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pirs12312019exh1031

Translation of 1. First Addendum to Rental Agreement                                Exhibit 10.31                                                                                                                                                                                                                                                Addendum No. 1                to the Rental Agreement dated October 16 / 24, 2018                   (regarding space in the building Zeppelinstr. 3, 85399 Hallbergmoos)                                                                                Hallbergmoos Grundvermögen GmbH         (registered in the commercial registry of the lower court Munich under the no. HRB 220581)                                  Bavariafilmplatz 7, 80231 Grünwald                    Represented by the persons indicated by name in the signature line                                                                          - hereinafter „Landlord" -                                               a nd                              Pieris Pharmaceuticals GmbH          (registered in the commercial registry of the lower court Munich under the no. HRB 221043)                                  VAT Identification No: DE 813177203                                   Lise-Meitner-Str. 30, 85354 Freising                     Represented by the persons indicated by name in the signature line                                       - hereinafter „Tenant" -                         - Landlord and Tenant collectively hereinafter „Parties" -                                 

 

Translation of 1. First Addendum to Rental Agreement                                Exhibit 10.31   Preamble:     The Parties have concluded a rental agreement dated October 16 /24, 2018 – hereinafter: “Rental  Agreement” – covering office space, laboratory space and technical space and parking spaces in the  building Zeppelinstr. 3, 85399 Hallbergmoos (hereinafter: “Building”).     The building permit stated in the Rental Agreement as a condition precedent exists. Consequently, the  condition has been fulfilled so that the right to rescission in Sec. 1.7 of the Rental Agreement has expired.    Additionally, the Landlord has conducted a new site measuring with respect to the rental spaces. On this  basis minor deviations with respect to the rental spaces have arisen which the Parties intend to clarify by  this Addendum.     Therefore the Parties agree on the following:       1.  Condition Precedent and Rescission        1.1     Fulfilment of Condition Precedent                     Making reference to Sec. 1.6 of the Rental Agreement, the Parties note that the competent public          authority has issued an immediately executable building permit on March 26, 2019 which had been          stated in the Rental Agreement as a condition precedent.                     A copy of this building permit is included in Annex 1.1 to this Addendum. The Landlord has informed          the Tenant of the building permit’s issuance immediately on the same date.                    The Parties therefore note that the condition precedent stated under Sec. 1.6 of the Rental          Agreement has been validly fulfilled.     1.2     Expiration of Right of Rescission                      Additionally, the Parties note that due to the timely fulfilment of the condition precedent the Parties’          mutual right of rescission stated in Section 1.7 of the Rental Agreement has expired and          consequently no Party has a right to declare rescission pursuant to Section 1.7 of the Rental          agreement.                                            

 

Translation of 1. First Addendum to Rental Agreement                                Exhibit 10.31   2.  Rental Object        2.1     In preparation for the extension work, the Landlord has had a new site measurement of the rental          property drawn up. For this reason, it is necessary to clarify the areas agreed in Section 1.2 of the          Rental Agreement:                    The Landlord rents to the Tenant for Tenant’s sole use the following areas in the building Zeppelinstr.          3 in 85399 Hallbergmoos, which are listed below and are outlined in red in Annex 1.2 and are to be          converted in accordance with the provisions of this agreement (in particular Sec. 2)                     a)     Technical Space in the lower floor with                  approx. 530,35 m2           b)     Office space and laboratory space on the ground floor (MB 11, 12, 13, 14, 16, 17, 18) with                 approx. 4.273,44 m2           c)     Office space and laboratory space on the first floor (MB 11, 12, 13, 14, 18) with                  approx. 3.438,43 m2           d)     Office and storage space in the second floor (MB 17) with                  approx. 578,06 m2           e)     Office space in the third floor (MB11) with                 approx. 474,14 m2           f)     Office space and laboratory space on the ground floor (MB 17a)                  with approx. 331,74 m 2                     2.2     The aforementioned deviation in the property’s size from the rental area originally agreed in the          Rental Agreement is 1.37%. With reference to Sec. 1.2 of the Rental Agreement, the Parties thus          note that the deviation of the rental areas’ size has no effect on the rental provisions concluded by          the Parties. In deviation of Sec. 1.2 of the Rental Agreement, the Parties however agree that the          ancillary costs in the future shall be apportioned to the Tenant on the basis of the area sizes stated          in this Addendum.            2.3     Should contrary to expectation there be additional deviations in the actual area’s size to those stated          approximately above, for measuring the discrepancy in size and the tolerance level stated in the          Rental Agreement in the future, the previously agreed size stated in the Rental Agreement shall          continue to be the basis.                      3.  Miscellaneous        3.1     The Parties are aware that the Rental Agreement to which this Addendum refers requires the          statutory written form of Sec. 126 German Civil Code (“BGB”) due to the fact that its term has a          duration of more than one year according to Secs. 550, 578 (2) BGB. The Parties wish to adhere to          this written form.                 a) They therefore undertake mutually to perform all acts and make all declarations necessary to comply          with the statutory written form requirements at the request of either of the Parties at any time.                b) They additionally shall not terminate this contractual relationship prematurely on the grounds of non-         compliance with the statutory written form.                                 

