Document:

Lease Agreement with Winston & Strawn, LLP

 EXHIBIT 10.113 
  
 LEASE AGREEMENT WITH WINSTON & STRAWN, LLP FOR A PORTION 
 OF LEO BURNETT CHICAGO BUILDING 

 LEASE 
  
 Dated as of January 25, 1988 
  
 BETWEEN 
  
 HARRIS TRUST AND SAVINGS BANK, not individually, 
 But solely as Trustee under Trust
Agreement 
 Dated September 24, 1986 and known as 
 Trust No. 43770 
  
 AND 

 
 LEO BURNETT COMPANY, INC. 
  
 (Landlord) 
  
 AND 
  
 WINSTON & STRAWN 
  
 an Illinois general partnership 
  
 (Tenant) 
  

  
 Location of the Property: 
  
 35 WEST WACKER DRIVE 
 CHICAGO, ILLINOIS

 TABLE OF CONTENTS 
  

	 	 	 	  	Page

			
	 1.
	 	TERM AND PREMISES.	  	1
			
	     A.
	 	Term.	  	1
			
	     B.
	 	Premises.	  	1
			
	     C.
	 	Delivery.	  	1
			
	     D.
	 	Delays.	  	2
			
	     E.
	 	Memorandum.	  	3
			
	 2.
	 	BASE RENT	  	3
			
	 3.
	 	ADDITIONAL RENT.	  	4
			
	     A.
	 	Definitions.	  	5
			
	     B.
	 	Allocation of Operating Expenses.	  	8
			
	     C.
	 	Expense Adjustment.	  	9
			
	     D.
	 	Tax Adjustment.	  	9
			
	     E.
	 	Books and Records.	  	10
			
	 4.
	 	DESIGN AND CONSTRUCTION OF THE PREMISES.	  	10
			
	     A.
	 	Base Building Construction.	  	10
			
	     B.
	 	Additional Work.	  	10
			
	     C.
	 	Tenant’s Work.	  	11
			
	     D.
	 	Landlord’s Work.	  	11
			
	     E.
	 	The Loan and the Allowance.	  	11
			
	     F.
	 	Plans.	  	12
			
	     G.
	 	Landlord’s Construction Cost Estimate.	  	13
			
	     H.
	 	Payment and Application of Allowance.	  	13
			
	     I.
	 	Tenant’s Right to Require Competitive Bids.	  	14
			
	     J.
	 	Tenant Delays.	  	14
			
	     K.
	 	Original Premises Only.	  	15
			
	     L.
	 	Standard of Care.	  	15
			
	 5.
	 	USE OF THE PREMISES.	  	15
			
	     A.
	 	Reserved Areas.	  	15
			
	     B.
	 	Permitted Use.	  	16
			
	     C.
	 	Compliance with Laws.	  	16
			
	 6.
	 	POSSESSION	  	16

  

 (i) 

			
	 7.
	  	 SERVICES
	  	17
			
	     A.
	  	 List of Services.
	  	17
			
	     B.
	  	 Billing for Electricity.
	  	18
			
	     C.
	  	 Interruption of Services.
	  	19
			
	     D.
	  	 Charges for Services.
	  	20
			
	     E.
	  	 Energy Conservation.
	  	20
			
	 8.
	  	 REPAIRS
	  	20
			
	 9.
	  	 ADDITIONS AND ALTERATIONS.
	  	21
			
	 10.
	  	 COVENANT AGAINST LIENS
	  	21
			
	 11.
	  	 INSURANCE.
	  	22
			
	     A.
	  	 Waiver of Subrogation.
	  	22
			
	     B.
	  	 Tenant’s Coverage.
	  	22
			
	     C.
	  	 Landlord’s Coverage.
	  	23
			
	     D.
	  	 Avoid Action Increasing Rates.
	  	23
			
	     E.
	  	 Unobtainability.
	  	23
			
	 12.
	  	 FIRE OR CASUALTY.
	  	23
			
	 13.
	  	 WAIVER OF CLAIMS.
	  	25
			
	 14.
	  	 NONWAIVER.
	  	25
			
	 15.
	  	 CONDEMNATION.
	  	25
			
	 16.
	  	 ASSIGNMENT AND SUBLETTING.
	  	27
			
	 17.
	  	 SURRENDER OF POSSESSION.
	  	30
			
	 18.
	  	 HOLDING OVER.
	  	30
			
	 19.
	  	 ESTOPPEL CERTIFICATE.
	  	31
			
	 20.
	  	 OBLIGATIONS TO MORTGAGEES.
	  	31
			
	     A.
	  	 Subordination.
	  	31
			
	     B.
	  	 Notice to Landlord and Mortgagee.
	  	32
			
	 21.
	  	 CERTAIN RIGHTS RESERVED BY LANDLORD.
	  	32
			
	 22.
	  	 RULES AND REGULATIONS.
	  	34
			
	 23.
	  	 LANDLORD’S REMEDIES.
	  	34
			
	 24.
	  	 EXPENSES OF ENFORCEMENT.
	  	36
			
	 25.
	  	 COVENANT OF QUIET ENJOYMENT.
	  	36
			
	 26.
	  	 REAL ESTATE BROKER.
	  	36
			
	 27.
	  	 MISCELLANEOUS.
	  	37

  

 (ii) 

