment of Actual Operating Expenses	  	5
	 Section 2.8
	  	Tenant Audit Rights	  	5
	 Section 2.9
	  	Taxes and Other Additional Rent	  	6
		
	ARTICLE 3 BASE AND ADDITIONAL RENT	  	6
	 Section 3.1
	  	Interest and Late Fee on Past Due Obligations	  	6
	 Section 3.2
	  	Rent Independent	  	7
	 Section 3.3
	  	Security Deposit	  	7
		
	ARTICLE 4 POSSESSION OF PREMISES; ENVIRONMENTAL LAWS	  	7
	 Section 4.1
	  	Permitted Use	  	7
	 Section 4.2
	  	Tenant’s Compliance With Environmental Laws	  	7
		
	ARTICLE 5 SERVICES AND MAINTENANCE	  	8
	 Section 5.1
	  	Services Provided by Landlord at Tenant’s Expense	  	8
	 Section 5.2
	  	Janitorial Service	  	8
	 Section 5.3
	  	Other Provisions Relating to Services	  	9
	 Section 5.4
	  	Effects on Utilities	  	9
	 Section 5.5
	  	Maintenance Provided by Landlord at Landlord’s Expense	  	9
	 Section 5.6
	  	Right to Obtain Other Telecommunications and Fiber Optic Suppliers	  	9
		
	ARTICLE 6 INSURANCE	  	9
	 Section 6.1
	  	Landlord’s Casualty Insurance Obligations	  	9
	 Section 6.2
	  	Tenant’s Casualty Insurance Obligations	  	10
	 Section 6.3
	  	Landlord’s Liability and Other Insurance Obligations	  	10

  

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 TABLE OF CONTENTS 
 (continued) 
  
  

					
	  	  	 	  	Page
	 Section 6.4
	  	Tenant’s Liability Insurance Obligations	  	11
	 Section 6.5
	  	Indemnifications	  	11
	 Section 6.6
	  	Tenant’s Waiver	  	12
	 Section 6.7
	  	Intentionally Omitted	  	12
	 Section 6.8
	  	Tenant’s Property	  	12
	 Section 6.9
	  	Increase in Insurance	  	13
	 Section 6.10
	  	Failure to Insure	  	13
		
	ARTICLE 7 CERTAIN RIGHTS RESERVED BY LANDLORD	  	13
	 Section 7.1
	  	Rights Reserved by Landlord	  	13
	 Section 7.2
	  	Emergency Entry	  	14
	 Section 7.3
	  	Exhibition of Premises	  	14
	 Section 7.4
	  	Right of Landlord to Perform	  	14
		
	ARTICLE 8 ALTERATIONS AND IMPROVEMENTS	  	15
	 Section 8.1
	  	Tenant’s Changes and Alterations	  	15
	 Section 8.2
	  	Nonstructural Alterations/Without Landlord’s Consent	  	17
	 Section 8.3
	  	Freedom from Liens	  	17
	 Section 8.4
	  	Intentionally Omitted	  	18
	 Section 8.5
	  	Removal of Liens	  	18
		
	ARTICLE 9 REPAIRS	  	18
	 Section 9.1
	  	Tenant’s Repair Obligations	  	18
	 Section 9.2
	  	Joint Inspection Upon Commencement and Vacation	  	19
		
	ARTICLE 10 ASSIGNMENT AND SUBLETTING	  	19
	 Section 10.1
	  	Restriction on Transfer	  	19
	 Section 10.2
	  	Restriction From Further Assignment	  	21
	 Section 10.3
	  	Tenant’s Failure to Comply	  	21
	 Section 10.4
	  	Sharing of Excess Rent	  	21
		
	ARTICLE 11 DAMAGE BY FIRE OR OTHER CASUALTY	  	21
	 Section 11.1
	  	Tenantable	  	21
	 Section 11.2
	  	Not Tenantable	  	22
	 Section 11.3
	  	Damage Occurring at End of Term	  	22
	 Section 11.4
	  	Uninsured Casualty	  	22
	 Section 11.5
	  	Deductible Payments	  	22
	 Section 11.6
	  	Landlord’s Repair Obligations	  	22

 TABLE OF CONTENTS 
 (continued) 
  
  

					
	  	  	 	  	Page
	 Section 11.7
	  	Rent Apportionment; Rent Abatement	  	23
		
	ARTICLE 12 EMINENT DOMAIN	  	23
	 Section 12.1
	  	Tenant’s Termination	  	23
	 Section 12.2
	  	Tenant’s Participation	  	23
	 Section 12.3
	  	Tenant’s Cooperation	  	24
		
	ARTICLE 13 SURRENDER OF PREMISES	  	24
	 Section 13.1
	  	Surrender of Possession	  	24
	 Section 13.2
	  	Tenant Retaining Possession	  	24
		
	ARTICLE 14 DEFAULT OF TENANT	  	25
	 Section 14.1
	  	Events of Default	  	25
	 Section 14.2
	  	Landlord’s Remedies	  	25
	 Section 14.3
	  	Written Notice of Termination Required	  	28
	 Section 14.4
	  	Remedies Cumulative; No Waiver	  	28
	 Section 14.5
	  	Legal Costs	  	28
		
	ARTICLE 15 SUBORDINATION/ESTOPPEL	  	29
	 Section 15.1
	  	Lease Subordinate	  	29
	 Section 15.2
	  	Attornment	  	29
	 Section 15.3
	  	Tenant’s Notice of Default	  	30
	 Section 15.4
	  	Estotppel Certificates	  	30
		
	ARTICLE 16 MISCELLANEOUS	  	31
	 Section 16.1
	  	Time is of the Essence	  	31
	 Section 16.2
	  	Memorandum of Lease	  	31
	 Section 16.3
	  	Joint and Several Liability	  	31
	 Section 16.4
	  	Broker	  	32
	 Section 16.5
	  	Notices	  	32
	 Section 16.6
	  	Landlord’s Agent	  	33
	 Section 16.7
	  	Quiet Possession	  	33
	 Section 16.8
	  	Successors and Assigns	  	33
	 Section 16.9
	  	Severability	  	33
	 Section 16.10
	  	No Waste	  	34
	 Section 16.11
	  	Transfers by Landlord	  	34
	 Section 16.12
	  	Headings	  	34
	 Section 16.13
	  	Written Agreement	  	34

  

 iii 

 TABLE OF CONTENTS 
 (continued) 
  
  

					
	  	  	 	  	Page
	 Section 16.14
	  	Modifications or Amendments	  	34
	 Section 16.15
	  	Landlord Control	  	34
	 Section 16.16
	  	Utility Easements	  	35
	 Section 16.17
	  	Not Binding Until Properly Executed	  	35
	 Section 16.18
	  	Compliance with Laws and Recorded Covenants	  	35
	 Section 16.19
	  	Obligations Survive Termination	  	36
	 Section 16.20
	  	Authorization	  	36
	 Section 16.21
	  	No Partnership or Joint Venture	  	36
	 Section 16.22
	  	Tenant’s Obligation to Pay Miscellaneous Taxes	  	36
	 Section 16.23
	  	Signs	  	36
	 Section 16.24
	  	Exhibits	  	37
	 Section 16.25
	  	Landlord’s Limited Liability	  	37
	 Section 16.26
	  	Parking	  	38
	 Section 16.27
	  	Alternative Dispute Resolution	  	38
		
	ARTICLE 17 ADDITIONAL PROVISIONS	  	39
	 Section 17.1
	  	Security System	  	39
	 Section 17.2
	  	Continued Occupancy by Landlord	  	39
	 Section 17.3
	  	Preferred Provider	  	40
	 Section 17.4
	  	Right of First Refusal	  	40
	 Section 17.5
	  	Force Majeure	  	42
		
	ARTICLE 18 OPTIONS TO RENEW	  	42
	 Section 18.1
	  	Options to Renew	  	42
	 Section 18.2
	  	Notices	  	42
	 Section 18.3
	  	Fixed Rent	  	42
	 Section 18.4
	  	Rental Notice	  	42
	 Section 18.5
	  	Rental Dispute	  	43
	 Section 18.6
	  	Second Renewal Option	  	44
	 Section 18.7
	  	Second Renewal Notice	  	44
	 Section 18.8
	  	Fixed Rent Second Renewal Term	  	44
	 Section 18.9
	  	Rental Notice Second Renewal Term	  	44
		
	ARTICLE 19 RULES AND REGULATIONS	  	45
	 Section 19.1
	  	Rules and Regulations	  	45

  

 iv 

 TABLE OF CONTENTS 
 (continued) 
  
  

			
	  	  	Page
	 EXHIBITS
	  	
	 Exhibit A – Legal Description
	  	
	 Exhibit A-l – Declaration of Protective Covenants and Restrictions for Herndon Square II
	  	
	 Exhibit B – Floor Plan
	  	
	 Exhibit C – Site Plan
	  	
	 Exhibit D – Equipment List
	  	
	 Exhibit E – Form of NDA
	  	
	 Exhibit F – Signage Specifications
	  	
	 Exhibit G – Parking Plan
	  	
	 Exhibit H – Form of Lease Guaranty
	  	
	 Exhibit I – Rules and Regulations
	  	
	 Exhibit J – Estimated 2003 Project Budget
	  	

  

 v 

 DEED OF LEASE 
 THIS DEED OF LEASE (“Lease”), dated this 16th day of January, 2003 by and between Williams Communications LLC, a Delaware limited liability company (“Landlord”) and Rackspace IAD IDC, Ltd, a Texas
limited partnership (“Tenant”) 
 WITNESSETH: 
 That Landlord, in consideration of the rents and mutual covenants hereinafter set forth, does hereby lease, demise and let on a net basis unto Tenant, and Tenant does hereby hire and take from Landlord the
“Premises” which consists of 32,971 square feet of “net rentable area” comprising all of the data center building, including the equipment as detailed in Exhibit D, as attached and incorporated by reference (“Building
B”), located at 524 Van Buren Street, Herndon, Virginia 22070 (“Property”) in Fairfax County, Virginia. A description of the Property is attached hereto and incorporated herein, as Exhibit A Building B, the Property, and
Landlord’s property located at 520 Van Buren Street, Herndon Virginia 22070 in Fairfax County are sometimes hereafter referred to collectively as the “Project”. Landlord hereby leases the Premises and Tenant hereby accepts the
Premises and the existing improvements and equipment therein in its current “AS IS” condition. In consideration for One Hundred Fifteen Thousand Three Hundred and Ninety Eight Thousand Dollars and 50/100 ($115,398.50), an amount equal to
two (2) months free Base Rent, hereinafter set forth, Tenant agrees and acknowledges that Landlord shall have the right to continue to occupy and use a portion of the Premises consisting of the approximately 3,000 square feet of data center
floor space (“Landlord’s Retained Space”) more particularly identified on the floor plan for the building attached hereto as Exhibit B until February 2, 2003 (“Continued Occupancy”), in accordance with the
provisions of Section 17.2 hereof. 
 Tenant hereby accepts this Lease and the Premises upon the covenants and conditions set forth
herein and subject to any encumbrances, covenants, conditions, restrictions and other matters of record as of the date hereof and all applicable zoning, municipal, county, state and federal laws, ordinances and regulations governing and regulating
the use of the Premises, including, but not limited to, the Protective Covenants and Restrictions for Herndon Square II attached hereto and incorporated herein, as Exhibit A-l. 
 TO HAVE AND TO HOLD THE SAME, for a “term” commencing on January [Insert Date], 2003. The term shall continue for a period of ten
(10) years after the Commencement Date, unless sooner terminated in the manner provided hereinafter. The date on which the term of the Lease begins is sometimes hereinafter referred to as the “Commencement Date”. 
 Following the Commencement Date, Landlord shall deliver to tenant a Commencement Notice which shall contain the exact Commencement Date, and other
reasonably pertinent data. Upon execution of the Commencement Notice by Landlord and Tenant, the Commencement Notice shall be conclusive and binding on Tenant as to all matters set forth therein. 
  

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 ARTICLE 1 
 BASE RENT 
 Section 1.1 Base Rent. In consideration of the leasing aforesaid, Tenant
agrees to pay to Landlord, One Technology Center, TC-11, 100 South Cincinnati, Tulsa, OK 74103, Attn: Susan Ellis, Corporate Real Estate or at such other place as Landlord from time to time may designate in wilting, annual rental based on the number
of square feet of net rentable area contained in the Premises calculated as follows: 
  

						
	 Beginning With the Commencement Date
	  	32,971 sq. ft.
Rate Per Sq. Ft. of Net Rentable Area

	Year 1 2003	  	$	21.00	  	692,391/12 = 57,699.25
	Year 2 2004	  	$	21.63	  	713,163/12 = 59,430.23
	Year 3 2005	  	$	22.28	  	734,594/12 = 61,216.17
	Year 4 2006	  	$	22.95	  	756,684/12 = 63,057.00
	Year 5 2007	  	$	24.10	  	794,601/12 = 66,216.75
	Year 6 2008	  	$	24.82	  	818,340/12 = 68,195.00
	Year 7 2009	  	$	25.57	  	843,068/12 = 70,255.67
	Year 8 2010	  	$	26.33	  	868,126/12 = 72,343.83
	Year 9 2011	  	$	27.12	  	894,174/12 = 74,514.50
	Year 10 2012	  	$	27.94	  	921,210/12 = 76,767.50
		  			  	 
		  			  	8,036,351/120mos = 66,970

 The aforesaid amount is sometimes hereinafter referred to as the “Base Rent,” and shall,
be payable monthly, in advance, in equal installments commencing on the first day of the third month following the Commencement Date and continuing on the first day of each and every month thereafter for the next succeeding months during the balance
of the term, it being the intention of the parties that there are to be two months free Base Rent. If the Commencement Date occurs on a date other than the first day of a calendar month, or if the term ends on a date other than the last day of a
calendar month, monthly rent shall be prorated for that month on a daily basis. 
 ARTICLE 2 
 ADDITIONAL RENT 
 Section 2.1
Additional Rent. In addition to the Base Rent payable by Tenant under the provisions of Article 1 hereof, beginning on the Commencement Date Tenant shall pay to Landlord “Additional Rent” as hereinafter provided for in this Article 2.
All sums under this Article and all other sums and charges required to be paid by Tenant under the Lease (except Base Rent), however denoted, shall be deemed to be “Additional Rent.” If any such amounts or charges are not paid at the time
provided in the Lease, they shall nevertheless be collectible as Additional Rent with the next installment of Base Rent falling due. 
  

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 Section 2.2 Definitions. The parties hereto agree upon the following Definitions: 
 (a) “Lease Year” shall mean each twelve (12) month period commencing with and including the month during which the term of this Lease
commences, and ending with the month during which the term of this Lease (including any extensions or renewals) terminates. 
 (b) “Real
Estate Taxes” shall mean and include all personal property taxes of Landlord relating to Landlord’s personal property used in connection with the operation and maintenance of the Project, real estate taxes accruing against the Project,
water rates and charges, sewer rates and charges, charges and fees for public utilities, street lighting, excise levies, licenses, permits, inspection fees, installments of special assessments, including interest thereon, relating to the Project,
and all other governmental charges, general and special, ordinary and extraordinary, foreseen as well as unforeseen, of any kind and nature whatsoever, or other tax, however described, which is levied or assessed in substitution for any of the
foregoing by the United States of America or the state in which the Project is located or any political subdivision thereof, against Landlord or all or any part of the Project as a result of Landlord’s ownership thereof, and payable during the
respective Lease Year. Real Estate Taxes shall not include state or federal income taxes, or franchise taxes. It shall not include any interest or penalties (other than those incurred as a result of Tenant’s non-payment of Base Rent or
Additional Rent when due hereunder), net income tax, estate tax, or inheritance tax. Tenant shall be solely responsible for its Pro Rata Share (as hereinafter defined) of all Real Estate Taxes. 
 (c) “Operating Expenses” shall mean all reasonable and necessary expenses actually incurred by Landlord with respect to the maintenance and
operation of the Project as determined by Landlord’s accountant in the performance of the duties described below in this section as determined by Landlord’s accountant in accordance with generally accepted accounting principles as applied
to real property, consistently followed, including, but not limited to, liability and casualty insurance premiums for any insurance required to be carried by Landlord under the terms hereof, maintenance and repair costs, steam, electricity, water,
sewer, gas and other utility charges, fuel, lighting, window washing, parking lot maintenance, trash and rubbish removal, snow and ice removal, landscaping, maintenance of rights-of-way contiguous to the Property, wages payable to employees of
Landlord whose duties are connected with the operation and maintenance of the Project, amounts paid to contractors or subcontractors for work or services performed in connection with the operation and maintenance of the Project, repairs,
replacements or other expenses for maintaining and operating the Project, reasonable attorneys’ fees and costs in connection with taxes or levies against Building B, and such other expenses as many be ordinarily incurred in the operation and
maintenance of common areas associated with similar buildings in the Dulles industrial corridor and not specifically set forth herein, including a reasonable administrative fee equal to ten percent (10%) of Operating Expenses, provided that in the
event Operating Expenses exceed One Hundred Thousand dollars ($100,000), then the administrative fee shall equal the greater of Ten Thousand dollars ($10,000) or two and one-half percent of Operating Expenses. The term “Operating Expenses”
shall also include capital improvements and replacements to the Project, provided that the cost thereof shall be amortized on a straight-line basis over the useful life of the improvement or replacement, as determined in 

  

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accordance with generally accepted accounting principles; provided that only the amount equal to a given year’s amortization shall be included in that
year’s Operating Expenses. Tenant shall be solely responsible for its Pro Rata Share of all Operating Expenses. 
 Notwithstanding the
foregoing, the term “Operating Expenses” shall not include any amounts reimbursed to Landlord from any source other than Operating Expenses; repairs, restoration or other work occasioned by fire, windstorm or other insured casualty, or
occasioned by condemnation; interest or principal payments on any mortgage or other indebtedness of Landlord; payment under any ground lease; any depreciation allowance or expense; overtime or other expenses to Landlord due to Landlord’s
defaults hereunder; costs directly resulting from the gross negligence or willful misconduct of Landlord, its employees, agents or contractors; costs or fees relating to the defense of Landlord’s title or interest in the Property; or costs or
expenses incurred by Landlord in financing, refinancing, pledging, selling, granting or otherwise transferring or encumbering ownership rights in the Project. 
 During the term of this Lease, Tenant will pay, when due, all charges of every nature, kind or description for all utilities furnished to the Premises or chargeable against the Premises, including all charges for
water, sewage, heat, gas, light, garbage, electricity, telephone, steam, power, or other public or private utility services. Tenant shall within thirty (30) days following the Commencement Date reimburse Landlord for all utilities or services
at the Premises used directly and exclusively by Tenant or its agents, employees or contractors prior to the Commencement Date. Tenant shall pay directly any utilities for which service is provided exclusively for Tenant’s account, and shall
pay Tenant’s Pro Rata Share (defined below) of all other utilities furnished to the Premises. 
 In the event that any charge or fee is
required after the Commencement Date by the state in which the Premises are located, or by any agency, subdivision, or instrumentality thereof, or by any utility company furnishing services or utilities to the Premises, as a condition precedent to
furnishing or continuing to furnish utilities or services to the Premises, such charge or fee shall be deemed to be a utility charge payable by Tenant. The provisions of this Section 2.2 shall include, but not be limited to, any charges or fees
for present or future water or sewer capacity to serve the Premises, any charges for the underground installation of gas or other utilities or services, and other charges relating to the extension of or change in the facilities necessary to provide
the Premises with adequate utility services. In the event that Landlord has paid any such charge or fee after the date hereof, Tenant shall reimburse Landlord for such utility charge. 
 (d) The term “Tenant’s Pro Rata Share” shall mean a fraction, the numerator of which is the net rentable area of Building B and the
denominator of which is the net rentable area of the Project. Tenant’s Pro Rata Share is 48.7% 
 Section 2.3 Estimated Real
Estate Taxes and Operating Expenses for Initial Lease Year. Landlord estimates that Real Estate Taxes and Operating Expenses for 2003 will be $2.95 per square foot of net rentable area, a summary of such estimate is attached hereto as Exhibit
J. 
  

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 Section 2.4 Estimated Real Estate Taxes and Operating Expenses for Subsequent Years. As to
each Lease Year after the initial Lease Year, Landlord shall estimate on a reasonable basis for each such Lease Year the total amount of Tenant’s Pro Rata Share of Real Estate Taxes and Operating Expenses. Said estimate shall be in writing and
shall be delivered or mailed to Tenant at the Premises in or around each October in advance of the start of the Lease Year. 
 Section 2.5 Payment of Additional Rent. Tenant shall pay, as Additional Rent, Tenant’s Pro Rata Share of Real Estate Taxes and Operating Expenses for each Lease Year, so estimated, in equal monthly installments, in advance,
on the first day of each month during each applicable Lease Year. If for any reason Landlord has not provided Tenant with Landlord’s estimate of Real Estate Taxes and Operating Expenses prior to the commencement of any Lease Year, then, Tenant
shall continue paying the amount due for the immediately preceding year until it receives Landlord’s estimate of same. Tenant shall pay to Landlord each month an amount equal to one-twelfth (1/12th) of the Real Estate Taxes and Operating
Expenses as noted on Landlord’s estimate. 
 Section 2.6 Re-estimates of Real Estate Taxes and Operating Expenses. From time
to time during any applicable Lease Year, but not more than one (1) time per Lease Year, Landlord may re-estimate the amount of Tenant’s Pro Rata Share of Real Estate Taxes and Operating Expenses, and in such event Landlord shall notify
Tenant, in writing, of such re-estimate in the manner’ above set forth and fix monthly installments for the then remaining balance of such Lease Year in an amount sufficient to pay the re-estimated amount over the balance of such Lease Year
after giving credit for payments made by Tenant on the previous estimate. 
 Section 2.7 Adjustment of Actual Operating Expenses.
Upon completion of each Lease Year, Landlord shall cause its accountants to determine the actual amount of Real Estate Taxes and Operating Expenses for such Lease Year and deliver a written certification of the amounts thereof to Tenant within
ninety (90) days after the end of each Lease Year. If Tenant has paid less than its Pro Rata Share of the actual Real Estate Taxes and Operating Expenses for any Lease Year, Tenant shall pay such deficiency within thirty (30) days after
receipt of such statement. If Tenant has paid more than its Pro Rata Share of the actual Real Estate Taxes and Operating Expenses for any Lease Year, Landlord shall credit such excess against the most current monthly installment or installments due
Landlord for Additional Rent. A pro rata adjustment shall be made for a fractional Lease Year occurring during the term of this Lease or any renewal or extension thereof based upon the number of days of the term of this Lease during said Lease Year
as compared to three hundred sixty-five (365) days and all additional sums payable by Tenant or credits due Tenant as a result of the provisions of this Article 2 shall be adjusted accordingly. 
 Section 2.8 Tenant Audit Rights. Tenant shall have the right to examine and audit Landlord’s annual statement of Operating Expenses
Tenant shall commence its examination and if applicable, its audit within forty-five (45) days after receipt of the annual statement, shall 

  

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perform its examination and audit with diligence and continuity and shall complete its examination and audit within one hundred twenty (120) days after
receipt of the annual statement. The cost of any such examination and audit shall be paid by Tenant, except that, if it is determined on the basis of such audit (or if, in accordance with the following provisions, it is otherwise ultimately
determined) that the amount of Tenant’s obligations for Operating Expenses for any calendar year was overstated by more than five percent (5%), then the reasonable cost of the audit shall be paid by Landlord. Landlord shall refund to Tenant any
overpayment for the calendar year in question within thirty (30) days after the amount of the overpayment has been established by the audit or as provided in this subsection. If Tenant fails to exercise its right of audit within the forty five
(45) day period, the amount of Tenant’s obligations for Operating Expenses shall, in the absence of fraud, be conclusively established as the amount set forth in the annual statement delivered by Landlord to Tenant. If, however, Tenant
timely exercises its right to audit and the results thereof differ from Landlord’s annual statement of Operating Expenses, and Landlord disputes Tenant’s audit and gives Tenant notice within thirty (30) days of Landlord’s receipt
thereof that it disputes the results of such audit, Landlord or Tenant may elect to resolve the dispute in accordance with the alternative dispute resolution method set forth in Section 1633 of this Lease, in which event each
“Official” shall be an independent certified public accountant with at least ten (10) years’ experience in the local Northern Virginia commercial real estate market. In the event Landlord fails to give Tenant notice that it
disputes Tenant’s audit within said thirty (30) day period, the amount of Tenant’s obligations for Operating Expenses shall, in the absence of fraud, be conclusively established as the amount set forth in Tenant’s audit.

 Section 2.9 Taxes and Other Additional Rent. Beginning on the Commencement Date and continuing throughout the term of the
Lease, Tenant shall be responsible for its Pro Rata Share of all Real Estate Taxes. Tenant shall pay, also as Additional Rent, all other sums and charges required to be paid by Tenant under this Lease, and any tax or excise on rents, gross receipts
tax, or other tax, however described, which is levied or assessed by the United States of America or the state in which the Premises are located or any political subdivision thereof, against Landlord in respect to the Base Rent, Additional Rent or
other charges reserved under this Lease or as a result of Landlord’s receipt of such rents or other charges accruing under this Lease, but only to the extent such levy, tax, assessment or charge on rent shall be expressly in lieu of or in
substitution for any existing Real Estate Taxes; provided, however, that Tenant shall have no obligation to pay net income taxes of Landlord. 
 ARTICLE 3 
 BASE AND ADDITIONAL RENT 
 Section 3.1 Interest and Late Fee on Fast Due Obligations. Any installment of Base Rent, Additional Rent, or other charges to be paid by Tenant accruing under the provisions of this Lease which shall not
be paid within ten (10) days after written notice from Landlord, shall bear interest at the rate (“Default Rate”) of interest per annum announced by Bank of America, N.A. as its prime lending late from time to time plus one percent
(1%) from the date when the same is due until the same shall be paid, but if such rate exceeds the maximum interest 

  

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rate permitted by law, such rate shall be reduced to the highest rate allowed by law under the circumstances. In addition, any installments of Base Rent or
Additional Rent or any other charges payable by Tenant under the provisions hereof which shall not be paid when due and which remain unpaid ten (10) days after written notice from Landlord shall be subject to a late payment fee of two percent
(2%) of the unpaid amount. 
 Section 3.2 Rent Independent. Tenant’s covenants to pay the Base Rent and the Additional Rent
are independent of any other covenant, condition, provision or agreement herein contained, and nothing herein contained shall be deemed to suspend or delay the payment of any amount of money or charge at the time the same becomes due and payable
hereunder, or limit any other remedy of Landlord. Base Rent and Additional Rent are sometimes collectively referred to as “Rent” Rent shall be payable in lawful money of the United States without recoupment, deduction, offset, prior notice
or demand, except as otherwise expressly provided herein. 
 Section 3.3 Security Deposit. Concurrently with Tenant’s
execution of this Lease, Tenant will deposit with Landlord the sum of Sixty-Six Thousand Two Hundred Seventeen Dollars ($66,217.00) (the “Security Deposit”). If Tenant defaults with respect to any of the terms, covenants, provisions or
conditions of this Lease, Landlord may use, apply or retain the whole or any part of the Security Deposit for the payment of any Rent in default or any other sum which Landlord expends by reason of Tenant’s default. Tenant is not entitled to
interest on the Security Deposit. It is expressly agreed that the Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in the case of Tenant’s default. Upon application of all or any part of the Security
Deposit, Tenant must upon demand restore the Security Deposit to its original amount. No application of the Security Deposit by Landlord shall be deemed to have cured Tenant’s default. The Security Deposit will be released to Tenant within
sixty (60) days of the surrender of the Premises to Landlord subject to any deductions made by Landlord pursuant to the terms of this Lease. 
 ARTICLE 4 
 POSSESSION OF PREMISES; 
 ENVIRONMENTAL LAWS 
 Section 4.1 Permitted Use. The Premises shall be occupied and used by
Tenant for a data center facility, computer co-location facility, general office use, and storage. Tenant shall not use or permit the Premises to be used for any other purpose without the prior written consent of Landlord. 
 Section 4.2 Tenant’s Compliance With Environmental Laws. Tenant shall at all times and in all respects comply with all federal,
state and local laws, ordinances and regulations (“Hazardous Materials Laws”) relating to the industrial hygiene, environmental protection or the use, analysis, generation, manufacture, storage, presence, disposal or transportation of any
oil, petroleum products, flammable explosives, asbestos, urea formaldehyde, polychlorinated 

  

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biphenyls, radioactive materials or waste, or other hazardous, toxic, contaminated or polluting materials, substances or wastes, including without limitation
any “hazardous substances,” “hazardous wastes,” “hazardous materials” or “toxic substances” under any such laws, ordinances or regulations (collectively, “Hazardous Materials”). The foregoing shall
not be construed to prohibit Tenant from storing and using reasonable quantities of customary office and cleaning supplies in Building B. Notwithstanding the foregoing, all flammable or combustible materials and any Hazardous Materials permitted
pursuant to the foregoing sentence shall be stored in specially designed containment rooms or containers. 
 Tenant shall immediately notify
Landlord in writing of (a) any enforcement, clean-up, removal or other governmental or regulatory action instituted, completed or threatened pursuant to any Hazardous Materials Laws; (b) any claim made or threatened by any person against
Landlord, or the Premises, relating to damage, contribution, cost recovery, compensation, loss or injury resulting from or claimed to result from any Hazardous Materials; and (c) any reports made to any environmental agency arising out of or in
connection with any Hazardous Materials in, on or about the Premises, or with respect to any Hazardous Materials removed from the Premises including, any complaints, notices, warnings, reports or asserted violations in connection therewith. Tenant
shall also provide to Landlord, as promptly as possible, and in any event within five (5) business days after Tenant first receives or sends the same, copies of all claims, reports, complaints, notices, warnings or asserted violations relating
in any way to the Hazardous Materials in or on the Premises Upon written request of Landlord (to enable Landlord to defend itself from any claim or charge related to any Hazardous Materials Law), Tenant shall promptly deliver to Landlord notices of
hazardous waste manifests reflecting the legal and proper disposal of all such Hazardous Materials removed or to be removed from the Premises. All such manifests shall list the Tenant or its agent as a responsible party and in no way shall attribute
responsibility for any such Hazardous Materials to Landlord. 
 ARTICLE 5 
 SERVICES AND MAINTENANCE 
 Section 5.1 Services Provided by Landlord at
Tenant’s Expense. Subject to the provisions of Article 2 hereof, Landlord shall provide the following services on all days, and as otherwise stated in this Section 5.1: Maintenance in good order, condition and repair of all
common areas and appropriate illumination of the parking facilities and all driveways leading thereto and keeping the same free from any unreasonable accumulation of snow and ice. Landlord shall keep and maintain the landscaped area and parking
facilities in a neat, safe and orderly condition, and shall maintain and repair the sewer and storm system serving the Project, and provide trash and rubbish service. In addition, Landlord shall paint exterior of Building B as needed. All costs
incurred in connection with this Section 5.1 shall be reimbursed by Tenant in accordance with Article 2 or Section 5.5, as applicable. 
 Section 5.2 Janitorial Service. Both Landlord and Tenant acknowledge that Tenant shall provide janitorial services for the Premises at its sole cost and expense 
  

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 Section 5.3 Other Provisions Relating to Services. No interruption in, or temporary
stoppage of, any of the aforesaid services caused by repairs, renewals, improvements, alterations, strikes, lockouts, labor controversy, accidents, inability to obtain fuel or supplies, or other Unavoidable Delays shall be deemed an eviction or
disturbance of Tenant’s use and possession, or render Landlord liable for damages, by abatement of rent or otherwise, or relieve Tenant from any obligation herein set forth. In no event shall Landlord be required to provide any service in
excess of that permitted by involuntary guidelines or laws, ordinances or regulations of governmental authority. 
 Section 5.4
Effects on Utilities. Tenant shall not connect with electric current or water pipes, except through existing electrical or water outlets already in the Premises. Landlord shall allow Tenant to install equipment which utilizes up to a
maximum electrical capacity of 7000 Amps/3 phase/480V. 
 Section 5.5 Maintenance Provided by Landlord at Landlord’s
Expense. Landlord shall, at its expense, keep and maintain in good order, condition and repair the exterior structure and structural integrity of Building B, the structural elements of the walls, load bearing elements, foundations and
roof of Building B. Notwithstanding anything to the contrary contained in this Lease, in the event any repair, replacement or other maintenance is required as a result of the negligence or willful misconduct of Tenant, Tenant shall be solely
responsible for all costs and expenses arising in connection therewith, subject to the provisions of Section 6.1 below. 
 Section 5.6 Right to Obtain Telecommunications and Fiber Optic Suppliers. Tenant shall have the right to contract with third-party telecommunications and fiber optic suppliers to provide service for its use. Tenant shall
have the right to use the Fiber Easements located generally as set out in Exhibit C attached hereto and made a part hereof, for locating such other fiber optic connections as more particularly detailed in Section 16 below. The parties
agree that they will diligently pursue negotiations of a Telecommunications Services Agreement for fiber connectivity. 
 ARTICLE 6 

 INSURANCE 
 Section 6.1 Landlord’s Casualty Insurance Obligations. Landlord shall keep Building B insured in an amount equivalent to the full replacement value thereof (excluding foundation, grading and excavation costs)
against: 
 (a) loss or damage by fire; and 
 (b) such other risk or risks of a similar or dissimilar nature as are now or may be customarily covered with respect to buildings and improvements similar in construction, general 

  

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location, use, occupancy and design to Building B, including, but without limiting the generality of the foregoing, windstorms, hail, explosion, vandalism,
malicious mischief, civil commotion, and such other coverage as may be deemed necessary by Landlord, provided such additional coverage is obtainable and provided such additional coverage is such as is customarily carried with respect to buildings
and improvements similar in construction, general location, use, occupancy and design to Building B. 
 Except as expressly set forth in this
Article 6, these insurance provisions shall in no way limit or modify any of the obligations of Tenant under any provision of this Lease. Tenant shall be obligated to pay the rental called for hereunder in the event of damage to or destruction of
the Premises if such damage or destruction is occasioned by the negligence or fault of Tenant, its agents or employees, as established by arbitration or a judicial proceeding. Insurance premiums paid for insurance coverage required under this
Article 6 by Landlord shall be a portion of the “Operating Expenses” described in Article 2 hereof. 
 Section 6.2
Tenant’s Casualty Insurance Obligations. Tenant shall keep all of its machinery, equipment, furniture, fixtures and personal property which may be located in, upon, or about the Premises insured for the benefit of Tenant in an amount
equivalent to the full insurable value thereof against: 
 (a) loss or damage by fire; and 
 (b) such other risk or risks of a similar or dissimilar nature as are now, or may in the future be, customarily covered with respect to a tenant’s
machinery, equipment, furniture, fixtures, personal property and business located in a building similar in construction, general location, use, occupancy and design to Building B, including, but without limiting the generality of the foregoing,
windstorms, hail, explosions, vandalism, theft, malicious mischief, civil commotion, and such other coverage as Tenant may deem appropriate or necessary. 
 Section 6.3 Landlord’s Liability and Other Insurance Obligations. Landlord shall maintain, for its benefit, commercial general liability insurance against claims for personal injury, death or property
damage occurring upon, in or about the Project, such insurance to afford protection to Landlord of a combined single limit of Two Million and No/100 Dollars ($2,000,000.00) in respect to the injury, death or property damage arising out of any
accident or occurrence. In addition, Landlord shall carry employer’s liability insurance and worker’s compensation insurance in statutory limits. Landlord agrees to provide such coverage from one or more insurance companies with a rating
of not less than AA- and a financial size of not less than Class VIII in the most current available “Best’s Insurance Reports”. Landlord agrees to include in its commercial general liability insurance policy the contractual liability
coverage insuring Landlord’s indemnification obligations provided for herein. Any such coverage shall be deemed secondary to any liability coverage secured by Tenant. Such insurance shall also afford coverage for all claims based upon acts,
omissions, injury or damage, which claims occurred or arose (or the onset of which occurred or arose) in whole or in part during the policy period. 
  

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 Section 6.4 Tenant’s Liability Insurance Obligations. Tenant shall, at Tenant’s
sole cost and expense but for the mutual benefit of Landlord, its managing agent and Tenant, maintain commercial general liability insurance against claims for personal injury, death or property damage occurring upon, in or about the Premises, such
insurance to afford protection to Landlord and Tenant of a combined single limit of Two Million and No/100 Dollars ($2,000,000 00) in respect to the injury, death or property damage arising out of any accident or occurrence in the Premises,
including property of Landlord damaged by the negligent acts or omissions of Tenant, its agents and employees. In addition, Tenant shall carry employer’s liability insurance with a minimum limit of $1,000,000 per injury; worker’s
compensation insurance in statutory limits; and excess liability insurance over the commercial general and employer’s liability insurance required above with a combined minimum coverage of $5,000,000 per occurrence. Such policies of insurance
shall be written in companies reasonably satisfactory to Landlord. Landlord agrees that an insurance company with a rating of not less than AA- and a financial size of not less than Class VIII in the most current available “Best’s
Insurance Reports” is acceptable to Landlord. All such policies shall also name Landlord as an additional insured thereunder (on a primary basis), and such policies, or a memorandum or certificate of such insurance, shall be delivered to
Landlord with evidence reasonably satisfactory to Landlord that the premium thereon has been paid. At such time as insurance limits required of tenants in light industrial buildings in the area in which the Premises are located are generally
increased to greater amounts, Landlord shall have the right to require such greater limits as may then be customary. Tenant agrees to include in such policy the contractual liability coverage insuring Tenant’s indemnification obligations
provided for herein. Any such coverage shall be deemed primary and not contributory with or excess of any liability coverage secured by Landlord for its own benefit Such insurance shall also afford coverage for all claims based upon acts, omissions,
injury or damage, which claims occurred or arose (or the onset of which occurred or arose) in whole or in part during the policy period. 
 Any insurance required by the terms of this Lease to be carried by Tenant may be under a blanket policy (or policies) covering the other properties of the Tenant so long as the insurance requirements set forth herein are satisfied.

 Section 6.5 Indemnifications. Tenant agrees to indemnify, protect, defend and hold Landlord and Landlord’s shareholders,
employees, and lender harmless from and against any and all claims, costs, liabilities, actions, and damages arising from any breach or default on the part of Tenant in the performance of any covenant or agreement on the part of Tenant to be
performed pursuant to the terms of this Lease or arising from any act or negligence on the part of Tenant or its agents, contractors, servants, employees or licensees, or arising from any accident, injury or damage to the extent caused by Tenant,
its agents, and employees to any person, firm or corporation occurring during the term of this Lease or any renewal thereof, in or about the Project, and from and against all reasonable costs, reasonable counsel fees, expenses and liabilities
incurred in or about any such claim or action or proceeding brought thereon; and in case any action or proceeding be brought against Landlord or its managing agent by reason of 

  

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any such claim, Tenant, upon notice from Landlord, covenants to resist or defend such action or proceeding by counsel reasonably satisfactory to Landlord.
Tenant’s indemnification shall not apply to losses, claims, costs and the like arising as a result of and to the extent of the negligence or willful misconduct of Landlord or its agents as determined in a settlement agreement or by the trier of
fact in any lawsuit. 
 Landlord hereby waives all claims against Tenant for damage to any property or injury to, or death of, any person in,
upon, or about the Project, arising at any time and from any cause other than by reason of the negligence or willful misconduct of Tenant, its employees, agents, contractors or representatives. Landlord agrees to indemnify, protect, defend and hold
Tenant harmless from and against claims, costs, liabilities, actions, and damages to any property or injury to, or death of, any person arising from any breach or default on the part of Landlord in the performance of any covenant or agreement on the
part of Landlord to be performed pursuant to the terms of the Lease, unless the damage is caused by the negligence or willful misconduct of the Tenant, its employees, agents, contractors or representatives, and from and against all reasonable costs,
reasonable counsel fees, expenses and liabilities incurred in or about any such claim or action or proceeding brought thereon; and in case any action or proceeding be brought against Tenant or its managing agent by reason of any such claim,
Landlord, upon notice from Tenant, covenants to resist or defend such action or proceeding by counsel reasonably satisfactory to Tenant. Landlord’s indemnification shall not apply to losses, claims, costs and the like arising as a result and to
the extent of the negligence or willful misconduct of Tenant or its agents or employees, as determined in a settlement agreement or by the trier of fact in any lawsuit 
 Section 6.6 Tenant’s Waiver. Except to the extent covered by Landlord’s indemnity in Section 6.5 above, Tenant agrees, to the extent not expressly prohibited by law, that Landlord, its
agents, employees and servants shall not be liable, and Tenant waives all claims for damage to property and business sustained during the term of this Lease by Tenant occurring in or about the Project, resulting directly or indirectly from any
existing or future condition or defect in the Project, or any part thereof, or from equipment or appurtenances becoming out of repair or from accident, or from any occurrence or act or omission of Landlord, its agents, employees or servants, or any
other person. This paragraph shall apply especially, but not exclusively, to damage caused by any of the causes aforesaid or by the flooding of basements or other subsurface areas, or by refrigerators, sprinkling devices, air conditioning apparatus,
water, snow, frost, steam, excessive heat or cold, falling plaster, broken glass, sewage, gas, odors or noise, or the bursting or leaking of pipes or plumbing fixtures 
 Section 6.7 Intentionally Omitted 
 Section 6.8 Tenant’s Property. All property
on the Premises belonging to or under the care, custody or control of Tenant, its agents, employees, invitees or otherwise located at the Premises shall be at the risk of Tenant only, and Landlord, except to the extent covered by Landlord’s
indemnity in Section 6.5, shall not be liable for damage thereto or theft, misappropriation or loss thereof and Tenant agrees to defend and hold Landlord, its agents, employees and servants harmless and indemnify them against claims and
liability for injuries to such property. 
  

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 Section 6.9 Increase in Insurance. Tenant shall not do or permit anything to be done in or about
the Premises not bring or keep anything therein which will in any way increase the existing rate of or affect in any other way any fire or other insurance upon the Project or any of its contents, or cause a cancellation of any insurance policy
covering the Project or any of its contents. Notwithstanding anything to the contrary contained herein, Tenant shall promptly, upon demand, reimburse Landlord for the full amount of any additional premium charged for such policy by reason of
Tenant’s failure to comply with the provisions of the paragraph, it being understood that such demand for reimbursement shall not be Landlord’s exclusive remedy. 
 Section 6.10 Failure to Insure. In the event Tenant fails to provide Landlord with evidence of insurance required under this Article 6 within
thirty (30) days of Landlord’s written request therefor, but in any event at least ten (10) days prior to the expiration of the existing policy, Landlord may effect, but shall not be obligated to effect, without further demand upon
Tenant, and without waiving or releasing Tenant from any obligation contained in this Lease, such insurance and Tenant agrees to repay, upon demand, all such sums incurred by Landlord in effecting such insurance. All such sums shall become a part of
the Additional Rent payable hereunder, but no such payment by Landlord shall relieve Tenant from any default under this Lease 
 ARTICLE 7

 CERTAIN RIGHTS RESERVED BY LANDLORD 
 Section 7.1 Rights Reserved by Landlord. Landlord reserves the following rights, which shall be exercisable by Landlord in its sole discretion and for Landlord’s sole benefit without notice and
without liability to Tenant and without effecting an eviction, constructive or actual, or disturbance of Tenant’s use or possession, or giving rise to any claim for set off or abatement of rent except as otherwise expressly set forth herein:

 (a) Retain Keys. Only to the extent required by law, Landlord shall have the right to retain keys to all doors within and
into the Premises. 
 (b) Make Repairs. Landlord shall provide ten (10) days advance written notice to Tenant prior to entering
to make repairs, alterations, additions, or improvements, whether structural or otherwise, in and about the Project, or any part thereof, and for such purposes to enter upon the Premises, and during the continuation of any of said work, to
temporarily close doors, entryways, public spaces, and corridors in the Project and to interrupt or temporarily suspend services and facilities, all only so long as Landlord at all times uses its best commercially reasonable efforts and endeavors in
good faith to limit any interference with the conduct of Tenant’s business or its occupancy and use of the Premises. Landlord and its 

  

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contractors shall comply with Tenant’s security policies and execute a non-disclosure agreement (the “NDA”) generally in the form set put as
Exhibit E attached hereto and made a part hereof, which form may be updated by Tenant from time to time. 
 Section 7.2 Emergency
Entry. Landlord and its agents may enter the Premises at any time in case of emergency without notice and shall have the right to use any and all means which Landlord may reasonably deem proper to open such doors during an emergency in order to
obtain entry to the Premises, provided Landlord promptly repairs all damages caused thereto. Landlord shall use reasonable care to preserve the proprietary intellectual property of Tenant in connection with such entry. Any entry to the Premises
obtained by Landlord in the event of an emergency shall not, under any circumstances, be construed or deemed to be a forcible or unlawful entry into, or detainer of, the Premises, or to be an eviction of Tenant from the Premises or any portion
thereof. Landlord shall notify Tenant promptly after any such emergency entry. 
 Section 7.3 Exhibition of Premises. Tenant
shall permit Landlord and its agents, upon not less than twenty four (24) hours’ written notice, to enter and pass through the Premises or any part thereof at reasonable times dining normal business hours to: (a) post notices of
non-responsibility; (b) exhibit the Premises to holders of encumbrances on the interest of Landlord under’ the Lease and to prospective purchasers or mortgagees of Building B or the Project; (c) during the period of six
(6) months prior to the expiration of the Lease term; (d) or any time without notice if Tenant is in default under this Lease, exhibit the Premises to prospective tenants thereof and post commercially reasonable signage indicating that the
Premises will be available for occupancy. Any parties to whom the Project is exhibited shall execute the NDA (except during times when Tenant is in default under this Lease). 
 Section 7.4 Right of Landlord to Perform. All covenants and agreements to be performed by Tenant under any of the terms of this Lease shall
be performed by Tenant at Tenant’s sole cost and expense and without any abatement of Rent. If Tenant shall fail to pay any sum of money (other than Rent due Landlord) required to be paid by it hereunder or shall fail to perform any other act
on its part to be performed hereunder, including, but not limited to, the failure to commence and complete repairs promptly and adequately and the failure to remove any liens or otherwise to perform any act or fulfill any obligation required of
Tenant under this Lease, Landlord may, but shall not be obligated to, and without waiving or releasing Tenant from any obligations of Tenant, make any such payment or perform any such act on Tenant’s part to be made or performed as in this
Lease provided. Notwithstanding the foregoing, Landlord shall not be required to give Tenant written notice prior to performing any obligation on Tenant’s behalf in the event of an emergency. All sums so paid by Landlord and all necessary
incidental costs actually incurred by Landlord shall be payable to Landlord by Tenant as Rent on demand remedy of Landlord) the same rights and remedies in the event of Tenant’s nonpayment of such sums, as in the case of default by Tenant in
the payment of Rent to Landlord. Notwithstanding the foregoing, except in the case of an emergency, Landlord agrees not to perform any obligation for Tenant’s account until the expiration of all applicable notice and cure periods referenced in
this Lease. 
  