 

Translation of 1. First Addendum to Rental Agreement                                Exhibit 10.31        c) The rights and obligations stated in lit. a) and lit b) shall apply not only for this Addendum, but also          for the original agreement and all future amendments, addenda and other agreements modifying the          agreement(s).             3.2     A third party entering into the contract in accordance with Sec. 566 BGB or by way of a tripartite          contract shall not be bound by the obligations arising from Sec. 3.1; such third party shall be entitled          to the statutory rights without restriction. This shall not apply in so far as the parts of the contract          which do not comply with the written form requirement were known or should have been known to          the third party prior to its entry into the Rental Agreement, or if the parts not complying with the          written form requirement only came into existence after the third party’s entry into the Rental          Agreement                    However, the joining third party shall in any case be entitled without restriction to the rights arising          for the third party from Sec. 3.1 vis-à-vis the other contracting party            3.3     The written form shall also apply to any subsidiary or ancillary agreements, amendments and          supplements to this contract which are not subject to the statutory written form requirement of Sec.          126 BGB pursuant to Secs. 550, 578 (2) BGB. This written form requirement can only be waived in          writing. Such subsidiary or ancillary agreements, amendments and supplements have to be          expressly identified as such and signed by representatives of the party expressly authorized. The          written form mentioned in sentence 1 shall not be complied with by declarations made by e-mail or          in electronic form. The Parties agree that no ancillary agreements have been made.            3.4     Severability                     Should any provision of this Addendum be invalid or unenforceable, the validity of the remaining          provisions of this Addendum shall remain unaffected. The Parties shall agree on a provision which          comes as close as possible to the economically intended one in place of the affected provisions.                      4.  Survival of Other Rental Agreement’s Provisions             Without prejudice to the provisions agreed in this Addendum, the provisions of the Rental Agreement      and its annexes, to which reference is hereby made, shall otherwise remain in force.                                       

 

Translation of 1. First Addendum to Rental Agreement                                Exhibit 10.31   5.  Addendum’s Conclusion, Acceptance Period       The Party signing this Addendum first shall be bound by the contractual offer for a duration of eight weeks      from receipt of the offer by the other Party. The acceptance period shall be deemed to have been      observed if the first signing party receives the countersigned Addendum no later than on the last day of      the aforementioned period.              Signature page:       For the Landlord:      Place, Date:       ___21/05/2019_______       Signature:         ___/s/ David Christmann       Name:              David Christmann       Position           CEO              For the Tenant:      Place, Date:       Freising, 29/04/2019_______________       Signature:         /s/ Stephen Yoder_______       Name:              Stephen Yoder       Position:          Managing Director              Place, Date:       Freising, 29/04/2019__________       Signature:         /s/ Allan Reine________________       Name:              Allan Reine       Position           Managing Directorpirs12312019exh1032

Translation of 2. Addendum to Rental Agreement                                      Exhibit 10.32                                                                                                                                                                                                                                                Addendum No. 2              to the Rental Agreement dated October 16 / 24, 2018 and                           Addendum No. 1 dated May 21- 2019                   (regarding space in the building Zeppelinstr. 3, 85399 Hallbergmoos)                                                                                Hallbergmoos Grundvermögen GmbH         (registered in the commercial registry of the lower court Munich under the no. HRB 220581)                                  Bavariafilmplatz 7, 80231 Grünwald                    Represented by the persons indicated by name in the signature line                                                                          - hereinafter „Landlord" -                                               a nd                              Pieris Pharmaceuticals GmbH          (registered in the commercial registry of the lower court Munich under the no. HRB 221043)                                  VAT Identification No: DE 813177203                                   Lise-Meitner-Str. 30, 85354 Freising                     Represented by the persons indicated by name in the signature line                                       - hereinafter „Tenant" -                         - Landlord and Tenant collectively hereinafter „Parties" -                                 