			
	     A.
	  	 Rights Cumulative.
	  	37
			
	     B.
	  	 Interest.
	  	37
			
	     C.
	  	 Terms.
	  	37
			
	     D.
	  	 Binding Effect.
	  	37
			
	     E.
	  	 Lease Contains All Terms.
	  	37
			
	     F.
	  	 Delivery for Examination.
	  	37
			
	     G.
	  	 No Air Rights.
	  	37
			
	     H.
	  	 Transfer of Landlord’s Interest.
	  	38
			
	     I.
	  	 Landlord’s Title.
	  	38
			
	     J.
	  	 Prohibition Against Recording.
	  	39
			
	     K.
	  	 Captions.
	  	39
			
	     L.
	  	 Only Landlord/Tenant Relationship.
	  	39
			
	     M.
	  	 Application of Payments.
	  	39
			
	     N.
	  	 Definition of Landlord and Tenant.
	  	39
			
	     O.
	  	 Time of Essence.
	  	39
			
	     P.
	  	 Governing Law.
	  	39
			
	     Q.
	  	 Partial Invalidity.
	  	39
			
	 28.
	  	 LANDLORD’S SPECIAL AGREEMENTS.
	  	40
			
	     A.
	  	 Parking.
	  	40
			
	     B.
	  	 Telecommunication Dish.
	  	40
			
	     C.
	  	 Building Quality.
	  	40
			
	     D.
	  	 Elevators.
	  	41
			
	     E.
	  	 Storage Space.
	  	41
			
	     F.
	  	 Mezzanine.
	  	41
			
	 29.
	  	 NOTICES.
	  	41
			
	 30.
	  	 TENANT’S EXPANSION.
	  	42
			
	 31.
	  	 LIMITATION ON LIABILITY
	  	46
			
	 32.
	  	 TENANT’S OPTION TO EXTEND.
	  	47
			
	 33.
	  	 CONSENTS.
	  	47
			
	 34.
	  	 DETERMINATION BY ARBITRATION
	  	48

  

 (iii) 

 EXHIBITS 
  

		
	EXHIBIT A	  	FLOOR PLAN OF PREMISES
		
	EXHIBIT B	  	LEGAL DESCRIPTION OF LAND
		
	EXHIBIT C	  	BR/RSF
		
	EXHIBIT D	  	BASE BUILDING SHELL AND CORE DEFINITION AS IT APPLIES TO TENANT FLOORS
		
	EXHIBIT E	  	SPECIFICATIONS FOR BUILDING STANDARD TENANT IMPROVEMENTS
		
	EXHIBIT F	  	JANITORIAL SERVICES
		
	EXHIBIT G	  	FORM OF TENANT ESTOPPEL CERTIFICATE
		
	EXHIBIT H	  	RULES AND REGULATIONS
		
	EXHIBIT I	  	LEGAL DESCRIPTION OF HOTEL SITE
		
	EXHIBIT J	  	MEMORANDUM OF LEASE
		
	EXHIBIT K	  	BASE BUILDING PLANS AND SPECIFICATIONS
		
	EXHIBIT L	  	FORM OF PROMISSORY NOTE

  

 (iv) 

 LEASE 
  
 35 WEST WACKER DRIVE 
  
 CHICAGO, ILLINOIS 
  
 AGREEMENT OF LEASE made as of this 25th day of January, 1988 (hereinafter referred to as the
“Lease”) between HARRIS TRUST AND SAVINGS BANK, not individually but as trustee under a trust agreement dated September 24, 1986 and known as Trust No. 43700 (“Trustee”) and LEO BURNETT COMPANY, INC., a Delaware corporation and
the sole beneficiary of Trustee (“Burnett”) (Trustee and Burnett being hereinafter collectively referred to as “Landlord”), and WINSTON & STRAWN, an Illinois general partnership, whose present address is One First National
Plaza, Chicago, Illinois 60603 (hereinafter referred to as “Tenant”); 
  
 WITNESSETH: 
  
 Landlord hereby
agrees to lease to Tenant, and Tenant hereby agrees to accept, the premises (hereinafter referred to as the “Premises”) on Floors 48 through 40 inclusive as designated on the plans attached hereto as Exhibit A in the building to be known
as 35 West Wacker Drive (hereinafter referred to as the “Building”) to be located on a parcel of land at the southeast corner of Wacker Drive and Dearborn Street, in the City of Chicago, Cook County, Illinois and more particularly
described in Exhibit B attached hereto and made a part hereof (hereinafter referred to, together with all present and future easements, additions, improvements and other rights appurtenant thereto, as the “Land”), subject to the terms and
conditions of this Lease. 
  
 In consideration thereof, Landlord
and Tenant covenant and agree as follows: 
  
 1. TERM AND
PREMISES. 
  
 A. Term. The term of this Lease
(hereinafter referred to as the “Term”) shall commence on the date (hereinafter referred to as the “Commencement Date”) which is the later of the Full Delivery Date (as defined below) or April 1, 1989. Unless sooner terminated as
provided herein, the Term shall end on the thirty-first day of December 2009, as such date may be extended pursuant to Paragraph 1.D. below or by the exercise of the option conferred upon Tenant under this Lease (hereinafter referred to as the
“Termination Date”). 
  
 B. Premises. The
Premises include the highest floor in the Building, other than any area occupied by mechanical equipment, and eight (8) contiguous full floors and contain 207725 RSF (as defined in Paragraph 2 hereof). 
  
 C. Delivery. Landlord shall use its best efforts to achieve
substantial completion of the Building and Premises pursuant to the Building Plans (as defined in Paragraph 4.A. hereof) and pursuant to the Plans (as defined in Paragraph 4.F. hereof) and to deliver the Premises for Tenant’s occupancy by April
1, 1989 which date shall be extended as a result of Tenant Delays (as defined in Paragraph 4.J. (hereof) and Unavoidable Delays for a period equal to any and all such Delays. The date on which the full Premises are so substantially completed and
delivered to tenant for occupancy is hereinafter referred to as the “Full Delivery Date.” Notwithstanding the foregoing, in no event shall the Full Delivery Date occur until (i) Tenant shall have had access to the Premises for the purpose
of any construction and installation to be performed by Tenant, for a period of thirty (30) days and (ii) Landlord shall have given Tenant 

  

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thirty (30) days’ prior notice as to the date of the Full Delivery Date. “Unavoidable Delays” shall man delays or interruptions caused by
strikes, lockouts, failure of power, restrictive governmental laws or regulations, condemnations, riots, insurrections, war, fire, or other casualty, acts of God, or other reasons not within the control of the party delayed in performing work or
doing acts required under the terms of this Lease. It shall be a condition of the right to claim an extension of time as a result of an Unavoidable Delay that the party seeking such extension shall notify the other party (i) within thirty (30) days
after such party has knowledge of the existence of the Unavoidable Delay(s) specifying the nature and estimated length thereof, and (ii) within thirty (30) days after the termination of such Unavoidable Delay. 
  