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 ARTICLE 8 
 ALTERATIONS AND IMPROVEMENTS 
 Section 8.1 Tenant’s Changes and Alterations Subject
to the provisions of Section 17.2, Tenant shall have the right at any time, and from time to time during the term of this Lease, to make such changes and alterations, structural or otherwise, to the Premises, improvements and fixtures hereafter
erected on the Premises as Tenant shall deem necessary or desirable in connection with the requirements of its business, but only with Landlord’s prior written approval. The changes and alterations (other than changes or alterations of
Tenant’s movable trade fixtures and equipment) shall be made in all cases subject to the following conditions, which Tenant covenants to observe and perform: 
 (a) Permits. No change or alteration shall be undertaken until Tenant shall have procured and paid for, so far as the same may be required by the applicable governmental authorities from time to time, all
municipal, state and federal permits and authorizations of the various governmental bodies and departments having jurisdiction thereof, and Landlord agrees to join in the application for such permits or authorizations whenever such action is
necessary, all at Tenant’s sole cost and expense. 
 (b) Compliance with Plans and Specifications. Before commencement of any
change, alteration, restoration or construction (hereinafter sometimes referred to as “Work”) involving in the aggregate an estimated cost of more than $50,000 per year or which would alter the plumbing, mechanical, structural, fire
systems, electrical systems of Building B, or involve roof penetrations or construction on any easements, Tenant shall (i) furnish Landlord with detailed plans and specifications of the proposed change or alteration; (ii) obtain
Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed, (iii) if required by the building code applicable to Herndon, Virginia, provide Landlord with the name of the licensed architect or
licensed professional engineer selected and paid for by Tenant, who shall supervise any such work (hereinafter referred to as “Alterations Architect or Engineer”); and (iv) if required by the building code applicable to Herndon,
Virginia, obtain Landlord’s prior written approval of detailed plans and specifications prepared and approved in writing by said Alterations Architect or Engineer, and of each amendment and change thereto, which shall not be unreasonably
withheld, conditioned or delayed. Failure by Landlord to approve or disapprove Tenant’s plans within ten (10) business days after submission by Tenant shall be deemed to be approval, provided however that such ten (10) business day
period shall be automatically extended if Landlord and Tenant are discussing concerns or requiring additional information with respect to proposed alterations or for reasons outside of Landlord’s control. 
 (c) Value Maintained. Any change or alteration shall, when completed, be of such character as not to reduce the value of the Premises or Building
B to which such change or alteration is made below its value immediately before such change or alteration, nor shall such change or alteration reduce the area or cubic content of Building B, nor change Building B as to use without Landlord’s
express written consent. 
  

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 (d) Compliance with Laws. All Work done in connection with any change or alteration shall be done
promptly and in a good and workmanlike manner and in compliance with all building and zoning laws of the place in which the Premises are situated, and with all laws, ordinances, orders, rules, regulations and requirements of all federal, state and
municipal governments and appropriate departments, commissions, boards and officers thereof, and in accordance with the orders, rules and regulations of the Board of Fire Underwriters where the Premises are located, or any other body exercising
similar functions. The cost of any such change or alteration shall be paid so that the Premises and all portions thereof shall at all times be free of liens for labor and materials supplied to the Premises, or any portion thereof. The Work of any
change or alteration shall be prosecuted with reasonable dispatch, delays due to strikes, lockouts, acts of God, inability to obtain labor or materials, governmental restrictions or similar causes beyond the control of Tenant excepted. Tenant shall
obtain and maintain, or cause to be obtained and maintained, at no expense to Landlord, during the performance of the Work, workers’ compensation insurance in normal and customary amounts, covering all persons employed in connection with the
Work and with respect to which death or injury claims could be asserted against Landlord or Tenant or against the Premises or any interest therein. Tenant shall also cause any contractor performing work on Tenant’s behalf to carry and maintain,
at no expense to Landlord, a comprehensive general liability insurance policy with a deductible of no greater than $10,000, which shall include contractor’s liability coverage, contractual liability coverage, completed operations coverage, a
broad form property damage endorsement and contractor’s protective liability coverage to afford protection with limits, for each occurrence, of not less than Three Million Dollars ($3,000,000) combined single limit, written on an occurrence
basis. In addition, the fire insurance with “extended coverage” endorsement required by Section 6.1 hereof shall be supplemented with “builder’s risk” insurance on a completed value form or other comparable coverage on
the Work. All such insurance shall be in a company or companies authorized to do business in the state in which the Premises are located and reasonably satisfactory to Landlord, and all such policies of insurance or, at Tenant’s option,
certificates of insurance shall be delivered to Landlord endorsed “Premium Paid” by the company or agency issuing the same, or with other evidence of payment of the premium satisfactory to Landlord Notwithstanding the foregoing, the
insurance amounts and requirements shall be subject to change in order to conform with then current industry standards. 
 (e) Property of
Landlord. Unless otherwise designated by Landlord at the time Landlord’s consent is obtained, all improvements and alterations (other than Tenant’s movable trade fixtures and equipment) made or installed by Tenant shall immediately,
upon completion or installation thereof, become the property of Landlord without payment therefor by Landlord and shall be surrendered to Landlord on the expiration of the term of this Lease. 
 (f) Location of Improvements. No change alteration, restoration or new construction shall connect the Premises with any other property, building
or other improvement, nor shall the same obstruct or interfere with any existing easement. 
 (g) Removal of Improvements. As a
condition to granting approval for any changes or alterations Landlord, by written notice to Tenant, may require Tenant to remove any 

  

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improvements, additions or installations installed by Tenant in the Premises at Tenant’s sole cost and expense, and repair and restore any damage caused
by the installation and removal of such improvements, additions, or installations; provided, however, the only improvements, additions or installations which Tenant shall remove shall be those specified in such notice. Landlord shall not require the
removal of such improvement upon termination if such removal would be unnecessary and unduly burdensome to the Tenant. All improvements, additions or installations installed by Tenant which did not require Landlord’s prior approval shall be
removed by Tenant as provided for in this Section 8. l(g), unless Tenant has obtained a written waiver of such condition from Landlord. 
 (h) Written Notification Required. Tenant shall notify Landlord in writing ten (10) days prior to commencing any alterations, additions or improvements to the Premises which have been approved by Landlord so that Landlord shall
have the right to record and post notices of non-responsibility on the Premises. 
 Section 8.2 Nonstructural Alterations/Without
Landlord’s Consent. Notwithstanding the foregoing but subject to the provisions of Section 17.2, Tenant shall have the right from time to time and at any time, without Landlord’s consent, to perform the following work within the
Premises: (i) install, remove and relocate nonstractural office partitioning provided such work does not materially and adversely affect the base building structure, security systems or HVAC systems, (ii) paint and install wall coverings,
(iii) install and remove office furniture, (iv) relocate electrical outlets, (v) install and remove workstations, (vi) install and remove carpeting and other floor coverings, and (vi) remove and relocate power distribution
outlets on the data center floor and cabling required for local area network connections. 
 Section 8.3 Freedom from Liens.
Tenant shall not suffer or permit any mechanic’s lien or other lien to be filed against the Project, or any portion thereof, by reason of work, labor, skill, services, equipment or materials supplied or claimed to have been supplied to the
Premises at the request of Tenant, or anyone holding the Premises, or any portion thereof through or under Tenant. If any such mechanic’s lien or other lien shall at any time be filed against the Project, or any portion thereof, Tenant shall
cause the same to be discharged of record or satisfied by bonding within 20 days of the date of filing the same. Tenant shall not be entitled to any additional grace or cure period. If Tenant shall fail to discharge or bond off such mechanic’s
lien or liens or other lien within such period, then an Event of Default shall have occurred and, in addition to any other right or remedy, Landlord may, but shall not be obligated to, discharge the same by paying to the claimant the amount claimed
to be due or by procuring the discharge of such lien by deposit in the court having jurisdiction of such lien, the foreclosure thereof or other by the deposit of a bond or other security with such court sufficient in form, content and amount to
procure the discharge of such lien, or in such other manner having reasonable cost as is now or may in the future be provided by present or future law for the discharge of such lien as a lien against the Premises or the Project. Such amount paid by
Landlord, or the value of such deposit so made by Landlord, together with all reasonable costs, fees and expenses in connection therewith (including reasonable attorney’s fees of Landlord), together with interest thereon at the 

  

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Default Rate, shall be repaid by Tenant to Landlord within thirty (30) days following demand by Landlord and if unpaid may be treated as Additional
Rent. Tenant shall indemnify and defend Landlord against and save Landlord and the Premises, and any portion thereof, harmless from all losses, costs, damages, expenses, liabilities, suits, penalties, claims, demands and obligations, including,
without limitation, reasonable attorney’s fees resulting from the assertion, filing, foreclosure or other legal proceedings with respect to any such mechanic’s lien or other lien. 
 Tenant shall specifically notify all materialmen, contractors, artisans, mechanics, laborers and any other person now or hereafter furnishing any labor,
services, materials, supplies or equipment to Tenant with respect to the Premises, or any portion thereof, that they must look exclusively to Tenant to obtain payment for the same, and that Landlord shall not be liable for any labor, services,
materials, supplies, skill, machinery, fixtures or equipment furnished or to be furnished to Tenant upon credit, and that no mechanic’s lien or other lien for any such labor, services, materials, supplies, machinery, fixtures or equipment shall
attach to or affect the estate or interest of Landlord in and to the Project, or any portion thereof. 
 Section 8.4 Intentionally
Omitted. 
 Section 8.5 Removal of Liens. Except as otherwise provided for in this Article 8, Tenant shall not create, permit
or suffer, and shall promptly discharge and satisfy of record, any other lien, encumbrance, charge, security interest, or other right of interest which shall be or become a lien, encumbrance, charge or security interest upon the Project, or any
portion thereof, or the income therefrom, or on the interest of Landlord or Tenant in the Premises, or any portion thereof, save and except for those liens, encumbrances, charges, security interests, or other rights or interests consented to, in
writing, by Landlord, or those mortgages, assignments of rents, assignments of leases and other mortgage documentation placed thereon by Landlord in financing or refinancing the Project. 
 ARTICLE 9 
 REPAIRS 
 Section 9.1 Tenant’s Repair Obligations. Subject to Articles 5, 6 and 11 hereof, Tenant shall, during the term of this Lease, at
Tenant’s expense, keep the non-structural elements of Building B, all equipment in Building B as set forth in Exhibit D and all changes and alterations made by Tenant to Building B (whether non-structural or structural) in as good order,
condition and repair as they were at the time. Tenant took possession of the same, reasonable wear and tear and damage from fire and other casualties excepted. Without limitation, Tenant shall be solely responsible for maintenance of all equipment
contained within or used in connection with Building B and tenant shall provide to Landlord within ninety (90) days of the Commencement Date copies of service contracts entered into in connection with such maintenance for all equipment,
including but not limited to the equipment outlined in Exhibit D, and all new or additional equipment. Tenant shall require that all service contracts provide a maintenance log, a copy of which shall be delivered to the Landlord at the end of the
Tenant’s term or at an earlier date if so requested by Landlord Landlord reserves the right to review such 

  

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contracts, to require different service levels and to require cancellation or termination of contracts if the services to be performed under such contract or
contracts falls below the standards generally deemed standard or acceptable in the industry. Tenant shall keep the Premises in a neat and sanitary condition and shall not commit any nuisance or waste on the Premises or in, on, or throw foreign
substances in the plumbing facilities. All damage or injury to the Project caused by Tenant by moving furniture, fixtures, equipment, or other devices in or out of the Premises or by installation or removal of furniture, fixtures, equipment, devices
or other property of Tenant, its agents, contractors, servants or employees, due to actions of Tenant, its servants, employees, agents, visitors, or licensees, shall be repaired, restored and replaced promptly by Tenant at its sole cost and expense
to the reasonable satisfaction of Landlord. All repairs, restorations and replacements shall be in quality and class equal to the original work and shall comply with all requirements of the Lease. All replacement equipment shall be purchased at the
sole cost and expense of Tenant. Landlord agrees to make available for Tenant’s consideration Landlord’s available inventory of equipment at discounted market rates. 
 Section 9.2 Joint Inspection Upon Commencement and Vacation. Landlord and Tenant shall jointly inspect the Project at the commencement and
expiration of the term and shall note any items damaged or in need of repair. Tenant shall give written notice to Landlord at least thirty (30) days prior to vacating the Premises for the express purpose of arranging a meeting with Landlord for
a joint inspection of the Premises. In the event of Tenant’s failure to give such notice and arrange such joint inspections, Landlord’s inspection at or after the commencement of the term or at or after Tenant’s vacation of the
Premises shall be presumptively deemed correct for purposes of determining Tenant’s responsibility for repairs and restoration hereunder 
 ARTICLE 10 
 ASSIGNMENT AND SUBLETTING 
 Section 10.1 Restriction on Transfer. Tenant shall not sublet the Premises, or any portion thereof, nor assign, mortgage, pledge, transfer or otherwise encumber or dispose of this Lease, or any interest
therein, or in any manner assign, mortgage, pledge, transfer or otherwise encumber of dispose of its interest or estate in the Premises, or any portion thereof, without obtaining Landlord’s prior written consent in each and every instance,
which consent shall not be unreasonably withheld or delayed, provided the following conditions are complied with: 
 (a) Any assignment of
this Lease (but specifically excluding any sublease) shall transfer to the assignee all of Tenant’s right, title and interest in this Lease and all of Tenant’s estate or interest in the Premises. Any proposed assignee must provide evidence
satisfactory to Landlord in its sole discretion of its ability to pay all Rent and perform all obligations of the Tenant under this Lease. 
 (b) At the time of any assignment of subletting, and at the time when Tenant requests Landlord’s written consent thereto, this Lease must be in full force and effect without any uncured breach or Event of Default thereunder on the part
of Tenant having given rise to any termination of this Lease by Landlord. 
  

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 (c) Any such assignee (but specifically excluding any sublessee) shall assume, by written, recordable
instrument, in form and content reasonably satisfactory to Landlord and such assignee, the due performance of all of Tenant’s obligations under this Lease, and such assumption agreement shall state that the same is made by the assignee for the
express benefit of Landlord as a third party beneficiary thereof. A copy of the assignment and assumption agreement, both in form and content reasonably satisfactory to Landlord, fully executed and acknowledged by assignee, together with a certified
copy of a properly executed corporate resolution (if the assignee be a corporation) authorizing the execution and delivery of such assumption agreement, shall be sent to Landlord not less than ten (10) days prior to the effective date of such
assignment. 
 (d) In the case of a subletting, a copy of any sublease fully executed and acknowledged by Tenant and the sublessee shall be
mailed to Landlord within thirty (30) days following the effective date of such subletting. 
 (e) Such assignment or subletting shall
be subject to all the provisions, terms, covenants and conditions of this Lease, including restrictions on use set forth in Section 4.1, (except, in the case of a sublease, payment of the Base Rent and Additional Rent due under this Lease), and
Tenant-assignor (and the guarantor or guarantors of this Lease, if any) and the assignee or assignees shall continue to be and remain liable for Tenant’s performance under this Lease. 
 (f) Each sublease permitted under this Section 10.1 shall contain provisions to the effect that (i) such sublease is only for the use and
occupancy by the sublessee and not any other third party; (ii) such sublease is subject and subordinate to all of the terms, covenants and conditions of this Lease and to all of the rights of Landlord thereunder, and (iii) in the event
this Lease shall terminate before the expiration of such sublease, the sublessee thereunder will, provided that Landlord and its lender(s) recognize such sublessee’s rights under the sublease and agree not to disturb occupancy and possession so
long as sublessee is not in default thereunder, attorn to Landlord and waive any rights the sublessee may have to terminate the sublease or to surrender possession thereunder, as a result of the termination of this Lease. 
 (g) Tenant agrees to pay on behalf of Landlord any and all reasonable, actual out-of-pocket costs of Landlord including reasonable attorney’s fees
actually paid or payable to outside counsel, occasioned by such assignment or subletting. 
 For purposes of this Lease, any transfer of less
than fifty percent (50%) in the aggregate of stock, membership interest or partnership interest in Tenant shall not constitute an assignment. 
  

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 Notwithstanding the terms of this Section 10.1, Tenant may, without Landlord’s prior written
consent, (a) sublet all or a portion of the Premises to any related corporation or entity which controls Tenant, is controlled by Tenant or is under common control with Tenant; or (b) assign this Lease to a successor corporation into which
or with which Tenant is merged or consolidated or which acquires substantially all of Tenant’s assets and property; provided that (i) in the case of an assignment, such successor entity assumes all of the obligations and liabilities of
Tenant, (ii) in the case of an assignment, such successor entity’s net worth indicates that the entity has similar financial capability as Tenant, measured at the time of the request, and the ability to meet the obligations herein,
(iii) such subletting or assignment does not violate the terms of any deeds of trust encumbering the Project of which Tenant has been provided notice, and (iv) such subletting or assignment does not occur more frequently than once per
year. 
 Section 10.2 Restriction From Further Assignment. Any further assignment or subleasing shall be governed by the terms of
this Article 10. No assignment or subleasing shall relieve Tenant from any of Tenant’s obligations set forth in this Lease. 
 Section 10.3 Tenant’s Failure to Comply. Tenant’s failure to comply with all of the foregoing provisions and conditions of this Article 10 shall (whether or not Landlord’s consent is required under this
Article), at Landlord’s option, render any purported assignment or subletting null and void and of no force and effect. Notwithstanding the foregoing, in the event Landlord receives written notice of Tenant’s failure to comply with the
terms of this Article 10, then if Landlord desires to exercise its tight to render the applicable sublease and/or assignment null and void, Landlord must do so within thirty (30) days of the date of receipt of such notice. 
 Section 10.4 Sharing of Excess Rent. If Landlord consents to Tenant assigning its interest under this Lease or subletting all or any portion
of the Premises, Tenant shall pay to Landlord (in addition to Rent and all other amounts payable by Tenant under this Lease) 50% of the excess of the rents and other consideration payable by such assignee or subtenant (net of brokerage commissions,
improvement costs, legal fees, relocation costs and other reasonable costs and expenses incurred in connection with the assignment or subletting) over the Rent and all other amounts otherwise payable by Tenant from time to time under this Lease.
Said additional amount shall be paid to Landlord within ten (10) business days of receipt by Tenant of such Rent or other consideration from the assignee or subtenant. 
 ARTICLE 11 
 DAMAGE BY FIRE OR OTHER CASUALTY 
 Section 11.1 Tenantable. If fire or other casualty shall render the whole or any material portion of the Premises untenantable, Landlord shall
obtain an estimate for the time required to rebuild from a reputable licensed contractor and shall forward the time estimate to Tenant within thirty (30) days from the date of such damage or destruction. Any delay in responding within such
thirty (30) day period that is a caused by circumstances outside of Landlord’s control shall not count against such thirty (30) day period If, pursuant to the estimate, the Premises can reasonably be expected to be made tenantable
within ninety (90) days 

  

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from the date of such casualty event, then Landlord shall repair and restore the Premises within such ninety (90) day period, provided however, if
Tenant causes delay in repairing and restoring the site or delays are a result of circumstances outside of Landlord’s control, each day that passes as result of such delays shall be added to the ninety (90) day period. In the event of the
foregoing, this Lease shall remain in full force and effect. 
 Section 11.2 Not Tenantable. If Landlord does not deliver the
estimate to Tenant within thirty (30) days then Tenant may, by written notice to Landlord within thirty (30) days from the date on which such estimate was due, terminate this Lease, provided however, that failure by Landlord to provide
estimate within thirty (30) days was not caused by Tenant. If the Premises cannot reasonably be expected to be made tenantable within ninety (90) days from the date of the casualty event, then Tenant may, by written notice to Landlord
within thirty (30) days from the date of receipt of the Landlord’s time estimate, terminate this Lease, provided however, that Tenant shall enter into good faith negotiations with Landlord with respect to Landlord’s available property
for potential substitute property. Tenant’s termination notice shall state a termination date which shall be at least fifteen (15) days but no more than sixty (60) days from the date of the delivery of such termination notice.

 Section 11.3 Damage Occurring at End of Term. Notwithstanding the terms of Sections 11.1 and 11.2 above, in the event the
Premises are damaged during the last eighteen (18) months of the initial term to the extent of twenty-five percent (25%) or more of the replacement cost thereof either Landlord or Tenant may terminate this Lease by giving written notice of
such termination to the other party within sixty (60) days of the date of the casualty. The termination notice shall specify a termination date at least thirty (30) days but not more than sixty (60) days after the date of the delivery
of such notice. 
 Section 11.4 Uninsured Casualty. If an uninsured casualty event shall render any portion of the Premises
untenantable and the repair cost is $500,000 or more, then so long as Landlord shall have had in effect all insurance required by the terms of this Lease, Landlord may, by notice to Tenant, mailed within fifteen (15) days from the date of such
damage or destruction, terminate this Lease effective upon a date within fifteen (15) days from the date of delivery of such notice. 
 Section 11.5 Deductible Payments. If the Premises are damaged, and such damage is of the type insured against under the casualty insurance required to be maintained by Landlord hereunder, the cost of repairing said damage up to
the amount of the deductible under said insurance policy shall be included as a part of the Operating Expenses. 
 Section 11.6
Landlord’s Repair Obligations. If fire or other casualty shall render the whole or any material part of the Premises untenantable and neither Landlord nor Tenant terminates this Lease pursuant to its rights herein, then Landlord shall
repair and restore the Premises to as near their condition prior to the fire or other casualty as is reasonably possible with all due diligence and speed and within the applicable time period required by this Article 11. 

  

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(subject to extension of such time periods for delays for causes beyond Landlord’s reasonable control. In no event shall Landlord be obligated to repair
of restore any special equipment or improvements that had been installed by Tenant at Tenant’s expense. 
 Section 11.7 Rent
Apportionment; Rent Abatement. If a casualty event renders the Premises wholly or partially untenantable, then provided the Lease is not terminated pursuant to this Article 11, Base Rent shall be equitably abated based on the portion of the
Premises rendered untenantable during any periods of repair and restoration. In the event of a termination of this Lease pursuant to this Article 11, Rent shall be apportioned on a per diem basis and paid to the date of the casualty event

 ARTICLE 12 
 EMINENT
DOMAIN 
 Section 12.1 Tenant’s Termination. If the whole of or a substantial part of the Premises is taken by any
public authority under the power of eminent domain, or taken in any manner for any public or quasi-public use, so as to render (in Landlord’s reasonable judgment) the remaining portion of the Premises unsuitable for the purposes intended
hereunder, then Tenant shall give Landlord written notice within thirty (30) days of receiving notice of the intended taking and the term of this Lease shall cease as of the day possession shall be taken by such public authority and Landlord
shall make a pro rata refund of any prepaid Rent. Subject to Section 12.2, all damages awarded for such taking under the power of eminent domain or any like proceedings shall belong to and be the property of Landlord, Tenant hereby assigning to
Landlord its interest, if any, in said award. Tenant shall not have the right to terminate this Lease pursuant to this section unless the business of Tenant cannot in Landlord’s and Tenant’s reasonable judgment be carried on with
substantially the same utility and efficiency in the remainder of the Premises. Any notice of termination shall specify the date not more than thirty (30) days after the giving of such notice as the date for such termination. 
 Section 12.2 Tenant’s Participation. Provisions in this Article 12 to the contrary notwithstanding, Tenant shall have the right to prove
in any condemnation proceedings and to receive any separate award which may be made for damages to or condemnation of Tenant’s movable trade fixtures and equipment, and for moving and other relocation expenses; provided, however, Tenant shall
in no event have any right to receive any award for its interest in this Lease or for loss of leasehold. Provisions in this Article 12 to the contrary notwithstanding, in the event of a partial condemnation of the Premises and this Lease is not
terminated, Landlord shall, at its sole cost and expense, and whether or not severance damages are awarded, promptly restore the Premises to a complete architectural unit as near as possible to that condition which existed prior to such partial
condemnation and the Base Rent provided for herein during the period from and after the date of delivery of possession pursuant to such proceedings to the expiration of this Lease shall be reduced to the fair market rent of the Premises after such
taking. 
  

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 Section 12.3 Tenant’s Cooperation. In the event Landlord decides to protest any
condemnation proceeding, Tenant shall provide Landlord the information and data necessary to prepare its defense. 
 ARTICLE 13

 SURRENDER OF PREMISES 
 Section 13.1 Surrender of Possession. On the last day of the term of this Lease, or on the sooner termination thereof, Tenant shall (i) peaceably surrender the Premises in good condition and repair
consistent with Tenant’s duty to make repairs as herein provided, reasonable wear and tear and casualty loss excluded; and (ii) at Tenant’s sole cost and expense, remove those of its property and trade fixtures and equipment from the
Premises which Tenant is required to remove pursuant to the terms of this Lease. All property not removed within thirty (30) days following receipt of notice from Landlord shall be deemed abandoned. Tenant hereby appoints Landlord its agent to
remove all unattached abandoned property of Tenant from the Premises upon termination of this Lease and to cause its transportation and storage for Tenant’s benefit, all at the sole cost and risk of Tenant, and Landlord shall not be liable for
damage, theft, misappropriation or loss thereof and Landlord shall not be liable in any manner in respect thereto. Tenant shall pay all reasonable costs and expenses of such removal, transportation and storage. 
 Tenant shall reimburse Landlord upon demand for any reasonable expenses incurred by Landlord with respect to removal, transportation, or storage of
abandoned property and with respect to restoring said Premises to good order, condition and repair. All alterations, additions and fixtures, other than those which Tenant may remove, or is required to remove, pursuant to the terms of this Lease,
shall remain the property of Landlord and shall be surrendered with the Premises as a part thereof. Tenant shall promptly surrender all keys for the Premises to Landlord at the place then fixed for the payment of rent and shall inform Landlord of
combinations on any vaults, locks and safes left on the Premises. Notwithstanding any provision to the contrary contained herein, in no event shall Tenant be liable for, or otherwise be obligated to pay, lost actual or potential profits or any other
damages of a consequential, speculative, special, punitive or similar nature that Landlord may incur or suffer. 
 Section 13.2
Tenant Retaining Possession. In the event Tenant remains in possession of the Premises after expiration of this Lease, and without the execution of a new lease, but with Landlord’s written consent, it shall be deemed to
be occupying the Premises as a tenant from month to month, subject to all the provisions, conditions and obligations of this Lease insofar as the same can be applicable to a month-to-month tenancy, except that the Base Rent shall be 100% of the then
current Base Rent for the Premises. In the event Tenant remains in possession of the Premises after expiration of this Lease and without the execution of a new lease and without Landlord’s written consent, Tenant shall be deemed to be occupying
the Premises without claim of right and Tenant shall pay a charge for each day of occupancy an amount equal to the Additional Rent and 150% of the Base Rent (determined on a daily basis) then due under this Lease. Notwithstanding any provision to
the contrary contained herein, in no event shall Tenant be liable for, or otherwise be obligated to pay, lost actual or potential profits or any other damages of a consequential, speculative, special, punitive or similar nature that Landlord may
incur or suffer. 
  

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 ARTICLE 14 
 DEFAULT OF TENANT 
 Section 14.1 Events of Default. The occurrence of any one or
more of the following events (in this Article sometimes called “Event of Default”) shall constitute a default and breach of this Lease by Tenant: 
 (a) If Tenant fails to pay any Base Rent or Additional Rent payable under this Lease or fails to pay any obligation required to be paid by Tenant when and as the same shall become due and payable, and such default
continues for a period of fifteen (15) days after receipt of written notice thereof given by Landlord to Tenant. 
 (b) If Tenant fails
to perform any of Tenant’s nonmonetary obligations under this Lease for a period of thirty (30) days after receipt of written notice from Landlord; provided that if more time is required to complete such performance, Tenant shall not be in
default if Tenant commences such performance within the thirty (30) day period and thereafter diligently pursues its performance to completion. However, Landlord shall not be required to give such notice if Tenant’s failure to perform,
constitutes a non-curable breach of this Lease. The notice required by this subsection is intended to satisfy any and all notice requirements imposed by law on Landlord and is not in addition to any such requirements. 
 (c) If Tenant, by operation of law or otherwise, violates the provisions of Article 10 hereof relating to assignment, sublease, mortgage or other
transfer of Tenant’s interest in this Lease or in the Premises and such violation continues for ten (10) business days after written notice from Landlord. 
 (d) If default shall be made by Tenant in keeping, observing or performing any of the terms contained in this Lease, other than those referred to in Subparagraphs (a) and (c) of this Section 14.1, and such
default will result in Landlord being subject to criminal liability, and such default shall continue after written notice thereof given by Landlord to Tenant, and Tenant fails thereafter to proceed timely and promptly with all due diligence and in
good faith to cure the same and thereafter to prosecute the curing of such default with all due diligence, it being intended that in connection with a default which exposes Landlord to criminal liability that Tenant shall proceed immediately to cure
or correct such condition with continuity and with all due diligence and in good faith. 
 Section 14.2 Landlord’s Remedies.
Upon the occurrence of an Event of Default by Tenant, and at any time thereafter, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy now or hereafter available at law or in equity to Landlord,
Landlord shall be entitled to the rights and remedies set forth below. 
  

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 (a) Termination of Lease. Terminate Tenant’s right to possession of the
Premises by any lawful means, in which case the Lease shall, at Landlord’s sole option, terminate and Tenant shall immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to reenter
and remove all persons and property, and such property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty
of trespass, or becoming liable for any loss or damage which may be occasioned thereby, except for Landlord’s negligence or willful misconduct. In the event that Landlord shall elect to so terminate this Lease, then Landlord shall be entitled
to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including: 
 (i) The equivalent of the amount of
the Base Rent and Additional Rent which would be payable under this Lease by Tenant if this Lease were still in effect, less 
 (ii) The net
proceeds of any commercially reasonable reletting effected pursuant to the provisions of Section 14.2 hereof after deducting all of Landlord’s reasonable expenses in connection with such reletting, including, without limitation, all
repossession costs, brokerage commissions, reasonable attorneys’ fees and costs, alteration costs, and expenses of preparation of the Premises, or any portion thereof, for such reletting 
 (iii) Tenant shall pay such current damages in the amount determined in accordance with the terms of this Section 14.2 as set forth in a written
statement thereof from Landlord to Tenant (hereinafter called the “Deficiency”), to Landlord in monthly installments on the days on which the Rent would have been payable under this Lease if this Lease were still in effect, and Landlord
shall be entitled to recover from Tenant each monthly installment of the Deficiency as the same shall arise. 
 (b) Damages. At any
time after an Event of Default and termination of this Lease, whether or not Landlord shall have collected any monthly Deficiency as set forth in Section 14.2, Landlord shall be entitled to recover from Tenant, in lieu of continuing monthly
payments for the Deficiency, and Tenant shall pay to Landlord, on demand, as and for final damages for Tenant’s default, an amount equal to the excess of the then present worth of the aggregate of the Base Rent and Additional Rent and any other
charges to be paid by Tenant hereunder for the remainder of the term of this Lease over the then present worth of the then aggregate fair and reasonable fair market rent of the Premises for the same period, net of the costs and expenses referenced
in Section 14.2(a)(ii). In the computation of present worth, a discount at the rate of nine percent (9%) per annum shall be employed. If the Premises, or any portion thereof, shall be relet by Landlord on commercially reasonable terms for
the unexpired term of this Lease, or any part thereof, before presentation of proof of such damages to any court, commission or tribunal, the amount of Rent reserved upon such reletting shall, prima facie, be the fair and reasonable
fait market rent for the part or the whole of the Premises so relet during the term of the reletting. 
  

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 (c) Reentry and Removal. Upon the occurrence of an Event of Default by Tenant, Landlord
shall also have the right, without terminating this Lease, to reenter the Premises to remove all persons and property from the Premises. Such property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of
Tenant. If Landlord shall elect to reenter the Premises, Landlord shall not be liable for, and Tenant shall indemnify and hold Landlord harmless from, damages by reason of such reentry except for those resulting from Landlord’s negligence or
willful misconduct. 
 (d) No Termination; Recovery of Rent. If Landlord does not elect to terminate this Lease as provided in
this Section 14.2, then Landlord may, from time to time, recover all Rent as it becomes due under this Lease. At any time thereafter, Landlord may elect to terminate this Lease and to recover damages to which Landlord is entitled pursuant to
this Article 14. 
 (e) Reletting the Premises. In the event that Landlord should elect to terminate this Lease, Landlord shall use
commercially reasonable efforts to relet the Premises on commercially reasonable terms, in which event it may execute any new lease in its own name. Tenant hereunder shall have no right or authority whatsoever to collect any Rent from such tenant.
The proceeds of any such reletting shall be applied as follows: 
 (i) First, to the payment of any indebtedness other than Rent due hereunder
from Tenant to Landlord, including but not limited to reasonable storage charges or reasonable brokerage commissions owing from Tenant to Landlord as the result of such reletting; 
 (ii) Second, to the payment of the reasonable costs and expenses of reletting the Premises, including alterations and repairs which Landlord, in its sole
discretion, reasonably deems necessary in connection with such re-letting and reasonable attorneys’ fees incurred by Landlord in connection with the retaking of the said Premises and such reletting; 
 (iii) Third, to the payment of Rent and other charges due and unpaid hereunder; and 
 (iv) Fourth, to the payment of future Rent and other damages payable by Tenant under this Lease. 
 The parties hereto shall, and they hereby do, waive trial by jury in any action, proceeding, or counterclaim brought by either of the parties hereto
against the other on any matters whatsoever arising out of, or in any way connected with, this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises, and/or claim or injury or damage. In the 

  

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event Landlord commences any proceeding to enforce this Lease or the landlord/tenant relationship between the parties or for nonpayment of Rent (of any
nature whatsoever) or additional monies due Landlord from Tenant under this Lease, Tenant will not interpose any counterclaim of whatever nature or description in any such proceedings. In the event Tenant must, because of applicable court rules,
interpose any counterclaim or other claim against Landlord in such proceedings, Landlord and Tenant covenant and agree that, in addition to any other lawful remedy of Landlord, upon motion of Landlord, such counterclaim or other claim asserted by
Tenant shall be severed out of the proceeding instituted by Landlord (and, if necessary, transferred to a court of different jurisdiction), and the proceedings instituted by Landlord may proceed to final judgment separately and apart from and
without consolidation with or reference to the status of each counterclaim or any other claim asserted by Tenant. 
 Section 14.3
Written Notice of Termination Required. Landlord shall not be deemed to have terminated this Lease and the Tenant’s right to possession of the leasehold or the liability of Tenant to pay Rent thereafter to accrue or its liability for
damages under any of the provisions hereof, unless Landlord shall have notified Tenant in writing that it has so elected to terminate this Lease. Tenant covenants that the service by Landlord of any notice pursuant to the applicable unlawful
detainer statutes of the state in which the Premises are located and the Tenant’s surrender of possession pursuant to such notice shall not (unless Landlord elects to the contrary at the time of, or at any time subsequent to the service of,
such notice, and such election be evidenced by a written notice to Tenant) be deemed to be a termination of this Lease or of Tenant’s right to possession thereof. 
 Section 14.4 Remedies Cumulative; No Waiver. All rights, options and remedies of Landlord contained in this Lease shall be construed and held to be cumulative, and no one of them shall be exclusive
of the other, and Landlord shall have the right to pursue any one or all of such remedies or any other remedy or relief which may be provided at law or in equity whether or not stated in this Lease, including, without limitation, the right of self
help, but subject to all applicable provisions of this Lease. 
 No waiver by Landlord or Tenant (“Waiving Party”) of a breach of
any of the terms, covenants or conditions of this Lease by the other party (“Breaching Party”) shall be construed or held to be a waiver of any succeeding or preceding breach of the same or any other term, covenant or condition therein
contained. No waiver of any default of the Breaching Patty hereunder shall be implied from any omission by the Waiving Party to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect
any default other than as specified in said waiver. The consent or approval by the Waiving Party to or of any act by the Breaching Party requiring the Waiving Party’s consent or approval shall not be deemed to waive or render unnecessary the
Waiving Party’s consent to or approval of any subsequent similar acts by the Breaching Party. 
 Section 14.5 Legal
Costs. Tenant shall reimburse Landlord, upon demand, for any legal costs or expenses incurred by Landlord in connection with any Event of Default of Tenant under this Lease, whether or not suit is commenced or judgment entered, and
Landlord shall 

  

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reimburse Tenant, upon demand, for any legal costs or expenses incurred by Tenant in connection with any default of Landlord under this Lease, whether or not
suit is commenced or judgment entered. Such costs shall include reasonable legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Furthermore, if any action to enforce the provisions of this Lease is
commenced, the court in such action shall award to the party in whose favor a judgment is entered a reasonable sum as attorneys’ fees and costs. Such attorneys’ fees and costs shall be paid by the losing party in such action at such time
as it is no longer subject to appeal. Tenant shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses, demands and liability incurred by Landlord if Landlord becomes or is made a party to any claim or action
(a) instituted by Tenant against any third party, or by any third party against Tenant; (b) for foreclosure of any lien for labor or material furnished to or for Tenant or such other person; (c) otherwise arising out of or resulting
from any act or transaction of Tenant or such other person; or (d) necessary to protect Landlord’s interest under this Lease in a bankruptcy proceeding, or other proceeding under Title 11 of the United States Code, as amended. Tenant shall
defend Landlord against any such claim or action at Tenant’s expense with counsel reasonably acceptable to Landlord or, at Tenant’s election, Tenant shall reimburse Landlord for any reasonable legal fees or costs incurred by Landlord in
any such claim or action. 
 In addition, Tenant shall pay Landlord’s reasonable attorneys’ fees incurred in connection with
Tenant’s request for Landlord’s consent in connection with any act which Tenant proposes to do and which requires Landlord’s consent, provided that Tenant’s reimbursement obligation for such attorneys’ fees shall not exceed
$1,000 per consent requested. 
 ARTICLE 15 
 SUBORDINATION/ESTOPPEL 
 Section 15.1 Lease Subordinate. This Lease shall be
subject and subordinate to any existing and future mortgages, deeds of trust or ground leases and any amendments, replacements, renewals and extensions thereof. Landlord agrees to use commercially reasonable good faith efforts to obtain a
non-disturbance and attornment agreement from the existing or future mortgagee for Tenant’s benefit. Landlord and Tenant covenant and agree to cooperate with respect to requirements for such agreement. Tenant agrees at any time hereafter,
within fifteen (15) days following written demand, to execute and deliver any instruments, releases, or other documents that may be reasonably required for the purpose of subjecting and subordinating this Lease, as above provided, to the lien
of any such mortgage, deed of trust or ground lease, provided such documents shall be reasonably acceptable to Tenant in form and substance Landlord shall provide written notice of the existence of this Lease to any prospective mortgagee or other
secured party of the Property prior to encumbering the Property or the Premises. 
 Section 15.2 Attornment. Subject to
the terms of this Article 15, in the event the holder of any mortgage, deed of trust or ground lease shall at any time elect to have this Lease constitute a prior and superior lien to its mortgage, deed of trust or ground lease, then, and in such
event, upon any such holder or landlord notifying Tenant to that effect in writing, this Lease shall be deemed prior and superior in lien to such mortgage, deed of trust, ground lease, whether 

  

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this Lease is dated prior or subsequent to the date of such mortgage, deed of trust or ground lease, and Tenant shall execute such attornment agreement as
may be reasonably requested by said holder or landlord, provided that the form and content thereof are reasonably acceptable to Tenant and contain recognition and non-disturbance covenants satisfactory to Tenant. 
 Section 15.3 Tenant’s Notice of Default. Tenant agrees that, provided that the mortgagee, ground landlord or trust deed holder
under any mortgage, ground lease, deed of trust or other security instrument (“Mortgagee”) shall have notified Tenant in writing (by the way of a notice of assignment of lease or otherwise) of its address, Tenant shall give such Mortgagee,
simultaneously with delivery of notice to Landlord, by registered or certified mail, a copy of any such notice of default served upon Landlord. Tenant further agrees that said Mortgagee shall have the right to cure any alleged default during the
same period that Landlord has to cure such default. 
 Section 15.4 Estoppel Certificates. Landlord and Tenant shall, each
without charge at any time and from time to time, within fifteen (15) days after written request by the other party, but not more frequently than two (2) times in any twelve month period, certify, to the extent true, by written instrument,
duly executed, acknowledged and delivered to any mortgagee, assignee of a mortgagee, proposed mortgagee, or to any purchaser or proposed purchaser, or to any other person transacting business with Landlord or Tenant and relating to the Premises, as
follows: 
 (a) That this Lease (and all guaranties, if any) is unmodified and in full force and effect (or, if there have been modifications,
that the same is in full force and effect, as modified, and stating the modifications); 
 (b) The dates to which the Base Rent or Additional
Rent have been paid in advance; 
 (c) Whether or not there are then existing any breaches or defaults by such party or the other party known
by such party under any of the covenants, conditions, provisions, terms or agreements of this Lease, and specifying such breach or default, if any, or any setoffs or defenses against the enforcement of any covenant, condition, provision, term or
agreement of this Lease (or of any guaranties) upon the part of Landlord or Tenant (or any guarantor), as the case may be, to be performed or complied with (and, if so, specifying the same and the steps being taken to remedy the same); and

 (d) Such other statements or certificates as Landlord, Tenant or any mortgagee may reasonably request. 
 It is the intention of the parties hereto that any statement delivered pursuant to this Section 15.4 may be relied upon by any of such parties
transacting business with Landlord or Tenant and relating to the Premises. If Landlord or Tenant does not deliver such statement to the requesting party within such fifteen (15) day period, and such failure continues for five (5) 

  

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additional days following receipt of a second notice stipulating that such continuing failure shall have the consequences set forth herein, the requesting
party, and any applicable party transacting business relative to the Premises with the requesting party, may conclusively presume and rely upon the following facts: (i) that the terms and provisions of this Lease have not been changed except as
otherwise represented by the requesting party; (ii) that this Lease has not been canceled or terminated and is in full force and effect, except as otherwise represented by the requesting party; (iii) that the current amount of the Base Rent is
as represented by the requesting party; (iv) that there have been no subleases or assignments of the Lease; (v) that not more than one month’s Base Rent or other charges have been paid in advance; and (vi) that the requesting
party is not in default under the Lease. In such event, the non-requesting party shall be estopped from denying the truth of such facts, but shall be entitled to recover damages from the requesting party to the extent such facts are not true and the
non-requesting party incurs actual damages as a result of such untrue facts. 
 ARTICLE 16 
 MISCELLANEOUS 
 Section 16.1
Time is of the Essence. Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor. 
 Section 16.2 Memorandum of Lease. Upon not less than ten (10) days prior written request by either party, the parties hereto agree to execute and deliver to each other a Memorandum of Lease, in
recordable form, setting forth the following: 
  

	 	(a)	The date of this Lease; 

  

	 	(b)	The parties to this Lease; 

  

	 	(c)	The term of this Lease; 

  

	 	(d)	A description of the Premises; and 

  

	 	(e)	Such other matters reasonably requested by Landlord or Tenant to be stated therein 

 The cost of recording (including all taxes) the memorandum shall be borne by the requesting party. 
 Section 16.3 Joint and Several Liability. All parties (if more than one) signing this Lease as Tenant shall be jointly and severally liable for all obligations of Tenant 
  

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 Section 16.4 Broker. Landlord and Tenant represent to each other that each has not
entered into any agreement or otherwise dealt with any brokers or finders in connection with this Lease other than Partners National Real Estate (Frank Edwards). Any and all fees arising from Tenant’s agreement with Partners National Real
Estate shall be paid by Tenant. Landlord is not a party to any agreement with Partners National Real Estate; however, Landlord agrees to separately reimburse Tenant in the amount of One Hundred Fifty Eight Thousand Three Hundred Seventy Nine dollars
and 50/100 ($158,379.50), an amount not to exceed 2% of the broker’s fee relating only to the net base rental and excluding any fee for renewal, assignment or amendment. Landlord shall reimburse in two installments. Landlord shall pay Tenant
Seventy Nine Thousand One Hundred and Eighty Nine Dollars and 75/100 ($79,189.75) upon proof of payment to Partners National Real Estate by Tenant, and the remainder upon receipt of Tenant’s initial payment of Base Rent Landlord and Tenant
shall protect, defend, indemnify and hold each other harmless against any claims for brokerage or other commissions arising by reason of a breach of the aforesaid representation and warranty. 
 Section 16.5 Notices. All notices, demands and requests shall be in writing, and shall be effectively served by forwarding such
notice, demand or request by certified or registered mail, postage prepaid, or by commercial overnight courier service, or by hand delivery with signed receipts, addressed as follows: 
  

	 	(a)	If addressed to Tenant: 

 Rackspace IAD1DC, Ltd.