 

Translation of 2. Addendum to Rental Agreement                                      Exhibit 10.32   Preamble:     The Parties have concluded a rental agreement dated October 16 /24, 2018 – hereinafter: “Rental Agreement”  – covering office space, laboratory space and technical space and parking spaces in the building Zeppelinstr.  3, 85399 Hallbergmoos (hereinafter: “Building”).     Within the scope of the extension of the rental space by the Landlord, the Tenant has commissioned special  requests, which are subject to a charge and which deviate from the previous construction schedule. In  addition, an expansion of the rental space is necessary due to the current planning. Furthermore, the  contractually agreed handover date could not be met due to construction delays. The Parties wish to clarify  the resulting changes compared to the Rental Agreement plus Addendum no. 1 with this Addendum.    Therefore the Parties agree on the following:       1.  Rental Space and Handover        1.1     In addition to the existing rented space, the Landlord shall rent to the Tenant the cellar room U.17          with a size of approx. 84.02 m2 as marked in Annex 1.1 to this Addendum for the installation of the          redundant refrigeration technology. Room U.27 with a size of approx. 93.65 m2 is no longer part of          the rented space. All areas in the basement within the meaning of Sec. 1.2.a) of this Addendum are          outlined in red in Annex 1.1 of this Addendum.            1.2     The rental space in the object Zeppelinstr. 3 in 85399 Hallbergmoos consequently consists of the          following:                     a)     Technical Space in the lower floor with                  approx. 520,72 m 2           b)     Office space and laboratory space on the ground floor (MB 11, 12, 13, 14, 16, 17, 18) with                 approx. 4.273,44 m 2            c)     Office space and laboratory space on the first floor (MB 11, 12, 13, 14, 18) with                  approx. 3.438,43 m 2            d)     Office and storage space in the second floor (MB 17) with                  approx. 579,04 m 2            e)     Office space in the third floor (MB11) with                 approx. 474,14 m 2            f)     Office space and laboratory space on the ground floor (MB 17a)                  with approx. 331,74 m 2                     1.3     All other agreements regarding the rented areas, in particular in section 2 of Addendum No. 1, shall          remain in full effect and shall apply to the rental of the basement area U.17 accordingly.             1.4     Sec. 2.11.4 of the Rental Agreement shall be modified so that the latest date for handing over the          rented areas according to Sec. 1, no. 1.2 lit. a), b), c)., d) and f) shall be February 13, 2020 and the          latest date for handing over the rented areas according to Sec. 1 no. 1.2 lit. e) shall be May 1, 2020.            

 

Translation of 2. Addendum to Rental Agreement                                      Exhibit 10.32           For the sake of clarification, the Parties note that the rental term for all areas rented shall start          February 13, 2020 and ends with the end of August 13, 2032 pursuant to Sec. 4.1 of the Rental          Agreement.                     With regard to the amendment of the above newly regulated latest handover dates, the Parties          expressly state that this does not imply any waiver of rights which may result from a later handover          or its announcement (in comparison to the original rental agreement regulations).    1.5     With regard to room U.27 in the basement, the Parties have agreed that the Tenant will rent this as          a further "extension area" pursuant to Sec. 1.4 a.). Annex 1.2 to this Addendum No. 2 shows the          extension areas with green borders and the option areas pursuant to Sec. 1.4 b.) with orange borders          and replaces Annex 1.4 to the Rental Agreement.            2.  Rent        2.1     Taking into account the rental of the space specified in Sec.1 of this Addendum, the Parties clarify          the Tenant's obligation to pay the rent as follows:            2.2     The monthly rent, in each time from handing over the respective areas specified below on shall be:             Technical Space in the lower floor                                              3.384,68 €           Office space and laboratory space on the                ground floor (MB 11,12, 13, 14, 16,                                      70.298,35 €                17,18)           Office space and laboratory space on the first                                                                                         54.842,96 €                floor (MB 11, 12, 13, 14, 18)           Office and storage space in the second floor                                                                                          9.220,06 €                (MB 17)           Office space in the third floor (MB 11)                                         7.562,53 €           Office space and laboratory space on the                                                                                          5.291,25 €                ground floor (MB 17a)           Parking spaces in the basement, 100 pieces                                      7.500,00 €                                                                                                                                                                                                  „monthly basic rent“                                                          158.099,83 €                                                                                                                                                                         advance heating and service charge payments   3,00 €/m2                        28.849,59 €                                                                                                    Administrative lump-sum 4 %                                                     6.323,99 €                                                                                    