 D. Delays. 
  
 (i) If the Full Delivery Date has not occurred prior to
February 1, 1990, which date shall be extended (a) as a result of Tenant Delays for a period equal to any and all such Tenant Delays and (b) as a result of Unavoidable Delays for a period equal to any and all such Unavoidable Delays, but not more
than six (6) months as a result of Unavoidable Delays, Tenant shall have the right to terminate this Lease. Such termination shall only be effective if Tenant gives written notice of termination to Landlord not later than thirty (30) days after such
date. This Lease shall terminate upon such notice without further liability of Landlord or Tenant, except that on such termination Landlord shall reimburse Tenant for Tenant’s Hold-over Costs as provided in Paragraph 1.D.(iii) following. Tenant
shall have a period of thirty (30) days after its notice of termination to remove its trade fixtures and its furniture and other personal property as permitted under Paragraph 17 hereof. Neither Landlord nor Tenant shall be responsible to make any
reimbursement to the other for any costs incurred or items delivered pursuant to this Lease, other than the Hold-over Costs. All improvements to the Premises other than the items which Tenant may remove under Paragraph 17 hereof shall be and remain
the property of Landlord. 
  
 (ii) Unless Tenant
gives notice to terminate this Lease pursuant to Paragraph 1.D.(i) above, this Lease shall continue in full force and effect. 
  
 (iii) Landlord shall reimburse Tenant for “Hold-over Costs” (as hereinafter defined) incurred by Tenant, as and when the
Hold-over Costs are incurred and promptly after notice thereof by Tenant, because the Commencement Date has not occurred on or before April 30, 1989, which date shall be extended as a result of and for a period equal to any and all Tenant Delays to
the extent such date is not met by reason of such Tenant Delays (the “Hold-over Date”). For purposes of this part (iii) of Paragraph 1.D., (a) Tenant Delays shall be calculated on a floor-by-floor basis, and (b) Tenant Delays which delay
substantial completion of only some floor or floors of the full Premises shall extend the date of April 30, 1989, only with respect to such portion of the full Premises. As used herein, the term “Hold-over Costs” shall mean and include
only (a) extra moving and storage expenses and other relocation expenses (if a double move or longer storage is made necessary), (b) rental costs (which term includes, without limitation, operating expenses and taxes) in excess of the Rent that
would be payable hereunder (without regard to any abatement provided for herein) for space which Tenant occupies because the Commencement Date has not occurred by the Hold-over Date except that such rental costs prior to January 1, 1990 plus a
period equal to any Tenant 

  

 -2- 

 
Delays shall not include rental costs attributable to Tenant’s current space at One First national Plaza, (c) any increase in the costs of labor or
material for Tenant’s improvements to the Premises because the Commencement Date has not occurred by the Hold-over Date, (d) any reasonable additional fees for Tenant’s Space Planner for performing additional fees for Tenant’s Space
Planner for performing additional or out-of-sequence services because the Commencement Date has not occurred by the Hold-over Date, and (e) any other reasonable out-of-pocket costs paid by Tenant as a result of such delay. 
  
 (iv) Except for the termination right and “Hold-over
Costs” expressly provided in this Paragraph 1, and the extension of the Term, Base Rent abatement and Additional Rent Limitation provided for below, Landlord shall have no liability to Tenant as the result of a delay in the Commencement Date if
the Commencement Date occurs after April 1, 1989. 
  
 (v) In the event that the Full Delivery Date is delayed beyond January 1, 1990 and to the extent that such delay is not caused by reason of Tenant Delays and the Lease is not terminated pursuant to Paragraph 1.D.(i) above, the Termination
date shall be extended for a period equal to any and all such delays other than Tenant Delays. 
  
 (vi) To the extent that the Full Delivery Date is delayed due to Tenant Delays, the Full Delivery Date for the purpose of Tenant’s
rental obligations shall be deemed to have occurred on the date it would have occurred but for such Tenant Delays and Tenant’s rental obligations shall commence on the basis of such date, but Base Rent shall not in any event commence before the
Base Rent Commencement Date (as defined in Paragraph 2 below). 
  
 E. Memorandum. Within sixty (60) days after the Full Delivery Date, if it is deemed necessary by either party, Landlord and Tenant agree to enter into a Lease amendment for the purpose of memorializing the Commencement Date, the Full
Delivery Date and the Termination Date, and clarifying and evidencing such other matters as Landlord or Tenant may reasonably request. 
  
 2. BASE RENT. 
  
 Tenant shall pay to Landlord or Landlord’s agent at 35 West Wacker Drive, Chicago, Illinois, or at such other place as Landlord may from time to time
designate in writing, in currency which, at the time of payment, is legal tender for private or public debts in the United States of America, “Base Rent” at an annual rate which is equal to the number of RSF within the Premises times the
particular BR/RSF (as hereinafter defined) in effect at such time for the RSF within the Premises. Such annual rate shall be paid in monthly installments of one-twelfth of the then-current annual rate in advance on or before the first day of each
and every month during the Term without demand and without any set-off or deduction whatsoever, except as expressly provided herein, and except that all Base Rent for an space leased hereunder shall be abated until the later of (i) January 1, 1990,
or (ii) the date which is nine (9) months after the Full Delivery Date (but such nine (9) month period shall be reduced by a period equal to delay in occurrence of the Full Delivery Date caused by Tenant Delays) (the “Base Rent Commencement
Date”). Any Base Rent payable for the partial month in which the Base Rent Commencement Date occurs shall be paid on the first day of the following month. 
  