 112 E. Pecan, Suite 600 
 San
Antonio, Texas 78205 
 with a copy to: 
 Lawrence H. Rubenstein 
 Fulbright & Jaworski L.L.P. 
 300 Convent, Suite 2200 
 San Antonio, Texas
78205 
  

	 	(b)	If addressed to Landlord: 

 Williams Communications
LLC 
 One Technology Center 
 100 South Cincinnati 
 Tulsa, OK 74103 
 Attn: Director of Corporate Real Estate 
  

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 with a copy to: 
 Williams Communications LLC 
 One Technology Center 
 100 South Cincinnati 
 Tulsa, OK 74103

 Attn: General Counsel 
 and
with a copy to: 
 Reed Smith LLP 
 3110 Fairview Park Drive 
 Suite 1400 
 Falls Church, Virginia 22042 
 Attn: Carol C. Honigberg, Esq. 
 or at such other address as Landlord and Tenant may hereafter designate by written notice to the other party. The effective date of all notices shall be (i) three
(3) business days after the date of mailing if sent by United States Postal Service, (ii) the date of receipt if sent by a nationally recognized overnight courier service, or (iii) the date of receipt if sent by hand delivery with
signed receipts. 
 Section 16.6 Landlord’s Agent. All rights and remedies of Landlord under this Lease or that maybe
provided by law may be executed by Landlord in its own name individually, or in the name of its agent, and all legal proceedings for the enforcement of any such rights or remedies, including those set forth in Article 14, may be commenced and
prosecuted to final judgment and execution by Landlord in its own name or in the name of its agent. 
 Section 16.7 Quiet
Possession. Landlord covenants and agrees that Tenant, upon paying the Base Rent, Additional Rent and other charges herein provided for and observing and keeping the covenants, agreements and conditions of this Lease on its part to be
kept and performed, shall lawfully and quietly hold, occupy and enjoy the Premises during the term of this Lease without hindrance or molestation by Landlord or by any person claiming under or through Landlord. 
 Section 16.8 Successor’s and Assigns. The covenants and agreements herein contained shall bind and inure to the benefit of
Landlord, its successors and assigns, and Tenant and its permitted successors and assigns, but no other person or entity is intended to be a beneficiary hereunder. 
 Section 16.9 Severability. If any term or provision of this Lease shall to any extent be held invalid or unenforceable, the remaining terms and provisions of this Lease shall not be affected thereby, but
each term and provision of this Lease shall be valid and enforced to the fullest extent permitted by law. This Lease shall be construed and enforced in accordance with the laws of the state in which the Premises are located. 
  

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 Section 16.10 No Waste. Tenant covenants not to do or suffer any waste or damage or
disfigurement or injury to the Premises or the Project. 
 Section 16.11 Transfers by Landlord. The term “Landlord” as
used in this Lease so far as covenants or obligations on the part of Landlord are concerned shall be limited to mean and include only the owner or owners of the Premises at the time in question, and in the event of any transfer or transfers or
conveyances the then grantor shall be automatically freed and released (except to the extent otherwise provided in Section 16.19 hereof) from all liability accruing from and after the date of such transfer or conveyance as respects the
performance of any covenant or obligation on the part of Landlord contained in this Lease to be performed so long as the successor landlord agrees in writing to assume the transferor landlord’s obligations and a copy of such instrument of
assumption is promptly delivered to Tenant. It is intended hereby that the covenants and obligations contained in this Lease on the part of Landlord shall be binding on the Landlord, its successors and assigns, only during and in respect to their
respective successive periods of ownership. 
 In the event of a sale or conveyance by Landlord of the Premises or any part thereof, the same
shall operate to release Landlord from any future liability upon any of the covenants or conditions herein contained and in such event Tenant agrees to look solely to the responsibility of the successor in interest of Landlord in and to this Lease.
This Lease shall not be affected by any such sale or conveyance, and Tenant agrees to attorn to the purchaser or grantee, which shall be personally obligated on this Lease only so long as it is the owner of Landlord’s interest in and to this
Lease. 
 Section 16.12 Headings. The marginal or topical headings of the several articles and sections are for convenience only
and do not define, limit or construe the contents of said articles and sections. 
 Section 16.13 Written Agreement. All
preliminary negotiations are merged into and incorporated in this Lease. 
 Section 16.14 Modifications or Amendments. This Lease
can only be modified or amended by an agreement in writing signed by the parties hereto. No receipt of money by Landlord from Tenant or any other person after termination of this Lease or after the service of any notice or after the commencement of
any suit, or after final judgment for possession of the Premises, shall reinstate, continue or extend the term of this Lease or affect any such notice, demand at suit, or imply consent for any action for which Landlord’s consent is required,
unless specifically agreed to in writing by Landlord. Any amounts received by Landlord may be allocated to any specific amounts due from Tenant to Landlord as Landlord determines. 
 Section 16.15 Landlord Control. Landlord shall have the right to temporarily close any portion of Building B area or land area of the Project
to the extent as may, in Landlord’s reasonable opinion, be necessary to prevent a dedication thereof or the accrual of any rights to any person or the public therein. 
  

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 Section 16.16 Utility Easements. Tenant shall permit Landlord (or its designees) to
erect, use, maintain, replace and repair pipes, cables, conduits, plumbing, vents, and telephone, data, telecommunications, electric and other wires or other items, in, to and through the Premises, but only as and to the extent that Landlord may now
or hereafter deem necessary or appropriate for the proper operation and maintenance of the Project. Landlord shall grant Tenant, subject to Tenant obtaining necessary approvals from all applicable city, municipal, county and state authorities, a
non-exclusive easement from two directions at the location set out in the Site Plan attached hereto as Exhibit C, with a term of the same length as Tenant’s occupancy to construct, reconstruct expand, repair, operate and remove 4 four-inch
conduits for the purpose of providing fiber connectivity from Tenant’s building to other providers with service lines at the location noted on the Site Plan. All costs relating to the construction and maintenance of this easement shall be born
by Tenant. Tenant shall submit construction plans of easement prior to construction for Landlord’s approval, which shall not be unreasonable withheld. Tenant agrees to repair any and all damage as a result of Tenant’s construction and
maintenance of this easement, including but not limited to any damage to parking lots or curbs caused by it or its contractors in establishing or maintaining the easements Landlord agrees to maintain the ducts from Landlord’s remaining building
that supply fiber optic cables to Tenant. 
 Section 16.17 Not Binding Until Properly Executed. Employees or agents of
Landlord have no authority to make or agree to make a lease or other agreement or undertaking in connection herewith. The submission of this document for examination does not constitute an offer to lease, or a reservation of, or option for, the
Premises. This document becomes effective and binding only upon the execution and delivery hereof by the proper officers of Landlord and of Tenant. Tenant confirms that Landlord and its agents have made no representations or promises with respect to
the Premises or the making of or entry into this Lease except as in this Lease expressly set forth, and agrees that no claim or liability shall be asserted by Tenant against Landlord for, and Landlord shall not be liable by reason of, breach of any
representations or promises not expressly stated in this Lease. This Lease, except for the Building Rules and Regulations, in respect to which Section 16.18 of this Article shall prevail, can be modified or altered only by agreement in writing
between Landlord and Tenant, and no act or omission of any employee or agent of Landlord shall alter, change or modify any of the provisions hereof. 
 Section 16.18 Compliance with Laws and Recorded Covenants. Tenant shall not use the Premises or permit anything to be done in or about the Premises which will, in any way, conflict with any law,
statute, ordinance or governmental rule or regulation now in force or which may hereafter be enacted or promulgated. Tenant shall at its sole cost and expense, promptly comply with all laws, statutes, ordinances and governmental rules and
regulations now in force or which may hereafter be in force, and with the requirements of any fire insurance underwriters or other similar body now or hereafter constituted relating to or affecting the condition, use or occupancy of the Premises.
Tenant shall use the Premises and comply with any recorded covenants, conditions, and restrictions affecting the Premises as of the commencement of the Lease, and any which are recorded during the Lease term following notice to and acceptance by
Tenant. 
  

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 Tenant shall have the responsibility to comply with any applicable requirements of the ADA in the
Premises, As used in this Lease, “ADA” shall mean the Americans with Disabilities Act of 1991, 42 USC, § 12 101 et seq. and all regulations applicable thereto promulgated as of the date hereof (collectively,
“ADA”). 
 Section 16.19 Obligations Survive Termination. All obligations of Landlord and Tenant hereunder not
fully performed as of the expiration or earlier termination of the term of this Lease shall survive the expiration or earlier termination of the term hereof, including, without limitation, all payment or repayment/refund obligations with respect to
Operating Expenses and Real Estate Taxes and all obligations concerning the condition of the Premises. 
 Section 16.20
Authorization. Each of the individuals executing this Lease on behalf of any party hereby warrants his or her authority to bind such party hereunder. 
 Section 16.21 No Partnership or Joint Venture. This Lease shall not be deemed or construed to create or establish any relationship of partnership or joint venture or similar relationship or
arrangement between Landlord and Tenant hereunder. 
 Section 16.22 Tenant’s Obligation to Pay Miscellaneous Taxes.
Tenant shall pay, prior to delinquency, all taxes assessed or levied upon its occupancy of the Premises, or upon the trade fixtures, furnishings, equipment and all other personal property of Tenant located in the Premises, and when possible, Tenant
shall cause such trade fixtures, furnishings, equipment and other personal property to be assessed and billed separately from the property of Landlord. In the event any or all of Tenant’s trade fixtures, furnishings, equipment or other personal
property, or Tenant’s occupancy of the Premises, shall be assessed and taxed with the property of Landlord, Tenant shall pay to Landlord its share of such taxes within thirty (30) days after delivery to Tenant by Landlord of a statement in
writing setting forth the amount of such taxes applicable to Tenant’s personal property. 
 Section 16.23 Signs.
Tenant shall have the right to install and maintain signs at the designated entrance points to Building B, at Tenant’s sole cost and expense, provided that such sign or signs are acceptable to Landlord in Landlord’s reasonable discretion
and comply with the signage specifications attached hereto as Exhibit F, and such signs (a) do not cause any structural damage or other damage to Building B; (b) do not violate applicable governmental law, ordinances, rules or regulations;
(c) do not violate any existing restrictions affecting the Premises; and (d) are compatible with the architecture of Building B and the landscaped area adjacent thereto. Tenant shall provide its signage design, specifications and plans to
Landlord for approval, which approval shall not be unreasonably withheld, but which shall not be deemed a representation or warranty that such proposed signage complies with applicable laws and codes. Upon expiration or termination of this Lease,
Tenant shall remove all signs installed by Tenant and repair all damage to Building B. 
  

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 Section 16.24 Exhibits. The following are made a part hereof, with the same force and
effect as if specifically set forth herein: 
  

	 	a)	Exhibit A – Legal Description 

  

	 	b)	Exhibit A-l – Declaration of Protective Covenants and Restrictions for Herndon Square II 

  

	 	c)	Exhibit B – Floor Plan 

  

	 	d)	Exhibit C – Site Plan 

  

	 	e)	Exhibit D – Equipment List 

  

	 	f)	Exhibit E – Form of NDA 

  

	 	g)	Exhibit F – Signage Specifications 

  

	 	h)	Exhibit G – Parking Plan 

  

	 	i)	Exhibit H – Form of Lease Guaranty 

  

	 	j)	Exhibit I – Rules and Regulations 

  

	 	k)	Exhibit I – Estimated 2003 Project Budget 

 Section 16.25 Landlord’s Limited Liability. Anything contained in this Lease to the contrary notwithstanding, Tenant agrees that Tenant shall look solely to the estate and property of Landlord in the Project, the
income therefrom or the proceeds from the sale, transfer, foreclosure, refinance or conversion thereof, and insurance and condemnation proceeds for the collection of any judgment or other judicial process requiring the payment of money by Landlord
for any default or breach by Landlord under this Lease, subject, however, to the prior rights of any mortgagee or ground lessor of the Project. No other assets of Landlord or any partners, shareholders, or other principals of Landlord shall be
subject to levy, execution or other judicial process for the satisfaction of Tenant’s claim. In the event Tenant obtains a final, non-appealable 

  

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judgment against Landlord, but the estate and property of Landlord in the Project are not sufficient to satisfy the judgment, then Tenant may, at its option,
offset the judgment against the Rent coming due under the Lease and, if the judgment remains unsatisfied as of the end of the term, extend the term and continue to offset its Rent obligations therewith. 
 Section 16.26 Parking. Landlord hereby grants to Tenant the exclusive right to use those thirty-eight (38) designated parking
spaces shown on the parking plan attached hereto as Exhibit G. Tenant shall not be required to pay any parking fees in connection with the foregoing privileges. Landlord shall have the exclusive right to use those parking spaces designated as
Landlord’s spaces on such parking plan. 
 Section 16.27 Alternative Dispute Resolution. In the event that a dispute
arises between Landlord and Tenant under the Lease, and the Lease specifically provides that the dispute resolution procedure outlined in this Section 16.27 (herein referred to as the “Dispute Resolution Procedure”) shall be utilized,
the parties shall proceed as follows: 
 (a) The party electing to proceed under the procedures outlined herein (the “Electing
Party”) shall give written notice of such election to the other party (the “Other Party”), and shall designate in writing the Electing Party’s selection of an individual with the qualifications outlined in the section of the
Lease giving rise to this remedy (the “Official”) who shall act on the Electing Party’s behalf in determining the disputed fact. 
 (b) Within ten (10) business days after the Other Party’s receipt of the Electing Party’s selection of an Official, the Other Party, by written notice to the Electing Party, shall designate an Official who shall act on the
Other Party’s behalf in determining the disputed fact. 
 (c) Within ten (10) business days of the selection of the Other
Party’s Official, the two (2) Officials shall render a joint written determination of the disputed fact. If the two (2) Officials are unable to agree upon a joint written determination within such ten business day period, each
Official shall render his or her own written determination and the two Officials shall elect a third Official within such ten business day period. In the event the two Officials are unable to select a third Official within such ten business day
period, then either party may apply to a court of original jurisdiction in Fairfax County, Virginia for appointment by such court of such third Official. 
 (d) Within ten (10) business days after the appointment of the third Official, the third Official shall select the more reasonable of the determinations of the two (2) Officials originally selected, without
modification or qualification. 
 (e) If either Landlord or Tenant fails or refuses to select an Official, the Official selected shall alone
determine the disputed fact. Landlord and Tenant agree that they shall be 

  

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bound by the determination of disputed fact pursuant to this subsection. Landlord shall bear the fees and expenses of its Official, Tenant shall bear the
fees and expenses of its Official, and Landlord and Tenant shall share equally the fees and expenses of the third Official, if any. 
 ARTICLE 17 
 ADDITIONAL PROVISIONS 
 Section 17.1 Security System. It is an express requirement of this Lease that the Premises remain secured at all times. Tenant shall have the following options with respect to securing the Premises:
(i) Tenant may utilize the existing system installed by Landlord, consisting of approximately five controlled doors which require access cards and personal identification numbers, and a closed circuit television system which monitors both the
interior and exterior of Building B, provided that Tenant must purchase the software license necessary to divide the existing system and activate the system for Tenant’s use, as well as pay to Landlord as Additional Rent on a monthly basis the
sum of $375 for lease and use of the system over the term, or (ii) Tenant may separately install and operate a security system for Tenant’s use, which system must be approved in writing as to design and installation by Landlord in advance
of Tenant’s purchase. Any separate system must not interfere with Landlord’s existing equipment and shall, at Landlord’s sole option, be removed upon expiration or termination of the Lease. All costs associated with option
(ii) shall be borne solely by Tenant. In no event shall Landlord and Tenant have reciprocal access or use of one another’s security systems. In no event shall Landlord have any liability or responsibility as a result of Tenant’s
election of a security system, and Tenant shall remain solely and fully responsible for its security and for the security of Building B. Notwithstanding above, Landlord shall monitor the security system up and until March 1, 2003 or until
Landlord has vacated Landlord’s Temporary Retained Space as hereinafter provided in Section 17.2, whichever occurs first. During the Continued Occupancy, Landlord’s technicians Benjoy James, Shaimon Athimattathi, and Beny Peedikayil,
or such other technicians whose names shall be provided to Tenant in writing (“Landlord’s Technicians”), shall have the right to enter and continue to occupy the Premises as described below. Landlord shall provide to Tenant security
badges for all of Tenant’s employees whose names Tenant shall provide in writing to Landlord. Landlord shall also provide to Tenant four (4) security badges for the use of Tenant’s agents. The parties expressly agree that during the
period of the Continued Occupancy, Landlord is only responsible for the security of Landlord’s Temporary Retained Space, and any damages to Tenant or its property resulting from the failure of the security system shall be born by Tenant. At the
end of the Continued Occupancy, Landlord will no longer monitor the system. 
 Section 17.2 Continued Occupancy by
Landlord. Notwithstanding anything to the contrary in this Lease, Tenant acknowledges and agrees that Landlord shall have the right to continue to occupy and use Landlord’s Temporary Retained Space until February 2, 2003, at no
cost or expense to Landlord. In connection with such Continued Occupancy, Tenant shall not be obligated to indemnify Landlord or any of its agents, servants, vendors or employees for any damage to persons or property except in instances of
Tenant’s gross negligence or willful misconduct. Landlord shall retain the obligation to maintain Landlord’s Temporary Retained Space during the Continued Occupancy, but Landlord shall be obligated to indemnify Tenant for 

  

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injury, loss or damage to persons or property occurring within the retained space except in instances of Tenant’s gross negligence or willful
misconduct. Notwithstanding anything to the contrary, Tenant shall provide Landlord not less than twenty-four (24) hours’ written notice of all improvements and or changes to be done to the Premises, including but not limited to, removal
or rearrangement of walls, partitions, cubicals, or the placement of electrical outlets occurring during Continued Occupancy. During the Continued Occupancy, one of Landlord’s Technicians shall be present for any and all site visits,
improvements or changes occurring during this time, whether performed by Tenant, its agents contractors or employees, unless otherwise agreed in writing by Landlord. Tenant shall not cause the Premises to be without power at any time during
Continued Occupancy, unless otherwise agreed in writing by Landlord. No construction, changes, improvements or site visits shall take place during the period beginning January 24, 2003 and ending January 27, 2003. 
 Section 17.3 Preferred Provider. The parties agree that they will diligently familiarize each other with respect to their services and
use good faith efforts to establish a business relationship. When Tenant has need for telecommunications services, Tenant will include Landlord as one of the patties from whom a proposal will be solicited. Landlord will respond to the request for
proposal within the time stated in the request or may choose not to respond to such request. Responses to the request for proposal shall include such information as may be called for by such request for proposal. Tenant shall have the right to
accept the proposals received in its sole and absolute discretion, provided that if Tenant, using a commercially reasonable standard, determines that Landlord’s proposal is equivalent or better than alternative proposals with respect to
quality, provisioning date, and price, Tenant shall accept Landlord’s proposal. 
 Section 17.4 Right of First Refusal.

 (a) If at any time during the initial term of the Lease, Landlord is prepared to accept a bona fide written offer from a Third Party to
purchase the Premises, the Project, or any package of properties that includes either the Premises or Project, (individually or collectively, the “Sale Package”), then prior to acceptance by Landlord of such offer Landlord shall deliver
notice to Tenant (an “Offer Notice”) that Landlord is willing to accept such offer, setting forth all of the material terms and conditions. Landlord shall make reasonable efforts to notify Tenant prior to sending the Offer Notice, if
Landlord determines that it is close to being prepared to accept a bona fide written offer from a Third Party. Provided that all of the conditions set forth in this Section are met, Tenant shall have the option to enter a contract to purchase the
Sale Package upon the same material terms and conditions contained in the offer, which option shall be exercisable by Tenant delivering written notice to Landlord together with evidence reasonably satisfactory to Landlord of its financial ability to
purchase the Sale Package (an “Exercise Notice”) within two (2) days of receipt by Tenant of an Offer Notice. 
 (b) If Tenant
fails to timely deliver an Exercise Notice as provided above, Landlord shall be free to sell the Sale Package to the Third Party from whom Landlord received such offer, or to any other person or entity, for a twelve (12) month period commencing
upon the expiration 

  

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date of the period allowed for delivery of an Exercise Notice; provided that Landlord shall not enter into a contract to sell the Sale Package on terms and
conditions which constitute Materially Changed Terms unless Landlord shall first deliver to Tenant a revised Offer Notice describing such Materially Changed Terms. Landlord’s right to sell the Sale Package shall survive expiration of the twelve
(12) month period provided that a contract for sale is entered within such period. 
 (c) Tenant shall have no light to exercise the
option granted pursuant to this Section unless all of the following conditions are satisfied on the date of the Exercise Notice and on the date title to the Sale Package is to be transferred to Tenant: 
 (i) No material event of default shall have occurred and be continuing under the Lease; 
 (ii) Landlord shall not have given Tenant three (3) or more notices of separate defaults during the preceding twelve (12) month
period, whether or not the defaults are cured; 
 (iii) No undisputed monetary obligation due Landlord from Tenant shall be
unpaid (without regard to whether notice thereof is given to Tenant); 
 (iv) Tenant shall not have assigned, voluntarily or
involuntarily, or sublet under, the Lease (other than such transfers that do not require Landlord consent under Section 10. l(g) of the Lease, and collocation licenses with Tenant’s customers). 
 (d) In the event that Tenant exercises its option in accordance with this Section, Landlord shall within ten (10) days of receipt of the Exercise
Notice submit to Tenant a contract for sale of the Sale Package executed by Landlord containing the material terms and conditions set forth in the applicable Offer Notice, and Tenant shall execute and return such contract to Landlord within five
(5) days of receipt of such contract, or shall be deemed to have waived the right to exercise the Option as to such Offer Notice. 
 (e)
For purposes of this Section, “Third Party” means a person or entity that is not an affiliate, parent, subsidiary, or otherwise under common control of or with Landlord or Tenant, a real estate investment trust or other securitization or
financial restructuring of the Sale Package, or the holder of any written option or right, existing as of the date of the Lease, to purchase the Sale Package. “Materially Changed Terms” means terms and conditions of an offer to purchase
the Sale Package pursuant to which the net sale proceeds to Landlord are reduced by ten percent (10%) or more as compared to the terms and conditions previously specified in the Offer Notice. 
 (f) Time is of the essence with respect to all periods of time expressly set forth in this Section 
  

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 Section 17.5 Force Majeure. When this Lease prescribes a period of time for action to
be taken by either party, the responsible party is not liable for, and there is excluded from the computation of the period of time, any delays due to strikes, acts of God, shortages of labor or materials, war, governmental laws, regulations,
restrictions, or any other cause of any kind that is beyond the control of the party. 
 ARTICLE 18 
 OPTIONS TO RENEW 
 Section 18.1 Options to Renew. Tenant shall have the right, at its option (the
“First Renewal Option”), to renew this Lease, for the entire Premises, for an initial renewal term (the “First Renewal Term”) commencing on the day following the Expiration Date (the “First Renewal Term
Commencement Date”) and expiring on the fifth (5th) anniversary of the Expiration Date (the “First Renewal Term Expiration
Date”). Tenant shall have no right to exercise the First Renewal Option unless all of the following conditions have been satisfied on the date of the First Renewal Notice (as defined below) and on the First Renewal Term Commencement Date:

 (a) No Event of Default shall have occurred and be continuing under this Lease; and 
 (b) The named Tenant hereunder (or a permitted assignee, successor or transferee, but not any other assignee or successor tenant), and its Affiliates
shall occupy the entire Premises. 
 Section 18.2 Notices. If Tenant elects to renew this Lease for the First Renewal
Term, Tenant shall give Landlord notice thereof (the “First Renewal Notice”) not more than eighteen (18) months and not less than nine (9) months prior to the Expiration Date, and time shall be of the essence with respect
to the giving of the First Renewal Notice. If Tenant shall send the First Renewal Notice within the time and in the manner herein provided, this Lease shall be deemed renewed for the First Renewal Term upon the terms, covenants and conditions in
this Lease contained, with the exception of Fixed Rent. 
 Section 18.3 Fixed Rent. Fixed Rent for the First Renewal Term
shall be determined as of the date which is nine (9) months prior to the Expiration Date and shall be the greater of Fair Market Value of the Premises for the First Renewal Term (the “First Renewal Term FMV”) determined
with reference to the factors set out in Section 18.5(d) below, or the rental rate in effect during the last year of the primary term of the Lease. 
 Section 18.4 Rental Notice. Within twenty (20) days after the giving by Tenant of the First Renewal Notice, Landlord will notify Tenant of the amount of the Fixed Rent for the First Renewal
Term (the “First Renewal Rental Notice”), which shall set forth Landlord’s calculation of the First Renewal Term. In the event that Tenant shall dispute Landlord’s calculation of the First Renewal Term FMV, Tenant will
notify Landlord of Tenant’s dispute and the parties will 

  

 -42- 

 
have a series of meeting during the subsequent thirty (30) day period to attempt to agree to First Renewal Term FMV. In the event the parties cannot
agree as to First Renewal Term FMV, such dispute shall be submitted to arbitration and shall be determined by a single arbitrator in the manner set forth in Section 18.5. 
 Section 18.5 Rental Dispute. (a) If Tenant shall dispute Landlord’s calculation of the First Renewal Term FMV as set forth
in the First Renewal Rental Notice, such dispute shall be submitted to arbitration and shall be determined by a single arbitrator appointed in accordance with the American Arbitration Association Real Estate Valuation Arbitration Proceeding Rules.
Such arbitrator shall be impartial and shall have not less than ten (10) years’ experience in the greater Dulles area in a calling related to the leasing of commercial space in buildings comparable to Building B, and the fees of such
arbitrator shall be shared equally by Landlord and Tenant. 
 (b) Within fifteen (15) days following the appointment of such arbitrator,
each party shall attend a hearing before such arbitrator wherein each party shall submit a report setting forth its determination of the First Renewal Term FMV, together with such information on comparable rentals, or such other evidence, as such
party shall deem relevant. 
 (c) The arbitrator shall, within fifteen (15) days following such hearing and submission of evidence,
render his or her decision by selecting the determination of First Renewal Term FMV submitted by either Landlord or Tenant which, in the judgment of the arbitrator, most nearly reflects the First Renewal Term FMV. It is expressly understood that the
decision of such arbitrator shall be final and binding upon the parties hereto. 
 (d) For purposes of the determination of the First Renewal
Term FMV, whether by estimate of Landlord or by arbitration, Landlord or such arbitrator shall take into account the then current rentals or occupancy fees for the renting of or granting of use or occupancy rights for comparable space in comparable
buildings in the greater Washington, D.C. metropolitan area for the Permitted Use, and shall take into account all concessions and other factors that have bearing on the First Renewal Term FMV, but shall not take into account the value of
Tenant’s technical installations at the Premises and Building B. Tenant shall pay Tenant’s Pro Rata Share of Real Estate Taxes and Operating Expenses with respect to the Premises for the First Renewal Term. The determination of the First
Renewal Term FMV shall be based on the assumptions and criteria stated in this Article 18, and the arbitrator shall not have the power to add to, modify or change any of the provisions of this Lease. After a determination has been made of the
First Renewal Term FMV, the parties shall execute and deliver to each other an agreement setting forth the fixed Rent therefore as so determined. 
 (e) If the final determination of Fixed Rent for the Premises for the First Renewal Term shall not be made on or before the First Renewal Term Commencement Date in accordance with the provisions of this Article 18, then pending such
final determination, Tenant shall pay as Fixed Rent for the Premises for the First Renewal Term the amount of Fixed Rent as 

  

 -43- 

 
set forth by Landlord in the Rental Notice. If, based upon the final determination of such Fixed Rent as provided herein, the payments made by Tenant on
account of Fixed Rent were (i) less than Fixed Rent as finally determined in accordance with the provisions hereof, Tenant shall pay to Landlord the amount of such deficiency within thirty (30) days after demand therefore, or
(ii) greater than Fixed Rent as finally determined in accordance with the provisions hereof, Landlord shall, at Tenant’s option, either credit the amount of such excess against the next installments of Fixed Rent due under this Lease, or
refund the amount of such excess to Tenant. 
 Section 18.6 Second Renewal
Option. Tenant shall have the right, at its option (the “Second Renewal Option”), to renew the First Renewal Term of this Lease, for the entire Premises, for a second renewal term (the “Second Renewal
Term”) commencing on the day following the First Renewal Term Expiration Date (the “Second Renewal Term Commencement Date”) and expiring on the fifth (5th) anniversary of the First Renewal Term Expiration Date (the “Second Renewal Term Expiration Date”). Tenant shall have no right to exercise the Second Renewal Option unless all of the following
conditions have been satisfied on the date of the Second Renewal Notice (as defined below) and on the Second Renewal Term Commencement Date: 
 (a) No Event of Default shall have occurred and be continuing under this Lease; and 
 (b) The named Tenant hereunder (or a
permitted assignee, successor or transferee, but not any other assignee or successor tenant), and its Affiliates shall occupy not less than eighty-five percent (85%) of the then-existing Premises Area. 
 Section 18.7 Second Renewal Notice. If Tenant elects to renew this Lease for the Second Renewal Term, Tenant shall give notice to
Landlord thereof (the “Second Renewal Notice”), not more than eighteen (18) months and not less than nine (9) months prior to the First Renewal Term Expiration Date, and time shall be of the essence with respect to the
giving of the Second Renewal Notice. If Tenant shall send the Second Renewal Notice within the time and in the manner herein provided, this Lease shall be deemed renewed for the Second Renewal Term upon the terms, covenants and conditions in this
Lease contained, with the exception of Fixed Rent. 
 Section 18.8 Fixed Rent Second Renewal Term. Fixed Rent for the
Second Renewal Term shall be determined as of the date which is nine (9) months prior to the First Renewal Term Expiration Date and shall be the greater of Fair Market Value or the rental rate in effect in the 18.5(d) above of the Premises for
the Second Renewal Term (the “Second Renewal Term FMV”), determined in accordance with Section 18.3. 
 Section 18.9 Rental Notice Second Renewal Term. Within twenty (20) days after the giving by Tenant of a Second Renewal Notice, Landlord will notify Tenant of the amount of the 

  

 -44- 

 
Fixed Rent for the Second Renewal Term (the “Second Renewal Rental Notice”), which shall set forth Landlord’s calculation of the Second
Renewal Term FMV. In the event that Tenant shall dispute Landlord’s calculation of the Second Renewal Term FMV, Tenant will notify Landlord of Tenant’s dispute and the parties will have a series of meetings during the subsequent thirty
(30) day period to attempt to agree to Second Renewal Term FMV. In the event the parties cannot agree as to Second Renewal Term FMV, such dispute shall be submitted to arbitration and shall be determined by a single arbitrator in the manner set
forth in this Article 18, provided that for purposes of this Section 18.9, all references in Section 18.5 to the First Renewal Term shall be deemed to refer to the Second Renewal Term. 
 ARTICLE 19 
 RULES AND REGULATIONS

 Section 19.1 Rules and Regulations. Tenant shall comply with the Rules and Regulations set forth in Exhibit I.
Landlord reserves the light, from time to time, to adopt additional reasonable and non-discriminatory Rules and Regulations and to amend the Rules and Regulations then in effect. Tenant shall comply with the Rules and Regulations, as so
supplemented or amended. Nothing contained in this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the Rules and Regulations or terms, covenants or conditions in any other lease against any other tenant, and
Landlord shall not be liable to Tenant for violation of the same by any other tenant, its employees, agents, visitors or licensees. If there shall be any inconsistencies between this Lease and the Rules and Regulations, the provisions of this Lease
shall prevail. 
 [NO FURTHER TEXT ON THIS PAGE] 
  

 -45- 

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

					
	LANDLORD:
	
	WILLIAMS COMMUNICATIONS LLC, A DELAWARE LIMITED LIABILITY COMPANY
			
	BY	 	  
	 	[SEAL]
	ITS	 	  
	 	
		
	TENANT:	 	
	
	RACKSPACE IAD1DC, LTD, A TEXAS LIMITED PARTNERSHIP
	
	BY RACKSPACE SATDC MANAGEMENT, LLC ITS GENERAL PARTNER
			
	BY	 	 /s/ Paul Froutan
	 	[SEAL]
	ITS	 	VP Engineering	 	

  

 -46- 

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

					
	LANDLORD:	 	

	  
 WILLIAMS COMMUNICATIONS LLC, A DELAWARE LIMITED LIABILITY
COMPANY
	 

					
			
	BY	 	 

	 	[SEAL]
	ITS	 	President & CEO	 	
		
	TENANT:	 	
	
	RACKSPACE IAD1DC, LTD , A TEXAS LIMITED PARTNERSHIP
	
	BY RACKSPACE SATDC MANAGEMENT, LLC ITS GENERAL PARTNER
			
	BY	 	  
	 	[SEAL]
	ITS	 	  
	 	

  

 -46- 

 EXHIBITS TO LEASE 
  

 -1- 

 EXHIBIT A 
 Building B being a portion of Parcel 156F, Lot 156G, as recorded in Deed Book 10534 at Page 613 among the land records of Fairfax County, Virginia and more particularly described in Exhibit B. 
 

 

 EXHIBIT A-1 
 DECLARATION 
 OF 
 PROTECTIVE COVENANTS AND RESTRICTIONS 
 FOR 
 HERNDON SQUARE II 

 DECLARATION OF 
 PROTECTIVE COVENANTS AND RESTRICTIONS FOR 
 HERNDON SQUARE II 
 Table of Contents 
  

							
	 ARTICLE I DEFINITIONS
	  	3
			
	 1.01
	  	“BOARD”	  	3
	 1.02
	  	“BUILDING”	  	3
	 1.03
	  	“COMMON AREA”	  	3
	 1.04
	  	“DECLARANT”	  	3
	 1.05
	  	“DECLARATION”	  	3
	 1.06
	  	“DEVELOPMENT PLAN”	  	3
	 1.07
	  	“GOVERNMENT AUTHORITY”	  	3
	 1.08
	  	“GSA”	  	4
	 1.09
	  	“IMPROVEMENTS”	  	4
	 1.10
	  	“LAND RECORDS”	  	4
	 1.11
	  	“MORTGAGE”	  	4
	 1.12
	  	“MORTGAGEE”	  	4
	 1.13
	  	“OCCUPANT”	  	4
	 1.14
	  	“OWNER”	  	4
	 1.15
	  	“PARCEL”	  	4
	 1.16
	  	“PERSON”	  	4
	 1.17
	  	“PROFFERS”	  	4
	 1.18
	  	“PROPERTY”	  	4
	 1.19
	  	“SITE PLAN BONDING AGREEMENTS”	  	5
	 1.20
	  	“STORM WATER DETENTION POND”	  	5
	 1.21
	  	“TOWN”	  	5
	 1.22
	  	“UTILITY SERVICES”	  	5
		
	 ARTICLE II PURPOSE
	  	5
			
	 2.01
	  	GENERAL PURPOSE	  	5
	 2.02
	  	ADDITION OF OTHER REALTY	  	5
	 2.03
	  	NOTICE OF ADDITION OF OTHER REALTY	  	5
		
	 ARTICLE III REGULATION OF IMPROVEMENTS
	  	6
			
	 3.01
	  	GENERAL	  	6
	 3.02
	  	BUILDING LINES	  	6
	 3.03
	  	EXTERIOR WALLS	  	6
	 3.04
	  	EXTERIOR EQUIPMENT	  	6
	 3.05
	  	PARKING REQUIREMENTS	  	7
		  	3.05.01	  	On-site	  	7
		  	3.05.02	  	Off-Site	  	7
		  	3.05.03	  	Parking Area Standards	  	8

  

 -i- 

							
	 3.06
	  	OUTSIDE STORAGE	  	8
	 3.07
	  	LANDSCAPING	  	8
		  	3.07.01	  	Landscaping Approval	  	8
		  	3.07.02	  	Completion of Landscaping	  	8
	 3.08
	  	UTILITY CONNECTIONS	  	9
	 3.09
	  	HEIGHT RESTRICTIONS	  	9
	 3.10
	  	SIGNS	  	9
		  	3.10.01	  	Sign Type	  	9
		  	310.02	  	Naming of Business Park	  	10
		  	3.10.03	  	Naming of Buildings	  	10
		  	3.10.04	  	Temporary Signs	  	10
	 3.11
	  	EXTERIOR AND INTERIOR LIGHTING	  	10
	 3.12
	  	TRUCK LOADING AND PARKING	  	10
	 3.13
	  	CONSTRUCTION	  	11
	 3.14
	  	MAINTENANCE DURING CONSTRUCTION	  	11
	 3.15
	  	REZONING	  	11
	 3.16
	  	ENVIRONMENTAL PROTECTION	  	11
		  	3.16.01	  	Generally	  	11
		  	3.16.02	  	Owner Liability	  	11
		  	3.16.03	  	Declarant Access for Compliance	  	11
	 3.17
	  	GENERAL LIABILITY INSURANCE	  	12
	 3.18
	  	ENFORCEMENT OF THE PROFFERS	  	12
		
	 ARTICLE IV MAINTENANCE
	  	12
			
	 4.01
	  	OWNERS MAINTENANCE RESPONSIBILITIES	  	12
	 4.02
	  	ENFORCEMENT	  	13
	 4.03
	  	ACCESS AT REASONABLE HOURS	  	14
		
	 ARTICLE V PROPERTY SIGHTS
	  	14
	 5.01
	  	OWNER’S BASEMENTS OF ENJOYMENT	  	14
	 5.02
	  	PERMITTED OPERATIONS AND USES	  	14
	 5.03
	  	DELEGATION OF USE	  	15
	 5.04
	  	EASEMENTS OF ENCROACHMENT	  	15
	 5.05
	  	OTHER EASEMENTS	  	15
		  	5.05.01	  	Utility/Drainage Easements	  	15
		  	5.05.02	  	Vehicular Ingress/Egress	  	16
		  	5.05.03	  	General Pedestrian. Ingress/Egress	  	16
		  	5.05.04	  	Use of Easements	  	16
		  	5.05.05	  	Creation of New Easements	  	16
	 5.06
	  	RIGHT OF ENTRY	  	17
	 5.07
	  	RIGHT TO SECURED AND RESTRICTED ACCESS AREAS	  	17
		  	5.07.01	  	General Services Administration	  	17
		  	5.07.02	  	Other Secured Areas	  	17
		
	 ARTICLE VI MANAGEMENT BOARD
	  	18
			
	 6.01
	  	ESTABLISHMENT	  	18
	 6.02
	  	BOARD CONFIGURATION	  	18

  

 -ii- 

							
	 ARTICLE VII MAINTENANCE ASSESSMENTS
	  	18
			
	 7.01
	  	CREATION OF THE LIEN AND PERSONAL OBLIGATION OF
ASSESSMENTS	  	18
	 7.02
	  	PURPOSE OF ASSESSMENTS	  	18
	 7.03
	  	ANNUAL ASSESSMENTS	  	19
		  	7.03.01	  	Setting the Annual Assessment	  	19
		  	7.03.02	  	Reserve Funds	  	19
	 7.04
	  	SPECIAL ASSESSMENTS	  	19
	 7.05
	  	UNIFORM RATE OF ASSESSMENT	  	19
	 7.06
	  	DATE OF COMMENCEMENT OF ANNUAL ASSESSMENTS: DUE
DATE	  	19
	 7.07
	  	DUTIES OF THE BOARD	  	19
	 7.08
	  	REPAIR ASSESSMENT	  	20
	 7.09
	  	ENTRANCEWAY CONSTRUCTION AND RECONSTRUCTION COSTS	  	20
	 7.10
	  	CONSTRUCTION OF NEW TRAFFIC SIGNALS AND SIGNS	  	20
	 7.11
	  	EFFECT OF NON-PAYMENT OF ASSESSMENT, THE LIEN,
THE PERSONAL OBLIGATION, REMEDIES OF BOARD	  	20
	 7.12
	  	SUBORDINATION TO LIEN OF MORTGAGE	  	21
		
	 ARTICLE VIII DECLARANT’S RESERVED RIGHTS TO PROPERTY
	  	21
			
	 8.01
	  	EXTENSION OF COVENANTS AND RESTRICTIONS TO INCLUDE
ADDITIONAL PROPERTY	  	21
	 8.02
	  	PLATTING AND SUBDIVISION RESTRICTION	  	21
	 8.03
	  	PUBLIC ROADS – EASEMENTS	  	21
		
	 ARTICLE IX ARBITRATION
	  	22
			
	 9.01
	  	GENERAL	  	22
	 9.02
	  	SELECTION OF ARBITRATORS	  	22
	 9.03
	  	RULES OF ARBITRATION	  	22
	 9.04
	  	COSTS OF ARBITRATION	  	22
	 9.05
	  	AWARD OF ARBITRATORS	  	22
	 9.06
	  	GOVERNING LAW: ACTUAL DAMAGES: ETC	  	23
		
	 ARTICLE X MISCELLANEOUS
	  	23
			
	 10.01
	  	TERM	  	23
	 10.02
	  	TERMINATION AND MODIFICATION	  	23
	 10.03
	  	ASSIGNMENT OF DECLARANT’S RIGHTS AND DUTIES	  	24
	 10.04
	  	MUTUALITY; RECIPROCITY: RUNS WITH LAND	  	24
	 10.05
	  	BENEFITS AND BURDENS	  	24
	 10.06
	  	NOTICES	  	24
	 10.07
	  	SINGULAR AND PLURAL	  	25
	 10.08
	  	TEMPORARY CLOSING	  	25
	 10.09
	  	COUNTERPARTS	  	25
	 10.10
	  	TIME IS OF ESSENCE	  	25
	 10.11
	  	ENFORCEMENT	  	25
	 1012
	  	EXONERATION OF DECLARANT	  	25
	 10.13
	  	FAILURE ENFORCE NOT A WAIVER OF RIGHTS	  	26
	 10.14
	  	CONSTRUCTIVE NOTICE AND ACCEPTANCE	  	26

					
	 10.15
	  	NO WAIVER	  	26
	 10.16
	  	CAPTIONS	  	26
	 10.17
	  	SEVERABILITY	  	26
	 10.18
	  	INDEMNIFICATION	  	26
		
	ARTICLE XI SITE PLAN BONDING AGREEMENTS	  	27
			
	 11.01
	  	ACCESS AND INDEMNITY FOR COMPLIANCE WITH PROFFERS AND
SITE PLAN BONDING AGREEMENTS	  	27

  

	
	Exhibit A - Legal Description of the Property
	Exhibit B - The Proffers
	Exhibit C - Illustrative Site Plan
	Exhibit D - The Plat of Subdivision
	Exhibit E - Illustrative Site Plan

  

 -iii- 

 DECLARATION OF 
 PROTECTIVE COVENANTS AND RESTRICTIONS FOR 
 HERNDON SQUARE II 
 THIS DECLARATION OF PROTECTIVE COVENANTS AND RESTRICTIONS is made and executed as of this          day of
April, 1999, by HERNDON SQUARE, LLC, a Delaware limited liability company (the “Declarant”) 
 RECITALS 
 R-1. The Declarant is the fee owner of certain real property located in the Town of Herndon, Fairfax County, Virginia, to be developed as an integrated
project known as Herndon Square II, as more particularly described in Exhibit A attached hereto (the “Property”) A portion of said Property, approximately 1.99 acres, was rezoned from R-10, Residential Single Family District, to I-P,
Industrial Park District, on May 12, 1998 by Ordinance 98-O-16 of the Town of Herndon (the “Town”), and in accordance with the zoning map amendment ZMA #97-103 
 R-2. The rezoning of the Property is governed by the Town of Herndon Zoning Ordinance and certain proffers or development conditions, which proffers
shall run with the land and are attached hereto and incorporated herein as Exhibit B (the “Proffers”). It shall be the duty of the Declarant to complete the general site construction in conjunction with the initial development of the
property as detailed in Section C (1), (2), (3), (4), (5), (9), (10), (11) first paragraph only, (12), (13) and (14) of the Proffers, and it shall be the duty of the Owner of Parcel 156G to perform, at such Owner’s sole cost and
expense, those obligations arising under the second paragraph of Section C (11) of the Proffers. However, it shall be the continuing duty of all Owners of any portion of the Property to make certain that the Proffers are complied with. If an
Owner fails to comply with the Proffers (the “Breaching Owner”), then any other Owner or the Declarant after fifteen (15) days notice to the Breaching Owner, shall be permitted to perform the necessary acts to bring the Breaching
Owner’s property into compliance with the Proffers, provided that no Owner shall have access to the secured portion of Parcel 156H in violation of the GSA lease as further provided in R-5 below. The Breaching Owner shall then be liable for the
reasonable costs and expenses incurred by the party taking the action to make the Breaching Owner’s property compliant with the Proffers. 
 R-3. The Declarant desires to create on the Property a business park with open spaces and four office buildings, denoted as Buildings “A” (having a street address of 520 Van Buren Street), “B” (having a street address of
524 Van Buren Street), “C” (having a street address of 535 Huntmar Park Drive) and “D” (having a street address of 510 Spring Street), on the illustrative site plan attached hereto and made a part hereof as Exhibit C, to provide
for the preservation and enhancement of the property values, amenities and opportunities within the Property and for the maintenance of the real estate and improvements thereon, and to this end, to subject the Property to the covenants,
restrictions, easements, charges and liens hereinafter set forth. 
  