 

Translation of 2. Addendum to Rental Agreement                                      Exhibit 10.32            Monthly total net amount                                                      193.273,41 €                                                                                                                                                                           Plus statutory VAT (presently 19%)                                             36.721,95 €                                                                                                    Monthly total gross amount                                                        229.995,36 €                                                                                               2.3     All other agreements between the Parties regarding the rent shall remain fully effective and shall          apply accordingly to this Addendum, in particular the provision regarding the "rent-free period" in          Sec. 5.1 of the Rental Agreement.                      3.  Special Tenant’s Requests        3.1     In accordance with Sec. 2.10 of the Rental Agreement, the Tenant has commissioned special          requests from the Landlord which are associated with additional costs. The following special          requests shall be carried out by the Landlord. The Tenant shall bear the costs arising from these          requests in the amount specified below.            3.2     Specification of Tenant’s Requests              Special Tenant’s Request         No. Decision    Net-Costs to be borne     Annex to                                            Memorandum           by Tenant            Addendum            Adaptation planning floor plans       1               28.750,00 €            3.2.1           and expansion to tenants' wishes            vestibule and glass canopy            2b              25.965,15 €            3.2.2            Glass walls and windows               2b              97.427,88 €            3.2.3            Mobile partitions                     2b              53.581,31 €            3.2.4            Drywall construction doors            2b              11.735,63 €            3.2.5            Drywall construction ceiling          2c              26.827,21 €            3.2.6            Flooring                              3               45.405,36 €            3.2.7            Technical building equipment          4               86.362,10 €            3.2.8            Railing roof                          5               19.612,13              3.2.9            Expansion basement                    6               19.049,89              3.2.10            Technical building equipment –        9               28.027,55              3.2.11           cold            Technical building equipment –        11              46.201,99              3.2.12           special lightning including dimmer           and cabling 

 

Translation of 2. Addendum to Rental Agreement                                      Exhibit 10.32                                                                                                        Total net amount                                     488.946,20 €                          Plus statutory applicable VAT                         92.899,78 €                          Total gross amount                                   581.845,98 €                                  The Tenant shall pay the total amount of the costs of the Tenant's special requests determined          above to the Landlord in accordance with Sec. 2.10 within 30 days after proper invoicing.            3.3     With regard to the details of the changes to the building description and planning associated with          the Tenant's special requests, reference is made in each case to the decision papers, including their          appendices, attached in Volume-Annex 3.            3.4     The Parties agree that the Tenant shall maintain, service and repair the additional equipment of the          rental object installed in accordance with the Tenant's special requests, i.e. the vestibule, the glass          canopy, the glass walls and windows, the mobile partitions and doors, in accordance with Sec. 7.3          of the Rental Agreement. All operating costs resulting therefrom shall be borne by the Tenant.                      4.  Supplement to Sec. 7.7.2 of the Rental Agreement         4.1     Due to mandatory technical necessities, there are lines of the adjacent tenant of the rented area 17          in the area rented here on 1st floor MB 18. Similarly, there are technical lines for the rented area of          the Tenant in the adjacent area MB 17. In addition to the provisions under Sec. 7.2.2, however under          the obligation to adhere to the obligations stated therein, the Landlord may enter the rented area in          the 1st floor MB 18, provided that this is necessary for the maintenance, servicing or repair of this          line and in particular of the fire protection flaps located there. The Landlord shall ensure that the          Tenant is given access to the rented space 17 for maintenance work concerning Tenant’s technical          lines in the rented space 17 under the same conditions.            4.2     In this respect, the Parties expressly state that the business operations of the Tenant may not be          significantly impaired by this work to the extent possible. The Landlord shall take into account          Tenant’s operational concerns. Necessary expenses incurred by the Tenant as a result of tolerating          the aforementioned measures shall be borne by the Landlord. The necessary measures shall be          announced with an appropriate period of notice.                      5.  Miscellaneous            5.1     The Parties are aware that the Rental Agreement to which this Addendum refers requires the          statutory written form of Sec. 126 German Civil Code (“BGB”) due to the fact that its term has a          duration of more than one year according to Secs. 550, 578 (2) BGB. The Parties wish to adhere to          this written form.                 a) They therefore undertake mutually to perform all acts and make all declarations necessary to comply          with the statutory written form requirements at the request of either of the Parties at any time.           