 -3- 

 “BR/RSF” shall mean the amounts determined in accordance with the schedule attached hereto as
Exhibit C. 
  
 “RSF” shall mean, as the context
requires, one square foot or a number of square feet of Rentable Area in any given space. Landlord’s architect shall certify the number of RSF in the Building and the Premises to Tenant prior to the Commencement Date. In the event of a change
in the RSF of the Building or the Premises after such certification, Landlord’s architect shall certify such change to Tenant and Tenant’s Proportionate Share (defined below) and such other calculations provided for herein which are
affected by the RSF of the Building and the Premises shall be adjusted in proportion therewith. 
  
 “Rentable Area” shall be computed by measuring to the inside finished surface of the glass line (including windows or glass panels) without
deduction for any columns or projections necessary to the Building and shall include all areas within such inside finished surface, other than retail areas (as used herein, retail areas shall include areas used for any commercial use), public
stairs, elevator shafts, flues, stacks, pipe shafts and other major vertical penetrations of the floor. Rentable Area shall include: 
  
 (i) With respect to each single tenancy floor, toilets, air-conditioning rooms, fan rooms, janitor closets, lobbies, elevator lobbies,
electrical closets and telephone and other telecommunication closets within and serving only such floor (or only floors occupied by the same tenant); and 
  
 (ii) With respect to each multiple tenancy floor, for each particular premises on that floor, its share of the areas described in the
preceding clause (i) together with the particular premises’ share of all public corridors and other public areas on such floor, as they may be adjusted from time to time. The tenant spaces on a multiple tenancy floor shall share 100% of the
Rentable Area of that full floor. The share of each tenant’s space shall be based upon the usable area contained in that tenant’s space (which shall be measured to the center of partitions that separate such space from other tenant spaces
or public areas) compared to the total usable area on that full floor. 
  
 The Rentable Area of the Building shall not include the lobby of the Building or portions of the Building mezzanine, first floor or basement or any other portions of the Building which are leased for or designed to be used for retail or
parking or storage purposes., 
  
 3. ADDITIONAL RENT.

  
 In addition to paying the Base Rent specified in Paragraph 2
hereof, Tenant shall pay as “Additional Rent” the amounts described in this Paragraph 3. The Base Rent and the Additional Rent are sometimes herein collectively referred to as the “Rent.” All additional Rent shall be payable for
the same periods and in the same manner, time and place as the Base Rent, except that Additional Rent shall commence on the Commencement Date, without any initial abatement. Without limitation on other obligations of Tenant which shall survive the
expiration of the Term, the obligations of Tenant to pay additional Rent accrued prior to the Termination Date shall survive the expiration of the Term. For any partial Calendar Year, Tenant shall be obligated to 

  

 -4- 

 
pay only a pro rata share of the Additional Rent for such Calendar Year, based on the number of days of the Term falling within such Calendar year.
Notwithstanding anything to the contrary contained herein, for Calendar Years 1989, 1990, 1991 and 1992 only (subject to the following sentence), Tenant shall pay as Additional Rent for the applicable Calendar Year, the lesser of (i) Additional Rent
as calculated herein, or (ii) $0.833 per RSF per month for that portion of the Term falling within 1989 and 1990, $0.958 per RSF per month for that portion of the Term falling within 1991, and $1.125 per RSF per month for that portion of the Term
falling within 1992 as the case may be (the “Additional Rent Limitations”). In the event that the Commencement Date is delayed beyond January 1, 1990, then, to the extent that such delay is not the result of a Tenant Delay, the starting
and ending dates of the Additional Rent Limitation for 1992 shall be extended into 1993 for a period of time equal to the amount of time the Commencement Date is so delayed beyond January 1, 1990 by delays other than Tenant Delays. 
  
 A. Definitions. As used in this Paragraph 3, the terms: 

 
 (i) “Calendar Year” shall mean each calendar
year in which any part of the Term falls, through and including the year in which the Term expires. 
  
 (ii) “Tenant’s Proportionate Share” shall mean the percentage calculated by dividing the number of RSF contained in the
Premises by the number of RSF contained in the Building. If at any time there has been delivered to Tenant for occupancy less than all of the Premises, and Tenant has accepted such delivery for occupancy by Tenant, Tenant’s Proportionate Share
during such period shall be based on the RSF contained in the portion of the Premises as has been delivered to Tenant from time to time. Wherever Tenant is required to pay Tenant’s Proportionate Share of an item of Taxes or Operating Expenses
pursuant to this Paragraph 3, the cost to Tenant for such item (on a per RSF basis) shall never be more than the lowest cost (on a per RSF basis) allocated to and paid for on account of such item for any other portions of the Rentable Area of the
Building. 
  
 (iii) “Taxes” shall mean
taxes levied, assessed or imposed against Landlord in connection with the Land, the Rentable Area of the Building, the operation thereof or any rights or responsibilities related thereto. “Taxes” shall mean in any Calendar Year: (a) real
estate taxes and assessments, special or otherwise, levied or assessed upon the Land or the Rentable Area of the Building; (b0 ad valorem taxes for any personal property owned or leased by Landlord and used exclusively in connection with the
Rentable Area of the Building; (c) any tax, assessment, charge or fee which is imposed in substitution for, or in lieu of an increase in, such real estate taxes or ad valorem personal property taxes; (d) ANY INCOME OR FRANCHISE TAX BASED ON
Landlord’s income from the Land and the Rentable Area of the Building which taxes such income in a different manner than income from sources other than the ownership and operation of income-producing real estate and which taxes such income
solely because it is from the ownership and operation of income-producing real estate; and (e) a tax on rents or leases. Taxes shall also include, in the year paid, all reasonable fees for consultants and attorneys and all other costs incurred by
Landlord in seeking to obtain a reduction of, or a limit on the increase in, any Taxes, regardless of whether any reduction or limitation is obtained. Taxes shall not include any inheritance, estate, succession, transfer, gift, franchise, or capital
stock tax or any income taxes other than those 

  

 -5- 

 
described above. With respect to any Taxes which include assessments against income or property not related to the Land or the Rentable Area of the building,
Taxes shall include only that portion of such Taxes which would be payable if the Land and the Rentable Area of the Building and all rights related thereto were the only assets of Landlord. 
  