 -1- 

 R-4. The Declarant intends to subdivide the Property into parcels known as Parcel 156G, Herndon Square II
(“Parcel 156G”), Parcel 156H, Herndon Square II (“Parcel 156H”), and Parcel 156J, Herndon Square II (“Parcel 156J”), all as shown on the plat of subdivision attached hereto as Exhibit D. Parcel 156G shall consist of
Building A, Building B and the surrounding real property and improvements. Parcel 156H shall consist of Building C and the surrounding real property and improvements. Parcel 156J shall consist of Building D and the surrounding real property and
improvements. 
 R-5. As the Property is developed, the Declarant intends to create certain easements for public utilities and vehicular
roadways and entranceways throughout the Property. It is the intent of the Declarant, except as provided for below, to subject all of the Common Areas to blanket easements for public use, except for Building C and any other secured or restricted
access areas on the Property as detailed in Section 5.07. However, the Herndon Square II Management Board (the “Board”) can allocate specific parking spaces to and among the Buildings, from time to time, by creating an amendment to
this Declaration at the time that any portion of the Property is subdivided or at any other time that the Board deems proper, provided that such parking spaces have not already been allocated to a Building in a separate instrument, and furthermore,
that the allocation being contemplated will not create a code or ordinance violation on any of the Parcels. As of the date of the creation of this Declaration, the Declarant has agreed to lease Building C to the General Services Administration
(“GSA”) and a contingency of the lease requires that Building C be a secure facility and that the general public and the other Owners shall not have a right of access onto that portion of Parcel 156H that immediately surrounds Building C.
The only access onto the secured portion of Parcel 156H shall be permitted by the express consent of the GSA or the Owner of Parcel 156H. The secured portion of Parcel 156H shall be the area inside of the dotted line designated as “Bollards at
4’-0” on Center” as shown on the illustrative site plan attached hereto as Exhibit E. 
 R-6. The Declarant intends that the
covenants, easements, charges, and liens established by this Declaration shall be covenants running with the land and shall extend to, inure to the benefit of, and be binding upon the Declarant as the owner of the Property, and the Declarant’s
successors and assigns. 
 NOW, THEREFORE, the Declarant hereby declares that the said Property described in Exhibit A and any additional
property that subsequently may be subjected to this Declaration by Declarant or an affiliate of Declarant is and shall be held, transferred, sold, conveyed, occupied and used subject to the easements, restrictions, covenants, conditions, charges and
liens hereinafter set forth. This Declaration shall run with the land and every part thereof and shall be binding upon and inure to the benefit of all Owners, Occupants, Mortgagees and their successors and assigns as set forth, in the Declaration.
The capitalized terms used herein shall have the meanings as defined in Article I of this Declaration 
  

 -2- 

 ARTICLE I 
 DEFINITIONS 
 Unless the context otherwise specifies or requires, each term defined in this
Article I shall have, for all purposes of this Declaration, the meaning herein respectively specified. 
 1.01 “Board” means the Herndon Square II
Management Board, as established in Article VI. 
 1.02 “Building” means both the main portion of each Building and all projections or extensions
thereof, including outside platforms, docks and appurtenant structures. 
 1.03 “Common Area” means all real property or shared facilities
(including Improvements thereon) that is intended for the common use and enjoyment of all Owners, including, without limitation, the sidewalks, vehicular roadways and entranceways and the Storm Water Detention Pond on the Property 
 1.04 “Declarant” means Herndon Square, L.L.C., a Delaware limited liability company, and such successors and assigns to which Declarant may specifically assign
its rights, privileges, duties and obligations hereunder, which rights, privileges, duties and obligations are and shall be fully assignable. 
 1.05
“Declaration” means this Declaration of Protective Covenants and Restrictions as amended, modified, supplemented or restated from time to time. 
 1.06 “Development Plan” means the Generalized Development Plan (containing three sheets) for the Property prepared by Bowers & Associates, P C dated September, 1997, and revised through April 22, 1998, and revisions
to said plan as it is amended from time to time in accordance with the Town of Herndon, Virginia zoning requirements. The Development Plan contains both proposed conceptual plans and final development plans for the Property. The conceptual and the
final development plans contained in the Development Plan may be modified or amended from time to time in the future and may be modified or amended more than one time by the Declarant in its sole discretion (subject to any necessary approval and/or
changes by any applicable governmental authorities) and shall be binding upon the Owners and Occupants of the Property whose land is subject to this Declaration, provided that the same does not materially change the Property as to quality and
character, and provided that no such modification, or amendment shall affect any plans, specifications or use theretofore approved by Declarant. 
 1.07
“Government Authority” means any board, bureau, commission, department or other body of any municipal, county, state or federal governmental unit or subdivision thereof, and the appropriate agencies, offices, departments, boards and
commissions thereof, having or acquiring jurisdiction over the Property or the use and improvement thereof. 
  

 -3- 

 1.08 “GSA” means the General Services Administration of the federal government of the United States of America

 1.09 “Improvements” means any man-made changes in the natural condition of the Property including, but not limited to, structures and
construction of any kind, whether above or below the Property surface such as any Building, fence, wall, sign, addition, alteration, screen enclosure, sewer, drain, disposal, lake, waterway, road, paving, utilities, grading, landscaping, signs and
exterior illumination 
 1.10 “Land Records” means the land records of Fairfax County, Virginia. 
 1.11 “Mortgage” means any mortgage, deed of trust or other security instrument recorded among the Land Records creating an interest in or affecting title to a
Parcel, or any part thereof, and any and all renewals, modifications, consolidations, or extensions of any such instrument. 
 1.12 “Mortgagee”
means the holder or beneficiary of any Mortgage or any successor or assignee thereof. 
 1.13 “Occupant” means any Person who occupies a part of
the Property as Owner, lessee or licensee, or in any other legal capacity. 
 1.14 “Owner” means the record owner, whether one or more partners,
persons, trusts, corporations, or other entity, of a Parcel, their heirs, successors, personal representatives or assigns, including contract sellers, but excluding those having such interest merely as security for the performance of an obligation.
An Owner may assign all or part of his rights but not his duties hereunder to the Owner’s tenant. 
 1.15 “Parcel” means a portion of the
Property designated as a lot or parcel of land on a plat of subdivision or resubdivision of the Property recorded heretofore or hereafter or on a governmentally approved site plan, and includes any Building or other Improvements now or hereafter
appurtenant to that land. 
 1 .16 “Person”, means any natural person, corporation, partnership, trust or other entity 
 1.17 “Proffers” means the proffers attached to Town of Herndon Ordinance Number 98-O-16, dated May 12, 1998, and attached hereto as Exhibit B 

1.18 “Property” means the entire real property known as Herndon Square II as more particularly described in Exhibit A, attached hereto and by this reference
made a part hereof, and any additions thereto that are subjected to this Declaration by Declarant or an affiliate of Declarant. 
  

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 1.19 “Site Plan Bonding Agreements” means (i) that certain Contract and Maintenance Agreement dated
October 1, 1998 between Herndon Square, LLC, as Developer and the Town, and (ii) that certain Conservation Cash Escrow Agreement dated October 1, 1998 between Herndon Square, LLC, as Developer, and the Town. 
 1.20 “Storm Water Detention Pond” means the storm water detention pond structure or structures provided by Declarant for common use by the Owners. 

1.21 “Town” means the Town of Herndon, Fairfax County, Virginia. 
 1 .22 “Utility Services” means electric power, gas, water, sanitary and storm sewage disposal, telephone service, communication cables and lines and other similar services now and in the future serving Improvements on the Parcels.

 ARTICLE II  
 PURPOSE 
 2.01 General Purpose. The purpose of this Declaration is to insure the proper use and most appropriate development
of the Property through the imposition of uniform standards. It is the intent of this Declaration to provide conditions, covenants, and restrictions, to insure that the Property will always be maintained as an attractive, high quality business and
commercial environment. This Declaration is designed to protect the Owners, lessees, and sublessees of portions of the Property against improper and undesirable uses of other portions of the Property. This Declaration is designed to complement the
Town of Herndon Zoning Ordinance and other local and state government regulations and ordinances, and where conflicts occur, the more rigid requirements shall prevail. 
 2.02 Addition Of Other Realty. At any time during the pendency of this Declaration, Declarant may add to the Property all or a portion of any real property now or hereafter owned by Declarant and contiguous or
adjacent to the Property, and upon recording of a notice of addition of real property containing at least the provisions set forth in Section 2.03, the provisions of this Declaration specified in said notice shall apply to such added real
property in the same manner as if it were originally covered by this Declaration. Thereafter, to the extent that this Declaration is made applicable thereto, the rights, powers and responsibilities of Declarant and the Owners and Occupants of
Parcels within such added real property shall be the same as in the case of real property described in Exhibit A. 
 2.03 Notice Of Addition Of Other
Realty. The notice of addition of real property referred to in Section 2.02 shall contain at least the following provisions. 
 (a) A
reference to this Declaration stating the date of recording and the deed book or books and page numbers in the Land Records where this Declaration and any amendments, modifications or supplements are recorded, 
  

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 (b) A statement that the provisions of this Declaration, or some specified part thereof, shall apply to
such added real property; 
 (c) A legal description of such added real property, and 
 (d) Such other or different covenants, conditions and restrictions as Declarant shall specify, in its discretion, to regulate and control the use,
occupancy and improvements of such added real property. 
 ARTICLE III 
 REGULATION OF IMPROVEMENTS 
 3.01 General. No Improvement shall be commenced,
erected, constructed, altered, or maintained upon any Parcel, nor shall any exterior change or alteration of any Improvement on any Parcel be made, nor any subdivision, plat or replat be made unless and until the plans, specifications and location
shall have been submitted to and approved in writing by the Board, which approval shall not be unreasonably withheld or delayed, and, if required, by the Town of Herndon and all other Governmental Authorities. Notwithstanding the foregoing, the
Improvements contemplated in the Development Plan or required by the Proffers shall be deemed approved by the Board. 
 3.02 Building Lines. All
setbacks shall be subject to approval by the Board in reasonable conformance with the Development Plan. 
 3.03 Exterior Walls. Exterior wall
materials shall be subject to the review and approval by the Board and shall be brick, precast concrete, split-face block, glass or metal, or their respective substitutes approved by the Board, or such other materials as may be approved by the
Board. The rear or side of any building facing Spring Street, shall be constructed in such a way as to resemble in appearance the front façade of the building. Exterior colors shall be compatible with the existing buildings in Herndon Square
I. 
 3.04 Exterior Equipment. Exterior mechanical and electrical equipment, including without limitation, air conditioning equipment, air handling
equipment, transformers, transclosures, pump houses, communication towers, vents and fans, whether mounted on the roof or walls of any Improvement or on the ground, shall be placed or screened so that the predominant design lines of the Building or
Improvement continue without visual distraction or interruption. If any such equipment is not screened by building exterior walls, such equipment shall be separately screened either by approved building materials or otherwise, such as by installing
berms or dense landscaping, subject to review and approval by the Board. The height of any such screening shall be at least equal to the 

  

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height of the equipment to be screened. All roof mounted equipment and screening for such equipment shall also be subject to review and approval by the Board
and, if required by any code or ordinance, by the Town of Herndon and the Town of Herndon Architectural Review Board (“Town of Herndon A.R.B”). Each Owner shall take reasonable steps to construct building equipment out of public view from
the streets and public ways within the Property. 
 3.05 Parking Requirements. 
 3.05.01 On-Site The Owner of each Parcel shall provide adequate automobile parking on such Owner’s Parcel capable of accommodating the
reasonable parking needs of its employees, tenants, visitors and company vehicles unless otherwise approved by the Board and thereafter by the applicable Governmental Authority. No use or activity shall be permitted on any Parcel of the Property
unless adequate parking is provided for such use or activity in accordance with the terms and conditions set forth herein and in accordance with the Town of Herndon Zoning Ordinance parking requirements and the proffers applicable to the Property.
In the event that the parking requirements on any Parcel increase as a result of a change in use of the Parcel or as a result of an increase as a result of a change in the zoning ordinance, it shall be the Owner’s responsibility to provide
additional parking areas, as approved by the Board, either on the Parcel or elsewhere, in order to accommodate such increased parking requirements. Such additional parking areas shall be provided prior to, or concurrently with, the institution of
such changed use or the employment of such additional employees, or as required by the zoning ordinance. Furthermore, it shall be the Owner’s responsibility to provide supplementary parking areas to replace all parking areas that are reduced in
size because of construction taking place on a Parcel, including, but not limited to, that construction contemplated in Section 7.09 below. 
 3.05.02 Off-Site Parking on any street or fire lane within the Property shall be prohibited, and each Owner or Occupant of any Parcel shall be responsible for preventing its employees, lessees, agents, contractors, customers and
visitors from parking on any street or fire lane within the Property. If any Owner or Occupant of a Parcel, or any of its employees, lessees, agents, contractors, customers or visitors shall park their vehicles on any street within the Property, and
if such use is not discontinued after written notice from the Board or its authorized representative that such use is in violation of this Declaration, the Board or its authorized representative shall have the right to assess a charge for each day
that each vehicle is parked on a street in the amount of $150.00 or the then highest effective charge for illegal parking in the Town of Herndon, Virginia, whichever is greater. Such charge, together with all costs and expenses incurred by the Board
in the enforcement of this Section 3.05, shall be assessed against, and shall be payable by, the Owner, regardless of whether it is such Owner’s vehicles that are parked on the street or the vehicles of the Occupant of the Parcel, or of
any of their employees, agents, contractors, customers or visitors, it being the responsibility of the Owner to see to it that such vehicles are not parked on any street at anytime 
  

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 Further, any member of the Board shall have the right to cause vehicles parked on any Common Area or
private street within the Property to be removed by towing or otherwise to a licensed garage for storage until called for by the owner of the vehicle or his agent, provided that notice of such action shall first or simultaneously therewith be given
to at least one of the local law-enforcement officers. In the event of such removal or storage, the owner of the vehicle involved shall be chargeable with and the said vehicle may be held for a reasonable charge for its removal and storage

 3.05.03 Parking Area Standards. Parking areas shall be paved with asphalt or concrete and shall have concrete curbs around their
perimeter consistent with the specifications and initial construction performed by the Declarant. Other special paving materials may be used to accent special entrance areas or walkways, if approved by the Board. 
 3.6 Outside Storage. No outside storage of any type will be permitted on the Property. Storage shall only be allowed as an accessory to the principal use and
shall not exceed thirty percent (30%) of the floor area of any building, in accordance with the Proffers. 
 3.7 Landscaping. 
 3.07.01 Landscaping Approval. All completed Building sites shall be landscaped only in accordance with the Landscape Plan attached to the Proffers,
and approved in writing by the Board prior to any development of a Parcel. Such landscaping plan shall include information regarding the type of sodding, the type of seeding, the types of trees, hedges, shrubs and paving stones and information
regarding other landscape treatment for the entire Parcel, including fences, walls and screening. All landscaping shall be undertaken, completed and maintained in accordance with such approved plan and said plan may not be altered, amended or
revised without submitting the revised landscaping plan for prior written approval by the Board and, if required by any code provision, ordinance, or Proffer, the Town of Herndon A.R.B. and the Town of Herndon Arborist. Notwithstanding the
foregoing, the landscaping along the Van Buren and Spring Street frontages shall be in general character and design consistent with the landscaping depicted on the streetscape plans entitled “Schematic Streetscape” prepared by
Bowers & Associates, P. C., dated March 17, 1998, consisting of sheets 1 and 2, herein incorporated by reference, and attached to the Proffers as Exhibit C therein 
 3.07.02 Completion of Landscaping. Except for the initial landscaping that is to be completed by the Declarant in general conformance with the
Development Plan, any other landscaping required hereunder or otherwise to be provided on any Parcel shall be completed within sixty (60) days after the substantial completion of construction of any Buildings or other Improvements to be
constructed on the Parcel, provided, however, if weather conditions do not at such time permit, then such landscaping shall be completed as soon thereafter as weather conditions permit. If any Owner fails to undertake and complete his landscaping
within the time limit previously set forth herein, the Declarant, his agents or the Board, through its agents, may, at their option, after 

  

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giving the Owner ten (10) days written notice, undertake and complete the landscaping of the Parcel in accordance with the landscaping plan. If
Declarant or the Board undertakes and completes the same, the costs of such landscaping shall be assessed against the Owner, and if said assessment is not paid within thirty (30) days after written notice of such assessment from Declarant or
the Board, said assessment will constitute a lien on the Parcel in question and may be enforced as set forth in Article 7 hereof. 
 3.08 Utility
Connections. All Utility Services and installations of wires to Buildings shall be designed and installed underground and in accordance with the Development Plan. Satellite dishes and similar equipment shall be located, to the extent feasible,
so as to be concealed and not visible from any public right-of-way. The location and appearance of all such equipment and screening for such equipment shall be subject to review and approval by the Board and also must comply with all applicable
statutes, ordinances, rules, regulations, the Town of Herndon Code, all zoning and governmental requirements, and, to the extent required by code or ordinance, have the approval of the Town of Herndon A.R.B. prior to installation. 
 3.09 Height Restrictions. No Buildings or appurtenance including, but not limited to, standpipes, elevators or elevator equipment, stairways, ventilating fans or
similar equipment required to operate and maintain any Building fire or parapet walls, skylights or tanks shall exceed: (i) forty-five (45) feet in height in accordance with the definition of height in the Town of Herndon Zoning Ordinance,
except that no construction within 150 feet of the right-of-way from the centerline of Spring Street across from residential property shall exceed thirty-five (35) feet in height, in accordance with the Proffers; (ii) any height
restrictions by any governing municipal or regulatory agencies (including the Federal Aviation Administration) and the Development Plan or (iii) any height or other restrictions imposed by the Board in its approval process. Notwithstanding the
foregoing, if any Owner wants to install a tower, a wireless phone or radio structure, television mast or flagpole, then that Owner shall submit detailed plans for each such structure to the Declarant who shall have the right to approve, reject or
modify the plans of each such structure at the Declarant’s sole discretion, regardless of height, and additionally, all such structures must comply with all applicable statutes, ordinances, rules, regulations, the Town of Herndon Code, all
zoning and governmental requirements, and, to the extent required by code or ordinance, have the approval of the Town of Herndon A.R.B. prior to installation, 
 3.10 Signs. 
 3.10.01 Sign Type. All signs of every nature shall be uniform and consistent with the overall
development of the Property and subject to fee prior written approval of the Board as to size, shape, color, material, design, wording and location. All signage of a given Building or project must be of the same type and family, e.g., all back-lit
or all flat mounted, as approved by the Board. Further, all signs of every nature also must comply with all applicable statutes, ordinances, rules, regulations, the Town of Herndon Code, all zoning and governmental requirements, and, to the extent
required by code or ordinance, have the approval of the Town of Herndon ARB prior to installation 
  

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 3.10.02 Naming of Business Park. The Declarant hereby reserves the right to unilaterally name or
rename, from time to time, this business park, except as may be provided in the contemplated lease with Williams Communications Solutions, LLC 
 3.10.03 Naming of Buildings. The naming of a Building shall be at the discretion of the Owner, with the approval of the Board, which approval shall not be unreasonably withheld, and may be a common name unrelated to any Occupant
within such Building 
 3.10.04 Temporary Signs. Temporary signs may be erected on a Parcel (i) by Persons offering for sale or lease
premises on such Parcel or (ii) by builders, lenders and architects involved in the construction and design of any Building on such Parcel. These signs shall be designed in accordance with this Declaration, and the design, size, location and
number of signs shall be subject to the prior approval of the Board. These signs also shall be constructed in accordance with all applicable statutes, ordinances, rules and regulations. These signs shall be removed upon satisfaction of the purpose
of the temporary sign (in the case of signs described in Subparagraph (i) above) or upon substantial completion of any Building (in the case of signs described in Subparagraph (ii) above). 
 3.11 Exterior and Interior Lighting. No exterior lighting of any nature shall be installed or operated without the prior written approval of the Board. Exterior
lighting on all Parcels shall be limited to signs and security and safety illumination of streets or roadways, parking lots, access drives and walks, building entrances, loading areas and service areas and exterior lighting of overall building
surfaces, and must, to the extent required by code or ordinance, be submitted for approval to the Town of Herndon ARB. All interior and exterior lighting must be arranged or shielded so as to avoid excessive glare or reflection onto any portion of
any adjacent street or into the path of oncoming vehicles or onto any adjacent property No flashing, traveling, animated or intermittent lighting shall be allowed. Pole mounted exterior lighting fixtures shall be limited to a maximum height of
forty-five (45) feet, or in compliance with, the governing municipal and regulatory authorities and the Development Plan. Exterior lighting on all Parcels as set forth above shall be in compliance with all applicable ordinances and the
Development Plan 
 3.12 Truck Loading and Parking. All loading docks shall be located on the Buildings in a location that is in reasonable
conformance with the Development Plan. All loading docks shall be screened from view by Buildings, landscaping, walls or decorative fencing as approved by the Board. Except during the process of loading and unloading, trucks and commercial vehicles
shall not be parked outside a Building overnight, unless parked in the rear or in suitably screened areas. Notwithstanding the foregoing, no truck or commercial vehicle shall park in either a location or for a period of time that, by doing so, the
track or commercial vehicle violates a Town of Herndon ordinance or code provision. 
  

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 3.13 Construction. Once commenced, construction of any Improvements shall be diligently pursued to completion.
Construction or building materials, vehicles or mobile buildings shall not be located or stored within street rights-of-way or landscape easements, if reasonably possible 
 3.14 Maintenance During Construction. During construction the Owner shall be responsible for keeping the premises in reasonably neat condition, preventing the accumulation of trash, and shall prevent runoff of
soil from the Parcel onto adjacent property or the streets. Streets providing access to a Parcel shall be cleaned daily by the Owner or Owner’s contractor to remove dirt resulting from construction activity on behalf of said Owner. Any damage
caused by an act or omission of an Owner, or any of its contractors, subcontractors, agents or employees, to any Improvements or off-site areas, whether constructed by the Declarant, any Owner, or a third party, shall be promptly repaired by the
Owner causing said damage at its sole coat and expense 
 3.15 Rezoning. No Owner or contract purchaser of any Parcel shall apply for rezoning, change
of proffers, special use permit or special exception involving a change in use for any part of the Property without the prior written consent of the Declarant or a majority of the Board, which consent may be granted or withheld in their sole,
unfettered discretion. 
 3.16 Environmental Protection. 
 3.16.01 Generally. Owners and Occupants shall comply with all federal, state and local governmental statutes, ordinances and regulations relating to environmental protection, in relation to the Property.

 3.16.02 Owner Liability. Each Owner shall be responsible for payment of any repair costs and damages to the Storm Water Detention
Pond or to the Declarant, the Board, any other Owner or any third party arising out of or related to the Owner’s intentional or negligent acts. Furthermore, each Owner shall be strictly liable for the cost of any repairs or damage to the Storm
Water Detention Pond or to any third parties arising out of or related to the discharge from their Property of any environmentally hazardous, toxic or damaging substances or pollutants, including, without limitation, any pollutants or substances
defined as hazardous or toxic by any federal, state or local law, statute, ordinance or regulation. Each Owner shall indemnify and hold harmless the Declarant, the Board and all other Owner(s) for any damages, claims or costs incurred by the Board
or any other Owner(s) (including reasonable attorney’s fees) resulting from such discharge 
 3.16.03 Declarant Access for
Compliance. The Declarant shall have the right of entry on any part of the Property, during reasonable hours and subject to reasonable security requirements, for the purpose of gathering environmental information, to determine the quality of
soil, ground water, storm water and any emissions or discharges from any part of the Property 
  

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 3.17 General Liability Insurance. Each Owner shall be responsible for maintaining commercial general liability
insurance policies with a combined single limit of no less than One Million Dollars ($1,000,000 00) covering all bodily injury, death, or property damage on any Common Area within such Owner’s Parcel. The amount of said insurance shall be
increased from time to time as reasonably required by the Board. 
 3.18 Enforcement of the Proffers. Development on the Property is governed by the
Town of Herndon Zoning Ordinance and the Proffers. It is the duty of all of the Owners to make certain that the Proffers are complied with. If an Owner fails to comply with the Proffers generally or fails to perform Proffer related site work which
such Owner had agreed to perform (the “Breaching Owner”), then any other Owner or the Declarant, after fifteen (15) days notice to the Breaching Owner, shall be permitted to take action and, if necessary, enter upon the Breaching
Owner’s Parcel in order to bring the Breaching Owner’s property into compliance with the Proffers or to perform said site work. The Breaching Owner shall then be liable for all of the costs and expenses incurred by the parry taking the
action to make the Breaching Owner’s Parcel compliant with the Proffers or to perform said site work. If the Breaching Owner does not pay the costs and expenses upon demand, then the party that performed such actions may place a lien against
the Breaching Owner’s Parcel for all sums owing, including interest which shall accrue at the rite of fifteen percent (15%) per annum 
 ARTICLE IV  
 MAINTENANCE 
 401 Owners Maintenance Responsibilities. Owners of the Parcels shall each have the duty and responsibility, at their sole cost and expense, to keep their Parcel (exclusive of Common Areas) and Building(s) so
owned or occupied in a well-mainframed. safe, clean and attractive condition at all times, consistent with the standards of a first-class business office park, in a manner satisfactory to the Board, and in compliance with all governmental, health,
police and fire requirements, statutes and regulations. Such maintenance includes, but is not limited to, the following 
  

	 	(1)	Removing promptly all litter, trash, refuse and wastes, 

  

	 	(2)	lawn mowing; 

  

	 	(3)	tree and plant trimming and pruning; 

  

	 	(4)	replacement of plants and trees; 

  

	 	(5)	fertilization and watering; 

  

	 	(6)	lighting, striping, improving, snow removal and maintenance of all streets, roads, parking areas, driveways, trails, sidewalks, and medians, 

  

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	 	(7)	keeping site irrigation and drainage systems in good repair; 

  

	 	(8)	maintenance of the Storm Water Detention Pond; and 

  

	 	(9)	keeping exterior signage and lighting in good repair and working order 

 Each Owner shall contract with their own maintenance agent to provide maintenance for their Parcel. Furthermore, any damage caused by an act or omission of an Owner, or any of its contractors, subcontractors, agents or employees, to any
Improvements, landscaping, site work performed on-site by Declarant or off-site areas, whether such Improvements and landscaping were constructed by the Declarant, any Owner, or a third party, shall be promptly repaired by the Owner causing said
damage at its sole cost and expense. If such damage is not promptly repaired by the Owner having caused said damage, then the Declarant may enter any Parcel in order to perform such repairs as are deemed necessary by the Declarant to keep the Parcel
in good repair and condition, subject to the restrictions provided in Section 5.07. If the Declarant performs said repairs, then the Owner causing said damage shall indemnify, defend and hold the Declarant harmless from and against any and all
liability, obligation, damage, loss, cost or expense arising out of, resulting from or relating to such Owner’s failure to maintain its Parcel. 
 4.02
Enforcement. If, in the opinion of the Declarant and/or Board, any such Owner has failed in any of the foregoing duties or responsibilities, then the Declarant and/or Board may give such Person written notice of such failure and such Person
must, within ten (10) days after receiving such notice, perform the care and maintenance required. Should any such Person fail to fulfill this duty and responsibility within such period, then the Declarant and/or Board, through its authorized
agents, shall have the right and power to enter onto the premises and perform such care and maintenance without any liability for damages for wrongful entry, trespass or otherwise to any Person. The Owner(s) for which such work is performed shall
jointly and severally be liable for the cost of such work and shall promptly reimburse and indemnify the Declarant and/or Board for such cost. If such Owner shall fail to reimburse the Declarant and/or Board within thirty (30) days after
receipt of a statement for such work from the Declarant and/or Board then said indebtedness shall be a debt of all of said Owner(s) and shall constitute a lien against the Parcel on which said work was performed. Such lien shall have the same
attributes as the lien for assessments and special assessments set forth in Article 7 and the Declarant and/or Board shall have identical powers and rights in all respects including, but not limited to, the right of foreclosure. 
  

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 4.03 Access at Reasonable Hours. For the purpose of performing the maintenance authorized by Section 4.02,
the Declarant and/or Board, through its duly authorized agents of employees, shall have the right, after reasonable notice to the Owner, to enter upon any Parcel, or the exterior of any Improvements thereon at reasonable hours, and shall have the
right to enter the Common Areas without notice, except that notice must be provided to the tenant and Owner of any Building before entering any secured or restricted access area as provided in Section 5.07. 
 ARTICLE V 
 PROPERTY RIGHTS

 5.01 Owners’ Easements of Enjoyment. Every Owner shall have a non-exclusive right and easement of enjoyment in and to the Common Area
which shall be appurtenant to and shall pass with the title of portions of the Property, subject to the following 
 (1) The right of the
Board and/or the Declarant to take such Steps as are necessary to protect the Common Area against foreclosure; 
 (2) All provisions of this
Declaration, and any plat of all or any part or parts of the Property; 
 (3) Rules end regulations governing use and enjoyment of the Common
Area adopted from time to time by the Board; 
 (4) Restrictions contained in any and all plats of all or any part of the Common Area or
filed separately with respect to all or any part or parts of the Property, and 
 (5) The right of an Owner or the Declarant to restrict
access to a Parcel as provided in Section 5.07 
 5.02 Permitted Operations and Uses. All of the Parcels are intended to be used for office,
research, telecommunications (including switching equipment) and development, and business of a kindred nature in accordance with the Proffers and all applicable ordinances of the Town of Herndon, Virginia. The design and use of the Improvements to
be located on all Parcels shall be consistent with a first-class business office park development. Unless otherwise specifically prohibited by the governing municipal and regulatory agencies, the Development Plan, the Proffers or this Declaration,
any operation and use, as described above, will be permitted if it is performed or earned out entirely within a Building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to adjacent sites
such as, but not limited to, vibration, sound, electromechanical disturbance and radiation, discharge of waste materials, electromagnetic disturbance, radiation, air or water pollution, dust emission or odorous, toxic or non-toxic matter. All
exterior lighting is to be shielded and confined within property lines. Unusual traffic hazards or congestion shall not be permitted. Further, no noxious or offensive trade, service or activity shall be permitted. 
  

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 5.03 Delegation of Use. Subject to such limitations as may be imposed by the Board, each Owner may delegate this
right of enjoyment in and to the Common Area and facilities to its tenants and invitees. 
 5.04 Easements of Encroachment. There shall exist
reciprocal appurtenant easements as between adjacent Parcels and between each Parcel and any portion or portions of the Common Area adjacent thereto for any encroachment due to the unwillful placement, settling, or shifting of the Improvements
constructed, reconstructed, or altered thereon, provided such construction, reconstruction, or alteration is in accordance with the terms of this Declaration. Such easement shall exist to a distance of not more than ten (10) feet as measured
from any point in on the common boundary between adjacent Parcels, and between each Parcel and any adjacent portion of the Common Area, along a line perpendicular to such boundary at such point. No easement for encroachment shall exist as to any
encroachment occurring due to the willful conduct of an Owner. 
 5.05 Other Easements. 
 5.05.01 Utility/Drainage Easements. The Declarant reserves the right to create, for its own use and benefit and for the benefit of its grantees and
their transferees and assigns, and for the Owners, at any time after the conveyance of any Parcel, temporary or perpetual easements for installation and maintenance of utilities and drainage facilities, walkways and trails, and access to such
easements. All such easements shall be created by the recordation of appropriate instruments among the Land Records. The right of access to the easement shall be for purposes of construction, maintenance, and service by emergency vehicles. Within
these casements, no structure, planting, or other material shall be placed or permitted to remain which may damage or interfere with the installation and maintenance of utilities, or which may damage, interfere with, or change the direction of flow
of drainage facilities in the easement. The easement area of each Parcel and all Improvements thereon shall be continuously maintained by the Owner of such Parcel, except for Improvements which the Board, a public authority or utility company is
responsible to maintain. 
 5.01.01.01 Access to Utility Easement Areas. Subject to reasonable rules and procedures adopted by
Declarant and with at least ten (10) calendar days prior notice to Declarant and the Owner of any Parcel or Its assignee, Declarant or the applicable public or private utility company may eater upon the land covered by such easement to install
utilities. Further, the Person that directs any entry upon such land under easement, whether Owner, Declarant, or assignee of Owner or Declarant, shall restore the Parcel, as nearly as practicable and at its sole expense, to its condition prior to
the entry. Restoration shall include the backfilling of trenches, fee replacement of fences, the reseeding of lawns, pasture and woodland areas, and the replacement of shrubbery Restoration shall not include the replacement of structures, trees, or
other natural obstructions. No conveyance by Declarant of any portion of the Property or any interest thereof constitutes a conveyance or release of the right to create easements as reserved herein, although such a conveyance purports to convey the
property in fee simple or to convey Declarant’s entire interest therein. 
  

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 5.05.01.02 Assignment of Utility Easement Rights. Declarant reserves the right to assign the
benefit of any such easement to any private or public utility company for the purposes of installing, operating and maintaining any Utility Service. 
 5.05.02 Vehicular Ingress/Egress. A mutual and reciprocal easement is hereby created and established burdening each Parcel and in favor of each other Parcel for vehicular ingress and egress over, through and
across all roadways and entranceways on each Parcel, to or from adjoining public or private roads, parking areas and all necessary access to and from the loading docks located on each Parcel. For so long as the GSA is leasing Building C, this mutual
and reciprocal vehicular ingress/egress easement shall not apply to (1) the secured and restricted access areas provided for in Section 5.07, herein, and (2) the gated vehicular entranceway from Huntmar Park Drive into Parcel 156H.

 5.05.03 General Pedestrian Ingress/Egress. A mutual and reciprocal easement is hereby created and established burdening each Parcel
and in favor of each other Parcel for pedestrian access and traffic over, through and across the sidewalks, walkways and pedestrian passageways located, from time to time, on each Parcel. For so long as the GSA is leasing Building C, this mutual and
reciprocal pedestrian ingress/egress easement shall not apply to (1) the secured and restricted access areas provided for in Section 5.07, herein, and (2) Parcel 156H. 
 5.05.04 Use of Easements. No Improvement of any kind shall be built, erected, or maintained on any such easement, reservation, or right-of-way,
and such easements, reservations, and rights of way, and such easements, reservations, and rights-of-way shall at all times be open and accessible to the applicable public and quasi-public utility corporations, their employees and contractors, and
shall also be open and accessible to Declarant and the Board, all of whom shall have the right and privilege of doing whatever may be necessary in, on, under, and above such locations to carry out any of the purposes for which such easements,
reservations, and rights-of-way are reserved. 
 5.05.05 Creation of New Easements. Declarant shall have the right to create at any
time by recordation of an appropriate instrument among the Land Records, temporary or perpetual easements for the purpose of locating, installing and maintaining utility and drainage lines, open space and park landscape areas, recreational
facilities, entrance signs, directional graphic systems and surrounding landscape areas, drainage, landscape medians, security, safety, bicycle paths, pedestrian trails, sidewalks, roads, ponds and water features, sculptures, pavilions and project
lighting and any other similar uses, and the right of access to said easement areas for construction, utility maintenance and emergency vehicles, over, under, or across any and all lands within the Property except (i) building locations previously
approved by the Board and any applicable Governmental Authority or (ii) areas of a Parcel which now or hereafter are reasonably 

  

 -16- 

 
set aside by the Owner as proposed planned building locations and which, if submitted for governmental approval as a building location, Owner reasonably
believes would satisfy all state, local and federal regulations, statutes and ordinances, provided, however, that all such easements shall be designed and located consistent with sound engineering practices taking into consideration topography,
existing utility locations and the proposed location of other improvements planned for the Property. The Declarant shall have the right to assign the benefit of any such easement to any electric company, gas company, telephone company, cable
television company, communication company, Town of Herndon, Board of Supervisors of Fairfax County or other public utility or to the Commonwealth of Virginia, or any subdivision thereof for the purpose of installing, operating and maintaining
utilities. 
 5.06 Right of Entry. The Board, through its duly authorized agents and contractors, shall have the right after reasonable notice to the
Owner thereof, to enter any Parcel subject to this Declaration at any reasonable hour on any day to perform such inspection and/or maintenance as may be authorized herein. 
 5.07 Right to Secured and Restricted Access Areas. 
 5.07.01 General Services Administration.
The Declarant has agreed to lease Building C to the General Services Administration (the “GSA”). A provision of the lease allows for the GSA to restrict access onto the portion of Parcel 156H that immediately surrounds Building C (the
“GSA Secured Area”), as more particularly shown as the area inside of the dotted line designated as “Bollards at 4’-0” on Center” on the Illustrative Site Plan attached hereto as Exhibit E. For as long as the GSA is
leasing Building C, the public and the Owners of the other Parcels shall have no right to enter the GSA Secured Area without the prior consent of the tenant of Building C or the Owner of Parcel 156H. At such time as GSA is no longer leasing Building
C, the Declarant shall (i) restore the travelway connection between Parcels 156G and 156H adjacent to the stormwater management pond and parallel to the W&OD Trail, and (ii) remove the bollards surrounding Parcel 156H. The Declarant
shall (i) repair and/or replace damaged landscaping due to the removal of the bollards; and (ii) shall repair and/or replace paving where the bollards have been removed in the parking lot and travelways. 
 5.07.02 Other Secured Areas. Except as set out above, no Owner shall have the right to
create a secured area or restrict access to their Parcel without the prior consent of the Declarant or two-thirds ( 2/3) vote of the Board. If any such secured area is approved, then such secured area is first and foremost subject to the Zoning Ordinance of the Town of Herndon and any such improvements must be approved by the Architectural Review Board
of the Town. 
  

 -17- 

 ARTICLE VI 
 MANAGEMENT BOARD 
 6.01 Establishment. The Declarant herein establishes and creates the management
board named the Herndon Square II Management Board, organized for the purposes set forth herein. 
 6.02 Board Configuration. The Board shall consist
of four members, three individuals and the Declarant. The Owners of Parcel 156G, Parcel 156H and Parcel 156J shall each appoint one member to the Board. For as long as the Declarant is a member of the Board, the Declarant shall be able to exercise
all powers delegated to the Declarant under this Declaration at its sole and complete discretion, with impunity from all Owners and without input from the Board. 
 ARTICLE VII 
 MAINTENANCE ASSESSMENTS 
 7.01 Creation of the Lien and Personal Obligation of Assessments. Each Owner of any portion of the Property (by acceptance of a deed for such portion of the
Property, whether or not it shall be so expressed in any such deed or other conveyance), including any purchaser at a foreclosure sale, shall be deemed to covenant and agree to pay to the Board any annual assessments or charges, and any special
assessments to be fixed established and collected from time to time as hereinafter provided. All such assessments, together with interest thereon, from the due date at the rate of fifteen percent (15%) per annum and costs of collection thereof
(including reasonable attorneys’ fees), shall be a charge on the Parcel and shall be a continuing lien upon fee Parcel(s) against which each such assessment is made and shall be the personal obligation of the Owner. No Owner of a Parcel may
waive or otherwise escape liability for the assessments provided for herein by non-use of his Parcel or the Common Area or by abandonment. 
 7.02 Purpose
of Assessments. The annual and special assessments levied by the Board shall be used exclusively for the purpose of promoting the health, safety, security and welfare of the Owners of the Property and an attractive high quality environment
within the Property and, in particular, for the improvements and maintenance of the Common Areas, including, but not limited to, the cost of taxes, insurance, labor, equipment, materials, management, maintenance and supervision thereof, as well as
for such other purposes as are permissible activities of, and undertaken by, the Board, The Board may, but is not obligated to, maintain and beautify public rights-of-way within the Property to the extent not properly maintained by a public body and
may remove snow from public roads providing access to the Property if a public body is not properly providing such service 
  

 -18- 

 7.03 Annual Assessments. 
 7.03.01 Setting the Annual Assessment. Except as hereinafter provided, the annual assessment
excluding any special assessment, shall be set by a minimum two-thirds ( 2/3) vote of the Board and shall include, without
limitation, the costs of any maintenance performed by the Board. The amount of the annual assessment shall be determined by the Board in accordance with the projected financial needs of the Board. The decision of the Board as to such amount shall be
final. 
 7.03.02 Reserve Funds. The Board may establish and maintain reserve funds for working capital or major repairs and
replacements of Improvements on the Common Areas by periodic allocation to such reserve fund of an amount to be designated from time to time by the Board. 
 7.04 Special Assessments. In addition to any annual assessments, the Board may, by a minimum two thirds
( 2/3) vote of the Board, levy upon members in any assessment year a special assessment, applicable to that year only, for
the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, unexpected repair or replacement of a capital improvement as approved by the Board, including the necessary fixtures and personal property related thereto,
or to make up the difference between actual operating costs and the annual assessment, provided that the amount of any such special assessment in any year shall not exceed the amount of the annual assessment for that year without the assent of a
majority of the votes of the members who are voting in person or by proxy at a meeting duly called for this purpose, written notice of which shall be sent to all members at least thirty (30) days to advance and shall set forth the purpose of
the meeting. 
 7.05 Uniform Rate of Assessment. All regular and special assessments on members shall be at a rate based upon the land area of
each Parcel. Each member’s annual assessment, charges and special assessments shall be apportioned based upon the land area of such Owner’s Parcel as a percentage of the total land area for the Property. 
 7.06 Date of Commencement of Annual Assessments: Due Date. The assessments for which provision is herein made shall commence on the date or dates (which shall be
the first day of a month) fixed by the Board to be the date of commencement. The due date of any assessment shall be fixed in the resolution authorizing such assessments, and any such, assessment shall be payable in advance in monthly, quarterly,
semiannual, or annual installments, as determined by the Board. 
 7.07 Duties of the Board. At least thirty (30) days before an assessment due
date, the Board shall determine the date of commencement and the amount of the assessment against each Parcel for each assessment period. In addition, at such time the Board shall prepare a roster of the Parcels and assessments applicable thereto
which shall be kept by a member of the Board and shall be open to inspection by any Owner. Written notice of the assessment shall be sent to every Owner subject thereto not later than seven (7) days after fixing the date of commencement. The
Board shall, upon demand, furnish to any Owner liable for said assessment a certificate in writing signed by an officer of the Board, setting forth whether said assessment has been paid. 
  

 -19- 

 7.08 Repair Assessment. If in the process of construction upon any Parcel or other portion of the Property or in
the making of any Improvement, any Owner or its employees, agents or independent contractors cause damage to any other Parcel, Improvement, Common Area, dedicated roads or to any other property owned by another Person within the Property, such Owner
shall be responsible for such damage. If the Board and/or the Declarant, makes repairs or otherwise cures the damage caused by the Owner, its employees, agents or independent contractor, the Owner shall be obligated to reimburse the Board and/or
Declarant for all expenses the Board and/or Declarant incurred in curing the damage. Such amount shall be treated as an assessment and the Board shall have all rights and powers as provided in this Article. 
 7.09 Entranceway Construction and Reconstruction Costs. In the event that the conditions for closing the existing southern entrance onto Van Buren Street located
on Parcel 156J, detailed in Proffer #11, are satisfied, then the Owner of Parcel 156G shall be solely responsible for completing such closure, unless otherwise agreed to in writing at a later date. In addition, if the above-described vehicular
entranceway is closed, then it shall be the sole responsibility, including cost and expense, of the Owner of Parcel 156G, unless otherwise agreed to in writing at a later date, to (1) widen the vehicular entranceway from Van Buren Street
located on Parcel I56G, (2) construct an opening in the landscaping island to permit traffic from Parcel 156J to have direct access to the newly widened entrance on Parcel 156G, (3) close the Van Buren and Spring Street entrance, and then
restore landscaping and frontage improvements along the closed entrance, on the frontage of Parcel 156G, and along Van Buren and Spring Street, to be consistent with the existing streetscape, and (4) if approved by the Town, the Owner of Parcel
156G shall also modify the existing median on Van Buren Street to eliminate the left turn lane into the Parcel and return the same as nearly as reasonably possible to its original condition, including landscaping (i.e., prior to the construction of
the left turn lane), all in accordance with the Proffers. 
 7.10 Construction of New Traffic Signals and Signs. The Declarant shall construct the new
traffic signals and signage required by the Proffers. 
 7.11 Effect of Non-Payment of Assessment, The Lien, the Personal Obligation, Remedies of
Board. The lien of the Board upon a Parcel shall be effective from and after recording, in the Land Records, a memorandum of lien stating (i) the name of the development, (ii) the description of the Parcel encumbered thereby,
(iii) the name of the Owner, (iv) the amount of unpaid assessments and date when due, (v) the date of issuance of the memorandum, and (vi) the name of the Board and the name and current address of the Person to contact to arrange
for payment and release of the lien. Such memorandum of lien shall include not only assessments, plus interest, costs, attorneys’ fees, advances to pay taxes and prior encumbrances and interest thereon, which are due and payable when the
memorandum of lien is recorded, but such memorandum shall also include such additional assessments which accrue from the first non-payment to which 

  

 -20- 

 
the lien, relates to the entry of a judgment in favor of the Board with respect to such lien. If the assessment is not paid within thirty (30) days
after the delinquency date set by the Board, the assessment shall bear interest from the date due at the rate of fifteen percent (15%) per annum, or the maximum allowable by law, whichever is greater, and the Board may at any time thereafter
within the statutory period bring an action to foreclose the lien against the Owner(s). and there shall be added to the amount of such assessment the cost of preparing and filing the complaint in such action, including reasonable attorneys’
fees, and in the event a judgment is obtained, such judgment shall include interest on the assessment as above provided and reasonable attorneys’ fees to be fixed by the County, together with the cost of the action. 
 7.12 Subordination to Lien of Mortgages. The lien of the assessments for which provision is herein made, as well as in any other Article of this Declaration,
shall be subordinate to the lien of any bona fide mortgage or bona fide deed of trust. 
 ARTICLE VIII  
 DECLARANT’S RESERVED RIGHTS TO PROPERTY 
 8.01 Extension of Covenants and Restrictions to Include Additional Property. The Declarant may, at any time, make subject to this Declaration other properties now or hereafter owned by the Declarant contiguous to or separated by a
street from the Property by executing an instrument in writing applying this Declaration to such other properties and by recording the instrument in the Land Records. 
 8.02 Platting and Subdivision Restrictions. Upon obtaining the consent of Owners of any Parcels sold to other parties affected thereby, the Declarant shall be entitled at any time and from tome to time, to plat
and/or replat all or any part of the Property, and to file subdivision restrictions and/or amendments thereto with respect to any undeveloped portion or portions of the Property. 
 8:03 Public Roads—Easements. 
 The Declarant reserves the right from time to time hereafter to
delineate, plat, grant or reserve within the remainder of the Property not previously conveyed by the Declarant such public streets, roads, sidewalks, ways and appurtenances thereto, and such easements for drainage and public utilities, as it may
deem necessary or desirable for the development of the Property (and from time to time to change the location of the same) free and clear of this Declaration and to dedicate the same to public use or to grant the same to any governing municipal or
regulatory authority, including any appropriate public utility corporations. 
  