 

Translation of 2. Addendum to Rental Agreement                                      Exhibit 10.32        b) They additionally shall not terminate this contractual relationship prematurely on the grounds of non-         compliance with the statutory written form.      c) The rights and obligations stated in lit. a) and lit. b) shall apply not only for this Addendum, but also          for the original agreement and all future amendments, addenda and other agreements modifying the          agreement(s).             5.2     A third party entering into the contract in accordance with Sec. 566 BGB or by way of a tripartite          contract shall not be bound by the obligations arising from Sec. 3.1; such third party shall be entitled          to the statutory rights without restriction. This shall not apply in so far as the parts of the contract          which do not comply with the written form requirement were known or should have been known to          the third party prior to its entry into the Rental Agreement, or if the parts not complying with the          written form requirement only came into existence after the third party’s entry into the Rental          Agreement.                    However, the joining third party shall in any case be entitled without restriction to the rights arising          for the third party from Sec. 3.1 vis-à-vis the other contracting party.            5.3     The written form shall also apply to any subsidiary or ancillary agreements, amendments and          supplements to this contract which are not subject to the statutory written form requirement of Sec.          126 BGB pursuant to Secs. 550, 578 (2) BGB. This written form requirement can only be waived in          writing. Such subsidiary or ancillary agreements, amendments and supplements have to be          expressly identified as such and signed by representatives of the party expressly authorized. The          written form mentioned in sentence 1 shall not be complied with by declarations made by e-mail or          in electronic form. The Parties agree that no ancillary agreements have been made.            5.4     Severability                     Should any provision of this Addendum be invalid or unenforceable, the validity of the remaining          provisions of this Addendum shall remain unaffected. The Parties shall agree on a provision which          comes as close as possible to the economically intended one in place of the affected provisions.                      6.  Survival of Other Rental Agreement’s Provisions             Without prejudice to the provisions agreed in this Addendum, the provisions of the Rental Agreement      including its First Amendment and its annexes, to which reference is hereby made, shall otherwise      remain in force.              7.  Addendum’s Conclusion, Acceptance Period       The Party signing this Addendum first shall be bound by the contractual offer for a duration of eight weeks      from receipt of the offer by the other Party. The acceptance period shall be deemed to have been      observed if the first signing party receives the countersigned Addendum no later than on the last day of      the aforementioned period.                                   

 

Translation of 2. Addendum to Rental Agreement                                      Exhibit 10.32    Annex 1.1              Floor Plans   Annex 1.2              Expansion and option area  Annex 3.2.1            Adaptation planning floor plans and expansion to tenants' wishes  Annex 3.2.2            Vestibule and glass canopy  Annex 3.2.3            Glass walls and windows  Annex 3.2.4            Mobile partitions  Annex 3.2.5            Drywall construction doors  Annex 3.2.6            Drywall construction ceiling  Annex 3.2.7            Flooring  Annex 3.2.8            TGA  Annex 3.2.9            Railing roof  Annex 3.2.10           Expansion basement  Annex 3.2.11           TGA – cold  Annex 3.2.12           TGA – special lightning including dimmer and cabling         For the Landlord:      Place, Date:       Grünwald, the __12.02.2019________                     Signature:         /s/ Christian Lealahabumrung _____       Name:              Christian Lealahabumrung       Position           CEO              For the Tenant:      Place, Date:       Freising, __13.02.2020____                     Signature:         /s/ Hitto Kaufmann __________       Name:              Dr. Hitto Kaufmann       Position:          Managing Director

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