 (iv) “Operating Expenses” shall mean all expenses,
costs and disbursements of every kind and nature (determined for the applicable Calendar Year on an accrual basis) paid by Landlord in connection with the management, operation, maintenance and repair of the Land and the Rentable Area of the
Building, except the following: 
  
 a. Costs of
capital improvements, renovations or decorating for any tenant’s premises; 
  
 b. Principal or interest payments on loans secured by mortgages or trust deeds on the Building or Land or rent payable on any ground lease
of the Land; 
  
 c. Costs of capital improvements
to the Land or Rentable Area of the Building, except that Operating Expenses shall include (a) the cost of any capital improvement completed after full completion of the Building to Base Building Condition which is initially projected in good faith
by Landlord to reduce any component of Operating Expenses, provided that the cost of the capital improvement does not exceed $50,000, or if such cost does exceed $50,000, then (i) such cost must be evenly amortized over the useful life of each such
capital improvement with interest on the unamortized amount at the rate which is the lower of (x) 1% per annum above the alternate base rate II rate of interest announced from time to time by Citibank, N.A. (“Citibank”) or the prime rate
announced from time to time by any other bank designated by Landlord if Citibank is not at any time announcing its alternate base rate II (but in no event at a rate which is more than the highest lawful rate allowable in the State of Illinois)
(“Prime Rate”), or (y) the rate of interest paid by Landlord to obtain the funds for such improvement (ii) such amortized costs (including interest as aforesaid) shall only be included in Operating Expenses under this Lease for that
portion of the useful life of the capital improvement which falls within the Term, (iii) that portion of the annual amortized costs (including interest as aforesaid) to be included in Operating Expenses shall be the lesser of such annual costs or
the reasonably projected annual reduction in Operating Expenses for that portion of the useful life of the capital improvement which falls within the Term, as reasonably estimated by Landlord in detail by expense category prior to making such
capital improvement, (iv) all elements of such projection shall be completed in accordance with generally accepted accounting principles and practices in effect at the time the capital improvement is proposed to be made, and (v) a copy of such
projection and the underlying calculations shall be furnished to Tenant upon request by Tenant prior to Landlord’s including the cost of any such capital improvement in Operating Expenses; and (b) provided that conditions (a)(i) and (a)(ii)
above are satisfied, the cost of any capital improvement which is made by Landlord to keep the Land or Rentable Area of the Building in compliance with 

  

 -6- 

 
all governmental rules and regulations applicable from time to time thereto, except those enacted prior to the Full Delivery Date, provided that the maximum
amount payable by Tenant in any Calendar Year through and including the year 2009 as a result of the amortized compliance costs permitted to be included in Operating Expenses under this clause (b) of Paragraph 3.A.(iv)(c) shall not exceed the
product of One Dollar ($1.00) and the RSF then contained in the Premises; 
  
 d. All expenses for which Landlord is entitled to receive any reimbursement to the extent of such entitlement, other than indirect reimbursement by the payment by any tenant of base rent or its share of Operating
Expenses; 
  
 e. Depreciation; 
  
 f. The cost of correcting defects in the construction of the
Building or in the Building equipment provided that this shall not exclude the cost of normal repair, maintenance and replacement (other than capital improvements) expected with the construction materials and equipment installed in the Building in
light of their specifications; 
  
 g. Any penalty
charges incurred by Landlord due to the violation of any law; 
  
 h. Costs for sculptures, paintings and other objects of art located within the Building, except only for the costs of maintaining and protecting such objects in the public areas of the Building; 
  
 i. Attorneys’ fees, costs and other expenses incurred
in connection with obtaining or servicing any loans related to the Land or Building; 
  
 j. Attorneys’ fees, costs and disbursements and other expenses incurred in connection with tenant leases, including, without
limitation, negotiations with prospective tenants or disputes with any tenant, but Operating Expenses shall include any expenses incurred in the performance of any of Landlord’s obligations under such tenant leases which are reimbursed by
tenants’ payment of Operating Expenses; 
  
 k. Expenses for repairs or other work occasioned by a casualty, except that Operating Expenses shall include the cost of repairs or other work occasioned by a casualty to the extent that such cost is not covered by Landlord’s insurance
described in Paragraph 12.C. hereof because of the deductible amount permitted in Paragraph 12.C.; 
  
 l. Taxes; 
  

 -7- 

 m. Real estate brokers’ commissions or compensation and other expenses (including,
without limitation, architectural, space planning or engineering services) incurred in leasing or procuring tenants; 
  
 n. The cost of any repair made by Landlord pursuant to or as a result of condemnation; 
  
 o. The cost of installing, operating and maintaining any
specialty facility, such as an observatory, broadcasting facilities, luncheon club, athletic or recreational club, cafeteria or dining facility; 
  
 p. Executive salaries above the grade of Building Manager; 
  
 q. Expenses incurred in connection with services or other benefits of a type or quantity which are not
provided to Tenant but which are provided to another tenant or occupant of the Building (including, without limitation, increased insurance costs by reason of a special or additional risk related to another tenant); 
  
 r. Any fees and expenses paid to an agent which is related
to Landlord or Beneficiary to the extent such fees or expenses are in excess of the customary market amounts which would be paid in the absence of such relationship; 
  
 s. Any compensation paid to clerks, attendants or other persons in commercial concessions operated by
Landlord; and 
  
 t. Expenses incurred by
Landlord, if any, in connection with the operation, cleaning, repair, safety, management, security, maintenance or other services of any kind provided to any portions of the Building which are leased, or designed to be used for, retail garage or
storage purposes. 
  