 -21- 

 ARTICLE IX 
 ARBITRATION 
 9.01 General. Any dispute in connection with this Declaration or the transactions
contemplated hereby (other than an action for specific performance or an action to enforce an indemnity provided in this Declaration, which may be pursued by either party in court) shall be resolved through binding arbitration as hereinafter
provided in Fairfax County, Virginia. 
 9.02 Selection of Arbitrators. If arbitration is required, then the party making the claim under the
Agreement shall notify the office of the American Arbitration Association (“AAA”) nearest to Fairfax County, Virginia and request AAA to select one person to act as the arbitrator for resolution of the dispute. 
 9.03 Rules of Arbitration. The arbitrator selected by the AAA shall establish the rules for proceeding with the arbitration of the dispute, which shall be binding
upon all parties to the arbitration proceeding. The arbitrator may use the rules of the AAA for commercial arbitration but is encouraged to adopt the rules the arbitrator deems appropriate to accomplish the arbitration in the quickest and least
expensive manner possible. Accordingly, the arbitrator may (1) dispense with any formal rules of evidence and allow hearsay testimony so as to limit the number of witnesses required, (2) accept evidence of values without formal appraisals
and upon information provided by parties to the arbitration and otherwise minimize discovery procedures as the arbitrator deems appropriate, (3) act upon his understanding or interpretation of the law on any issue without the obligation to
research the issue or accept or act upon briefs of the issue prepared by any party, (4) limit the time for presentation of any party’s case as well as the amount of information or number of witnesses to be presented in connection with any
hearing, and (5) impose any other rules which the arbitrator believes appropriate to effect a resolution of the dispute as quickly and inexpensively as possible. In any event, the arbitrator (1) shall permit each side no more than 2
depositions (including any depositions of experts), which depositions may not exceed four hours each, one set of 10 interrogatories (inclusive of sub parts) and one set of 5 documents requests (inclusive of sub parts), (2) shall not permit any
requests for admissions, (3) shall limit the hearings, if any, to five days, and (4) shall render his or her decision within 30 days of the filing of the arbitration. 
 9.04 Costs of Arbitration. The arbitrator shall have the exclusive authority to determine and award costs of arbitration and the costs incurred by any party for its attorneys, advisors and consultants.

 9.05 Award of Arbitrator. Any award made by the arbitrator shall be binding on all parties to the arbitration and shall be enforceable to the
fullest extent of the law. 
  

 -22- 

 9.06 Governing Law; Actual Damages, Etc. In reaching any determination or award, the arbitrator shall apply the
laws of the State without giving effect to any principles of conflict of laws under the laws of the State. Except as permitted under Section 9.4 above, the arbitrator’s award shall be limited to the remedies expressly provided in this
Declaration and shall not include consequential, punitive or exemplary damages. Nothing contained in this Declaration shall be deemed to give the arbitrator any authority, power or right to alter, change, amend, modify, add to or subtract from any
of the provisions of this Declaration. 
 All privileges under State and Federal Law, including, without limitation, attorney-client, work product, and party
communication privilege, shall be preserved and protected. All experts engaged by a party must be disclosed to the other party within 15 days after the date of notice and demand for arbitration is given. 
 ARTICLE X 
 MISCELLANEOUS

 10.01 Term. This Declaration, every provision thereof, and every covenant, condition, restriction and reservation contained herein shall
continue in full force and effect for a period of thirty (30) years from the date hereof, and shall thereafter be renewed automatically for successive five (5) year periods unless and until terminated as provided in Section 10.02
hereof. 
 10.02 Termination and Modification. This Declaration, or any provision hereof, or
any covenant, condition or standard contained herein, may be terminated, extended, modified or amended, as to the whole of said Property or any portion thereof, with the written consent of a minimum of two-thirds ( 2
/3) of the members of the Board subject to this Declaration. No such termination, extension, modification or amendment shall affect any plans,
specifications or use theretofore approved by Declarant or the Board or any Improvements theretofore or thereafter made pursuant to such approval. 
  

 -23- 

 10.03 Assignment of Declarant’s Rights and Duties. Any and all of the rights, powers and reservations of the
Declarant herein contained may be assigned to the Board or to any Person that is an Owner and that will assume the duties of the Declarant pertaining to the particular rights, powers and reservations assigned, and upon any such Person evidencing its
consent in writing to accept such assignment and assume such duties, he or it shall, to the extent of such assignment, have the same rights and powers and be subject to the same obligations and duties as are given to and assumed by Declarant herein.
If at any time the Declarant ceases to exist and has not made such an assignment, a successor Declarant may be appointed in the same manner as this Declaration may be terminated, extended, modified or amended hereunder. The Declarant may from time
to time delegate any or all of its rights, powers, discretion and duties hereunder to such agents as it may nominate. Any assignment or appointment made hereunder shall be in writing and recorded in the Land Records and the assignee shall join
therein for the purpose of evidencing its acceptance of the same. 
 10.04 Mutuality; Reciprocity, Runs With Land. All covenants, restrictions,
conditions and agreements contained herein are made for the direct, mutual and reciprocal benefit of each and every Parcel in favor of every other Parcel, and shall create reciprocal rights and obligations between all grantees of said Parcel, their
heirs, successors, personal representatives and assigns, and shall, as to the Owner of each Parcel, his heirs, successors and assigns, operate as a covenant running with the land for the benefit of all other Parcels. Each deed, lease or other
conveyance of any portion of any Parcel or any interest therein shall include a statement to the effect that the property conveyed thereby is subject to this Declaration and that the grantee or lessee, as the case may be, acknowledges that each and
every benefit and burden contained in this Declaration shall run with the land. Regardless of whether or not such statement is set forth in any deed, lease or conveyance subject to this Section, such statement shall be deemed to have been set forth
therein for all purposes, and any such deed, lease or conveyance shall be construed as if such statement had been set forth therein. 
 10.05 Benefits and
Burdens. The terms and provisions contained in this Declaration shall bind and inure to the benefit of the Declarant, the Owners of all Parcels located within the Property, the Owners of additional property made subject to this Declaration and
their respective heirs, successors, personal representatives and assigns. 
 10.06 Notices. Any notice required or permitted herein shall be in
writing and mailed postage prepaid by registered or certified mail, return receipt requested and shall be directed as follows: If intended for an Owner (i) to the address of the building Parcel, if improved and occupied, (ii) if the
building Parcel is not improved and occupied, to the address set forth in the purchase contract or purchase contract application; or (iii) if none of the foregoing, to the last known address of the Owner; provided, however, that any Owner of a
Parcel may change the address to which notices shall be sent by written notice delivered to the Board and the Declarant. If intended for Declarant or the Board, to the following addresses provided that the said addresses may be changed by written
notice to all Owners: 
  

			
	To Declarant:	  	Herndon Square, LLC
		  	c/o Trammell Crow Company
		  	8201 Greensboro Drive, Suite 600
		  	McLean, Virginia 22102
		  	Attn Thomas E Finan
		
	To Board:	  	Herndon Square, LLC
		  	c/o Trammell Crow Company
		  	8201 Greensboro Drive, Suite 600
		  	McLean, Virginia 22102
		  	Attn Thomas E Finan

  

 -24- 

 10.07 Singular and Plural. Words used herein, regardless of the number and gender specifically used, shall be
deemed and construed to include any other number, singular or plural, and any other gender, masculine, feminine or neuter, as the context requires. 
 10.08
Temporary Closing. The Declarant shall have the right to temporarily close any easement for such reasonable times as may legally be necessary to avoid the possibility of dedicating such easement for public or quasi-public use and to avoid the
acquisition or creation of prescriptive rights by anyone, provided such right may be exercised no more than one (1) time each calendar year, for no longer than one (1) day, and only after delivering written notice thereof of at least
thirty (30) days prior to such closing to the other Owners. The closing shall occur on a Saturday or Sunday in such a manner as not to unreasonably interfere with the rights of the Owners. 
 10.09 Counterparts. This Declaration may be executed in several counterparts, each of which shall be deemed an original, and all such counterparts shall
constitute one and the same instrument. The signature of an Owner may be removed and attached to any other counterpart. Any counterpart to which is attached the signatures of all Owners shall constitute an original of this Declaration. 

10.10 Time is of Essence. The Owners hereto recognize that, with regard to the obligations of the Owners to be performed herein, time is of the essence.

 10.11 Enforcement. These restrictions may be enforced by the Board, its successors and assigns by proceeding at law or in equity against the Person
violating or attempting to violate any covenant or covenants, either to restrain the violation thereof or to recover damages together with reasonable attorneys’ fees and court costs. Further, in the event the Board fails to act to enforce any
restriction herein, any Owner of any Parcel may enforce these restrictions as aforesaid against any other Owner. 
 10.12 Exoneration of Declarant.
Each Owner of any Parcel in the Property or any other party having an interest in any portion of the Property expressly agrees that no duty or obligation is imposed upon Declarant to enforce or attempt to enforce any of the covenants or restrictions
contained herein. Notwithstanding anything to the contrary in this Declaration, neither Declarant nor any present or future Constituent Partner 

  

 -25- 

 
(hereinafter defined) in or agent of Declarant, nor any member, manager, shareholder, officer, director, employee, trustee, beneficiary, or agent of any
corporation or trust that is or becomes a Constituent Partner in Declarant shall be liable, directly or indirectly, for any act or omission under or in connection with this Declaration, or any amendments or modifications to any of the foregoing made
at any time or times, heretofore or hereafter, including, without limitation, failure to enforce or attempt to enforce any covenant or restriction in this Declaration, and each of the Owners and their respective successors and assigns waives, and
does hereby waive, any such liability. As used in this Section 10.12, a “Constituent Partner” in Declarant shall mean any direct member in Declarant and any Person that is a partner in any partnership that, directly or indirectly,
through one or more other partnerships, is a member in Declarant. 
 10.13 Failure to Enforce Not a Waiver of Rights. Any waiver or failure to enforce
any provision of this Declaration in a particular situation shall not be deemed a waiver or abandonment of such provision as it may apply in any other situation or to the same or a similar situation at any other location in the Property or of any
other provision of this Declaration. The failure of the Declarant, the Board or any Parcel Owner to enforce any covenant or restriction herein contained shall in no event be deemed to be a waiver of the right to do so thereafter nor of the right to
enforce any other covenant or restriction. 
 10.14 Constructive Notice and Acceptance. Every Person who now or hereafter owns or acquires any right,
title or interest in or to any portion of said Property is and shall be conclusively deemed to have consented and agreed to every covenant, condition and restriction contained in the instrument by which such person acquired an interest in said
Property. 
 10.15 No Waiver. All of the conditions, covenants, restrictions and reservations contained in this Declaration shall be construed
together, but if it shall at any time be held that any of one of said conditions, covenants, restrictions and reservations, or any part thereof is invalid, or for any reason becomes unenforceable, no other conditions, covenants, restrictions and
reservations or any part thereof shall be thereby affected or impaired. 
 10.16 Captions. The captions, section numbers and article numbers appearing
in this Declaration are inserted only as a matter of convenience and in no way define, limit, construe or describe the scope or intent of such sections or articles of this Declaration nor in any way modify or affect this Declaration. 
 10.17 Severability. Invalidation of any one of these covenants and restrictions by judgment or court order shall in no way affect any other provisions which
remain in full force and effect. 
 10.18 Indemnification. To the fullest extent permitted by applicable law, each of the Owners (in proportionate
shares) shall indemnify, defend and hold harmless Declarant in its capacity as such and any other Person who was or is a party, or is threatened to be made a party to any threatened, pending or contemplated action, suit or proceeding, 

  

 -26- 

 
whether civil, criminal, administrative or investigative, by reason of the fact that he is or was a member of the Board against any liability, obligation,
damage or expense, including attorney’s fees, reasonably incurred by Declarant or such other Person in connection with such action, suit or proceeding. The Board may purchase and maintain insurance on behalf of any person who is or was a member
of the Board against any liability asserted against him or incurred by him in any such capacity, or arising out of his status as such. 
 ARTICLE XI 
 SITE PLAN BONDING AGREEMENTS 
 11.01 Access and Indemnity for Compliance with Proffers and Site Plan Bonding Agreements. Herndon Square, L.L.C., in its individual capacity and not solely as Declarant, has undertaken certain obligations under
the Proffers and the Site Plan Bonding Agreements for the benefit of the Property and in connection therewith, Herndon Square, L.L.C. has made certain cash deposits and deposited letters of credit and other security to secure the performance of its
obligations under such Proffers and the Site Plan and Bonding Agreements. Such security may remain in place after Herndon Square, L.L.C. ceases to be the Declarant or an Owner under this Declaration. Each Owner (other than Herndon Square, L.L.C.)
does hereby agree to indemnify, defend and hold Herndon Square, L.L.C. harmless from any obligation, liability, damage, loss, cost or expense, including attorney’s fees and expenses, incurred by Herndon Square, L.L.C. arising under or in
connection with the Proffers or the Site Plan Bonding Agreements by reason of the failure of any such Owner to perform any of its obligations under this Declaration. Further, Herndon Square, L.L.C., in its individual capacity, shall have the right,
but not the obligation, exercisable at any time, whether or not it is then an Owner or the Declarant hereunder, to enter upon the Property of any Owner to perform any unperformed obligation of an Owner under this Declaration to the extent necessary
to satisfy fully the obligations of Herndon Square, L.L.C. under the Proffers and the Site Plan Bonding Agreements. 
  

 -27- 

 IN WITNESS WHEREOF, the Declarant has caused these presents to be executed as required by
law on the day and year first above written 
  

					
	HERNDON SQUARE, L.L.C., a Delaware limited liability company
		
	By:	 	CFH/WB Management L.L.C., a Delaware limited liability company, its Administrator
			
		 	By:	 	Crow Family, Inc., a Texas
		 		 	corporation, its Sole Manager
			
		 	By:	 	 /s/ Carol Kreditor

		 		 	Carol Kreditor, Vice President

 STATE OF TEXAS 
 COUNTY OF DALLAS, to-wit 
 Subscribed and Sworn to before me the undersigned Notary Public, this 4 day of May, 1999, by Carol
Kreditor, as Vice President of Crow Family Inc, the Sole Manager of CFH/WB Management L.L.C., a Delaware limited liability company, as the Administrator of Herndon Square, L.L.C. 
  

					
	

	 		 	 /s/ Misty Lea Evans

	 		 	Notary Public

  

			
	My commission expires	 	  

  

 -28-Agreement for Lease

 Exhibit 10.29 
 DATED 2nd April 2007 
 SLOUGH TRADING ESTATE LIMITED 
 - and - 
 RACKSPACE MANAGED HOSTING LIMITED 
  
  
 AGREEMENT FOR LEASE 
 - relating to - 
 Building 115 Buckingham Avenue Trading Estate 
 Slough Berkshire 
  
  
 NABARRO NATHANSON 
 Lacon House 
 Theobald’s Road 
 London WC1X 8RW

 Ref: PD/TNP/LM/S2884/01010 
 Tel: 020 7524 6000 
 Fax: 01753 512768 

 INDEX 
  

	 	1.	Definitions and Interpretation 

  

	 	2.	Tenant’s Planning Obligations 

  

	 	3.	Conditionality 

  

	 	4.	Landlord’s Obligations to carry out Works 

  

	 	5.	Grant of the Lease 

  

	 	6.	Tenant’s Works 

  

	 	7.	Title 

  

	 	8.	Restrictions 

  

	 	9.	Representation 

  

	 	10.	Non- Assignment 

  

	 	11.	Notices 

  

	 	12.	Executory Agreement 

  

	 	13.	Non-merger etc 

  

	 	14.	Entire Understanding 

  

	 	15.	Standard Conditions 

  

	 	16.	Expert Determination 

  

	 	17.	Exclusion of Third Party Rights 

 Annexures 
  

	 	1.	Rent Deposit Deed 

  

	 	2.	Form of Warranty from Environmental Consultant 

  

	 	3.	Form of Warranty from Landlord 

  

	 	4.	Form of Lease 

  

	 	5.	Form of Licence to Alter 

  

	 	6.	Form of Warranties from Professional Team 

  

	 	7.	Form of Sideletter 

  

	 	8.	Specification of Landlord’s Works 

  

	 	9.	Specification of Tenant’s Works 

 AN AGREEMENT made the 2nd day of April 2007 BETWEEN 
  

	(1)	SLOUGH TRADING ESTATE LIMITED (Company Registration Number 1184323) whose registered office is at 234 Bath Road Slough SLl 4EE (“the Landlord”) 

 

	(2)	RACKSPACE MANAGED HOSTING LIMITED (Company Registration Number 3897010) whose registered office is at Unit 2 Longwalk Road Stockley Park Uxbridge UBI1 1BA (“the Tenant”)

 WHEREBY IT IS AGREED as follows:- 
 Definitions and Interpretation 
 “Application” 
 means the full detailed planning application submitted or to be submitted by and at the cost of the Tenant to the appropriate local planning authority in
respect of the Tenant’s Works to be in a form approved by the Landlord such approval not to be unreasonably withheld or delayed 
 “the Completion Date” 
 means the fifth Working Day following the Condition Date 
 “Condition Date” 
 means
the date of fulfilment of the Conditions Precedent 
 “Conditions Precedent” 
 means: 
  

	 	(i)	the grant of a Planning Permission which is or which is deemed to be a Satisfactory Planning Permission (“First Condition”); and 

  

	 	(ii)	the completion of the Power Supply Agreement (“Second Condition”); and 

  

	 	(iii)	the completion of the Landlord’s Works in accordance with this Agreement (“the Third Condition”); and if clause 4.3 has effect 

  

	 	(iv)	the carrying out of or agreement as to the carrying out of the works referred to in clause 4.4 (“the Fourth Condition”) 

 “Deposit Deed” 
 means the
deed in the form of Annexure 1 
 “Environmental Consultant” 
 means WSP Environmental Limited of Buchanan House 24-30 Holborn London EC1N 2HS 
  

 2 

 “Environmental Deed of Warranty” 
 means a warranty in the form of Annexure 2 to be granted by the Environmental Consultant 
 “Landlord’s Solicitors” 
 means Nabarro of Lacon House Theobald’s Road London WCIX 8RW 
 “Landlord’s Warranty” 
 means the warranty in the form of Annexure 3 
 “Landlord’s Works” 
 means the works detailed in Annexure 8 
 “Lease” 
 means the lease
of the Premises for a term of twenty years commencing on the Completion Date (whether or not completion takes place on such date where the delay is due to the default of the Tenant) at the Rent payable from the Rent Commencement Date with five
yearly rent reviews at the expiration of every consecutive fifth year of the said term such lease to be in the form of Annexure 4 
 “Licence to Alter” 
 means the licence recording the Tenant’s Works such licence to be in the form of
Annexure 5 
 “Other Rent” 
 means all sums payable as rent pursuant to the Lease other than the Rent 
 “Planning Agreement”

 means an agreement entered or to be entered into under section 106 of the Town and Country Planning Act 1990 
 “Planning Permission” 
 means full detailed planning consent obtained by the Tenant pursuant to the Application 
 “Power Supply Agreement”

 means the agreement for the supply of power to the Premises to be made between SHP (1) and the Tenant (2) 
  

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 “Premises” 
 means the land and building known as Building 115 Buckingham Avenue Trading Estate Slough (as the same are more particularly described in the Lease)

 “Post Completion Environmental Report” 
 means the environmental report to be provided by WSP Environmental Limited following practical completion of the construction of the Premises 
 “Professional Team” 
 means
PD Architects (architects) and Robert Walpole & Partners (structural engineers) 
 “Rent” 
 means the initial yearly rent of £543,165 
 “Rent Commencement Date” 
 means the date being nine months from and including the Completion Date in respect of
the Rent and the Completion Date in respect of the Other Rent (and in each case whether or not completion takes place on the Completion Date where delay is due to the default of the Tenant but otherwise on the date of actual completion) 

“Satisfactory Planning Permission” 
 means a Planning Permission which does not contain an Unreasonable Condition (and if the Tenant so requires in respect of which the relevant period has expired without an application to the High Court under
Section 288 of the Town and Country Planning Act 1990 or an application to the High Court for leave for a judicial review in relation to such Planning Permission having been commenced (or if commenced the application therefor has been withdrawn
or finally determined so that the Planning Permission can be implemented without challenge)). 
 “SHP” 
 means Slough Heat and Power Limited being the party with whom the Tenant will be entering or has entered into the Power Supply Agreement and which
company is within the same group of companies as the Landlord 
 “Side Letter” 
 means a letter in the form annexed to this Agreement as Annexure 7 
 “Standard Conditions” 
 means the Standard Commercial Property Conditions (Second Edition);

  

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 “Substation Site” 
 means the area shown edged blue on the plan annexed to the Lease on which it is intended SHP will locate and construct a substation for the purposes of
fulfilling its obligations under the Power Supply Agreement 
 “Target Date” 
 means the date which is two calendar months from and including the date of this agreement 
 “Tenant’s Solicitors 
 means Martineau Johnson of No.1 Colmore Square Birmingham B4 6AA (Ref:JES/RA145079) 
 “Tenant’s Works”

 means the works to be carried out by the Tenant at its own expense as briefly described in the specification at Annexure 9
pursuant to the Licence to Alter 
 “Termination Date” 
 means the date which is first working day after the expiry of six months from and including the date of this Agreement or such longer period as the
Landlord and the Tenant may agree in writing from time to time 
 “Unreasonable Condition” 
 means a condition subject to which a Planning Permission is issued or (as the case may be) a provision in a Planning Agreement which has the effect of:-

  

	 	(i)	In the case of the Tenant:- 

  

	 	•	 	 it imposes any restrictions on the siting of plant or equipment to be constructed on the Premises or the Substation Site which would be materially detrimental to
the Tenant’s proposed use of the Premises 

  

	 	•	 	 It makes the Planning Permission personal to the Tenant; or 

  

	 	•	 	 It imposes limitations on noise levels emanating from the Premises or the Substation Site which would be impossible or impractical or which to comply with would
impose a material financial burden on the Tenant; or 

  

	 	•	 	 It prevents the carrying out of the proposed development unless and until a condition has been complied with which could not be satisfied by the Tenant without the
agreement of the third party in respect of which agreement such third party shall have an absolute discretion; or 

  

	 	•	 	 It requires the expenditure of money or other consideration outside the Premises or the Substation Site it does not allow development substantially in accordance
with Application 

  

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	 	•	 	 It restricts the times during and/or days on which the plant or equipment may be operated 

  

	 	•	 	 It imposes or creates any other obligation or restriction which in the reasonable opinion of the Tenant is likely to restrict its use and enjoyment of the Premises
for the use proposed by the Lease 

  

	 	•	 	 It would have the effect of materially affecting in an adverse way the Tenant’s ability to operate its business from the Premises 

 

	 	•	 	 granting a temporary Planning Permission; or 

  

	 	•	 	 preventing the carrying out of the use or occupation of the Premises for the purpose permitted by the Lease unless and until a condition has been complied which
could not be satisfied without the agreement of a third party (unless such agreement has been received or cannot be unreasonably withheld); or 

  

	 	•	 	 any other condition which in the reasonable opinion of the Tenant would materially or adversely affect the Premises or the use thereof or adverse to the Tenant

  

	 	(ii)	In the case of the Landlord:- 

  

	 	•	 	 it creates a legal restriction on the Landlord in respect of other uses or occupations of other premises on the Landlord’s estate on which the Premises and the
Substation Site are situate 

  

	 	•	 	 any other condition which is in the reasonable opinion of the Landlord would be adverse to the Landlord 

  

	 	•	 	 it requires the Landlord to enter into a Planning Agreement (other than one where a payment of money is required in which case the provisions of clause 2.11 apply)

 “Warranties” 
 means the warranties from the Professional Team in the form of Annexure 6 
 “Working
Day” 
 shall have the meaning set out in the Standard Conditions; 
  

	1.1	The clause headings in this Agreement (except for the definitions) are for ease of reference and are not to be used for the purposes of construing this Agreement.

  

	1.2	References in this Agreement to clause numbers or schedules or paragraphs in schedules mean the clauses of or schedules to or paragraphs in schedules to this Agreement.

  

	1.3	Obligations undertaken by more than one person are joint and several obligations and include their successors in title. 

  

	1.4	Words importing persons include firms, companies and corporations and vice versa. 

  

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	1.5	Words importing one gender will be construed as importing any other gender. 

  

	1.6	Words importing the singular will be construed as importing the plural and vice versa. 

  

	1.7	Unless otherwise specified, a reference to legislation is to that legislation as consolidated, amended or re-enacted from time to time and includes all orders, regulations,
consents, licences and bye-laws made or granted under such legislation and references to legislation generally are to all legislation (local, national and supra-national) having effect in relation to the Premises. 

  

	1.8	Where any act is prohibited no party will permit or omit to do anything which will allow that act to be done. 

  

	1.9	Where any notice, consent, approval, permission or certificate is required to be given by any party to this Agreement such notice, consent, approval, permission or certificate must
be in writing and will not constitute a valid notice, consent, approval, permission or certificate for the purpose of this Agreement unless it is in writing. 

  

	2.	TENANT’S PLANNING OBLIGATIONS – FIRST CONDITION 

  

	2.1	The Tenant shall submit the Application as soon as reasonably possible and in any event within 20 Working Days of the date of this deed and thereafter use all reasonable endeavours
to obtain at its own expense a Satisfactory Planning Permission as expeditiously as reasonably possible 

  

	2.2	The Tenant will keep the Landlord fully informed of the progress of the Application 

  

	2.3	Within seven days of receipt of written notice of the refusal by the local planning authority to grant Planning Permission pursuant to the Application the Tenant shall send a copy
of the refusal decision to the Landlord and to the Landlord’s Solicitors 

  

	2.4	If the local planning authority either refuses (or is deemed by statute to have refused) the Application or grants a Planning Permission which is not a Satisfactory Planning
Permission the Tenant with the agreement of the Landlord (such approval not to be unreasonably withheld or delayed) but at its own expense may appeal against the decision or deemed decision of the local planning authority and shall notify the
Landlord of such appeal within such period of time as shall be reasonable 

  

	2.5	If the Tenant prosecutes any appeal it shall do so with all due diligence and will keep the Landlord informed of all relevant information with respect to the appeal and the Landlord
shall at the cost of the Tenant give all reasonable assistance to the Tenant when reasonably requested to do so in this regard 

  

	2.6	Upon the grant of Planning Permission the Tenant will promptly send a copy of the Planning Permission to the Landlord and the Landlord’s Solicitors and notify the Landlord and
the Landlord’s Solicitor in writing as to whether or not in the opinion of the Tenant the Planning Permission constitutes a Satisfactory Planning Permission and if not state the reasons why not 

  

 7 

	2.7	The Landlord shall within five Working Days of receipt of the notice given by the Tenant pursuant to Clause 2.6 notify the Tenant in writing as to whether or not in the opinion of
the Landlord the Planning Permission constitutes a Satisfactory Planning Permission and if not state the reasons why not 

  

	2.8	If both parties agree or it is determined pursuant to clause 2.9 that a Satisfactory Planning Permission subsists then the First Condition shall be satisfied on the date of such
agreement or deemed agreement or determination as the case may be 

  

	2.9	It either the Landlord or the Tenant consider that any condition within the Planning Permission constitutes an Unreasonable Condition and the other party disagrees then the party
who disagrees shall notify the other in writing of this fact within ten Working Days of the other party’s notice and the matter shall then be referred to the determination of an Expert who shall be appointed in accordance with the provisions
contained in Clause 13 of this Agreement and his decision as to whether or not any condition is an Unreasonable Condition shall be final and binding on the parties 

  

	2.10	For the purposes of this Clause 2 a condition attached to a Planning Permission or a Planning Agreement shall not be capable of being deemed by the Landlord as being an Unreasonable
Condition unless the Landlord gives written notification to the Tenant in accordance with and within the period specified in clause 2.7 

  

	2.11	If the Local Planning Authority shall indicate that Planning Permission would be granted subject only to an agreement under Section 106 of the Town and Country Planning Act
1990 the Landlord will at the request of the Tenant enter into such planning obligation with the Local Planning Authority under such section in such form as may be reasonable in the circumstances (where it relates to a payment of money) and approved
by the Landlord (such approval not to be unreasonably withheld or delayed) and it must be stipulated in any such planning obligations that: 

  

	 	(i)	the obligations contained therein are to become operative and give rise to liability only if the development to which they relate is begun; and 

  

	 	(ii)	the Landlord is in any event to be relieved from all liability in respect of them after it has parted with all interest in the Premises 

 and with effect from completion of the Lease and during the Term the Tenant will indemnify the Landlord against such liability as may arise under or in
respect of the planning obligations and for the avoidance of doubt the Landlord shall only be obliged to enter into a Planning Agreement if it relates to the payment of monies to the local authority and for no other purpose except at its absolute
discretion 
  

	3.	CONDITIONALITY 

  

	3.1	Completion of pursuant to this Agreement is conditional upon the satisfaction of the Conditions Precedent prior to 4.30 p.m. on the Termination Date 

  

	3.2	The Landlord and the Tenant will use all reasonable endeavours to ensure the Second Condition is satisfied on or before the Completion Date 

  

 8 

	3.3	The Tenant may at any time and from time to time serve a written notice on the Landlord electing to waive any part or the whole of any Conditions Precedent then outstanding and upon
the service of any such notice then such Condition Precedent shall be deemed to have been satisfied to the extent then so waived on the date of service of such notice 

  

	3.4	If the Conditions Precedent have not all been satisfied by 4.30 pm on the Termination Date then (save during any period of dispute in respect of clause 2 or clause 4 of this
Agreement which has been referred to an Expert pursuant to clause 16) either party may determine this Agreement by serving five (5) Working Days written notice on the other and upon the expiry of such notice this Agreement will determine unless
in the meantime the Conditions Precedent have been satisfied or deemed to be satisfied and such termination shall be without prejudice to any antecedent claim or breach in respect of any provisions of this Agreement 

  

	4.	LANDLORD’S OBLIGATIONS TO CARRY OUT LANDLORD’S WORKS – THIRD CONDITION AND POSSIBLE FOURTH CONDITION 

  

	4.1	The Landlord shall carry out and complete the Landlord’s Works: 

  

	 	(i)	in a good and workmanlike manner 

  

	 	(ii)	with good and suitable materials 

  

	 	(iii)	in accordance with all legislative requirements 

  

	 	(iv)	with due diligence 

  

	 	(v)	to the reasonable satisfaction of the Tenant 

  

	4.2	The Landlord shall use all reasonable endeavours to have completed the Landlord’s Works in accordance with this clause by the Target Date 

  

	4.3	The Landlord undertakes to procure the Post Completion Environmental Report within one month of the date hereof. 

  

	4.4	In the event that the Post Completion Environmental Report reveals any item of work that must be carried out in order to remediate the ground conditions at the Property to a
standard which renders the Property suitable for its current proposed use under the Lease in accordance with the “suitable for use” standard referred to in the Statutory Guidance to the Contamination Land regime established by Part II A of
the Environmental Protection Act 1990 then the same shall be undertaken by the Landlord as soon as reasonably possible with all due expedition, such works to be carried out at its own expense with the Landlord as soon as possible and to the
reasonable satisfaction of the Tenant making good all damage caused in carrying out any such works and if such works are required completion of such works (or if the works can reasonably be undertaken notwithstanding the grant of the lease without
interference to the Tenant’s Works or use of the Property then alternatively the agreement between the Landlord and the Tenant as to the method and timing for the carrying out of such works which neither party shall withhold or delay
unreasonably) will be a fourth condition precedent for the purposes of this agreement (“Fourth Condition”) and this agreement shall be read and construed accordingly 

  

 9 

	4.5	If the as Post Completion Environmental Report reveals items of contamination which were not revealed by the Phase II Geotechnical and Environmental Investigation Report dated
January 2005 and prepared by WSP Environmental Limited a copy of which the Tenant has received prior to the date of this Agreement then if in carrying out the Tenant’s Works reasonable additional cost is reasonably incurred by the Tenant
directly as a result of such ground conditions (reasonable evidence of such additional cost the Tenant shall provide to the Landlord) the Landlord shall pay or reimburse to the Tenant such additional costs (exclusive of VAT) such sum to be paid
within 14 days of demand by the Tenant to a maximum liability of £20,000 (exclusive of VAT) 

  

	5.	GRANT OF THE LEASE 

  

	5.1	Upon the Completion Date the Landlord shall grant the Lease the Side letter and the Licence to Alter and the Tenant shall accept the Lease the Side letter and the Licence to Alter
and the parties shall enter into the Deposit Deed 

  

	5.2	The Lease the Deposit Deed the Sideletter and the Licence to Alter and Counterparts thereof shall be prepared by the Landlord’s Solicitors and shall be executed respectively by
the Landlord and the Tenant 

  

	5.3	On Completion the Landlord shall provide to the Tenant the Landlord’s Warranty the Warranties and the Environmental Warranty duly executed by the Landlord, the Professionals
and the Environmental Consultant as the case may be and save in the case of the Landlord together with certified copies of their respective appointments and professional indemnity cover 

  

	5.4	Completion shall take place at the offices of the Landlord’s Solicitors or at such other place as they shall reasonably require 

  

	5.5	If the Tenant has not provided full details of the Approval Items pursuant to clause 6.2 for the purpose of the Licence to Alter not less than 14 days prior to the Completion Date
(or if no such Approval Items are to be undertaken then if the Tenant has not provided details of the Tenant’s Works to be undertaken generally for the purposes of the Licence to Alter) completion of such Licence shall take place within 14 days
of the Landlord’s Solicitors submitting the engrossment of a counterpart Licence to Alter to the Tenant which they shall do promptly following the approval by the Landlord of the Approval Items or following receipt of such details (as the case
may be) and in any event both parties shall bear their own costs in respect of the Licence to Alter. 

  

	5.6	The Tenant shall pay to the Landlord on the Completion Date the sum of £319,109.58 as referred to in the Deposit Deed on the Completion Date 

  

	5.7	If the Tenant has not provided full details of the plan and method statement for the purposes of the Sideletter for approval by the Landlord (which approval shall not be
unreasonably withheld or delayed) not less than 14 days prior to the Completion Date completion of such Sideletter shall take place within 14 days of the approval by the Landlord of the plan and method statement 

  

	5.8	On completion of the Lease: 

  

	 	(i)	the Rent Review Dates shall be inserted being the fifth anniversary of the date of completion of the Lease 

  

 10 

	 	(ii)	In clause 8 the Renewal Date shall be inserted being the twentieth anniversary of the term commencement date of the Lease and such date shall be inserted into clause 8.5.1 of the
Lease 

  

	 	(iii)	In clause 9 the Renewal Date shall be inserted being the twentieth-fifth anniversary of the term commencement date of the Lease and such date shall be inserted into clause 9.5.1 of
Lease 

  

	6.	TENANT’S WORKS 

  

	6.1	The Landlord acknowledges that:- 

  

	 	(i)	the Tenant will be undertaking works to the Premises in the nature of those briefly described in the specification and plans attached at Annexure 9 and hereby confirms that
it has approved such proposals (“Proposals”) save only that it still requires to see final details of those elements of the Proposals should they go ahead relating to 

  

	 	(i)	a third level over part of the building to carry plant equipment which would require alterations to part of the roof structure; and 

  

	 	(ii)	a possible adaptation to roof to create plant deck 

 (“Approval Items”) to the extent that the Lease requires the Tenant to obtain the Landlord’s approval 
  

	 	(ii)	it will not unreasonably withhold or delay its approval of such detail of such Approval Items once received from the Tenant (notwithstanding the provisions of the Lease)

  

	 	(iii)	the Tenant is entitled on completion of the Lease to carry out the remainder of the Tenant’s Works 

  

	6.2	The Tenant shall (if applicable) forthwith at its own cost prepare and submit to the Landlord for approval by the Landlord drawings and a specification of the Approval Items and
upon such approval being obtained in writing the Tenant shall be entitled to carry out and complete the Approval Items following completion of the Lease 

  

	6.3	The Tenant will provide the Landlord with as built drawings and specifications of any of the Tenant’s Works which affect the structure of the Premises within 21 days of the
completion of such works in accordance with the provisions of the Lease 

  

	7.	TITLE 

  

	7.1	The Landlord has deduced its title to the Premises prior to the date hereof by the production of official copies of the registers of title number BK409952 and a copy of the official
plan dated 19 February 2007 and timed at 14:07:35 (the “Deduced Title”) and the Premises shall be let subject to the matter referred to on the Deduced Title. 

  

 11 

	7.2	The Landlord covenants to make available the Substation Site to SHP no later than the Completion Date 

  

	7.3	Vacant possession of the Premises shall be delivered to the Tenant on completion 

  

	7.4	The Landlord confirms it will issue or grant to SHP such permissions and consents as SHP may require for the installation of electric lines and other apparatus within the Premises
to enable SHP to make connections from the Substation Site to the building for the provision of power pursuant to the Power Supply Agreement 

  

	7.5	The Landlord agrees to permit and hereby permits SHP to have access to the Premises and the Substation Site (accompanied by the Tenant if need be or appropriate) for the purposes of
undertaking the works to be carried out on the Premises and the Substation Site by SHP under the Power Supply Agreement 

  

	7.6	The Landlord will procure prior to the Completion Date the closure of leasehold title number BK216563 and the removal of the relevant notice of lease from its freehold title

  

	8.	RESTRICTIONS 

  

	8.1	“Restrictions” means all matters affecting the Premises or its use registered or capable of registration as local land charges and all notices charges orders resolutions
demands proposals requirements regulations restrictions agreements directions or other matters affecting the Premises or its use served or made by any local or other competent authority or otherwise arising under any statute or any regulation or
order made under any statute 

  

	8.2	The Premises shall be demised subject to all (if any) Restrictions affecting the Premises (whether in existence at the date of this Agreement or arising at any later date)

  

	8.3	No representation is made or warranty given by the Landlord as to whether any restrictions exist or as to the permitted use of the Premises for planning purposes

  

	9.	REPRESENTATIONS 

  

	9.1	Save as provided in clause 9.2 hereof no agent adviser or other person acting for the Landlord has at any time prior to the making of this Agreement been authorised by the Landlord
to make to the Tenant or to any agent adviser or other person acting for the Tenant any representation whatever (whether written oral or implied) in relation to the Premises or to any matter contained or referred to in this Agreement

  

	9.2	Any statement made in writing or email by the Landlord’s Solicitors to the Tenant’s Solicitors prior to the making of this Agreement in reply to an inquiry made in writing
by the Tenant’s Solicitors was made with the authority of the Landlord 

  

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	10.	NON-ASSIGNMENT 

 The Tenant shall pending completion
not assign underlet charge or otherwise deal in any way with the benefit of this Agreement in whole or in part and the Landlord shall not be obliged to grant the Lease to any person other than the Tenant 
  

	11.	NOTICES 

  

	11.1	In this clause 

  

	11.1.1	“the Landlord’s Address” means the address of the Landlord shown on the first page of ‘ this Agreement or such other address as the Landlord may from time to
time notify to the Tenant as being its address for service for the purposes of this Agreement 

  

	11.1.2	“the Tenant’s Address” means the address of the Tenant shown on the first page of this Agreement or such other address as the Tenant may from time to time notify to
the Landlord as being its address for service for the purpose of this Agreement 

  

	11.2	Any notice or other communication given or made in accordance with this Agreement shall be in writing and given in accordance with Section 196 of the Law of Property Act 1925
(as amended) and shall be forwarded as applicable to the Landlord’s Address or the Tenant’s Address 

  

	11.3	Any notices served on the Landlord shall be marked for the attention of the Company Secretary. or such other person as nominated from time to time by the Landlord who shall have
authority to accept such notices 

  

	11.4	Any notices served on the Tenant shall be marked for the attention of the Managing Director and the Operations Manager or such other person as nominated from time to time by the
Tenant 

  

	12.	EXECUTORY AGREEMENT 

  

	12.1	This Agreement is an executory agreement only and shall not operate or be deemed to operate as a demise of the Premises 

  

	12.2	The Tenant shall not be entitled to occupation or possession of the Premises prior to the Completion Date but if it does take occupation prior to the Completion Date (which shall be
at the absolute discretion of the Landlord) shall observe and perform all the covenants and conditions contained in the Lease as if the same had already been granted provided that notwithstanding the foregoing the Tenant shall be entitled to enter
upon the Premises to carry out the Tenant’s Works prior to the Completion Date subject always to the provisions of the Licence to Alter 

  

	12.3	The Landlord shall be entitled to all remedies by distress action or otherwise for recovering any monies due or for breach of obligation by the Tenant as if the Lease had been
completed 

  

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	13.	NON-MERGER ETC 

 All the provisions of this
Agreement shall (to the extent that they remain to be observed and performed) continue in full force and effect notwithstanding completion of the Lease and the Licence to Alter 
  

	14.	ENTIRE UNDERSTANDING 

  

	14.1	This Agreement embodies the entire understanding of the parties and there are no other arrangements between the parties relating to the subject matter of this Agreement

  

	14.2	No amendment or modification shall be valid or binding on any party unless 

  

	14.2.1	it is made in writing 

  

	14.2.2	refers expressly to this Agreement 

  

	14.2.3	it is signed by the party concerned or its duly authorised representative 

  

	15.	STANDARD CONDITIONS 

  

	15.1	The Standard Conditions shall apply hereto in so far as the same are not inconsistent with the provisions hereof and are applicable to the grant of a lease save that

  

	15.2	For the purposes of Standard Condition 3.2 the risk in the Premises remains with the Landlord until completion 

  

	16.	EXPERT DETERMINATION 

  

	16.1	Save as otherwise provided for in this Agreement any dispute or difference which shall arise between the parties as to the construction of this Agreement or as to the respective
rights duties and obligations of the parties under or as to any other matter arising out of or connected with the subject matter of clause 2 or clause 4 of this Agreement shall if either the Landlord or the Tenant so requires at any time by notice
served on the other (“the Notice”) be referred to the decision of an expert (“the Expert”) 

  

	16.2	The Expert shall be appointed by agreement between the Landlord and the Tenant or if within 5 Working Days after service of the Notice the Landlord and the Tenant have been unable
to agree then on the application of either the Landlord or the Tenant the President for the time being of The Royal Institution of Chartered Surveyors or (in each such case) the duly appointed deputy of such President or any other person authorised
by him to make appointments on this behalf 

  

	16.3	The costs of the Expert shall be determined by the Expert but in the event of any failure to determine the same the costs shall be borne in equal shares by the parties

  

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	17.	EXCLUSION OF THIRD PARTY RIGHTS 

 Each party
confirms that no term of this Agreement is enforceable under the Contracts (Rights of Third Parties) Act 1999 by a person who is not a party to this Agreement save for lawful successor in title 
 AS WITNESS the hands of the parties hereto the day and year first before written 
  

					
	SIGNED by	  	)	  	
	a Director for and on behalf of	  	)	  	
	SLOUGH TRADING ESTATE	  	)	  	
	LIMITED	  	)	  	

 02/03/2007
			
	SIGNED by	  	)	  	
	a Director for and on behalf of	  	)	  	
	RACKSPACE MANAGED HOSTING	  	
 )
	  	
	LIMITED	  	)	  	

  

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 Annexure 1 
 (Rent Deposit Deed) 
  

 18 

 [Deed and prescribed particulars delivered to the registrar of companies pursuant to section 395,
Companies Act 1985 on ] 
 DATED                                     
           2007 
 SLOUGH TRADING ESTATE LIMITED 
 - and- 
 RACKSPACE MANAGED HOSTING LIMITED

  
  
 DEPOSIT DEED 
 - relating to - 
 Building 115 Buckingham Avenue 
 Trading Estate
Slough Berkshire 
  
  
 Solicitors 
 NABARRO 
 Lacon House 
 Theobald’s Road 

London WC1X 8RW 
 Ref: PD/TNP/LM/S2884/01010

 Tel: 020 7524 6000 

 DEPOSIT DEED 
 DATED                                     
   2007 
 PARTIES 
 BETWEEN

  

	(1)	SLOUGH TRADING ESTATE LIMITED (Company Registration Number 1184323) whose registered office is at 234 Bath Road Slough Berkshire SL1 4EE (“the Landlord”) and

  

	(2)	RACKSPACE MANAGED HOSTING LIMITED (Company Registration Number 3897010) whose registered office is at 2 Longwalk Road Stockley Park Uxbridge Middlesex UB11 1BA (“the
Tenant”) 

 THIS DEED WITNESSES: 
  

	1.	DEFINITIONS 

 In this Deed, the following
expressions shall have the meanings indicated: 
 “Account” 
 a separate designated interest earning account at National Westminster bank PLC of Farnham Road Slough or an alternative a clearing bank or recognised
building society opened or to be opened by and in the name of the Landlord to be designated Rackspace Managed Hosting Limited; 
 “Default” 
 any failure by the Tenant to pay (whether or not in the case of the yearly rent any formal demand has
been made) the whole or any part of the rents or other money payable under the Lease or to pay any costs damages and expenses incurred by or payable to the Landlord in consequence of any failure by the Tenant to observe and perform any of the
Tenant’s Obligations or in consequence of the determination of the Lease, before the expiration of its term, by forfeiture or any disclaimer by any liquidator of, or a trustee in bankruptcy of the estate of the Tenant or otherwise than by
agreement; 
 “Deposit Balance” 
 the proportion from time to time standing to the credit of the Account attributable to the Tenant including any accrued interest which has not been paid to the Tenant; 
  

 1 

 “Initial Deposit” 
 the sum of £319,109.58; 
 “Lease” 
 the Lease of even date herewith made between the Landlord (1) and the Tenant (2); 
 “Premises” 
 the premises
briefly known as Building 115 Buckingham Avenue Trading Estate Slough Berkshire 
 “Required Deposit” 
 the sum which is greater of:- 
  

	 	(1)	the Initial Deposit; and 

  

	 	(2)	an amount at any time equal to six months’ annual rent payable under the Lease at the annual rate applicable at that time together with a sum equal to value added tax on that
amount if value added tax is payable by the Tenant under the Lease at that time 

 “Tenant’s Obligations”

 the obligations of the Tenant under the Lease and this Deed 
  

	2.	INTERPRETATION 

  

	2.1	Words importing the singular number shall include the plural and vice versa and words importing one gender shall include both other genders 

  

	2.2	Where any party to this Deed comprises more than one person the obligations on the part of that party in this Deed shall be construed as being the joint and several obligations of
the persons comprising that party 

  

	2.3	The headings to clauses do not form part of this Deed and shall not be taken into account in its construction or interpretation 

  

	2.4	Reference to clauses are to clauses of this Deed 

  