 B. Allocation of Operating Expenses.
If at any time during the Term less than ninety-five percent (95%) of the then current Rentable Area of the Building is occupied by tenants, at Landlord’s option those components of Operating Expenses which vary with occupancy shall be removed
from general Operating Expenses and allocated to the portion of the Building which is actually occupied by tenants and generating such components of Operating Expenses. Such special allocation shall be made on a pro rata basis over the occupied
Rentable area in the Building, based on both the comparative Rentable Areas of the occupied premises and the portion of such Calendar Year during which such premises were occupied. Notwithstanding the foregoing, Tenant shall not be obligated to pay
more for any such allocated expense than Tenant would pay if the then current Rentable Area of the Building was ninety-five percent (95%) occupied by tenants. Operating Expenses which do not vary with occupancy, such as public liability insurance
and lobby maintenance, will continue to be allocated on a pro rata basis over the Rentable Area of the Building whether or not occupied and Tenant shall only be responsible for its Proportionate Share of such Operating Expenses. 
  

 -8- 

 C. Expense Adjustment. Tenant shall pay to Landlord or Landlord’s agent as Additional Rent,
an amount (“Expense Adjustment Amount”) equal to Tenant’s Proportionate Share of the amount of Operating Expenses incurred with respect to each Calendar Year plus Tenant’s pro rata share of the special allocation of Operating
Expenses to occupied premises if Paragraph 3.B. is applicable for such Calendar Year. The Expense Adjustment Amount with respect to each Calendar Year shall be paid in monthly installments during such Calendar year in an amount reasonably estimated
by Landlord and communicated by written notice to Tenant. The monthly estimated installments shall not be changed more than twice in any Calendar Year. Such estimates shall be computed in a reasonable manner and shall take into account actual
increases in Operating Expenses for the preceding Calendar Year. In no event shall such estimates exceed the maximum Additional Rent that could be payable by Tenant as a result of the operation of the applicable Additional Rent Limitation, if any,
for such Calendar Year. Landlord shall cause to be kept books and records showing Operating Expenses in accordance with an appropriate system of accounts and accounting practices consistently maintained. Following the close of each Calendar Year,
Landlord shall cause the amount of the Expense Adjustment Amount for such Calendar Year to be computed based on Operating Expenses for such Calendar Year and shall deliver to Tenant a statement of such amount plus a statement of all estimated
installments paid by Tenant with respect to such Calendar Year. Such statement shall be prepared and certified by a certified public accountant, setting forth in detail the computation of the Expense Adjustment Amount. Tenant shall pay to Landlord
any deficiency shown by such statement within thirty (30) days after receipt of such statement. If the installments paid exceed the amount due, Landlord shall either credit the excess against payments next due to Landlord from Tenant hereunder or,
if such credit is in excess of payments due within thirty (30) days thereafter and if Tenant is not then in default hereunder, refund the excess to Tenant within fifteen (15) days thereafter. The obligation of Landlord to refund excess amounts shall
survive expiration of the Term. Delay in computation of the Expense Adjustment Amount shall not be deemed a default hereunder or a waiver of Landlord’s right to collect the Expense Adjustment Amount; however, in the event of such a delay which
extends more than ninety (90) days after Landlord has received all bills and invoices necessary to so compute the Expense Adjustment Amount, Landlord shall pay or credit to Tenant interest at the rate of one percent (1%) plus Prime Rate on any
excess amount which Landlord is obligated to credit or refund to Tenant calculated from such 90th day until the
amount is so credited or refunded to Tenant. 
  
 D. Tax
Adjustment. Tenant shall pay to Landlord or Landlord’s agent as Additional Rent, an amount (“Tax Adjustment Amount”) equal to Tenant’s Proportionate Share of the amount of Taxes due and payable during each Calendar Year. The
Tax Adjustment Amount shall be paid in monthly installments during the Term in an amount reasonably estimated from time to time by Landlord and communicated by written notice to Tenant if such taxes are required to be paid or deposited by Landlord
in monthly installments. If such taxes are not required to be so paid or deposited by Landlord, the Tax Adjustment Amount shall be paid not later than thirty (30) days prior to the date on which such Taxes are required to be paid by Landlord. If
Tenant’s Proportionate Share of any installment of Taxes which is payable at any time during the Term exceeds the amount of such installments then held by Landlord, Tenant shall, within thirty (30) days after the written request of Landlord,
pay such excess to Landlord. Following the final payment of Taxes for each Calendar Year, Landlord shall cause the amount of the Tax Adjustment Amount for such Calendar Year to be computed and deliver to Tenant a 

  

 -9- 

 
statement of such amount plus a statement of all estimated installments paid by Tenant applied to such Taxes and any balance then held by Landlord. Landlord
shall credit to Tenant interest on any monthly installments at the rate of 1% per annum above the Prime Rate. If the installments then held by Landlord exceed the amount reasonably necessary, when aggregated with subsequent monthly installments, to
pay the next installment of Taxes, Landlord shall either credit the excess against payments next due to Landlord from tenant hereunder or, if such credit is in excess of payments due within thirty (30) days thereafter and if Tenant is not then in
default hereunder, refund the excess to Tenant within fifteen (15) days thereafter. The obligation of Landlord to refund any such excess shall survive the expiration of the Term. The amount of any refund of Taxes received by Landlord shall be
credited against Taxes for the year in which such refund is received. In determining the amount of Taxes for any year, the amount of special assessments to be included shall be limited to the amount of the installment (plus any interest payable
thereon) of such special assessment required to be paid during such year as if the Landlord had elected to have such special assessment paid over the maximum period of time permitted by law. All references to Taxes “for” a particular year
shall be deemed to refer to Taxes payable during such year without regard to when such Taxes are levied or assessed. Delay in computation of the Tax Adjustment Amount shall not be deemed a default hereunder or a waiver of Landlord’s right to
collect the Tax Adjustment Amount. 
  
 E. Books and
Records. Landlord agrees to keep true and accurate records of all Operating Expenses and Taxes. Landlord agrees to grant Tenant and Tenant’s agents reasonable access to Landlord’s books and records during normal business hours at
Landlord’s office for the purpose of verifying Operating Expenses and Taxes incurred by Landlord and to make copies of any and all bills and vouchers relating thereto, subject to reimbursement by Tenant for the cost of such copies. Tenant shall
keep all such information confidential. In the event that a review of Landlord’s books and records pursuant to this Paragraph 3.E. reveals that Landlord has overstated its Operating Expenses or Taxes for the applicable Calendar Year, Landlord
shall refund the amount of such overstatement, with interest thereon at 1% per annum above the Prime Rate, and if such overstatement is in excess of three percent (3%) of the actual Operating Expenses or Taxes incurred fore such Calendar Year,
Landlord shall also reimburse Tenant for the reasonable expenses incurred by Tenant in conducting such review of Landlord’s books and records and for the amounts paid to any public accounting firm reasonably acceptable to Landlord and Tenant.

  
 4. DESIGN AND CONSTRUCTION OF THE PREMISES.

  
 A. Base Building Construction. Landlord will
diligently proceed, at Landlord’s cost and expense, to construct the Building and the Premises to “Base Building Condition” as described in Exhibit D attached hereto and made a part hereof, and in accordance with the plans and
specifications identified on Exhibit K as such plans and specifications may be amended from time to time, provided that such amendments do not materially and adversely affect the quality or appearance of the Building or the size or configuration of
the floors in the Building (the “Building Plans”). The Building is being designed by Kevin Roche John Dinkeloo and Associates, in association with Shaw and Associates (collectively, the “Architect”). 
  
 B. Additional Work. Landlord will perform, at Tenant’s request,
and upon submission by Tenant of the necessary plans and specifications in accordance with 

  

 -10- 

 
Paragraph 4.F. hereof, additional work in the Premises (the “Additional Work”) over and above that specified in Paragraph 4.A above, subject to the
terms and conditions of this Paragraph 4.B. and Paragraphs 4.C., 4.D. and 4.E. hereof. If included in Tenant’s plans and specifications, Landlord will supply and install the items described on Exhibit E attached hereto and made a part hereof
(the “Building Standard Work”) in the Premises in Landlord’s standard manner. Landlord agrees that the unit prices for all items of Building Standard Work shall not exceed Landlord’s actual costs therefor, which costs shall be
those charged to Landlord by its contractors. 
  
 C.
Tenant’s Work. The term “Tenant’s Work” shall mean items installed in the Premises by either Landlord or Tenant and that are not permanently affixed to the Building or which may be removed without causing substantial
damage to the Building, including, but not limited to, all items of personal property, furnishing, equipment and trade fixtures and any items which are expected to require replacement during the Term. That portion of the Additional Work which
constitutes Tenant’s Work shall be at Tenant’s sole expense. The cost of such work shall be due and payable by the Tenant to the Landlord on the Commencement Date, except as provided in Paragraphs 4.E. and 4.H. hereof. The Tenant shall
take legal title to all items comprising the Tenant’s Work. 
  
 D. Landlord’s Work. That portion of the Additional Work done pursuant to this Paragraph which consists of items which are permanently affixed to the Building and which may not be removed without causing substantial damage to the
Building (“Landlord’s Work”) shall be at the Landlord’s expenses, up to the amount of the “Allowance” as provided in Paragraph 4.E. hereof. Landlord will take title to all items comprising the Landlord’s Work and
all such items shall remain as part of the premises upon termination of the Lease. 
  
 E. The Loan and the Allowance. The Landlord shall lend to the Tenant on the Commencement Date (the ‘Loan”) the amount by which the sum of (i) Sixty Dollars ($60.00) per RSF for the Premises as
determined pursuant to paragraph 1 hereof as of January 1, 1988 plus (ii) Two Hundred Thousand Dollars ($200,000.00) plus (iii) an amount equivalent to Seven and 26/100 Dollars ($7.26), times the RSF of the Premises on April 1, 1988
(“Rent-based Allowance”), plus (iv) an additional amount equal to 4.5% per annum on the Rent-based Allowance from the date of execution hereof to the Commencement Date (collectively, the “Allowance”) exceeds the cost of
Landlord’s Work. The proceeds of the Loan shall be disbursed to Tenant, and Tenant shall use such proceeds, solely for purposes of reimbursing Tenant for Tenant’s Work and paying costs of moving, furnishing, the acquisition and
installation of telephone, data and word processing equipment, space planning, architectural fees and acquisition of assets comprising Tenant’s Work for inclusion in the Premises. The amount of the proceeds of the Loan outstanding from time to
time shall be amortized based on a twelve (12) percent per annum rate of interest over the period from the Base Rent Commencement Date through the Termination Date for the initial Term. The Loan shall be payable by the Tenant in equal monthly
installments of principal and interest at the same time and in the same manner specified for payment of the Base Rent in Paragraph 2 hereof. Prepayment of the Loan will be prohibited. On or before the Commencement Date, Landlord and Tenant shall
agree in writing on the amount of the Loan and the monthly installments payable thereon and Tenant shall execute and deliver to Landlord a promissory note therefor in the form attached hereto as Exhibit L and made a part hereof. The monthly Base
Rent payable during each such month of the initial Term shall be reduced by the monthly amount of principal and interest actually paid by Tenant on the Loan for such month. 
  

 -11- 

 F. Plans. 
  
 (i) Tenant has delivered to Landlord definitive single-line space plans prepared by ISD and dated November
16, 1987 regarding the location of its library, central filing, other heavy storage, heavy equipment areas and internal stairways. Tenant agrees to deliver to Landlord complete single-line space plans by January 30, 1988. 
  