	2.5	References to the “Lease” include reference to the Lease as it may be varied from time to time 

  

	3.	THE ACCOUNT 

  

	3.1	The Landlord acknowledges receipt of the Initial Deposit and shall promptly and within 7 days pay it into the Account 

  

	3.2	The Landlord shall also pay into the Account any sums paid to it by the Tenant under clause 5.1 or 5.3 

  

 2 

	3.3	The Tenant acknowledges that only the Landlord is entitled to give instructions to the institution at which the Account is maintained 

  

	3.4	The Deposit Balance is the property of the Tenant but is subject to the charge created by clause 7.2 and shall not be repayable to the Tenant otherwise than in accordance with the
provisions of clause 8 

  

	4.	WITHDRAWALS FROM THE ACCOUNT 

  

	4.1	The Landlord may withdraw money from the Account in order to meet any sum due to the Landlord arising out of a Default 

  

	4.2	Written notice of any withdrawal (including the amount withdrawn and reasonable details of the relevant Default) shall be promptly given by or on behalf of the Landlord to the
Tenant 

  

	5.	MAINTENANCE OF THE ACCOUNT 

  

	5.1	Within fourteen days of notice under clause 4.2 being given the Tenant shall pay to the Landlord such amount as shall when added to the Deposit Balance following the withdrawal be
equal to the Required Deposit 

  

	5.2	If at any time the Deposit Balance (taking no account of any accrued interest which has not yet been paid to the Tenant pursuant to clause 6.2) is less than the Required Deposit the
Landlord may give written notice to the Tenant of the amount of the difference 

  

	5.3	Within fourteen days of notice under clause 5.2 being given the Tenant shall pay the amount of the difference to the Landlord to be paid into the Account 

 

	6.	INTEREST 

  

	6.1	The interest accruing on the Deposit Balance shall belong to the Tenant but shall be left in the Account and form part of the Deposit Balance until paid to the Tenant pursuant to
Clause 6.2 

  

	6.2	Subject to clause 6.3, the Landlord shall, on written request by the Tenant, withdraw from the Account the interest which at the time of the request has accrued on the Deposit
Balance and pay such interest to the Tenant net of tax or other withholding required by law 

  

	6.3	No interest shall be payable to the Tenant out of the Account; 

  

	6.3.1	at a time when there is a Default 

  

	6.3.2	to the extent that payment of the interest would cause the Deposit Balance to be less than the Required Deposit; or 

  

	6.3.3	more frequently than at six monthly intervals 

  

	6.4	All tax payable in respect of interest accruing on the Deposit Balance shall be paid by the Tenant from its own money 

  

 3 

	7.	CHARGE 

  

	7.1	The Tenant warrants to the Landlord that the Deposit is free, and that all sums paid in accordance with clauses 5.1 or 5.3 will be paid free, from all charges, encumbrances, liens
or third party rights (other than the charge referred to in clause 7.2) 

  

	7.2	The Tenant charges its interest in the Account and the Deposit Balance from time to time, and all money from time to time withdrawn from the Account, to the Landlord as security for
the performance of the Tenant’s Obligations 

  

	7.3	The Tenant shall execute any document or take any action which the Landlord may reasonably require in order to perfect the charge created by clause 7.2 

  

	7.4	The charge created by clause 7.2 is in addition to and shall not be merged with or prejudice or affect or be affected by any other security interest of the Landlord in relation to
the Tenant 

  

	8.	RELEASE OF DEPOSIT BALANCE 

  

	8.1	The Deposit Balance shall be maintained in the Account until the earliest to occur of: 

  

	8.1.1	where the Lease comes to an end by forfeiture the date upon which the Tenant and any mortgagee of the Tenant’s interest in the Premises shall have lost or irrevocably released
any rights either of them might have to claim relief from forfeiture 

  

	8.1.2	the date of the assignment of the Lease by the Tenant with the consent of the Landlord in accordance with the terms of the Lease 

  

	8.1.3	where the Lease comes to an end by expiry the date which is one month after the later of the expiry of the Lease and vacant possession of the Premises being given to the Landlord

  

	8.1.4	the date of the Landlord’s confirmation pursuant to clause 11.3 hereof 

  

	8.2	Within one month of the earliest of the dates referred to in clause 8.1 the Landlord shall, subject to clause 8.3, pay the Deposit Balance to the Tenant 

  

	8.3	The Deposit Balance shall not be payable to the Tenant under clause 8.2 at a time when there is a Default but shall become payable when the Tenant has remedied such Default or when
the Landlord has withdrawn from the Account amounts equal to all sums properly due and payable to the Landlord arising out of the Default 

  

	8.4	Payment of the Deposit Balance shall not affect any liability of the Tenant to the Landlord in relation to the Lease or the Premises 

  

	9.	AUTHORITIES BY THE TENANT 

  

	9.1	The Tenant irrevocably authorises the Landlord to act in accordance with this Deed in connection with the Account and the Deposit Balance 

  

 4 

	9.2	The Tenant irrevocably authorises the institution referred to in clause 3.3 to act only on the Landlord’s instructions 

  

	10.	TRANSFER OF THE LANDLORD’S INTEREST 

  

	10.1	If the Landlord transfers the reversion immediately expectant upon the determination of the term created by the Lease, the Landlord shall: 

  

	10.1.1	assign the benefit of this deed to the transferee of the reversion; and 

  

	10.1.2	procure that the transferee of the reversion no later than the date of the transfer covenants in a deed with the Tenant to observe and perform the obligations of the Landlord under
this deed 

  

	10.2	On delivery of the deed referred to in clause 10.1.2 to the Tenant the Landlord (being the transferor) shall cease to be liable for any future default in compliance with any
provision of this Deed 

  

	11.	NET PROFIT AND RENT 

  

	11.1	The Tenant may at any time notify the Landlord in writing (with copies of the relevant audited accounts and any other relevant material) that in each of three consecutive accounting
periods of the Tenant (the third such period ending no earlier than twelve months before such notice), the Tenant’s audited accounts establish that its net profit after tax for each such accounting period constituted a sum which is at least
three times the amount of annual rent payable under the Lease as at the date of the Tenant’s notice 

  

	11.2	For the purposes of clause 11.1 no account shall be taken of any accounting period of the Tenant that is not a period of twelve months 

  

	11.3	The Landlord shall not unreasonably withhold or delay its written confirmation that it is satisfied that the notice, accounts and material referred to in clause 11.1 establish the
circumstances there referred to 

  

	12.	MISCELLANEOUS 

  

	12.1	The proviso for re-entry contained in the Lease shall be exercisable as well upon any breach of any covenant or obligation on the part of the Tenant contained in this Deed as on the
happening of any of the events mentioned in the Lease 

  

	12.2	The rights of the Landlord under this Deed do not limit its rights under the Lease 

  

	12.3	This Deed is to be disregarded upon any review of rent payable under the Lease 

  

	12.4	The Landlord has no obligations or liabilities under this Deed to anyone except the Tenant notwithstanding an assignment of the Lease by it 

  

 5 

	12.5	The provisions as to notices contained in the Lease shall apply to notices served pursuant to this Deed 

  

	12.6	The Landlord may at any time terminate this Deed by paying the Deposit Balance to the Tenant and, on doing so, is released from all liabilities and obligations under this Deed
except in relation to rights of the Tenant that have arisen before the termination 

  

	12.7	Any termination under clause 12.6 and any payment of the Deposit Balance, does not affect the Landlord’s rights under the Lease 

 IN WITNESS of which this Deed has been executed and was delivered on the date appearing as the date of this deed 
  

 6 

			
	EXECUTED as a DEED by SLOUGH	  	)
	TRADING ESTATE LIMITED acting by:	  	)

					
		
		 	Director
		
		 	Director/Secretary

			
	EXECUTED as a DEED by RACKSPACE	  	)
	MANAGED HOSTING LIMITED acting by:	  	)

					
		
		 	Director
		
		 	Director/Secretary

 Annexure 2 
 (Form of Warranty from Environmental Consultant) 
  

 20 

 THE SECOND SCHEDULE 
 DATED 
  
  

[                            ] 
 and 
 [                            ] 
  
  
 DEED OF COLLATERAL WARRANTY 
 relating to
[                                        ]

  
  
  

 34 

 DEED OF COLLATERAL WARRANTY 
 DATE 
 PARTIES 
  

	(1)	[                            ] whose
registered office is situated at [                            ] (the “Company”); and

  

	(2)	[                            ] whose
registered office is situated at [                            ] (the “Beneficiary”) which
term shall include all permitted assignees pursuant to clause 5 below. 

 WHEREAS 
  

	(A)	By the Appointment (as hereinafter defined) the Client (as hereinafter defined) appointed the Firm to provide, inter [Illegible], the Services (as hereinafter defined) for the
benefit of the Client and the Client’s Affiliates (as hereinafter defined) in connection with their property acquisition, investment & management, divestment and development projects and in particular (a proposed purchase / sale and/or
redevelopment of the Property/Properties (as hereinafter defined) including (without limitation) the preparation of the Reports (as hereinafter defined). 

  

	(B)	The Beneficiary, as
[                                        ], has
an Interest in the performance of the Services and the content of the Reports. 

  

	(C)	The Firm has agreed to enter into this Deed with the Beneficiary. 

 Now in
consideration of the payment of one pound (£1) by the Beneficiary to the Firm (receipt of which the firm acknowledges) IT IS AGREED AS FOLLOWS: 
  

	1.	DEFINITIONS AND INTERPRETATION 

 In this Deed the
following expressions shall bear the following meanings: 
 “Appointment” 
 means the Client’s Instruction dated [            ] to provide the Services In
accordance with framework appointment agreement entered into by Client with the Firm on
[                                        ];

 “Client” 
 Means the Client defined in the Appoinment; 
  

 35 

 “Client’s Affiliates” 
 means the client’s affiliates defined in the Appointment; 
 “Reports” 
 means the Report(s) details of which are respectively given in the Appendix
hereto; 
 “Services” 
 means the services provided by the Firm as set out in the Appointment and includes (without limitation) the preparation of the Reports. 
  

	2.	PROFESSIONAL RESPONSIBILITY 

 The Firm warrants and
undertakes to the Beneficiary that in the performance of the Services it has exercised and will continue to exercise all the reasonable skill, care and diligence to be expected of an appropriately qualified professional consultant who has hold
itself out as competent to perform the Services and that all the duties and obligations arising under the Appointment have been and will continue to be complied with and fulfilled. 
  

	3.	USE OF REPORTS 

 The Beneficiary acknowledges that
the Reports were prepared for the purposes described in the Appointment and may only be used and relied upon by the Beneficiary in connection with
[                            ], The Beneficiary may not use the Reports for any other purpose without the
Firm’s written authorization (which shall not be unreasonably withheld or delayed). 
  

	4.	LIMITATION 

 The Firm shall be entitled in any
action or proceedings by the Beneficiary under this Deed to rely on any limitations in the Appointment and to raise the equivalent rights in defense of liability (except set-off and counterclaim) as it would have against the Client under the
Appointment, provided however that: 
  

	4.1	the Firm acknowledges that the Client has paid all fees and expenses properly due and owing to the Firm under the Appointment up to the date of this Deed and that the Beneficiary
has no liability to the Firm in respect of fees and expenses under the Appointment; 

  

	4.2	nothing in this clause 4 shall entitle the Firm to contend in any motion or proceedings that the Beneficiary can only recover reduced or nominal damages because the Client has
suffered no loss or a loss that is less than that actually suffered by the Beneficiary. 

  

 36 

	5.	ASSIGNMENT 

 This Deed and/or the benefit thereof
may be assigned three times by the Beneficiary without the Firm’s consent, and no further assignment will be permitted thereafter without the prior written consent of the Firm (which shall not be unreasonably withheld or delayed). 

 

	6.	INSTRUCTIONS 

 The Beneficiary has no authority to
issue any direction or instruction to the Firm in relation to the performance of the Services. 
  

	7.	LICENCE 

  

	7.1	The copyright in all documents and reports provided by the Firm in connection with the Appointment shall remain vested in the Firm, but the Beneficiary shall have an irrevocable
non-exclusive royalty-free license to use and copy such documents and reports for all purposes in connection with
[                            ] provided always that the Firm shall have no liability for any use made or
reliance placed on such documents and reports which is not permitted by this clause. 

  

	7.2	This license shall carry the right to grant sub-licenses and shall be transferable to third parties. 

  

	7.3	The Firm shall if so requested by the Beneficiary at any time give the Beneficiary access to the documents relevant to the performance of the Services and if requested supply copies
of any documents referred to in clause 7.1 to the Beneficiary subject to the Beneficiary paying Firm’s reasonable copying charges. 

  

	8.	INSURANCE 

  

	8.1	The Firm warrants and undertakes to the Beneficiary that it has, and at all times during the performance of the Services had, in force valid professional indemnity insurance, that
the premiums for the current period of Insurance have been duly paid to the insurer, and that for the period of twelve years from the date of issue of the Reports, provided that such insurance is available at commercially reasonable rates, it will
maintain and renew promptly professional indemnity insurance with a reputable UK Insurer for amounts of cover in respect of the Firm’s liability under this Deed in the sum of not less than £10,000,000 for each and every claim in respect
of all risks other than pollution, contamination or asbestos and £10,000,000 for claims in the aggregate in respect of pollution or contamination and £5,000,000 for claims in the aggregate in respect of asbestos.

  

	8.2	The Firm shall within seven days of any reasonable request produce a certificate of insurance issued by a reputable insurance broker [Illegible] evidence of the Firm’s
Insurance cover and evidence of payment by the Firm of the necessary premiums. 

  

 37 

	8.3	The Firms shall immediately inform the Client if the said professionally indemnity insurances ceases to be available at commercially reasonable rates and terms or otherwise are not
maintained or renewed or for any reason become void or unenforceable. 

  

	8.4	The Firm shall within seven days of completion of this Deed provide a copy of it to its insurers for the time being for the purposes of disclosure of the existence of the warranty
contained in clause 2. 

  

	9.	NOTICES 

 Any notices to be given by the Firm
hereunder shall be deemed to be duly given if it is delivered by hand or sent by registered post or recorded delivery to the Beneficiary at its registered office or principal place of business, and any notice given by the Beneficiary hereunder shall
be deemed to be duly given if it is addressed to the Managing Director and delivered by hand or sent by registered post or recorder delivery to the registered office of the Firm. 
  

	10.	LIMITATION 

 The Firm shall have no liability under
this Deed in respect of the subject matter of litigation proceedings (other than the enforcement of judgements) which have not been commenced prior to the expiration of twelve years from the date of Issue of the Reports. 
  

	11.	VALIDITY 

 The validity of this Agreement shall be
governed by English law and the parties irrevocably agree to submit to the non-exclusive jurisdiction of the English Courts. 
 IN WITNESS whereof the
parties hereto have executed and delivered this Agreement the day and year first before written 
  

							
	This Common Seal of (FIRM)	 	)	  		  	
	Was hereunto affixed in the presence of	 	)	  		  	
				
		 	Director	  		  	
				
		 	Director/Secretary	  		  	

  

 38 

							
	Executcd as a Deed by [BENEFICIARY]	 	)	  		  	
	acting by	 	)	  		  	
				
		 	Director	  		  	
				
		 	Director/Secretary	  		  	

  

 39 

 Annexure 3 
 (Form of Warranty from Landlord) 
  

 21 

 DATED                                     
           2007 
 SLOUGH TRADING ESTATE LIMITED 
 - to - 
 RACKSPACE MANAGED HOSTING LIMITED

  
  
 DEED OF WARRANTY 
 relating to 
 Building 115 Buckingham Avenue 
 Trading Estate
Slough 
  
  
 Ref: PD/TNP/LM/S2884/01010 
 Nabarro Nathanson

 Lacon House 
 Theobald’s
Road 
 London WC1X 8RW 
 Tel: 020
75246000 
 Fax: 01753 512768 

 THIS AGREEMENT is made the      day of
                             2007 
 BETWEEN 
  

	(1)	SLOUGH TRADING ESTATE LIMITED (Company Registration Number 1184323) whose registered office is at 234 Bath Road Slough Berkshire SLl 4EE (“Slough”) and

  

	(2)	RACKSPACE MANAGED HOSTING LIMITED (Company Registration Number 3897010) whose registered office is at 2 Longwalk Road Stockley Park Uxbridge Middlesex UB11 1BA (“the
Company” which term shall include all assignees to the extent permitted under this Agreement) (“the Beneficiary”). 

 WHEREAS

  

	(A)	Slough has carried out the construction of premises known as Building 115 Buckingham Avenue Trading Estate Slough (“the Works”) 

  

	(B)	Slough has agreed to provide this warranty in favour of the Beneficiary. 

  

	(C)	The Beneficiary has taken a lease of the Works (“the Lease”) and Slough has agreed to enter into this Agreement with the Beneficiary. 

 Now in consideration of the payment of one pound (£1.00) by the Beneficiary to Slough (receipt of which Slough acknowledges) IT IS HEREBY AGREED AS
FOLLOWS: 
  

	1.	Slough warrants to the Beneficiary that: 

  

	1.1	the Works have been completed to comply with the performance specification or requirements contained in the Health and Safety file; 

  

	1.2	the it has carried out and completed the Works in a proper good and workmanlike manner and in compliance with the Specifications, the Health and Safety Plan and the Statutory
Requirements. 

  

	2.	 Without prejudice to the generality of clause 1 Slough further warrants that it the has exercised and will continue to exercise reasonable skill and care to see
that materials are specified for use and used in the Works are in compliance with the principles set out in the Ove Arup and Partners guidance document Good Practice in the Selection 

	 	 
of Construction Materials, edition current at the date of when the Works were carried out and Slough further warrants that it has used all reasonable
skill and care to avoid specifying any materials which are or ought to be known by it: 

  

	2.1	by their nature or application contravene any British Standard or British Code of Practice or European Union equivalent current at the time of specification;

  

	 	2.1.1	be deleterious to the condition of the completed Works; or 

  

	 	2.1.2	carry a material risk to the health and safety of any person involved in the design and/or construction of the works and/or any user and/or occupant of the completed Works.

  

	3.	Without prejudice to the generality of this clause 2 Slough further warrants that it has used reasonable skill and care to see that no substances generally known at the time of
carrying out the Works to be deleterious to the structural integrity of the Works or to health and safety have been used in respect of the Works. 

  

	4.	This Agreement may be assigned twice after which this Agreement shall be of no further effect save for any antecedent claim. 

  

	5.	Any notice to be given by the parties hereunder shall be deemed to be duly given if it is delivered by hand at or sent by recorded delivery to the other party at its registered
office or such other address as the party to be served shall have previously notified in writing and in the case of any such notices the same shall if sent by recorded delivery be deemed to have been received forty-eight hours after being posted and
if delivered by hand be deemed to have been received at the time of delivery. 

  

	6.	The copyright in all drawings, reports, specifications, bills of quantities, calculations and other similar documents provided by Slough in connection with the Works shall remain
vested in Slough. 

  

	7.	The Beneficiary and any person authorised by the Beneficiary is hereby granted an irrevocable royalty free licence to use and reproduce all the items referred to in clause 6 and all
amendments and additions to them which are now or at any time in the future prepared designed or drawn for all purposes relating to the Works provided that Slough shall not be liable for any such use for any purpose other than that for which the
item in question was originally prepared by Slough. 

  

 2 

	8.	Slough shall at any time on request allow the Beneficiary and any person authorised by the Beneficiary access to all such items referred to in clause 6 and all amendments and
additions to them which are now or at any time in the future prepared designed or drawn and shall provide copies thereof to the Beneficiary or any such person at the expense of the Beneficiary or any such person. 

  

	9.	Slough shall no liability whatsoever in relation to the carrying out of the Works after the December 2017. 

  

	10.	Slough’s liability under this Agreement shall be limited to that which would be just and equitable having regard to the extent of Slough’s responsibility for the same on
the basis that the Beneficiary have or will have the benefit of a warranty from Robert Walpole & Partners (structural engineers) and PD Architects (architects) relating to the Works and given (either before or after the completion of this
Agreement) to the Beneficiary. 

  

	11.	This Deed shall be governed by English Law and the parties hereby irrevocably submit to the exclusive jurisdiction of the English Courts. 

  

	12.	The parties to this Deed do not intend that any of its terms will be enforceable by virtue of the Contracts (Rights of Third Parties) Act 1999 by any person not a party to it.

 IN WITNESS whereof Slough has today executed this Agreement as a Deed and delivered the same. 
  

					
	EXECUTED as a DEED by SLOUGH	 	)	  	
	TRADING ESTATE LIMITED	 	)	  	
	acting by:	 		  	
			
		 		  	Director
			
		 		  	Director/Secretary
			
	EXECUTED as a DEED by            )	 		  	
	RACKSPACE MANAGED HOSTING LIMITED

  

 3 

					
	acting by:	 	)	  	
			
		 		  	Director
			
		 		  	Director/Secretary

  

 4 

 Annexure 4 
 (Form of Lease and plans) 
  

 22 

 DATED                                     
            2007 
 SLOUGH TRADING ESTATE LIMITED 
 - to - 
 RACKSPACE MANAGED HOSTING LIMITED

  
  
 LEASE 
 Premises known as 
 Building 115 Buckingham Avenue 
 Trading Estate
Slough 
  
  
 Nabarro Nathanson 
 Lacon House 
 Theobald’s Road 
 London WC1X 8RW

 Ref: PD/TNP/LM/S2884/01010 

 LAND REGISTRY PARTICULARS 
 LRl. Date of lease 
 LR2. Title number(s) 
 LR2.1 Landlord’s title number(s) 
 BK411078 
 LR2.2 Other title numbers 
 LR3. Parties to this lease 
 Landlord 
 SLOUGH TRADING ESTATE LIMITED (incorporated and
registered in England and Wales under company number 1184323) the registered office of which is at 234 Bath Road Slough Berkshire SL1 4EE 
 Tenant 

 RACKSPACE MANAGED HOSTING LIMITED (incorporated and registered in England and Wales under company number 3897010) the registered office of which is
at 2 Longwalk Road Stockley Park Uxbridge Middlesex UB11 1BA 
 LR4. Property 
 Building 115 Buckingham Avenue Slough Trading Estate Slough and more particularly described in part 6 of the Particulars to the Lease. 
 In the case of a conflict between this clause and the remainder of this lease then, for the purposes of registration, this clause shall prevail. 
 LR5. Prescribed statements etc. 
 None. 
  

 i 

 LR6. Term for which the Property is leased 
 Twenty years from and including 2007 
 LR7. Premium 
 None. 
 LR8. Prohibitions or restrictions on disposing of this lease 
 This lease contains a provision that prohibits or restricts dispositions. 
 LR9. Rights of acquisition etc. 
 LR9.1 Tenant’s contractual rights to renew this lease, to acquire the reversion or another lease of
the Property, or to acquire an interest in other land 
 The Tenant’s rights to renew as specified in this lease at clause 8 and clause 9.

 LR9.2 Tenant’s covenant to (or offer to) surrender this lease 
 None. 
 LR9.3 Landlord’s contractual rights to acquire this lease 
 None. 
 LR10 Restrictive covenants given in this lease by the Landlord in
respect of land other than the Property 
 None. 
  

 ii 

 LRll. Easements 
 LRll.l Easements granted by this lease for the benefit of the Property 
 The easements granted for the benefit of the Property as specified
in this lease at Part 1 of the Second Schedule. 
 LRl1.2 Easements granted or reserved by this lease over the Property for the benefit of other property

 The easements granted or reserved by this lease over the Property as specified in this lease at Part 2 of the Second Schedule 
 LR12. Estate rent charge burdening the Property 
 None. 
 LR13. Application for standard form of restriction 
 None. 

LR14. Declaration of trust where there is more than one person comprising the Tenant 
 Not applicable. 
  

 iii 

 CONTENTS 
  

					
	Clause	  	Subject matter	  	Page
	 1.
	  	DEFINITIONS	  	1
	 2.
	  	INTERPRETATION	  	2
	 3.
	  	DEMISE	  	3
		  	Rent	  	3
		  	Additional Rent	  	3
	 4.
	  	TENANT’S COVENANTS	  	3
		  	Payment of rents	  	3
		  	Interest on late payments	  	4
		  	Payment of rates	  	4
		  	Exterior maintenance	  	4
		  	Interior painting	  	4
		  	Repair	  	4
		  	Yielding Up	  	5
		  	Reinstatement	  	5
		  	Landlord’s access	  	5
		  	Default remedies of the Landlord	  	6
		  	Signs	  	6
		  	Use	  	6
		  	Nuisance	  	7
		  	Estate Regulations	  	7
		  	Estate Costs	  	7
		  	Acts prejudicial to insurance	  	8
		  	Safeguarding the Premises	  	8
		  	Planning Applications	  	9
		  	Alterations	  	9
		  	Statutory obligations	  	9
		  	Alienation	  	10
		  	Registration of dealings	  	13
		  	Reletting and sale boards	  	13
		  	Costs of licences and notices as to breach of covenant	  	13
		  	Indemnity	  	14
		  	VAT	  	14
		  	Defects	  	14
		  	Prohibited uses	  	15
	 5.
	  	LANDLORD’S COVENANTS	  	15
		  	Quiet enjoyment	  	15
		  	Insurance	  	15
		  	Insurance details	  	16
	 6.
	  	CONDITIONS	  	16
		  	Re-possession on Tenant’s default	  	16
		  	Benefit of insurance and abatement of rent	  	17
		  	Notices	  	17
		  	Contracts (Rights of Third Parties) Act 1999	  	17
	 7.
	  	RENT REVIEW	  	18
	 8.
	  	FIRST OPTION TO RENEW	  	
	 9.
	  	SECOND OPTION TO RENEW	  	20
	 10.
	  	OPTION TO DETERMINE	  	

  

 iv 

					
		  	FIRST SCHEDULE	  	26
		  	 Description of the Building and Fixtures
	  	26
		  	 SECOND SCHEDULE
	  	26
		  	 Part 1 - The Rights
	  	26
		  	 Part 2 - The Exceptions and Reservations
	  	26
		  	 THIRD SCHEDULE
	  	27
		  	 Obligations of the Surety
	  	27
		  	 FOURTH SCHEDULE
	  	29
		  	 Rent Review Memorandum
	  	29
		  	 FIFTH SCHEDULE
	  	29
		  	 Permitted Alterations
	  	29

  

 v 

 PARTICULARS 
  

			
	 1.      DATE OF THIS DEED
	  	                     2007
		
	 2.      LANDLORD
	  	SLOUGH TRADING ESTATE LIMITED
		
	 Registered office
	  	234 Bath Road Slough SL1 4EE
		
	 Company Registration No.
	  	1184323
		
	 3.      TENANT
	  	RACKSPACE MANAGED HOSTING LIMITED
		
	 Registered office
	  	2 Longwalk Road Stockley Park Uxbridge Middlesex UB11 1BA
		
	 Company Registration No.
	  	3897010
		
	 4.      ESTATE
	  	the area from time to time comprising the Landlord’s estate known as Trading Estate Slough Berkshire of which the Premises form part
		
	 5.      PREMISES
	  	the land and building described in Part 1 of the First Schedule and known as Building 115 Buckingham Avenue Slough Trading Estate Slough Berkshire as shown edged red on the Plan
		
	 6.      COMMENCEMENT DATE
	  	                     2007
		
	 7.      TERM
	  	Twenty years together with the period of any continuation or extension of the tenancy granted by this Lease (subject as hereinafter provided)
		
	 8.      RENT COMMENCEMENT DATE
	  	                     2007
		
	 9.      RENT
	  	£543,165 per annum subject to review as provided in this Lease
		
	 10.    REVIEW DATES
	  	[                    ] 2012 and
[                    ] 2017 and
[                    ] 2022
		
	 11.    PERMITTED USE
	  	use as an electronic data exchange centre together with uses ancillary thereto together with ancillary offices or such other purpose within Class B1(c) B2 or B8 of the Schedule to the Town and
Country Planning (Use Classes) Order 1987 (as amended or replaced from time to time)

 LEASE 
 THIS LEASE is made on the date and between the parties stated in the Particulars 
 WITNESSETH AS FOLLOWS: 
  

	1.	DEFINITIONS 

 In this Lease the following
expressions have the meanings indicated: 
 “Accessway” 
 means the roads and pathways shown hatched brown on the Plan 
 “Act” 
 means the Landlord and Tenant (Covenants) Act 1995 
 “Authorised Guarantee Agreement” 
 has the meaning defined in and for the purposes of Section 16 of the Act and the form of such agreement shall be as reasonably required by the Landlord 
 “Base Rate” 
 means the base rate of National Westminster Bank Plc from time to time (or
such other clearing bank as the Landlord shall nominate) or (if such rate shall cease to be published) such other reasonable or comparable rate as the Landlord shall from time to time designate 
 “Conducting Media” 
 all
sewers drains pipes wires watercourses subways cables ducts apparatus conduits and any other media or works for the conduct or transmission of any service matter or material 
 “Full Reinstatement Value” 
 the costs (including demolition professional fees and any value added tax payable) which would be likely to be incurred in carrying out repair or reinstatement to the Premises in accordance with the requirements of this Lease at the time
when such repair or reinstatement is likely to take place having regard to current building techniques and materials 
 “Insured
Risks” 
 means fire lightning earthquake landslip heave subsidence explosion aircraft riot storm tempest flood burst pipes
malicious damage impact damage and terrorism (if 

  

 1 

 
reasonably available in the insurance market at reasonable commercial rates) and such other insurable risks and on such terms as the Landlord may from time
to time reasonably consider necessary but excluding any risks which the Landlord acting reasonably shall decide from time to time not to include in any policy but so that the Landlord shall give at least fourteen days’ prior notice in writing
to the Tenant of any risk ceasing to be covered by any policy 
 “Loss of Rent” 
 the loss of the rent first reserved by clause 3 for a period of three years having regard to the likely period required for reinstatement or repair in
the event of both partial and total destruction and in an amount which would take into account potential increases of rent in accordance with clause 7 
 “Permitted Alterations” 
 means the alterations additions and works as specified in the
Fifth Schedule 
 “Permitted Part” 
 means a part of the Premises provided that at anyone time the number of underlettings of part shall not exceed four in total 
 “Plan” 
 the plan annexed hereto 
 “Planning Acts” 
 includes
the Town and Country Planning Act 1990 the Planning (Listed Buildings and Conservation Areas) Act 1990 the Planning (Hazardous Substances) Act 1990 and the Planning (Consequential Provisions) Act 1990 
 “Prescribed Rate” 
 four
per centum above the Base Rate 
 “Simplified Planning Zone” 
 means the area of the Estate subject to the Simplified Planning Zone Scheme adopted on
12th November 2004 
  

	2.	INTERPRETATION 

  

	2.1	The expressions “the Landlord” and “the Tenant” shall wherever the context so admits include their respective successors in title 

  

	2.2	Where the Tenant or the Surety (if any) for the time being are two or more persons the terms “the Tenant” or “the Surety” (if any) include the plural number and
obligations expressed or Implied to be made by such party are deemed to be made by such persons jointly and each of them severally 

  

 2 

	2.3	Words importing one gender include all other genders and words importing the singular include the plural and vice versa 

  

	2.4	References in this Lease to any statute or legislation (whether specific or general) include any other statute or legislation replacing amending or supplementing the same and any
orders regulations bye-laws notices permissions approvals or consents thereunder 

  

	3.	DEMISE 

 The Landlord demises to the Tenant with
full title guarantee the Premises together with the Rights referred to in Part 1 of the Second Schedule but subject to the Exceptions and Reservations referred to in Part 2 of the Second Schedule to hold to the Tenant for the Term starting on the
Commencement Date yielding and paying therefor during the Term: 
  

	3.1	Rent 

 yearly the Rent (and all increases arising
from any review pursuant to the provisions in this Lease for the review of rent) to be paid without any deduction or set off (save as required by law) by equal quarterly payments in advance on the Twenty-fifth day of March the Twenty-fourth day of
June the Twenty-ninth day of September and the Twenty-fifth day of December in every year the first payment for the period from and including the Rent Commencement Date up to and including the day immediately preceding the quarter day next after the
Rent Commencement Date to be made on the Rent Commencement Date 
  

	3.2	Additional Rent 

 As additional rent first such
amounts (if any) as are referred to in clause 4.15 to be paid as there stated and recoverable by distress in the same way as rent in arrear unless there is at such time a dispute between the Landlord and the Tenant about such sums and secondly a sum
or sums of money equal to the reasonable expense incurred by the Landlord in effecting or maintaining insurance in accordance with clause 5.2 as the Landlord shall from time to time effect such insurance for the Landlord’s benefit in the Full
Reinstatement Value against the Insured Risks and the Loss of Rent such sum or sums to be paid within seven days of demand 
  

	4.	TENANT’S COVENANTS 

 The Tenant covenants with
the Landlord as follows: 
  

	4.1	Payment of rents 

 To pay the respective rents and
sums of money reserved and made payable at the times and in the manner in which the same are set out or referred to in clause 3 without any deduction or set off (save as required by Law) and to make all such payments to the Landlord on the due date
through the bankers of the Tenant by the Bankers Automated Clearing System or other similar system 
  

 3 

	4.2	Interest on late payments 

 If the Tenant shall fail
to pay any rents or any other sum payable under this Lease within seven days of when the same is due (whether in the case of the yearly rent formally demanded or not) to pay to the Landlord as additional rent (but without prejudice to any other
rights of the Landlord including those under clause 6) interest on all such rents or other sums from the due date for payment until the date actually paid at the Prescribed Rate current at such due date and any such interest shall be recoverable by
the Landlord as rent in arrear 
  

	4.3	Payment of rates 

  

	4.3.1	To indemnify -the Landlord against all existing and future rates or other outgoings whatsoever imposed or charged upon the Premises or upon the owner or occupier in respect of the
Premises in respect of the Term 

  

	4.3.2	To pay and be responsible for all electricity gas and other services to the Premises during the Term 

  

	4.4	Exterior maintenance 

 In every third year of the
Term and in the last year of the Term to prepare and paint the outside of the building erected on the Premises where usually or previously so painted in a good and workmanlike manner and otherwise properly to clean treat and decorate other parts of
the outside of the said building as the same ought to be cleaned treated and decorated (such painting and decorating to be carried out in colours and patterns first approved by the Landlord) Provided That nothing in this Lease shall require the
Tenant to carry out such cleaning, treating or decoration to the outside of the said building more than once in any period of eighteen months 
  

	4.5	Interior painting 

 In every fifth year of the Term
and in the last year of the Term to prepare and paint all the interior of the said building where usually or previously so painted in a good and workmanlike manner (all such painting in the last year of the Term to be carried out in colours approved
by the Landlord such approval not to be unreasonably withheld or delayed) 
  

	4.6	Repair 

  

	4.6.1	Well and substantially to repair and maintain the Premises (damage by any of the Insured Risks excepted save to the extent that the insurance moneys are withheld or the policy
avoided by reason of any act or omission on the part of the Tenant or any undertenant or any employee contractor or invitee of either of them) and at all times to keep the same in good and substantial repair and condition and so repaired cleaned and
maintained and further to keep all unbuilt parts of the Premises clean and tidy and free from rubbish and waste materials 

  

 4 

	4.6.2	Subject to clause 4.6.3 to keep such part of the Premises (if any) as is hatched green on the Plan as well-maintained landscaped areas and in accordance with any reasonable general
scheme for the Estate from time to time implemented by the Landlord 

  

	4.6.3	If the Landlord so requires at any time or from time to time not to do the things referred to in clause 4.6.2 (or such of them as may be notified to the Tenant) but instead to pay
to the Landlord within seven days of written demand the reasonable costs incurred by the Landlord in doing so 

  

	4.7	Yielding Up 

 At the expiration or sooner
determination of the Term to yield up the Premises in good and substantial repair in accordance with material compliance by the Tenant with its obligations under this Lease and subject to clause 4.8.3 to remove such tenant’s trade fixtures and
fittings and any signs erected by or at the instance of the Tenant making good any damage to the Premises caused by such removal 
  

	4.8	Reinstatement 

  

	4.8.1	Before the expiry of the Term (unless the Tenant has exercised the option contained in clause 8 or clause 9 and subject to clause 4.8.3) the Tenant shall carry out such works of
reinstatement as shall be necessary in order to ensure that the Premises conform with the description of contained in the First Schedule 

  

	4.8.2	All such works shall be carried out to the reasonable satisfaction of the Landlord and the Tenant shall apply for any necessary planning permission or approval which may be required
to carry out such works under the Planning Acts or other legislation 

  

	4.8.3	If before the expiry of the Term the Landlord shall have entered into a binding commitment with a third party to take a lease of or to purchase the Premises with the benefit of any
Permitted Alterations then the provisions of this clause 4.8 and the obligation then to remove shall be of no further effect but the Tenant shall be nonetheless required to obtain and deliver to the Landlord evidence that any such Permitted
Alterations left at the Premises comply with the legislative requirements relating to the safe use of such items 

  

	4.9	Landlord’s access 

  

	4.9.1	To permit the Landlord or its agents by prior appointment (which shall not be unreasonably withheld or delayed) with the Tenant on not less than two (2) working day’s
notice (or with such notice in an emergency as may be reasonably possible) during the Term during reasonable hours in the day (or at any time in the case of emergency) with or without workmen and others to enter the Premises for the purpose of
ascertaining that the covenants and conditions of this Lease have been performed and observed by the Tenant and examining (including where reasonable so to do opening up floors walls and ceilings where necessary to examine) the state of repair and
condition of the Premises or for the purpose of taking inventories of the Landlord’s fixtures or of carrying out works on the adjoining property of the Landlord to the extent that such works cannot reasonably be carried out without material
additional cost and of exercising any of the Exceptions and Reservations referred to in Part 2 of the Second Schedule Provided That the Landlord shall make good any damage caused by such entry and the exercise of such rights

  

 5 

	4.9.2	Where the Tenant has granted the Landlord access to the Premises under the provisions of clause 4.9.1 or the Part 2 of the Second Schedule the Landlord shall:-

  

	 	(i)	be accompanied at all times by such representative(s) of the Tenant as the Tenant shall reasonably decide is reasonably required 

  

	 	(ii)	comply with the Tenant’s reasonable security requirements 

  

	 	(iii)	procure that the Tenant’s business is not adversely affected 

  

	4.10	Default remedies of the Landlord 

 If within three
months after service of a notice from the Landlord requiring the Tenant to remedy any breach of covenant relating to the state of repair or condition of the Premises to the carrying out of any works or actions (or earlier in case of emergency) the
Tenant shall not have completed such works or actions then to permit the Landlord to enter upon the Premises and execute all or any such works or actions and the Landlord’s reasonable costs and expenses (including the Landlord’s surveyors
and other professional fees in connection therewith) together with interest thereon at the Prescribed Rate current at the date one month after service of such notice for the period from that date to the date of payment shall be a debt due from the
Tenant to the Landlord and be forthwith recoverable as rent in arrear 
  

	4.11	Signs 

 Save as otherwise provided for in this
Lease, not to erect any pole, mast, aerial or satellite dish or erect or display any sign notice board or advertisement on any part of the Premises except a sign and a reasonable number of aerials (not exceeding three in total) and a reasonable
number of satellite dishes (not exceeding three in number and not exceeding 1.5 metres in diameter as previously approved by the Landlord) as may from time to time be approved by the Landlord indicating the name of the Tenant in a position approved
by the Landlord any such approvals to be in writing and not to be unreasonably withheld or delayed with all such signage aerials and satellite dishes being removed and all damage to the Premises made good in doing so at the end or sooner
determination of the Term (unless the Tenant has exercised the option contained in Clause 8 or clause 9) 
  

	4.12	Use 

  

	4.12.1	Not to use the Premises or any part thereof otherwise than for the Permitted Use and not at any time to store anything on any part of the Premises outside the building erected
thereon 

  

	4.12.2	To use only for the parking of vehicles those parts of the Premises designated for such purpose save that the Tenant shall be entitled to keep such plant and equipment as is
reasonably required in the yard at the rear of the Premises adjacent to Malton Avenue provided such plant and equipment is required to enable the Tenant to use the building part of the Premises as an electronic data centre and subject to the Tenant
installing screening of the plant and equipment as previously approved in writing by the Landlord (such approval not to be unreasonably withheld or delayed) and provided further the Tenant obtains all relevant consents (including planning consent)
for such plant and equipment 

  

 6 

	4.13	Nuisance 

  

	4.13.1	Not to use the Premises or any part of them for any illegal purpose nor to carry out on or from the Premises any noxious dangerous or offensive act activity or business nor anything
which may be or become a nuisance damage to the Landlord or any of its tenants or the occupiers of any premises in the neighbourhood and in particular to use all reasonable endeavours to minimise any electronic or radio interference with any
adjoining or neighbouring premises provided that the Tenant’s use of the Premises in a proper and lawful manner as an electronic data centre shall not be a breach of this clause 

  

	4.13.2	Not to do anything which would or might lead to any contamination of the Premises or pollution of the environment or lead to the pollution obstruction damaging or overloading of the
Conducting Media and to carry out (or at the Landlord’s election to pay to the Landlord the proper costs and fees of carrying out) all works necessary to remedy any such contamination or pollution or to remove the source of the contamination or
pollution save that the Tenant shall not be liable for any contamination or pollution affecting the Premises prior to the date of this Lease or if earlier the date of the Tenant’s occupation of the Premises nor shall the Tenant be liable for
any contamination or pollution caused by any third party (unless such third party is under the control or direction of the Tenant) or any contamination or pollution which derives from any other property not within the Premises

  

	4.13.3	Where it is shown that the Tenant has failed to observe any of the obligations in this clause 4.13 to pay to the Landlord the reasonable and proper costs incurred by it in obtaining
such reports as the Landlord may reasonably require to establish what damage or harm may have been caused to the Premises or other property of the Landlord and the remedial cleaning or other works necessary 

  

	4.13.4	Not to discharge or allow to enter into any underground or other waters any poisonous noxious or harmful effluent liquid or substance 

  

	4.14	Estate Regulations 

 To observe such reasonable
regulations as may from time to time be made by the Landlord for the purposes of good estate management and notified to the Tenant in writing provided nothing in such regulations shall purport to amend the terms of this Lease and in the event of any
inconsistency between the terms of this Lease and the regulations then the terms of this Lease shall prevail 
  

	4.15	Estate Costs 

  

	4.15.1	 To pay to the Landlord from time to time within 7 days of demand a fair and reasonable proportion (as properly certified by the Landlord’s surveyor to be
proper) of the costs (similarly certified) properly and reasonably incurred in the management of the Estate (such management to benefit the Premises) including the upkeep of landscaped areas and security measures the reasonable fees of the Landlord
or the Landlord’s managing agents and including any costs reasonably anticipated by the Landlord to be incurred by the Landlord in the future (but not in respect of a period exceeding one year in advance) in 

  

 7 

	 	 
respect of any of the matters referred to in this sub-clause Provided Always that there shall not be included within such costs any costs, expenses or
charges whatsoever attributable to any of the following:- 

  

	 	(a)	the making good of damage or destruction caused by any of the Insured Risks save to the extent that insurance monies are withheld by reason of any default or omission on the part of
the Tenant or any undertenant or any of their respective employees contractors licensees or invitees 

  

	 	(b)	the initial capital provisions of any amenity facility plant equipment or machinery; 

  

	 	(c)	any matter which is or would be the direct responsibility of any tenant or occupier of any part of the Estate (other than any areas provided for the common use of the Tenants and
occupiers of the Estate) were such part or parts of the Estate to be occupied under the terms of a lease on substantially the same terms as this Lease whether or not such part or parts is or are vacant or occupied by the Landlord at the relevant
time; 

  

	 	(d)	any costs fees or charges which relate to the collection or recovery of rents or service charges or other sums from tenants or occupiers of other parts of the Estate or the letting
of any such premises 

  

	4.15.2	The Tenant or its representatives shall be entitled (upon giving reasonable notice in writing) to receive copies of and to inspect receipts, vouchers and accounts relating to the
costs referred to in clause 4.15.1 above 

  

	4.16	Acts prejudicial to insurance 

  

	4.16.1	Not to do anything as a result of which any policy of insurance against damage to the Premises or to any neighbouring premises may be prejudiced or payment of the policy moneys may
be withheld in whole or in part or whereby the rate of premium in respect of any such insurance may be increased unless the Tenant agrees to meet such increased provision and to give notice to the Landlord forthwith upon the happening of any event
which might affect any insurance policy relating to the Premises 

  

	4.16.2	In relation to the insurance effected by the Landlord in respect of the Premises to pay to the Landlord any reasonable excess arising out of standard commercial insurance for the
Insured Risks required by the insurers or reasonably requested by the Landlord within seven (7) days of written demand by the Landlord following any damage or destruction by any Insured Risks where such excess would be applicable to any claim
in respect of such damage or destruction 

  

	4.17	Safeguarding the Premises 

  

	4.17.1	With respect to fire precautions and safeguarding the Premises against damage by any of the Insured Risks or otherwise to comply with all requirements of the insurers of the
Premises or the relevant insurance brokers or of the fire brigade or local authority and the reasonable requirements of the Landlord 

  

	4.17.2	Not to store or bring on to or allow to remain on the Premises any article substance or liquid of a specially combustible inflammable or explosive nature or which may be a source of
contamination unless required as part of the Permitted Use and subject to the Tenant complying with all regulatory requirements 

  

 8 

	4.17.3	To give written notice to the Landlord upon the Tenant becoming aware of the occurrence of any contamination of the Premises and also upon the occurrence of any pollution of the
environment in breach of any legislative provision caused by any use of or action or activity on the Premises 

  

	4.18	Planning Applications 

 Not without the prior
written consent of the Landlord to make any application for any consent under the Planning Acts but if such application is for consent to do anything which the Tenant is permitted to do under this Lease (or where the approval of the Landlord is
first required and the Landlord has approved the doing of such thing) such consent shall not be unreasonably withheld or delayed 
  

	4.19	Alterations 

 Save as hereinafter provided not to
erect or place any new building or structure whatsoever on the Premises (including any temporary or moveable building or structure) or make any alteration whether structural or otherwise or any addition to the Premises or to the building erected
thereon or to any buildings which may be erected on the Premises Provided That the Tenant may from time to time:- 
  

	 	(i)	with the written consent of the Landlord (such consent not to be unreasonably withheld or delayed) carry out from time to time Permitted Alterations of the type as specified in Part
2 of the Fifth Schedule; and 

  

	 	(ii)	may carry out from time to time Permitted Alterations of the type specified in Part 1 of the Fifth Schedule without the consent of the Landlord but shall within fourteen days of
carrying out any such Permitted Alterations provide to the Landlord a sufficient and detailed specification and drawings applicable thereto 

  

	4.20	Statutory obligations 

  

	4.20.1	At the Tenant’s expense to comply in all respects with the provisions of all statutes and legislation (whether now or subsequently in force) affecting or applicable to the
Premises or their use and forthwith to give notice to the Landlord of any notice direction or order made by any local or competent authority provided that the Tenant shall not be liable for any contamination or pollution caused or existing at the
date of this Lease or caused by any third party (unless such third party is under the control or direction of the Tenant) or any contamination or pollution) which derives from any other property not within the Premises 

  

	4.20.2	The Tenant shall maintain a health and safety file for any works carried out to the Premises and shall comply with the Construction (Design and Management) Regulations 1994 in
respect thereof and provide to the Landlord within 10 working days of request a copy of such file 

  

	4.20.3	Upon any assignment or underlease permitted by this Lease to supply to the assignee or subtenant any health and safety files and/or operating manuals (or copies thereof)

  

 9 

	4.21	Alienation 

  

	4.21.1	Not to assign or share (save as hereinafter provided) or part with the possession or occupation of any part of the Premises nor to permit any such dealing under a permitted
underlease 

  

	4.21.2	Not to hold or occupy the Premises or any part as nominee trustee or agent or otherwise for the benefit of any other person 

  

	4.21.3	Not to assign the Premises without the prior consent in writing of the Landlord (such consent not to be unreasonably withheld or delayed) where the provisions hereinafter contained
are satisfied.) 

  

	4.21.4	On any assignment: 

  

	 	(a)	lf the assignee (taking into account the covenant strength of any guarantor or other additional security provided by such assignee) is of less financial standing than the original
Tenant at the date of the grant of this Lease the Tenant will enter into an Authorised Guarantee Agreement which will be prepared by or on behalf of the Landlord and at the reasonable cost of the Tenant and under which the assignor will agree (inter
alia) with the Landlord: 

  

	 	(i)	that it is liable as sole or principal debtor in respect of all obligations to be owed by the assignee under the Tenant Covenants (as defined in Section 28 of the Act) in this
Lease 

  

	 	(ii)	to be liable as guarantor in respect of the assignee’s performance of the Tenant Covenants (as above defined) in this Lease (provided that such liability shall be no more
onerous than the liability to which the assignor would be subject in the event of its being liable as sole or principal debtor in respect of the obligations owed by the assignee under the said Tenant Covenants) 

  

	 	(iii)	in the event of this Lease being disclaimed to enter into a new lease of the Premises the term of which shall expire simultaneously with the date upon which (but for any disclaimer)
this Lease would have expired by effluxion of time (and not by any other means) and the Tenant Covenants shall be identical to (mutatis mutandis but in any event no more onerous than) the Tenant Covenants in this Lease and if the Landlord does not
require the assignor to accept a new lease of the Premises within 90 days of the date of the disclaimer then to pay to the Landlord within seven days of written demand an amount equal to the rents for the period commencing on the date of such
disclaimer (allowance being made for any sums actually received from the then tenant) and ending on whichever is the earlier of the following dates:- 

  

	 	(a)	the date six months after the date of the disclaimer; and 

  

	 	(b)	the date (if any) upon which the Premises are re-let 

 in
full and final settlement for any liability of the assignor to the Landlord pursuant to the Authorised Guarantee Agreement 
  

 10 

	 	(b)	if it is reasonable of the Landlord to require the same the Tenant shall obtain an acceptable guarantor or guarantors for any person to whom this Lease is to be assigned who will
covenant with the Landlord on the terms (mutatis mutandis) set out in the Third Schedule 

  

	 	(c)	if it is reasonable of the Landlord to require the same the proposed assignee will prior to the assignment enter into such reasonable rent deposit arrangement and/or provide such
additional security for performance by the proposed assignee of its obligations under this Lease as the Landlord may reasonably require 

  

	 	(d)	the proposed assignee shall enter into a covenant with the Landlord to pay the rents reserved by and perform and observe the covenants on the part of the Tenant contained in this
Lease 

  

	4.21.5	Clause 4.21.4 shall operate without prejudice to the right of the Landlord to impose any further conditions upon a grant of consent where such condition is reasonable

  

	4.21.6	

  

	 	(a)	Not to underlet the whole of the Premises or any Permitted Part without the prior consent in writing of the Landlord (such consent not to be unreasonably withheld or delayed)
otherwise than at a rent which is not less than the open market rental value of the Premises or the relevant Permitted Part without a fine or premium and with provision for upwards only rent reviews coinciding with the reviews under this Lease
unless the Premises are being used at that time for the purpose of a data centre and in such circumstances any rent review shall be at a frequency in accordance with market practice for data centres at that time but in any event in all other
respects with materially the same covenants and conditions as are contained in this Lease 

  

	 	(b)	Not to vary the terms of any underlease permitted under this clause 4.21.6 without the Landlord’s written consent and throughout the term of any underlease to require the
undertenant at all times to perform and observe the Tenant’s covenants (except as to the payment of rent) and the conditions contained in this Lease 

  

	4.21.7	The Tenant shall not grant an underlease of a Permitted Part or the Subletting (as referred to in clause 4.21.9 (a) unless: 

  

	 	(a)	Before the undertenant enters into the underlease or becomes contractually bound to do so the underlease is validly excluded from the operation of sections 24 to 28 (inclusive) of
the Landlord and Tenant Act 1954 in accordance with the provisions of section 38A of that Act and the relevant schedule of the Regulatory Reform (Business Tenancies) (England and Wales) Order 2003; and 

  

	 	(b)	The Tenant shall supply the Landlord with a copy (certified by solicitors as a true copy of the original for this purpose) of the notice served by it and the undertenant’s
statutory declaration pursuant to section 38A of that Act 

  

	4.21.8	The Landlord may as a condition for giving its consent for any permitted underletting require the proposed underlessee to enter into a direct covenant with the Landlord to perform
and observe the Tenant’s covenants and the conditions contained in this Lease (save as to payment of rent) in so far as they relate to the underlet premises 

  

 11 

	4.21.9	Upon the Landlord consenting to an underletting of the Premises or a Permitted Part procure that the underlessee covenants with the Landlord: 

  

	 	(a)	not to assign (or agree to do so) any part of the Premises (as distinct from the whole) and not to charge or underlet or share or (save by way of an assignment of the whole) part
with possession of or permit any person to occupy the whole or any part of the Premises provided that one sub underletting of the whole of the Premises (“Subletting”) shall be permitted (but no more than once) subject always to compliance
with the provision of this clause 4.21 (as applicable) and 

  

	 	(b)	not to assign (or agree to do so) the whole of the Premises without the prior consent in writing of the Landlord (such consent not to be unreasonably withheld or delayed)

  

	4.21.10	To notify the Landlord in writing with relevant details within fourteen days of any rent payable under an underlease being reviewed 

  

	4.21.11	In the event that any circumstances or conditions specified in clause 4.21.4 above are framed by reference to any matter falling to be determined by the Landlord (or by any other
person) if the Tenant disputes such determination then either the Landlord or the Tenant shall be entitled to require the matter or matters in question to be referred to an independent expert who in the absence of agreement between the parties shall
be appointed on the application of either party by the President of the Royal Institution of Chartered Surveyors and the determination of such independent expert shall be conclusive as to the matter or matters in question and shall be final and
binding on the parties and his costs shall be met by the parties in such proportions as the independent expert shall determine 

  

	4.21.12	The Tenant shall be entitled without obtaining any consent from the Landlord to permit another company or companies (in this clause 4.21.12 called a “Company”) to occupy
as licensee part or parts of the Premises if and so long as that Company is a member of the same group of companies as the subsidiary or the holding company or a company who has the same holding company as the Tenant (the terms subsidiary and
holding company as being defined in accordance with Section 736 of the Companies Act 1985) and the conditions set out in the remainder of this clause 4.21.12 continue to be fulfilled 

  

	 	(a)	no relationship of landlord and tenant shall arise out of such occupation and that no rights will accrue to such occupier pursuant to the Telecommunications Act 1984

  

	 	(b)	written notice shall be given to the Landlord by the Tenant within 14 days of the Landlord’s written request no more than once every calendar year as to the identity of any
occupiers pursuant to this clause 4.12.12 

  

	4.21.13	The Tenant may without the need for consent share occupation of the Premises with its co-location/hosting customers provided such arrangements are by way of licence only materially
in accordance with the standard co-location/hosting licences/agreements of the Tenant for the time being and do not confer a tenancy or any relationship of landlord and tenant 

  

 12 

	4.22	Registration of dealings 

  

	4.22.1	Within one month after the execution of any assignment transfer or underlease permitted under this Lease or any assignment of such underlease or after any devolution by will or
otherwise of the Term or after any other dealing with this Lease (save for any sharing pursuant to clause 4.21.12) to supply a certified copy of the deed or instrument effecting the same to the Landlord and to pay such reasonable fee (not exceeding
£30) as the Landlord may require for registration 

  

	4.22.2	If this Lease and/or rights granted or reserved by this Lease are or should be registered at the Land Registry under the Land Registration Act 2002 then the Tenant shall:

  

	 	(a)	register this Lease (and the Landlord shall provide and reasonable assistance to respond to any requisitions which may be made by the Land Registry in respect of the Landlord’s
freehold title and procure for the Lease is registered with absolute leasehold title) and any transfer or other registerable disposition of this Lease at the Land Registry within one month of the date of the grant of this Lease or the date of the
instrument of transfer or other disposition requiring registration (as the case may be); 

  

	 	(b)	procure that all rights granted or reserved by this Lease are properly noted against the affected titles (if any); and 

  

	 	(c)	within one week of notification of the registration of the grant transfer other registerable disposition of this Lease or notice against the affected titles (as the case may be)
deliver to the Landlord official copies of the registered titles. 

  

	4.22.3	Immediately after the end of the Term (and notwithstanding that the Term has ended) the Tenant shall make an application to close the registered title of this Lease and shall ensure
that any requisitions received by the Land Registry in connection with that application are dealt with promptly and properly. The Tenant shall keep the Landlord informed of the progress and completion of its application 

  

	4.23	Reletting and sale boards 

 Unless the Tenant shall
have exercised the option to renew this Lease contained in Clause 8 or clause 9 to permit the Landlord or its agents within the last six months of the Term to enter upon the Premises and to affix upon any suitable part a notice board for reletting
or selling the same and not to remove or obscure the same and to permit all persons authorised in writing by the Landlord or its agents to view the Premises during business hours in the daytime subject to the same provisions as are set out in clause
4.9 (mutatis mutandis) 
  

	4.24	Costs of licences and notices as to breach of covenant 

  

	4.24.1	 To pay on demand the Landlord all reasonable and proper costs charges and expenses (including professional fees (and for the avoidance of doubt the costs of any
environmental reports or audits)) properly incurred by the Landlord arising out of any application made by the Tenant for any consent or approval of the Landlord or any breach of the Tenant’s covenants or the preparation and service of a
schedule or interim schedule of dilapidations or any notice which the Landlord may serve on the Tenant whether served before or after (but within 3 months of) the determination of this Lease (including a notice under Section 146 of the Law of
Property Act 1925) requiring the Tenant to remedy any breach of any of 

  

 13 

	 	 
its covenants or arising out of or in connection with any proceedings referred to in Section 146 or 147 of that Act notwithstanding that forfeiture may
be avoided otherwise than by relief granted by the Court 

  

	4.24.2	The Tenant shall not be required to pay any costs incurred by the Landlord where the Landlord has unreasonably withheld its consent after an application from the Tenant

  

	4.25	Indemnity 

  

	4.25.1	Save to the extent covered by an insurance policy effected by the Landlord to be responsible for and to indemnify the Landlord against all losses damages costs expenses claims and
proceedings incurred by or made against the Landlord from a claim by a third party (“Action”) arising out of any breach by the Tenant of any of its obligations arising by virtue of this Lease Provided That the Landlord:-

  

	 	(a)	shall give the Tenant notice and details of any Action promptly after becoming aware of it; 

  

	 	(b)	the Tenant may make written representations to the Landlord about any negotiations relating to the settlement of any Action; 

  

	 	(c)	the Landlord shall (subject to the overriding requirements and or actions and or requirements of its insurer) not settle or compromise any such Action without the consent of the
Tenant such consent not to be unreasonably withheld or delayed 

  

	4.26	VAT 

 To pay to the Landlord upon demand any value
added tax chargeable upon: 
  

	4.26.1	any supply made by the Landlord to the Tenant pursuant to this Lease so that all consideration for any such supply is exclusive of value added tax 

  

	4.26.2	any supply (whether made to the Landlord or to a third person) where pursuant to this Lease the Tenant is required to pay to the Landlord any sum in respect of any costs fees
expenses or other expenditure or liability (of whatever nature) in connection with that supply except to the extent that any such value added tax may be recoverable by the Landlord from HM Customs & Excise 

 and where it is able so to do the Landlord shall provide the Tenant with a valid VAT invoice addressed to the Tenant in respect of any such payment

  

	4.27	Defects 

 To inform the Landlord immediately in
writing of any defect in the Premises which might give rise to a duty imposed by common law or statute on the Landlord becoming known to the Tenant and to indemnify the Landlord against all actions costs claims and liabilities suffered or incurred
by or made against the Landlord in respect of the Premises under the Defective Premises Act 1972 (subject to the terms of the proviso to Clause 4.25 (mutatis mutandis) 
  

 14 

	4.28	Prohibited uses 

 Not to use or carry out from the
Premises or any part thereof any electroplating panel beating or spray painting 
  

	5.	LANDLORD’S COVENANTS 

 The Landlord covenants
with the Tenant: 
  

	5.1	Quiet enjoyment 

 That the Tenant performing and
observing the covenants conditions and agreements contained in this Lease shall and may peaceably and quietly hold and enjoy the Premises during the Term without any lawful interruption or disturbance by the Landlord or any person rightfully
claiming through or under it 
  

	5.2	Insurance 

 At all times during the Term to keep the
Premises insured in the Full Reinstatement Value against the Insured Risks and if the Premises are damaged or destroyed by any of the Insured Risks the Landlord will diligently with all convenient and practicable speed repair or reinstate the
Premises using such materials as are then appropriate subject to all necessary consents and licences being obtained which the Landlord shall use all its reasonable endeavours to obtain without delay and making up any shortfall from its own funds
(save where such shortfall arises due to any act or default of the Tenant) 
 Provided that: 
  

	5.2.1	the Landlord’s obligations under this covenant shall cease if the insurance shall be rendered void or the policy moneys wholly withheld by reason of any act or default of the
Tenant or any undertenant 

  

	5.2.2	if the policy moneys are withheld in part by reason of any act or default of the Tenant or any undertenant the Landlord shall apply any policy money it receives under the insurance
for the Insured Risks towards the repair or reinstatement of the Premises and the Tenant shall pay to the Landlord the amount of policy monies so refused due to the act or default of the Tenant 

  

	5.2.3	if the Premises following any destruction or damage shall not have been repaired reinstated or replaced in accordance with the foregoing covenants so as to render the Premises fit
for occupation or use (and so as to accord materially with the description in the First Schedule and ignoring any need for reinstatement of the Tenant’s fit out) within a period of two years eleven months from the date of destruction or damage
the Tenant may thereafter by giving one month’s notice in writing determine this Lease but without prejudice to the rights of either party in respect of any antecedent claim or breach of covenant and all insurance money shall be the absolute
property of the Landlord 

  

	5.2.4	Where the works of repair and reinstatement of the Premises are substantial works, the Landlord shall procure that the professionals and contractor involved with such works shall
acknowledge a duty of care with the Tenant materially in accordance with the Contracts (Rights of Third Parties) Act 1999 in respect of the functions fulfilled by such professionals and contractor on practical completion of the works of
reinstatement and repair 

  

 15 

	5.3	Insurance details 

  

	5.3.1	To provide upon written request from the Tenant but not more than once in any twelve month period or at any time on a material change to the policy under which the Premises are
insured 

  

	5.3.2	To use its reasonable endeavours to procure that every policy of insurance effected by the Landlord contains a non-invalidation clause for the benefit of the Tenant any undertenant
or any other occupiers. 

  

	5.3.3	To use its reasonable endeavours to obtain written confirmation from the Landlord’s insurers that they have agreed to waive all rights of subrogation against the Tenant and any
undertenant and/or any lawful occupier 

  

	5.4	Accessway 

  

	5.5	To keep the Accessway in a reasonable state of repair and condition 

  

	6.	CONDITIONS 

 Provided always and it is hereby agreed
and declared as follows: 
  

	6.1	Re-possession on Tenant’s default 

 If at any
time during the Term: 
  

	6.1.1	the rents reserved by this Lease or any of them or any part of them shall be in arrear for twenty-one (21) days after the same shall have become due (whether in the case of the
Rent it is legally demanded or not) or 

  

	6.1.3	within one month of written notification from the Landlord to the Tenant that the Tenant has failed or neglected to perform or observe any of the covenants conditions or agreements
on its part to be performed and observed contained in 

  

	 	(a)	this Lease; or 

  

	 	(b)	any licence approval or consent given by the Landlord to the Tenant in relation to the Premises; or 

  

	 	(c)	in any other deed supplemental to this Lease or by which this Lease may be varied 

 the Tenant has not started to take reasonable measures to rectify the breach contained in the written notification from the Landlord 
  

	6.1.4	the Tenant either shall (being a corporation) have an application made for an administration order (whether or not at its instance) or enter into liquidation whether compulsory or
voluntary (not being a voluntary liquidation for the purpose of reconstruction only) or (being an individual) become bankrupt or 

  

 16 

	6.1.5	the Tenant shall make any arrangement or composition with creditors or suffer any distress or execution to be levied on property of the Tenant or have an encumbrancer take
possession or a receiver appointed in respect of the same 

 then and in any such case it shall be lawful for the Landlord (or
any person or persons duly authorised by it in that behalf) to re-enter into or upon the Premises and thereupon the Term shall absolutely cease and determine but without prejudice to the rights and remedies of the Landlord in respect of any
antecedent breach by the Tenant of any of the covenants conditions or agreements contained in this Lease 
  

	6.2	Benefit of insurance and abatement of rent 

  

	6.2.1	The benefit of all insurance effected by the Landlord under this Lease or otherwise in respect of the Premises shall belong solely to the Landlord but if the Premises the Accessway
or any part of them shall at any time be destroyed or damaged by any of the Insured Risks so as to be unfit for occupation or use then and in every such case (unless and to the extent only that the Landlord’s policy of insurance in relation to
the Premises shall have been rendered void or the policy moneys withheld by reason of the act default or omission of the Tenant or any undertenant or any of their respective employees contractors licensees or invitees) the rent first reserved by
this Lease or a fair and just proportion thereof according to the nature and extent of the damage sustained shall be suspended and cease to be payable until the Premises shall have been repaired or reinstated and made fit for occupation or use (and
so as to accord materially with the description in the First Schedule and ignoring any need for reinstatement of the Tenant’s fit out) in accordance with clause 5.2 or until the expiration of three years (or such longer period as may be
provided for in the policy of insurance for Loss of Rent) from the destruction or damage whichever first occurs 

  

	6.2.2	No account shall be taken of damage in relation to any alteration or improvement to the Premises carried out otherwise than by the Landlord unless such alteration or improvement has
in fact been taken into account in effecting both the insurance of the Premises and the insurance in respect of the Loss of Rent 

  

	6.2.3	Any dispute between the Landlord and the Tenant concerning the proportion or duration of the suspension or cesser shall be determined by an arbitrator appointed in default of
agreement between the Landlord and the Tenant on the application of either of them by the President of the Royal Institution of Chartered Surveyors and any such reference shall be a submission to arbitration within the Arbitration Act 1996

  

	6.3	Notices 

 The provisions of Section 196 Law of
Property Act 1925 (as amended) shall apply to the giving and service of all notices and documents under or in connection with this Lease 
  

	6.4	Contracts (Rights of Third Parties) Act 1999 

 Unless expressly stated nothing in this Lease will create any rights in favour of any person pursuant to the Contracts (Rights of Third Parties) Act 1999 
  

 17 

	7.	RENT REVIEW 

  

	7.1	In this clause: 

 “ Assumptions”

 means the assumptions that: 
  

	 	(a)	the Premises are as detailed in the First Schedule and in good and substantial repair and condition and include both the land shown edged red and edged blue on the Plan and that the
area shown edged blue on the Plan is laid and can be used for car parking purposes 

  

	 	(b)	the Tenant and any sub-tenant have complied with all their respective covenants and obligations imposed by this Lease on each of them 

  

	 	(c)	all parts of the Premises are fit and ready to be fitted out for use for the Permitted Use and that consent under the Planning Acts exists for the use of the Premises as a data
centre but with the power supply as described in the First Schedule 

  

	 	(d)	the rent at which the Premises could reasonably be expected to be let is that which would be payable after the expiry of any rent free period or after the receipt of such other rent
concession or inducement in each case by way of allowance in respect of the fitting out of the Premises for a warehouse use or a data centre as may be negotiated in the open market between a landlord and a tenant upon a letting of the Premises but
not so as to rentalise the Tenant’s actual fitting out or other works actually undertaken nor to disregard any capital payment rent free period or other inducement which would then be available to an incoming tenant in the market at that time

  

	 	(e)	no work has been carried out on the Premises by the Tenant during the Term which has diminished the rental value of the Premises and 

  

	 	(f)	any damage to or destruction of the Premises or any means of access to them has been fully reinstated 

 “Current Rent” 
 means the
yearly rent reserved by this Lease (disregarding any suspension of rent under any other provision of this Lease) as varied from time to time pursuant to this clause 
 “Matters to be Disregarded” 
 means each of the following matters so far as they may affect
rental value: 
  

	 	(a)	the fact that the Tenant or any sub-tenant has previously been in occupation of the Premises 

  

	 	(b)	any goodwill attaching to the Premises by reason of the carrying on of the business of the Tenant or any sub-tenant at the Premises and 

  

	 	(c)	 any improvement to the Premises carried out by the Tenant or any subtenant whether during the term or during any prior period of occupation 

  

 18 

	 	 
whether under any lease licence or other occupational arrangement other than improvements effected at the expense of the Landlord (and for this purpose any
rent free period allowed to the Tenant shall not constitute any payment by the Landlord) or pursuant to any obligation to the Landlord whether under the provisions of this Lease or any other deed or document 

  

	 	(d)	all alterations and additions made to the Premises by the Tenant whether during the term or during any prior period of occupation whether under any lease licence or other
occupational arrangement 

  

	 	(e)	all alterations and additions made to the area shown edged blue on the Plan 

 “New Rent” 
 as at any Review Date means the higher of: 
  

	 	(a)	the Current Rent immediately before that Review Date and 

  

	 	(b)	the Rental Value as at that Review Date 

 “President” 
 means the President for the time being of the Royal Institution of Chartered Surveyors 

“Rental Value” 
 as at
any Review Date means the open market rental value of the Premises at that Date: 
  

	 	(a)	as agreed by the Landlord and the Tenant or 

  

	 	(b)	as determined by a Valuer pursuant to the provisions of this clause 

 “Valuer” 
 means a chartered surveyor who has not less than ten years experience in the
valuation, leasing and sale of data centre warehouse and industrial premises and who is acquainted with the market in the area in which the Premises are located 
  

	7.2	The New Rent shall be payable from and including each Review Date 

  

	7.3	If the Landlord and the Tenant do not agree upon the amount of the Rental Value by a date being three months before the relevant Review Date either the Landlord or the Tenant may
require the Rental Value to be determined by a Valuer 

  

	7.4	Both the Landlord and the Tenant may require the Rental Value to be determined by a Valuer even if no attempt has been made to agree the Rental Value 

  

	7.5	Where the Rental Value is to be determined by a Valuer and the Landlord and the Tenant do not agree as to his appointment within fourteen (14) days of either of them putting
forward a nomination to the other such Valuer shall be appointed at the request of either party by the President 

  

 19 

	7.6.1	The Valuer shall act as an expert and not as an arbitrator and his decision (including any decision as to the costs of such determination) shall be final and binding on the parties.
The costs of appointment and fees of the Valuer shall be paid in such proportion as the Valuer directs or if no direction is made then equally by the Landlord and the Tenant 

  

	7.6.2	The Valuer shall upon appointment either by the parties or the President be required upon his determination to provide a reasoned award to the Landlord and the Tenant

  

	7.7	Notwithstanding that the Valuer shall act as an expert the Landlord and the Tenant shall each be entitled to make representations and counter-representations to such Valuer a copy
of which shall be supplied by the Valuer to the other of them and in making an award as to costs the Valuer shall have regard to the representations and counter-representations made to him 

  

	7.8	The Valuer shall determine the Rental Value as the yearly open market rental value at which the Premises as a whole might reasonably be expected to be let by one lease with vacant
possession in the open market by a willing lessor to a willing lessee for a term of years equal in length to the balance unexpired of the Term as at the relevant Review Date and on the terms and conditions of a lease which are otherwise the same as
this Lease except as to the actual amount of the Current Rent (but including provisions for the review of the rent on the terms and frequency provided for in this Lease) and the date on which the term commences and making the Assumptions but taking
no account of the Matters to be Disregarded 

  

	7.9	If by the relevant Review Date the New Rent has not been ascertained (whether or not negotiations have commenced) the Tenant shall continue to pay the Current Rent on each day
appointed by this Lease for payment of Rent until the New Rent has been ascertained and upon such ascertainment of the New Rent the Tenant will pay to the Landlord as arrears of rent due on the date seven (7) days after the date of
ascertainment an amount equal to the difference between the New Rent and the Current Rent actually paid for the period since the relevant Review Date together with interest on the difference at four per centum below the Prescribed Rate calculated
for the relevant Review Date 

  

	7.10	In no event shall the yearly rent payable by the Tenant to the Landlord after the relevant Review Date be less than the yearly rent payable by the Tenant to the Landlord immediately
before such relevant Review Date 

  

	7.11	A memorandum in the form set out in the Fourth Schedule of any increased rent determined pursuant to this clause 7 shall as soon as may be after such determination be prepared in
duplicate and signed by or on behalf of the Landlord and Tenant 

  

	8.	FIRST OPTION TO RENEW 

  

	8.1	In this clause the following definitions apply: 

 “Open Market Rent” 
 means the yearly rent annual rent at which the Premises could reasonably be expected to be
let as a whole on the Renewal Date in the open market to be determined on the same basis as is set out in clause 7.8 (mutatis mutandis) but disregarding this clause 8 and clause 9; 
  

 20 

 “New Lease” 
 means a further lease of the Premises to be granted by the Landlord to the Tenant pursuant to this clause; 
 “Previous Rent” 
 means the
rent payable under this Lease immediately prior to the end of the Term; and 
 “Renewal Date” 
 means
[                                        ] 2027;

  

	8.2	If the Tenant wishes to renew this Lease at the end of the Term it shall serve on the Landlord notice in writing to that effect (the “Tenant’s Notice”) not
less than 6 months before the end of the Term; 

  

	8.3	Subject to the service of a valid Tenant’s Notice in accordance with clauses 8.2 the Landlord shall grant and the Tenant shall take up the New Lease on or before the
Renewal Date. 

  

	8.4	The New Lease shall be on the same terms and conditions as this Lease except for the rent first reserved and subject to the following qualifications: 

  

	8.4.1	the New Lease shall be for a term of 5 years commencing on the Renewal Date; 

  

	8.4.2	the rent first reserved by the New Lease shall be determined in accordance with clause 8.5 and shall be payable from and including the Renewal Date; 

 

	8.4.3	there shall be no review under the New Lease but the provisions of clause 7 shall be retained for the purposes of calculating the rent if the option contained in clause 9 (as
incorporated into the New Lease) is exercised; 

  

	8.4.4	this clause 8 (and all references to it) shall be excluded from the New Lease; and 

  

	8.4.5	the New Lease shall contain a further option in the form of clause 9 below but subject to such amendments as are necessary to give effect to the inclusion of such option within the
New Lease 

  

	8.5	The rent first reserved under the New Lease shall be the Open Market Rent on the Renewal Date determined in accordance with this clause 8.5. 

  

	8.5.1	If the Landlord and the Tenant have not agreed the Open Market Rent by
[                    ] 2027, either may require it to be determined by a “Surveyor” who shall be an independent chartered surveyor
appointed jointly by the Landlord and Tenant, or if they do not agree the identity of such surveyor, by the President for the time being of the Royal Institute of Chartered Surveyors (or any other such officer authorised to carry out that function)
on the application of either the Landlord or Tenant in accordance with this clause 8.5. 

  

 21 

	8.5.2	The Landlord and the Tenant may agree the level of the Open Market Rent at any time before the Surveyor has determined it. 

  

	8.5.3	The Surveyor will act as an as an expert and the decision of the Surveyor will be final and binding. 

  

	8.5.4	If the Surveyor dies, or gives up the appointment, or fails to act in accordance with this clause 8.5 or it becomes apparent that the Surveyor is or will become unable so to
act, the Landlord and the Tenant may make a further appointment of, or application for, a substitute Surveyor. 

  

	8.5.5	The Surveyor shall be instructed to determine the Open Market Rent within two months (or longer if reasonable) of being appointed and to make a direction as to costs (including the
costs of appointment). 

  

	8.5.6	The costs of appointment and fees of the Surveyor shall be paid in such proportions as the Surveyor directs or if no such direction is made, then equally by the Landlord and the
Tenant. If the Tenant has not paid any costs required to be paid under this clause 8.6.6 within l0 Working Days of having been required to pay them, the Landlord may pay such costs which will be deemed due as additional rent and recoverable as rent
in arrears. 

  

	8.5.7	The Landlord will not be liable to the Tenant for any failure of the Surveyor to determine the Open Market Rent as instructed. 

  

	8.5.8	If by the end of the Term the Open Market Rent has not been agreed or determined (whether or not negotiations have commenced): 

  

	 	(a)	the Tenant will continue to pay rent at the rate of the Previous Rent on each day appointed by the New Lease for payment of rent until the Open Market Rent has been agreed or
determined; and 

  

	 	(b)	upon agreement or determination of the Open Market Rent the Tenant will pay to the Landlord as arrears of rent an amount equal to the difference between the Open Market Rent and the
rent actually paid for the period since the Renewal Date together with Interest thereon from Renewal Date until paid to the Landlord. 

  

	8.6	The Tenant shall not be entitled to protect the right to renew this Lease contained in this clause 8 other than by registration of a unilateral notice or an agreed notice at the
Land Registry pursuant to the Land Registration Act 2002. 

  

	8.7	The parties further agree and declare that: 

  

	8.7.1	the rights granted to the Tenant by this clause will be discharged and the Tenant will apply to remove the agreed notice: 

  

	 	(a)	immediately on completion of the New Lease; or 

  

	 	(b)	if the right contained in this clause is not exercised during the Term; or 

  

	 	(c)	if the Lease is forfeited, disclaimed or otherwise comes to an end before the end of the Term. 

  

	8.7.2	 if the Tenant refuses or neglects to make such application it will be lawful for the Landlord or its nominee (and the Landlord and any nominee are irrevocably
empowered 

  

 22 

	 	 
and appointed the Tenant’s attorney for this purpose) to do all things necessary to effect the removal of the agreed notice and to sign any application
for and on behalf of the Tenant. 

  

	8.8	The Landlord hereby consents to the registration of an agreed notice and or an unilateral notice 

  

	8.8.1	If the right to renew this Lease granted by this clause 8 is not protected by registration of a notice against the Landlord’s registered title under the Land Registration Act
2002 within three months from the date of this Lease then this clause 8 shall have no effect and neither the Landlord nor the Tenant shall have any right of action whether for damages or otherwise against the other. 

 

	9.	SECOND OPTION TO RENEW 

  

	9.1	In this clause the following definitions apply: 

 “Open Market Rent” 
 means the yearly rent annual rent at which the Premises could reasonably be expected to be
let as a whole on the second Renewal Date in the open market to be determined on the same basis as is set out in clause 7.8 (mutatis mutandis) but disregarding this clause 9; 
 “Second New Lease” 
 means
a further lease of the Premises to be granted by the Landlord to the Tenant pursuant to this clause 9; 
 “Previous Rent”

 means the rent payable under this Lease immediately prior to the end of the Term; and 
 “Renewal Date” 
 means
[                                        ] 2032;

 “Term” 
 means the term granted by the New Lease granted following the exercise of the option referred to in clause 8 above and in this clause references to ‘this Lease’ mean such lease 
  

	9.2	If the Tenant wishes to renew this Lease at the end of the Term it shall serve on the Landlord notice in writing to that effect (the “Tenant’s Notice”) not
less than 6 months before the end of the Term; 

  

	9.3	Subject to the service of a valid Tenant’s Notice in accordance with clauses 9.2 the Landlord shall grant and the Tenant shall take up the New Lease on or before the
Second Renewal Date. 

  

 23 

	9.4	The Second New Lease shall be on the same terms and conditions as this Lease except for the rent first reserved and subject to the following qualifications:

  

	9.4.1	the Second New Lease shall be for a term of 5 years commencing on the Second Renewal Date; 

  

	9.4.2	the rent first reserved by the Second New Lease shall be determined in accordance with clause 9.5 and shall be payable from and including the Second Renewal Date;

  

	9.4.3	there shall be no rent review provisions in the Second New Lease and clause 7 shall be deleted from the Second New Lease; 

  

	9.4.4	this clause 9 (and all references to it) shall be excluded from the Second New Lease; and 

  

	9.5	The rent first reserved under the Second New Lease shall be the higher of the Previous Rent (disregarding any suspension or abatement of such Previous Rent under this Lease) and the
Open Market Rent on the Second Renewal Date determined in accordance with this clause 9.5. 

  

	9.5.1	If the Landlord and the Tenant have not agreed the Open Market Rent by
[                    ] 2032, either may require it to be determined by a “Surveyor” who shall be an independent chartered surveyor
appointed jointly by the Landlord and Tenant, or if they do not agree the identity of such surveyor, by the President for the time being of the Royal Institute of Chartered Surveyors (or any other such officer authorised to carry out that function)
on the application of either the Landlord or Tenant in accordance with this clause 9.5. 

  

	9.5.2	The Landlord and the Tenant may agree the level of the Open Market Rent at any time before the Surveyor has determined it. 

  

	9.5.3	The Surveyor will act as an as an expert and the decision of the Surveyor will be final and binding. 

  

	9.5.4	If the Surveyor dies, or gives up the appointment, or fails to act in accordance with this clause 9.5 or it becomes apparent that the Surveyor is or will become unable so to
act, the Landlord and the Tenant may make a further appointment of, or application for, a substitute Surveyor. 

  

	9.5.5	The Surveyor shall be instructed to determine the Open Market Rent within two months (or longer if reasonable) of being appointed and to make a direction as to costs (including the
costs of appointment). 

  

	9.5.6	The costs of appointment and fees of the Surveyor shall be paid in such proportions as the Surveyor directs or if no such direction is made, then equally by the Landlord and the
Tenant. If the Tenant has not paid any costs required to be paid under this clause 9.5.6 within 10 Working Days of having been required to pay them, the Landlord may pay such costs which will be deemed due as additional rent and recoverable
as rent in arrears. 

  

	9.5.7	The Landlord will not be liable to the Tenant for any failure of the Surveyor to determine the Open Market Rent as instructed. 

  

	9.5.8	If by the end of the Term the Open Market Rent has not been agreed or determined (whether or not negotiations have commenced): 

  

	 	(a)	the Tenant will continue to pay rent at the rate of the Previous Rent on each day appointed by the Second New Lease for payment of rent until the Open Market Rent has been agreed or
determined; and 

  

 24 

	 	(b)	upon agreement or determination of the Open Market Rent the Tenant will pay to the Landlord as arrears of rent an amount equal to the difference between the Open Market Rent and the
rent actually paid for the period since the Renewal Date together with Interest thereon from Second Renewal Date until paid to the Landlord. 

  

	9.6	The parties further agree and declare that: 

  

	9.6.1	the rights granted to the Tenant by this clause 9 will be discharged and the Tenant will apply to remove the agreed notice: 

  

	 	(d)	immediately on completion of the Second New Lease; or 

  

	 	(e)	if the right contained in this clause 9 is not exercised during the Term; or 

  

	 	(f)	if the Lease or any New Lease is forfeited, disclaimed or otherwise comes to an end before the end of the Term. 

  

	9.6.2	if the Tenant refuses or neglects to make such application it will be lawful for the Landlord or its nominee (and the Landlord and any nominee are irrevocably empowered and
appointed the Tenant’s attorney for this purpose) to do all things necessary to effect the removal of the agreed notice and to sign any application for and on behalf of the Tenant. 

  

	9.7	The Landlord hereby consents to the registration of an agreed notice and or an unilateral notice 

  

	9.8	If the right to renew this Lease granted by this clause 9 is not protected by registration of a notice against the Landlord’s registered title under the Land Registration Act
2002 within three months from the date of this Lease and on any grant of a New Lease then this clause 9 shall have no effect and neither the Landlord nor the Tenant shall have any right of action whether for damages or otherwise against the
other. 

  

	10.	OPTION TO DETERMINE 

  

	10.1	If the Tenant wishes to determine this Lease at the expiration of the tenth or fifteenth years of the Term (each of which such dates is hereinafter called ‘Termination
Date’) and shall give to the Landlord not less than nine months prior notice in writing expiring on a Termination Date and shall in respect of the period up to the time of determination pay the rents reserved by this Lease (provided in the case
of any sums due other than the yearly rent the Tenant shall have received a written demand for the same not less than fourteen days prior to the relevant Termination Date) then without limiting clause 10.2 upon the expiry of such notice the Term
shall immediately cease and determine but without prejudice to the rights of either party in respect of any antecedent claim or breach of covenant 

  

 25 

	10.2	The Tenant shall give vacant possession of the Premises on the relevant Termination Date and in the event the Tenant determines this Lease on the Termination Date being at the
expiry of the tenth year of the Term the Tenant shall pay to the Landlord a sum equivalent to nine months of the Rent payable immediately prior to such Termination Date together with any VAT payable on such sums to be paid in addition to and not in
substitution for any other sum payable under this Lease 

  

	10.3	The Landlord shall pay to the Tenant within twenty-one days of the termination of this Lease a sum equivalent to any Rent or other sums paid by the Tenant in respect of an period
occurring after the Termination Date 

 IN WITNESS of which this Lease has been executed and is delivered as a deed on the date appearing as
the date of this Lease 
 FIRST SCHEDULE 
 Description of the Building and Fixtures 
 The schedule annexed to this Lease headed “The First Schedule”

 SECOND SCHEDULE 
  

	1.	Part 1 - The Rights 

  

	1.1	The right in common with the Landlord and all other persons now or at any time after the date of this Lease similarly entitled to pass at all times and for all purposes connected
with the proper use of the Premises in accordance with this Lease with or without vehicles over the Accessway 

  

	2.	The free and uninterrupted passage and running of water soil gas electricity telecommunications and data or any other service or supply through the Conducting Media now or which
hereafter serve the Premises and which now or hereafter run through under or over the neighbouring land of the Landlord (including the Accessway). 

 Part 2 - The Exceptions and Reservations 
  

	1.	To the Landlord and all others authorised by it the free and uninterrupted passage and running of water soil gas electricity and telephone or any other service or supply from the
other buildings and land of the Landlord and its tenants adjoining or near the Premises and from the land and premises of others so authorised as aforesaid through the Conducting Media which are now in through under or over the Premises

  

	2.	To the Landlord and all others authorised by it the right by prior appointment with the Tenant on not less than two (2) working day’s notice (with such notice in an
emergency as may be possible) to enter the unbuilt parts of the Premises with all necessary equipment for the purposes of: 

  

	2.1	constructing installing replacing repairing maintaining or altering any Conducting Media now in through under or over the Premises or any adjoining property or making connections to
any such Conducting Media 

  

 26 

	2.2	carrying out inspections of or tests to any such Conducting Media 

  

	2.3	exercising any of the rights of the Landlord contained in this Lease 

 the Landlord making good any damage caused by the exercise of this right 
  

	3.	To the Landlord full right and liberty at any time hereafter or from time to time to execute works and erections upon or to alter or rebuild any of the buildings erected on any
neighbouring property of the Landlord and to use such property and each part of it in such manner as the Landlord may think fit notwithstanding that the access of light and air to the Premises may thereby be interfered with 

Provided that nothing in this Part II of the Second Schedule shall entitle connections nor to any dark fibre connections nor power supplies solely
serving the Premises which have been laid or installed by or at the request or cost of the Tenant 
 THIRD SCHEDULE 
 Obligations of the Surety 
  

	1.	If at any time during the Term the Tenant shall not pay any of the rents or other sums payable under this Lease or perform and observe any of the covenants conditions or other terms
of the Lease the Surety shall pay such rents or other sums or observe or perform such covenants conditions or other terms 

  

	2.	By way of separate and additional liability and notwithstanding that the guarantee in paragraph 1 may be unenforceable or invalid for any reason the Surety indemnifies the Landlord
against all losses damages costs and expenses suffered or incurred by the Landlord arising out of or in connection with any failure by the Tenant to pay any of the rents and sums or to perform and observe any of the covenants conditions or other
terms referred to in paragraph 1 

  

	3.	If: 

  

	3.1	the Tenant shall be wound up or (being an individual) become bankrupt and its liquidator or trustee in bankruptcy shall disclaim this Lease or 

  

	3.2	the Tenant shall cease to exist or shall die or 

  

	3.3	this Lease shall be forfeited 

 (the date on which such
event occurs being called the “Relevant Date”) the Landlord may within three months after the Relevant Date by notice in writing require the Surety to accept a 

  

 27 

 
lease of the Premises for a term commencing on the Relevant Date and continuing for the residue then remaining of the Term at the same rents and with the
same covenants and conditions as are reserved by and are contained in this Lease and in such case the Surety shall take such lease accordingly and execute a counterpart of it and pay all costs and duties in relation to it but if the Landlord does
not require the Surety to accept a new lease of the Premises in accordance with this paragraph 3 then the Surety shall pay to the Landlord on demand an amount equal to the rents payable under this Lease but for such disclaimer or forfeiture for the
period commencing on the Relevant Date and ending on whichever is the earlier of the following dates:- 
  

	 	(i)	The date six months after the Relevant Date; and 

  

	 	(ii)	The date (if any) upon which the premises are re-let. 

 In
full settlement of the Surety’s liabilities hereunder. 
  

	4.	The Surety undertakes with the Landlord that: 

  

	4.1	its obligations to the Landlord are primary obligations for the fulfilment of all the Tenant’s covenants and obligations 

  

	4.2	the Surety shall not claim in any liquidation bankruptcy administration receivership composition or arrangement of the Tenant in competition with the Landlord and that the Surety
shall remit to the Landlord the proceeds of all judgements and all distributions which the Surety may receive from any liquidator trustee in bankruptcy administrator administrative receiver or supervisor of the Tenant and shall hold for the benefit
of the Landlord all security and rights the Surety may have over assets of the Tenant while any liabilities of the Tenant or the Surety to the Landlord remain outstanding and 

  

	5.	The liabilities of the Surety under this Schedule shall not be affected by: 

  

	5.1	the granting of time or any other indulgence or concession to the Tenant or any compromise or compounding of the Landlord’s rights 

  

	5.2	the Tenant being in liquidation or (as the case may be) declared bankrupt 

  

	5.3	any variation in the terms and conditions of this Lease 

  

	5.4	any delay in exercising or failure to exercise or other exercise (including re-entry under clause 6.1) of any of the Landlord’s rights against the Tenant

  

	5.5	any refusal by the Landlord to accept rent tendered by or on behalf of the Tenant following a breach by the Tenant of its obligations under this Lease 

  

	5.6	any legal limitation or any immunity disability or incapacity of the Tenant (whether or not known to the Landlord) or the fact that any dealings with the Landlord by the Tenant
(including the acceptance by the Tenant of this Lease) may be outside or in excess of the powers of the Tenant or 

  

	5.7	any other thing (including the expiration or sooner determination of the Term or any such disclaimer or the death of the Surety (or any of the persons comprising the Surety) or (in
relation to one or more of such persons) the discharge of the other person or persons) whereby (but for this provision) the Surety or any of them would be exonerated either wholly or in part from any of the Surety obligations hereunder

  

 28 

	6.	If the Surety makes full payment of any amount from time to time demanded by or payable to the Landlord under the terms of this guarantee then not more than three months thereafter
and subject to the Landlord not having first given notice in accordance with paragraph 3.1 above the Surety shall be entitled to require the Landlord to grant the Surety an overriding lease of the Premises on the terms and basis and within the
period provided for in Section 19 of the Landlord and Tenant (Covenants) Act 1995 as if the Surety were the claimant thereunder and as if such payment had been made in accordance with Section 17 of that Act and that such provisions applied
hereto and the Surety shall pay all proper costs and fees incurred by the Landlord in connection with the grant of such an overriding lease 

 FOURTH SCHEDULE 
 Rent Review Memorandum 
 [Premises] 
 Lease dated
[                    ] between 
 [                                       
 ] 
 Pursuant to the above Lease
[                                        ] as
Landlord and [                    ] as Tenant record that the yearly rent has been increased to the sum of
£[                    ] with effect from [relevant Review Date] 
  

					
	Dated:	 	[                                       
 ]	 	
			
	Signed	 	  
	 	
		 	Landlord/Tenant	 	

 FIFTH SCHEDULE 
 Permitted Alterations 
 Part 1 
  

	1.	Non-structural works within or to any part of the Premises, and also other works whether structural or not including the installation and removal of plant and further including
(without limitation): 

  

	 	(b)	alterations to the raised floor and associated works. 

  

 29 

	 	(c)	alterations for the fixing of distribution pipework, cables and conduits to the building envelope and frame. 

  

	 	(d)	installation within an agreed compound area of plant, including the installation and removal of plant supporting slabs or structures, the erection of enclosures to house either
mechanical or electrical fittings and equipment required to support the permitted use of the building so long as they comply with Simplified Planning Zone requirements or for which planning has been granted 

  

	 	(e)	alterations required to the external elevations to facilitate the distribution of pipework, ventilation or electrical power supplied to or from any external plant enclosures and
service installation. 

  

	 	(f)	the formation of underground (covered or uncovered) free trading service routes or conduits intended for any service media required in relation to the permitted use within the site.

  

	 	(g)	alterations to the envelope of the building for physical security, access, weather integrity or sound attenuation purposes. 

  

	 	(h)	alterations to the perimeter fencing (including the erection of electric fencing). 

  

	 	(i)	erection of building or column mounted security cameras together with associated service connections or control mechanisms. 

  

	 	(j)	Installing mezzanines. 

 Part 2 
  

	 	1.	Extending the footprint and envelope of the building forming part of the Premises (as opposed to the external plant compound and other areas of the Premises).

  

	 	2.	Alterations to the performance of the frame of the building forming part of the Premises. 

  

	 	3.	Major structural alterations to the concrete floor slab including the formation of holes (greater than 300mm diameter), formation of additional foundations, channels or other cuts
affecting the fabric/reinforcement or foundations. 

  

 30 

							
	EXECUTED as a DEED by SLOUGH	 	)	 		 	
	TRADING ESTATE LIMITED	 	)	 		 	
	acting by:	 	)	 		 	
				
		 	Director	 		 	
				
		 	Director/Secretary	 		 	

							
	EXECUTED as a DEED by RACKSPACE	 	)	  		  	
	MANAGED HOSTING LIMITED	 	)	  		  	
	acting by:	 	)	  		  	
				
		 	Director	  		  	
				
		 	Director/Secretary	  		  	

 

 

 FIRST SCHEDULE 
 BUILDING 115 
 BUCKINGHAM AVENUE 
 SLOUGH TRADING ESTATE 
 SLOUGH 
 Single storey, detached industrial/warehouse building incorporating ground floor reception area and toilet core incorporating cleaners store with first floor offices
incorporating additional toilets, cleaners store and plant room, measuring approximately 69.37m x 61.58m x 10m to underside of steel haunch in all providing a gross external area of:- 
  

							
	 Ground Floor Industrial/Warehouse
	  	4,216.575m	2	 	45,386.84	(sq ft)
	 First Floor Office
	  	477.562m	2	 	5,140.43	(sq ft)
		  	 	 	 	 	 
	 Total
	  	4,694.370m	2	 	50,527.27	(sq ft)

 FRAME 
 Steel double span portal frames to main building with steel post and frame support to Office areas, all to structural engineer’s design and specification. Steelwork painted where exposed and fire protected with intumescent paint or
fire resistant boards as appropriate. 
 ROOF 
 5° pitched roof of Plastisol colour coated profiled composite sheets coloured light grey externally and white internally. All laps to sheeting are sealed. Sheeting fixed over galvanised steel purlins. Roof access is provided via a steel
cat ladder from first floor level and an opening roof light. A fall arrest system is provided. 
 The roof incorporates double skin site assembled GRP
rooflights comprising Grade SAB outer sheets with Class 1 inner sheets provided to approximately 7% of the floor area. Roof lights incorporate GAM 100mm mesh. 
 Roof drains via insulated valley and parapet gutters discharging to internal PVC downpipes with access plates at base. Rainwater drainage connected to surface water drainage. 
 EXTERNAL WALLS 
 Warehouse/Industrial Area: 
 Generally comprise of horizontal broad rib PVF2 coated external sheeting with mineral wool insulation and internal lining of galvanised steel sheeting with sealed edges and finished in off white polyester-powder
coating to inner face. 
 Office Area: 
 Polyester powder coated
aluminium curtain walling system. System is self draining, thermally broken and pressure equalised. Double glazed units comprising 6mm clear outer pane, 16mm cavity and 6mm clear inner pane with Low E coating. Insulated look-alike panels provided
where vision is not required. Glazing at low level is laminated as required by current regulations. 
 Front elevation (North) with full height curtain
walling incorporating single leaf glazed fire exit door to east end. A ribbon of windows is provided at ground and first floors including 14 No. openers at first floor and 12 No at ground. All opening windows are fitted with locking handles.

  

 Page 1 of 5 

 Side Elevation (West) profiled steel cladding full height to warehouse area incorporating 1 No colour coated steel
emergency exit door and frame with internal panic furniture and statutory signage. Office projection to North end in full height curtain walling incorporating 1 No opening light at first floor and glazed emergency exit door at ground level.

 Rear elevation (South) profiled steel cladding full height incorporating 4 No electrically operated insulated sectional overhead loading doors and 2 No
colour coated steel emergency exit doors and frames with internal panic furniture and statutory signage. 
 Side Elevation (East) profiled steel cladding
full height to warehouse area incorporating 1 No colour coated steel emergency exit door and frame with internal panic furniture and statutory signage. Office projection to North end in full height curtain walling incorporating 1 No opening light at
first floor, entrance door incorporating pull handles and mortise dead lock. A letter plate is provided adjacent to the main entrance door. 
 EXTERNAL
AREAS 
  

					
	Front (North)	  	-	  	Gravelled strip adjacent to building
		  	-	  	Landscaped strip
		  	-	  	Block paved footpath and block paved parking areas with spaces delineated in white line paint.
		  	-	  	4 No telescopic bollards to entrance to parking area at east and west ends.
		  	-	  	Landscaped to boundary with timber post and tubular galvanised steel barrier.
			
	Side (East)	  	-	  	Gravelled strip adjacent to building.
		  	-	  	Block paved footpath.
		  	-	  	Galvanised palisade fencing to boundary with personnel gate at north end.
			
	Rear (South)	  	-	  	Gravelled strip adjacent to building with block paved footpath to fire exits.
		  	-	  	Concrete yard surface with concrete ramps to loading doors.
		  	-	  	Galvanised palisade fencing with matching vehicle access gates enclosing rear yard.
		  	-	  	2 No cranked top painted steel bollards adjacent to each goods entrance.
		  	-	  	8 No galvanised tubular steel bike hoops.
		  	-	  	Bin enclosure of slatted timber on steel framing.
			
	Side (West)	  	-	  	Gravelled strip adjacent to building.
		  	-	  	Landscaped strip to boundary on access road to adjoining property.

 INTERNAL 
 FLOORS 
 Industrial area floor of reinforced concrete with power floated finish and surface dust inhibitor designed to BRE 1P 19/87
– Very Heavy Load category. 
 First floor offices of precast concrete planks designed for a
superimposed load of 4Kn/m2 + finishes. Office areas are provided with raised access flooring with commercial quality carpet tiles. 
 Ground floor reception and first floor plant room are provided with raised access flooring with commercial quality carpet tiles to reception only. 
 Staircases finished with commercial quality carpet tiles. 
  

 Page 2 of 5 

 Toilets and cleaners rooms are finished with vinyl sheeting. 
 WALLS 
 Industrial area walls are self finished lining to
cladding. Walls forming reception, toilet cores, stairwell and offices are of metal stud construction lined with plasterboard with emulsion painted finish. 
 Ground and first floor toilets with full height ceramic wall tiling to three walls with full height laminate faced ductwork panels behind WC. 
 Ground and First floor disabled toilets with full height ceramic tiling to all walls. 
 Internal doors are Ash veneered flush faced solid core
doors with stain polyurethane varnish finish. Doors to circulation areas incorporate glazed vision panels and doors are fire resisting where necessary. Doors are fitted with polished stainless steel furniture, statutory signage to fire resisting and
escape doors and gender signage to toilet doors. 
 Doors are set in Ash frames and architraves with matching pattern Ash skirting boards. Window boards are
in white laminate faced timber. 
 Stainless steel tubular handrail and balustrading to staircases and first floor landing areas. 
 SANITARY ACCOMMODATION 
  

					
	Ground Floor
			
	Male 1	  	1 No	  	low level WC suite with concealed cistern
		  	1 No	  	pedestal mounted was hand basin
		  	1 No	  	mirror
			
	Male 2	  	1 No	  	low level WC suite with concealed cistern
		  	1 No	  	pedestal mounted was hand basin
		  	1 No	  	mirror
			
	Female	  	1 No	  	low level WC suite with concealed cistern
		  	1 No	  	pedestal mounted was hand basin
		  	1 No	  	mirror
			
	Unisex Disabled Person	  	1 No	  	low level WC suite
	W.C.	  	1 No	  	wall mounted wash basin
		  	1 No	  	mirror
		  	1 No	  	full set of grab rails
			
	Cleaner	  	1 No	  	bucket sink
	
	First Floor
			
	Male 1	  	1 No	  	low level WC suite with concealed cistern
		  	1 No	  	pedestal mounted was hand basin
		  	1 No	  	mirror
			
	Male 2	  	1 No	  	low level WC suite with concealed cistern
		  	1 No	  	pedestal mounted was hand basin
		  	1 No	  	mirror
			
	Female	  	1 No	  	low level WC suite with concealed cistern
		  	1 No	  	pedestal mounted was hand basin
		  	1 No	  	mirror

  

 Page 3 of 5 

					
	Unisex Disabled Person	  	1 No	  	low level WC suite
	W.C.	  	1 No	  	wall mounted wash basin
		  	1 No	  	mirror
		  	1 No	  	full set of grab rails
			
	Cleaner	  	1 No	  	bucket sink

 All sanitaryware is in white glazed vitreous china of commercial standard and connected to hot and cold water
services and foul drainage as required. Sanitaryware is provided with chrome plated taps and fittings as appropriate, a toilet roll holder, combined doorstop/coat hook and plastic seat are provided to each WC. 
 STAIRCASE 
 Steel staircases finished with commercial quality
carpet tiles complete with aluminium nosings with non-slip inserts. Polished stainless steel handrails and balustrading. 
 CEILINGS

 Ceilings to industrial area and first floor plant room as described under Roof, area under first floor offices exposed soffit of precast concrete
planks. 
 Reception, office, cleaners and toilets on both floors with proprietary make white finished mineral fibre tegular edged tiles 600 x 600 laid in
white acrylic finished suspended tee grid system. 
 ELECTRICAL INSTALLATION 
 A 3-Phase supply terminates at the meter position within the industrial area and is provided with control and protection as follows: 
 1 No 125A 3 phase MCB distribution board for industrial area 
 1 No 100A 3 phase MCB distribution board for
office areas 
 1 No 16A single phase supply for Fire Alarm 
 1 No external lighting contactor 
 Lighting is provided as follows: 
 Reception area and stairwell by wall mounted lights and recessed compact fluorescent downlighters. 
 Toilets and shower by recessed compact fluorescent downlighters. 
 Office areas by semi recessed 4 x 14watt T5 LG3 2001.

 External lighting provided by building and pole mounted floodlights. 
 Integrated emergency lighting is provided to office, stairwell and reception areas. Emergency exit lights are provided to all fire exits. 
 Small
power is provided by double switched sockets outlets to reception area and staircase for cleaning purposes. 
 A fused spur is provided to each toilet for
connection of hand dryers by tenant. 
 Disabled WC’s are provided with an alarm operated by pull cord with external indicators. 
  

 Page 4 of 5 

 HEATING AND VENTILATION 
 Mechanical ventilation is provided to toilets, toilet lobbies and cleaners by mechanical extract fans. 
 Heating is provided
to the office, toilets, reception and circulation areas by Slough Estate MTHW district heating (steam) system supplying low pressure hot water heating system radiators with thermostatic valves and timer controls. Blanked off connections are provided
for warehouse heating by tenant if required. 
 Domestic hot water is provided by point of use heaters in first floor Plant Room and Cleaners Room.

 GAS INSTALLATION 
 A gas supply is available in
Buckingham Avenue but is not connected to the building. 
 WATER SUPPLY 
 A 25mm diameter main enters the building with distribution via copper pipe work to serve drinking water points, sanitaryware and point of use heaters direct. 
 FIRE ALARM INSTALLATION 
 A multi zone system incorporating
break glass points at all exit doors, automatic smoke/heat detectors and electronic sounders is provided to meet Fire Officer’s requirements current at the time of construction for an open plan office and industrial area. The main panel is
located in reception. 
 TELECOMMUNICATIONS 
 3 No
cable ducts are provided for installation of tenant’s telecommunications and data lines. 
 LIFT 
 An electrically operate Kone passenger lift is provided to conform with requirements of Document M, Disabled Access 
  

 Page 5 of 5 

 Annexure 5 
 (Form of Licence to Alter) 
  

 23 

 DATED
                     2007 
 SLOUGH
TRADING ESTATE LIMITED 
 - and - 
 RACKSPACE MANAGED HOSTING LIMITED 
  
  
 LICENCE TO ALTER

 relating to 
 Building 115
Buckingham Avenue 
 Trading Estate Slough 
  
  
 NABARRO 
 Lacon House 
 Theobald’s Road 

London WC1X 8RW 
 Tel: 020 7524 6000

 Ref: PD/TNP/LM/S2884/0101 0 

 PARTICULARS 
  

					
	DATE OF THIS DEED	 	:	  	2007            
			
	LANDLORD	 	:	  	SLOUGH TRADING ESTATE LIMITED
			
	Registered Office	 	:	  	234 Bath Road Slough Berkshire SL1 4EE
			
	Company Registration No.	 	:	  	1184323
			
	TENANT	 	:	  	RACKSPACE MANAGED HOSTING LIMITED
			
	Registered Office	 	:	  	2 Longwalk Road Stockley Park Uxbridge Middlesex UB11 1BA
			
	Company Registration No.	 	:	  	3897010
			
	PREMISES	 	:	  	The premises known as Building 115 Buckingham Avenue Trading Estate Slough Berkshire being more particularly described in the Lease
			
	LEASE	 	:	  	The Lease dated [                    ] 2007 and made between the Landlord (1) and the Tenant
(2)
			
	TERM	 	:	  	A term of twenty years demised by the Lease (subject as provided in the Lease)
			
	WORKS	 	:	  	The works details of which are given in the attached Scope of Works and drawings therein referred and briefly consisting of fitting out works comprising
[                                        ] in so
far only as the Tenant requires the consent of the Landlord to such works pursuant to clause 4.19 of the Lease

 THIS DEED is made on the date and between the parties stated in the Particulars 
 RECITALS 
  

	(A)	The Landlord is entitled to the reversion immediately expectant on the Term. 

  

	(B)	The Term is vested in the Tenant. 

  

	(C)	This deed is supplemental to the Lease. 

 THIS DEED WITNESSES:

  

	1.	DEFINITIONS AND INTERPRETATION 

 In this deed:

  

	1.1	“Landlord” includes the person in whom the reversion immediately expectant on the determination of the term granted by the Lease is for the time being vested and the term
“Tenant” includes its successors in title and assigns 

  

	1.2	words importing the singular include the plural and vice versa and words importing one gender include all other genders; 

  

	1.3	if any party to this deed comprises more than one person, obligations on the part of that party are undertaken by all persons jointly and also by each of them individually;

  

	1.4	unless otherwise stated references to the Premises include each and every part of the Premises; 

  

	1.5	references to “tax” include any tax, levy, charge or duty whether payable now or at any time in the future and the withholding or loss of any relief or right to the
repayment or credit in respect of any such tax, levy, charge or duty; 

  

	1.6	the details, expressions and descriptions appearing in the Particulars shall be included in and form part of this deed; 

  

	1.7	references to any legislation include any other legislation replacing, amending or supplementing it and any orders, regulations, byelaws, notices, permissions, approvals or consents
under it; 

  

	1.8	any obligation prohibiting the Tenant from doing something shall include an obligation not to cause or permit the doing of that thing by others within its control and (without
prejudice to any other obligation or liability of the Tenant) to take all necessary steps to prevent that thing being done by its employees, agents, contractors, invitees and licensees; 

  

	1.9	the headings are for information only and shall not be taken to affect the construction of this deed; 

  

 1 

	1.10	references to obligations on the part of any person shall include covenants, conditions or other provisions to be observed or performed by that person; 

  

	1.11	references to the Term include the period of any continuation or extension of the tenancy granted by the Lease; 

  

	2.	GENERAL CONDITIONS 

  

	2.1	The Landlord’s rights of re-entry contained or referred to in the Lease shall also apply in the event of any breach of the terms of this deed. 

  

	2.2	Nothing contained in this deed shall release or in any way lessen the liability under the Lease and any deed supplemental to it of the Tenant, its predecessors in title or any
guarantor whether before or after the date of this deed. 

  

	2.3	This deed shall not be taken to grant consent to any action not expressly permitted by it. 

  

	2.4	The Tenant shall pay to the Landlord any value added tax chargeable on any supply (whether made to or by the Landlord or any third person) under or in connection with this deed
including in relation to fees, costs and expenses payable by the Tenant pursuant to this deed. 

  

	2.5	This deed shall be governed by and construed in all respects in accordance with English law and the parties submit themselves to the jurisdiction of the English Courts.

  

	2.6	Nothing contained in this deed shall limit the right of any party to take proceedings against any other party in any other court of competent jurisdiction nor shall the taking of
proceedings in one jurisdiction preclude the taking of proceedings in any other jurisdiction, whether concurrently or not. 

  

	3.	WORKS 

  

	3.1	The Landlord consents to the Tenant carrying out the Works. 

  

	3.2	Before commencing the Works, the Tenant shall: 

  

	3.2.1	apply for and obtain all necessary consents of any person or competent authority and provide copies to the Landlord and 

  

	3.2.2	provide to the Landlord all information reasonably required by it in connection with the insurances of the Premises 

  

	3.3	The Tenant covenants with the Landlord to: 

  

	3.3.1	comply with the Construction (Design and Management) Regulations 1994 (“the CDM Regulations”) and the Tenant acknowledges that it is acting as the client in respect of the
Works for purposes of the CDM Regulations and undertakes to issue a declaration to that effect pursuant to Regulation 4 thereof 

  

 2 

	3.3.2	if requested to provide the Landlord with a full and complete copy of the health and safety file for the Works prepared in accordance with the CDM Regulations and any Code of
Practice or other guidance issued by any competent authority relating thereto together with a copyright licence or licences in accordance with clause 3.4 on completion of the Works 

  

	3.4	The Tenant acknowledges that no partnership or agency relationship exists between the Landlord and the Tenant in relation to the Works or is created by or in consequence of the
execution of the Works, this Licence or otherwise 

  

	3.5	The Tenant shall carry out the Works and any phase of them: 

  

	3.5.1	in a good and workmanlike manner and with proper and good quality materials and in accordance in all respects with all legal requirements applicable at the time the Works are
carried out; and 

  

	3.5.2	to the reasonable satisfaction in all respects of the Landlord, the insurers any competent authority and any other person whose consent to or approval of the Works is required
whether under this deed, the Lease any superior lease or other deed or by law. 

  

	3.6	The Tenant shall: 

  

	3.6.1	cause as little inconvenience and annoyance as reasonably possible to the Landlord, and the owners and occupiers of adjoining and neighbouring property and shall not cause or permit
the Premises or any adjoining or neighbouring property to become unsafe as a result of the carrying out or completion of the Works and 

  

	3.6.2	make good to the Landlord’s reasonable satisfaction any physical damage arising out of or incidental to the carrying out or completion of the Works. 

 

	3.7	The Tenant shall indemnify the Landlord against all actions proceedings losses liabilities costs damages expenses claims and demands arising out of or resulting from:

  

	3.7.1	the state and condition of the Premises during and after the carrying out of the Works; 

  

	3.7.2	the carrying out of the Works; or 

  

	3.7.3	breach of or non-compliance with any of the terms of this deed. 

  

	3.8	The Tenant shall notify the Landlord of the date of commencement and the date of completion of the Works and permit the Landlord, and all others authorised by it, to inspect the
Works at reasonable times (and in accordance with clause 4.9 of the Lease) both while they are being carried out and on their completion. 

  

	3.9	The Tenant acknowledges that the Works are to be carried out to suit its own requirements for the use of the Premises and that they do not constitute improvements to the Premises

  

	3.10	The Landlord will not be liable (whether under the Lease or otherwise) to effect or maintain any insurance in respect of the Works whether while they are being carried out or after
they are completed unless and to the extent that the Landlord otherwise in its absolute discretion agrees in writing 

  

 3 

	3.11	Unless the Landlord shall otherwise direct, the Tenant shall carry out before the expiry or sooner determination of the Term any works stipulated to be carried out by a date
subsequent to such expiry or sooner determination as a condition of any planning or other permission granted in respect of the Works. 

  

	3.12	During the period of three months immediately preceding the expiry or sooner determination of the Term, the Tenant shall (unless and to the extent requested not to do so by the
Landlord) reinstate the Premises at its own expense as they were prior to the execution of the Works and make good all consequential damage to the reasonable satisfaction of the Landlord. 

  

	3.13	If the Tenant at any time fails to comply with any of its obligations in this deed then: 

  

	3.13.1	the Landlord may (but without prejudice to the Landlord’s right of re-entry contained or referred to in the Lease or any rights of the Landlord with regard to such default)
enter upon the Premises from time to time during the Term or after the expiry or sooner determination of the Term (without being obliged to do so and without being liable for any damage so caused) to complete the Works or the reinstatement of the
Premises (in either case in whole or part) in each case at the expense of the Tenant; and 

  

	3.13.2	the Tenant shall pay to the Landlord all reasonable and proper fees costs and expenses so incurred by the Landlord (and all such fees costs and expenses if not so paid shall be
recoverable by the Landlord as a debt). 

  

	3.14	The Works shall be carried out subject to all rights of the owners and occupiers of adjoining and neighbouring properties. 

  

	3.15	On completion of the Works, the lessee’s covenants and all other provisions contained in the Lease shall apply with any necessary variations to the Premises in their then
altered state. 

  

	3.16	The Works shall be disregarded for the purposes of any review of rent under the provisions of the Lease. 

  

	3.17	Unless it is expressly stated that the Contracts (Rights of Third Parties) Act 1999 is to apply nothing in this deed will create rights in favour of any one other than the parties
to this deed. 

 IN WITNESS of which this deed has been executed and is delivered on the date appearing as the date of this deed.

  

 4 

					
	EXECUTED as a DEED by SLOUGH	  	)	  	
	TRADING ESTATE LIMITED acting by:	  	)	  	
			
		  	Director	  	
			
		  	Director/Secretary	  	

					
	 EXECUTED as a Deed by RACKSPACE
	  	)	  	
	 MANAGED HOSTING LIMITED
	  	)	  	
	acting by:	  	)	  	
			
		  	Director	  	
			
		  	Director/Secretary	  	

 Annexure 6 
 (Form of Warranties from Professional Team) 
  

 24 

 APPENDIX G 
 WARRANTY AGREEMENT 
  

			
	Ref: W0084 - RWP - May 2005	  	Page 31

 THIS AGREEMENT is made the              day of

 2002 
 BETWEEN 
  

	(1)	MICHAEL WALPOLE and ROBERT WALPOLE who together (with those persons set out in the schedule) carry on business in partnership under the name of ROBERT WALPOLE & PARTNERS
whose principal office is at Hamilton Road, Slough Berkshire, SL1 4QY (“the Firm”). 

  

	(2)	                                      
   (Company No.             ) whose registered office is situated at
                                        
                             (“The Tenant” which term shall include all permitted assignees
under this Agreement) 

 WHEREAS:- 
  

	A	The Tenant has entered into a lease with SLOUGH TRADING ESTATE LIMITED (“the Client’) relating to 115-118 Buckingham Avenue, Slough (“the Premises”) forming part
of Slough Trading Estate at Berkshire (“the Development”). 

  

	B.	By a contract (“the Appointment”) dated                      the
Client has appointed the Firm as Structural Engineers in connection with the Development. 

 NOW IN CONSIDERATION OF THE PAYMENT OF ONE
POUND (£1) BY THE TENANT TO THE FIRM (RECEIPT OF WHICH THE FIRM HEREBY ACKNOWLEDGES) IT IS AGREED as follows :- 
  

	1.	The Firm warrants to the Tenant that it has exercised and will continue to exercise all reasonable skill care and diligence in the performance of its services to the Client under
the Appointment as would be expected of an appropriately qualified and competent member of the Firm’s profession, experienced in carrying out services similar to the services to be provided under the appointment for a development of similar
scope, purpose and size to the Development. In the event of any breach of this warranty:- 

  

	 	(a)	subject to paragraphs (b) and (c) of this clause, the Firm shall be liable for the reasonable cost of repair/renewal and/or reinstatement of any part or parts of the
Development damaged as a consequence thereof, to the extent that the Tenant is liable either directly or by way of financial contribution for the same. The Firm shall not be liable for other losses incurred by the Tenant; 

 

	 	(b)	The Firm’s liability for costs under this Agreement shall be limited to that proportion of such cost which it would be just and equitable to require the Firm to pay having
regard to the extent of the Firm’s responsibility for the and shall be deemed to have paid to the Tenant such proportion which it would be just and equitable for them to pay having regard to the extent of their responsibility,

  

			
	Ref: W0084 - RWP - May 2005	  	Page 32

	 	(c)	the Firm shall be entitled in any action or proceedings by the Tenant to rely on any limitation in the Appointment and to raise the equivalent rights in defence of liability (other
than any set-off) as it would have against the Client under the Appointment. 

  

	 	(d)	the obligations of the Firm under or pursuant to this Clause 1 shall not be released or diminished by the appointment of any person by the Client or the Tenant to carry out any
independent enquiry into any relevant matter or any enquiry or inspection made or camed out by the Client or the Tenant or by any such person. 

  

	2	The Firm acknowledges that the Client has paid all fees and expenses properly due and owing to the Firm under the Appointment up to date of this Agreement. 

 

	3.	The Tenant has no authority to issue any direction or instruction to the Firm in relation to the Appointment. 

  

	4.	The copyright in all drawings, reports, models, specifications, bills of quantities, calculations and other documents and information prepared by or on behalf of the Firm in
connection with the Development (together referred to in this clause 5 as “the Documents”) shall remain vested in the Firm but the Tenant and its appointee shall have an irrevocable royalty free and non-exclusive licence to copy and use
the Documents and to reproduce the designs and content of them for any purpose related to the Premises including, but without limitation, the construction, completion, maintenance, letting, promotion, advertisement, reinstatement, refurbishment and
repair of the Premises. Such licence shall enable the Tenant and its appointee to copy and use the Documents for the extension of the Premises but such use shall not include a licence to reproduce the designs contained in them for any extension of
the Premises. The Firm shall not be liable for any use by the Tenant or its appointee of any of the Documents for any purpose other than the purposes set out above. 

  

	5.	The Firm shall maintain professional indemnity insurance in an amount of not less than one million pounds (£1M) for any one occurrence or series of occurrences arising
out of any one event for a period commencing on the date of commencement of the Appointment and expiring 12 years from the date of the practical completion of the Premises for the purpose of the Building Contract, provided always that such insurance
is available at commercially reasonable rates. The Firm shall immediately inform the Tenant if such insurance ceases to be available at commercially reasonable rates in order that the Firm and the Tenant can discuss means of best protecting the
respective positions of the Tenant and the Firm in the absence of such insurance. As and when it is reasonably requested to do so by the Tenant or its appointee the Firm shall produce for inspection documentary evidence that its professional
indemnity insurance is being maintained as stated above. 

  

	6.	This Agreement may be assigned 3 times by the Tenant to any third party who acquires the Tenant’s interest in the Premises without the consent of the Client or the Firm being
required and such assignment shall be effective upon written notice thereof being given to the Firm. No further assignment shall be permitted. 

  

			
	Ref: W0084 - RWP - May 2005	  	Page 33

	7.	Any notice to be given by the Firm here under shall be deemed to be duly given if it is delivered by hand at or sent by registered post or recorded delivery to the Tenant at its
registered office and any notice given by the Tenant here under shall be deemed to be duly given if it is addressed to “The Senior Partner” and delivered by hand at or sent by registered post or recorded delivery to the above mentioned
address of the Firm or to the principal business address of the Firm for the time being and, in the case of any such notices, the same shall if sent by registered post or recorded delivery be deemed to have been received forty eight hours after
being posted. 

  

	8.	No action or proceedings for any breach of this Agreement shall be commenced against the Firm after the expiry of 12 years from the date of practical completion of the Premises for
the purposes of the Building Contract. 

  

	9.	Where the Firm is a partnership the term “Firm” includes any additional partners who may be admitted into the partnership of the Firm during the currency of this Agreement
and the rights, obligations and liabilities of the partners in the Firm under this Agreement shall be joint and several. This Agreement shall not automatically terminate upon the death, retirement or resignation of any partner in the Firm.

  

	10.	The provisions of this Agreement are without prejudice to and shall not be construed so as to exclude or limit such rights and remedies (if any) as the Tenant may have against the
Firm from time to time otherwise than as a result of this Agreement (including, without limitation, breach of statutory duty or in tort. 

  

	11.	The construction validity and performance of this Agreement shall be governed by English law and the parties agree to submit to the non-exclusive jurisdiction of the English Courts.

  

	12.	The Firm acknowledges that the rights obligations and liabilities of its partners (who are listed in the schedule of Partners hereto) under this Deed are joint several and that the
term “the Firm” shall be deemed to include any additional partners who may be admitted to the partnership during the currency of this Deed. This Deed shall not terminate upon the death, retirement or resignation of any one or more members
of the partnership. 

 The following are the individuals named as partners of the Firm: 
 Mr R H Walpole 
 Mr M J Walpole 
  

			
	Ref: W0084 - RWP - May 2005	  	Page 34

 (WHERE CONSULTANT IS A PARTNERSHIP) - Note:- Each Partner in the Partnership must sign in the presence of a witness (the
same witness can be used for all Partners) except where one or more Partners have been designated by deed to be their signatory 
 IN WITNESS whereof
the parties hereto have executed and delivered this Agreement the day and year first before written 
 This common seal of
[CLIENT]        ) 
 was hereunto affixed in the presence of        )

 Director 
 Director/Secretary

 Executed as a Deed and delivered by            ) 

									
	[CONSULTANT]                            )	  		 	  
	 	(signature)	 	

  

							
	In the presence of:	 	  
	 	(signature)	 	
			
	Name	 	  
	 	
			
	Address	 	  
	 	
			
		 	  
	 	
			
		 	  
	 	

 (Repeat for each partner) 
  

			
	Ref: W0084 - RWP - May 2005	  	Page 35

 APPENDIX G 
 WARRANTY AGREEMENT 
  

			
	W0084-PDA-Agreement	  	Page 29

 THIS AGREEMENT is made the
                     day of 
 2002 
 BETWEEN 
  

			
	(1)	 	DAVID ASPINALL and PETER EDMONDS who together carry on business in partnership under the name of PD ARCHITECTS whose principal office is at Ludgate Place, 23 Ludgate Hill, Birmingham. B3 1DX
(“the Firm”) and
		
	 (2)
	 	                                      
   (Company No.                    ) whose registered office is situated at
                                        
                    (“The Tenant” which term shall include all permitted assignees under this Agreement)

 WHEREAS:- 
  

			
	 A.
	 	The Tenant has entered into a lease with
                                        
(“the Client”) relating to
                                     (“the
Premises”) forming part of
                                        
(“the Development”).
		
	 B.
	 	By a contract (“the Appointment”) dated                      the Client has
appointed the Firm as Architects in connection with the Development.

 NOW IN CONSIDERATION OF THE PAYMENT OF ONE POUND (£1) BY THE TENANT TO THE FIRM (RECEIPT OF WHICH
THE FIRM HEREBY ACKNOWLEDGES) IT IS AGREED as follows :- 
  

	1.	The Firm warrants to the Tenant that it has exercised and will continue to exercise all reasonable skill care and diligence in the performance of its services to the Client under
the Appointment as would be expected of an appropriately qualified and competent member of the Firm’s profession, experienced in carrying out services similar to the services to be provided under the appointment for a development of similar
scope, purpose and size to the Development. In the event of any breach of this warranty:- 

  

	 	(a)	subject to paragraphs (b) and (c) of this clause, the Firm shall be liable for the reasonable cost of repair/renewal and/or reinstatement of any part or parts of the
Development damaged as a consequence thereof, to the extent that the Tenant is liable either directly or by way of financial contribution for the same. The Firm shall not be liable for other losses incurred by the Tenant; 

 

	 	(b)	The Firm’s liability for costs under this Agreement shall be limited to that proportion of such cost which it would be just and equitable to require the Firm to pay having
regard to the extent of the Firm’s responsibility for the same and on the basis that
                                        
shall be deemed to have provided contractual undertakings on terms no less onerous than this Clause 1 to the Tenant in respect of the performance of their services in connection with the Development and shall be deemed to have paid to the Tenant
such proportion which it would be just and equitable for them to pay having regard to the extent of their responsibility; 

  

			
	W0084-PDA-Agreement	  	Page 30

	 	(c)	the Firm shall be entitled in any action or proceedings by the Tenant to rely on any limitation in the Appointment and to raise the equivalent rights in defence of liability (other
than any set-off) as it would have against the Client under the Appointment. 

  

	 	(d)	the obligations of the Firm under or pursuant to this Clause 1 shall not be released or diminished by the appointment of any person by the Client or the Tenant to carry out any
independent enquiry into any relevant matter or any enquiry or inspection made or carried out by the Client or the Tenant or by any such person. 

  

	2.	The Firm acknowledges that the Client has paid all fees and expenses properly due and owing to the Firm under the Appointment up to date of this Agreement. 

 

	3.	The Tenant has no authority to issue any direction or instruction to the Firm in relation to the Appointment. 

  

	4.	The copyright in all drawings, reports, models, specifications, bills of quantities, calculations and other documents and information prepared by or on behalf of the Firm in
connection with the Development (together referred to in this clause 5 as “the Documents”) shall remain vested in the Firm but the Tenant and its appointee shall have an irrevocable royalty free and non-exclusive licence to copy and use
the Documents and to reproduce the designs and content of them for any purpose related to the Premises including, but without limitation, the construction, completion, maintenance, letting, promotion, advertisement, reinstatement, refurbishment and
repair of the Premises. Such licence shall enable the Tenant and its appointee to copy and use the Documents for the extension of the Premises but such use shall not include a licence to reproduce the designs contained in them for any extension of
the Premises. The Firm shall not be liable for any use by the Tenant or its appointee of any of the Documents for any purpose other than the purposes set out above. 

  

	5.	The Firm shall maintain professional indemnity insurance in an amount of not less than four million pounds (£ 4M) for any one occurrence or series of occurrences arising out
of any one event for a period commencing on the date of commencement of the Appointment and expiring 12 years from the date of the practical completion of the Premises for the purpose of the Building Contract, provided always that such insurance is
available at commercially reasonable rates. The Firm shall immediately inform the Tenant if such insurance ceases to be available at commercially reasonable rates in order that the Firm and the Tenant can discuss means of best protecting the
respective positions of the Tenant and the Firm in the absence of such insurance. As and when it is reasonably requested to do so by the Tenant or its appointee the Firm shall produce for inspection documentary evidence that its professional
indemnity insurance is being maintained as stated above. 

  

			
	W0084-PDA-Agreement	  	Page 31

	6.	This Agreement may be assigned 2 times by the Tenant to any third party who acquires the Tenant’s interest in the Premises without the consent of the Client or the Firm being
required and such assignment shall be effective upon written notice thereof being given to the Firm. No further assignment shall be permitted. 

  

	7.	Any notice to be given by the Firm here under shall be deemed to be duly given if it is delivered by hand at or sent by registered post or recorded delivery to the Tenant at its
registered office and any notice given by the Tenant here under shall be deemed to be duly given if it is addressed to “The Senior Partner” and delivered by hand at or sent by registered post or recorded delivery to the above mentioned
address of the Firm or to the principal business address of the Firm for the time being and, in the case of any such notices, the same shall if sent by registered post or recorded delivery be deemed to have been received forty eight hours after
being posted. 

  

	8.	No action or proceedings for any breach of this Agreement shall be commenced against the Firm after the expiry of 12 years from the date of practical completion of the Premises for
the purposes of the Building Contract. 

  

	9.	Where the Firm is a partnership the term “Firm” includes any additional partners who may be admitted into the partnership of the Firm during the currency of this Agreement
and the rights, obligations and liabilities of the partners in the Firm under this Agreement shall be joint and several. This Agreement shall not automatically terminate upon the death, retirement or resignation of any partner in the Firm.

  

	10.	The provisions of this Agreement are without prejudice to and shall not be construed so as to exclude or limit such rights and remedies (if any) as the Tenant may have against the
Firm from time to time otherwise than as a result of this Agreement (including, without limitation, breach of statutory duty or in tort. 

  

	11.	The construction validity and performance of this Agreement shall be governed by English law and the parties agree to submit to the non-exclusive jurisdiction of the English Courts.

  

			
	W0084-PDA-Agreement	  	Page 32

 IN WITNESS whereof the parties hereto have executed and delivered this Agreement the day and year first before
written 
 This common seal of [CLIENT]        ) 
 was hereunto affixed in the presence of        ) 
 Director

 Director/Secretary 
 Executed as a Deed and
delivered by            ) 

									
	DAVID ASPINALL                            )	  		 	  
	 	(signature)	 	

  

							
	In the presence of:	 	  
	 	(signature)	 	
			
	Name	 	  
	 	
			
	Address	 	  
	 	
			
		 	  
	 	
			
		 	  
	 	

 Executed as a Deed and delivered by            )

									
	PETER EDMONDS                            )
	  		 	  
	 	(signature)	 	

  

							
	In the presence of:	 	  
	 	(signature)	 	
			
	Name	 	  
	 	
			
	Address	 	  
	 	
			
		 	  
	 	
			
		 	  
	 	

  

			
	W0084-PDA-Agreement	  	Page 33

 Annexure 7 
 (Form of Sideletter) 
  

 25 

 Draft letter to be provided by Slough Trading Estate Limited 
 Rackspace Managed Hosting Limited 
 2 Longwalk 
 Stockley Park 
 Uxbridge 
 Middlesex 
 UB11 1BA 
 Dear Sirs 
 Building 115 Buckingham Avenue Slough Trading Estate Slough
(“the Property”) 
 We refer to:- 
  

	(i)	The Lease dated today and made between Slough Trading Estate Limited (1) and Rackspace Managed Hosting Limited (2) (“the Lease”); and 

 

	(ii)	A Power Agreement dated today and made between Slough Heat and Power Limited (“SHP”) (1) and Rackspace Managed Hosting Limited (2) (the “Power
Agreement”). 

 This letter is collateral and supplemental to the Lease. In consideration of your entering into the Lease we hereby
confirm as your landlord that:- 
  

	(i)	Although the Lease does not grant you rights to install and use service media within the Accessway (as defined in the Lease) you may install an underground duct in the position
shown on the drawing hereinafter referred to provide a fibre connections (the “Works”) from Buckingham Avenue to the Property along the Accessway provided that:- 

  

	 	(a)	The works of installing such duct are carried out outside usual trading hours of the occupiers of the Premises in the locality of the Accessway save that no work shall be carried
out on a Saturday during which time any occupier of the Premises aforesaid is trading or at any time they are trading during the weekend. 

  

	 	(b)	You make good all damage at your own expense caused to the Accessway or as a consequence of carrying out the Works to our reasonable satisfaction. 

  

	 	(c)	Thereafter all work to such fibre is carried out without excavation of the Accessway. 

  

	 	(d)	No work shall commence unless and until you have given to us not less than two weeks, prior notice in writing. 

  

	 	(e)	The Works shall be undertaken subject to our reasonable regulations. 

  

	 	(f)	All work shall be carried out in a good and workmanlike manner and you shall use all reasonable endeavours to ensure access is maintained at all times to the premises that have a
right to use the Accessway. 

	 	(g)	The carrying out of the Works shall be entirely at your own risk without any liability on our part. 

 And on this basis you may carry out the works of installation detailed in the specification and method statement attached to this letter and thereafter
use the ducts for the maintenance of a fibre connection to the Property. 
  

	(ii)	We refer also to the Power Agreement by which SHP has committed to provide certain levels of power to the Property to enable you to operate your data centre use of the Property. In
consideration as aforesaid, we confirm that if at anytime SHP (or any successor in title to its obligations) is in breach of its obligations to provide power or otherwise fails or is unable under the terms of the Power Agreement or if the Power
Agreement is terminated for any reason then we confirm our approval as landowner to your arranging for a power supply to be installed to the Property by an alternative utility provider utilising the adopted highways adjacent to the Property.

 The benefit of this letter is to accrue to you and to your successors in title to the Lease (and will subsist on any renewal of Lease
whether pursuant to clauses 8 or 9 or otherwise). 
 Yours faithfully 
 Slough Trading Estate Limited 
 Signed by an authorised signatory for and on behalf of Rackspace Managed Hosting Limited. 
  

	
	  

 Annexure 8 
 (Landlord’s Works) 
  

	1.	Clean windows and frames internally and externally 

  

	2.	Repair damage to wall sheet cladding and trims 

  

	3.	Replace missing section of cladding to one side of rear loading door 

  

	4.	Repair damage to face of left hand side fire escape door 

  

	5.	Repair corrosion to base of fire escape door thresholds 

  

	6.	Replace damaged ceiling tiles 

  

	7.	Repair cracked, soiled and damaged plasterboard in office areas 

  

	8.	Replace soiled floor coverings in reception, left hand stair lobby and plant room 

  

	9.	Ease and adjust fire doors 

  

	10.	Replace smoke seal to door at the head of the right hand stairs 

  

	11.	Replace badly fitted window seals 

  

	12.	Ease stiff casement at the right hand side at first floor 

  

	13.	Repair/replace fan providing hot air curtain adjacent to reception door 

  

	14.	Repair/polish stainless steel handrails particularly at landing and half landing levels 

  

	15.	Repair damage to internal cladding linings 

  

	16.	Clean down internal cladding linings where stained 

  

	17.	Repair underside of reinforced concrete planks 

  

	18.	Replace galvanised steel skirting in warehouse were poorly jointed 

  

	19.	Repair concrete floor around service ducts and column bases where required 

  

	20.	Provide fire escape signage to external doors in the warehouse 

  

	21.	Repair/replace office extension we extract where providing low level of fresh air 

  

	22.	Drainage to be jet washed through 

  

	23.	Commission electrically operated loading door which can only be opened manually 

  

 26 

 Annexure 9 
 (The Proposals) 
 Proposed alterations to building. 
 Introduction. 
 The purpose of this document is to give a broad
description of the necessary alteration works to the Kubik building in order for Rackspace Managed Hosting Ltd to establish a Data Centre to facilitate the continued expansion of their UK operation. The Data Centre will be broadly similar to IX
Europe at 2 Buckingham Avenue and 724-729 Dundee Road. Managed Hosting although a well established industry is relatively new, technology is continuously improving and customer demands increasing. This document therefore attempts to cover any future
diversity in rackspace’s services and the necessary addition of equipment /alterations to the Kubik building to facilitate these services. 
 All works
would of course be subject to local planning authority and building regulation consent, and be carried out by competent contractors and observing best practices. 
 For a greater understanding of rackspace please refer to the attached document 
 “Rackspace business model /technical description /space
planning” 
 Internal alteration works. 
  

	 	•	 	 Removal/alteration of existing internal services 

  

	 	•	 	 Provision of a mezzanine floor over the whole warehouse area to increase the useable floor area, including necessary piling and foundation alterations, adaptations
to existing structure 

  

	 	•	 	 Although unlikely consideration is also being given to add a third level over part of the building to carry plant equipment which would require alterations to part
of the roof structure. 

  

	 	•	 	 Provision of 1 or more internal goods lifts 

  

	 	•	 	 Subdivision of internal space into plant areas, office/operations areas and data hall space. 

 Plant areas 
  

	 	•	 	 Electrical switchgear & transformer rooms 

  

	 	•	 	 Mechanical plant rooms 

  

	 	•	 	 Fire suppression equipment rooms 

  

	 	•	 	 UPS battery rooms 

 Office /Operation areas

  

	 	•	 	 Network Operation centre 

  

	 	•	 	 Fibre optic rooms 

  

	 	•	 	 Security room 

  

	 	•	 	 Storage rooms 

  

	 	•	 	 Workshops 

  

	 	•	 	 reception 

  

	 	•	 	 General office 

  

	 	•	 	 Kitchen 

  

	 	•	 	 Passenger lift 

  

	 	•	 	 Toilets 

  

 27 

 Data Hall space 
  

	 	•	 	 Housing open racks and closed cabinets housing customer servers. Tape libraries and SANS. 

 External Alternation Works to site compound 
  

	 	•	 	 The rear yard will be used mainly as an open plant compound to accommodate mechanical plant, generators, rotary ups systems, sprinkler (water) tanks, a new
electrical substation, fuel storage tanks(buried and/or above ground). Depending on space requirements some equipment may be stacked on steel gantries. 

  

	 	•	 	 At strategic locations CCTV cameras. 

  

	 	•	 	 Additional/upgraded security fencing 

  

	 	•	 	 Necessary trenching works and chambers for all new incoming services. 

  

	 	•	 	 Necessary alterations to existing incoming services 

  

	 	•	 	 Re-arrangement of car parking spaces 

  

	 	•	 	 Screening/planting works 

  

	 	•	 	 Positioning of earth rods 

 External Alteration
works to building 
  

	 	•	 	 Closing off existing skylights 

  

	 	•	 	 Possible adaptation to roof to create plant deck 

  

	 	•	 	 Closing off good doors 

  

	 	•	 	 Creation of additional escape routes at all levels 

  

	 	•	 	 Addition of ventilation louvers 

  

	 	•	 	 Roof equipment such as satellite dishes, communications/ GPS antenna, point to point microwave 

  

	 	•	 	 Alterations to main entrance doors. 

  

	 	•	 	 Positioning of cctv cameras 

  

	 	•	 	 Lightening protection systems 

  

	 	•	 	 Addition of signage 

  

 28

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00141-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00141-of-00352.parquet"}]]