 (ii) Landlord promptly, after receipt of such single-line
space plans, shall direct its mechanical and electrical engineers to consult with Tenant to prepare mechanical and electrical drawings for such portions of the Premises. Tenant shall cooperate with Landlord’s engineers and provide all
information necessary for the completion of the mechanical and electrical drawings by April 15, 1988. Landlord shall pay the fees for the engineers to prepare Tenant’s mechanical and electrical plans up to a maximum amount of $0.35 per RSF of
the Premises and any excess of such fees over such maximum amount shall be paid by Tenant either directly or out of the proceeds of the Loan. 
  
 (iii) Landlord shall deliver to Tenant, as soon as reasonably practical (based on the detail and complexity of the plans and
specifications) and, by May 1, 1988, preliminary pricing based on the single-line space plans and such outline specifications as Tenant may provide. Such preliminary pricing shall be based on the Landlord’s best estimates for Tenant’s
budgeting and planning purposes, but shall not constitute any commitment by Landlord regarding the actual cost of construction Landlord and Tenant shall meet as required to discuss, revise and approve the single-line space plans and preliminary
pricing by May 15, 1988. 
  
 (iv) On or before
May 30, 1988, Tenant shall deliver to Landlord architectural construction drawings (including (1) to the extent necessary, furniture plans showing details of space occupancy, (2) sprinkler locations, (3) reflected ceiling plans, (4) partition and
door location plans, (5) electrical and telephone plans noting any special requirements, (6) fire safety systems, (7) detail plans and (8) finish plans and schedules) and specifications for the work to be performed in such portions of the Premises
which are acceptable to Tenant and sufficient in all respects for issuance of a building permit. Tenant shall also, on or before May 30, 1988, approve early release for construction of elevators, electrical work, sprinklers and duct work. Such plans
shall be subject to Landlord’s reasonable approval, and if Landlord does not approve the same, Landlord shall within ten (10) days after delivery of such plans to Landlord advise Tenant of the changes required in such plans, drawings and
specifications so that they will meet Landlord’s reasonable approval. Tenant shall deliver to Landlord within ten (10) days after Tenant’s receipt of such advice, revised architectural drawings and specifications incorporating such changes
(the “Plans”). Landlord’s advice shall not in any way constitute a representation or warranty of Landlord as to the adequacy of the Plans for Tenant’s purposes, but shall only mean that Landlord deems the Plans compatible with
the Building’s systems and structure. Tenant agrees that the Plans must be released and issued for pricing on or before June 15, 1988. Notwithstanding anything to the contrary in this Lease, the Plans must be completed and released for
commencement of 

  

 -12- 

 
construction no later than July 30, 1988. Landlord will use its best efforts to commence construction of the Additional Work by August 1, 1988. Tenant may
exclude certain portions of the premises from the Plans for improvement at a future date. Later construction of such excluded portions shall be made in accordance with the time periods for plan preparation, review and pricing then required by
Landlord for similarly sized projects. 
  
 G. Landlord’s
Construction Cost Estimate. Within thirty (30) days after submission by Tenant to Landlord of the Plans, Landlord shall provide Tenant a price for the performance of such work by Landlord’s contractors, with a detailed breakdown of such
price. It is understood that such price will include a construction coordination fee and overhead payable to Landlord in the aggregate amount of the lesser of $1.00 per RSF of the Premises or two percent (2%) of the total construction costs. It is
also understood that Tenant shall be subject to no additional markups, profit or general conditions in connection with construction, other than such markups, profit or general conditions as Landlord negotiates with its contractors on landlord’s
(and Burnett’s) own behalf and that, in any event, Landlord’s general contractor’s (or construction manager’s) overhead, fee (including profit) and general conditions for such work shall not exceed fifteen percent (15%) of the
total construction costs. Such overhead, profit and general conditions shall not include any profits payable to Landlord. Landlord shall be reimbursed by such general contractor or construction manager of Landlord for out-of-pocket payments made or
actual expenses incurred by Landlord in connection with such construction, such as utility and hoisting costs during construction, solely out of the general conditions payable to such general contractor or construction manager. By written notice not
later than ten (10) days following receipt of Landlord’s price, Tenant shall have the right to require Landlord to submit such work for competitive bids as provided in Paragraph 4.I. hereof, and Tenant shall receive a copy of all bids as
received by Landlord. The prices agreed to pursuant to this Paragraph 4.G or Paragraph 4.I. shall be confirmed in writing by Landlord and Tenant prior to the commencement of construction of such work. 
  
 H. Payment and Application of Allowance. To the extent the cost of all
the Additional Work exceeds the Allowance, Tenant shall pay to Landlord such excess as provided in this Paragraph 4.H. For payment purposes only, such excess shall be estimated based upon the Landlord’s reasonable estimate of the total cost of
all work to be performed pursuant to Paragraphs 4.B., 4.C. and 4.D. for the amounts stated in Paragraph 4.G. If such estimated excess is greater than or equal to ten percent (10%) of the Allowance , such estimated excess shall be paid by Tenant from
time to time during construction (after Landlord has expended $16.50 per RSF of the Premises on Additional Work) base don the percentage of completion of the work within ten (10) days after Tenant’s receipt of invoices, contractors’ sworn
statements and lien waivers therefor but no sooner than five (5) days prior to Landlord’s payment date for such invoices. If such estimated excess is less than ten percent (10%) of the Allowance, the actual excess shall be paid by Tenant after
the Full Delivery Date within fifteen (15) days after Tenant’s receipt of invoices, contractor’s sworn statements and lien waivers for the work to be performed pursuant to paragraph 4.B. Tenant shall be entitled to apply to such excess any
credit due Tenant in accordance with Exhibit D. If required by Landlord’s mortgage lender, Tenant’s obligation to pay such excess shall be confirmed in writing by Tenant and Tenant shall provide such reasonable evidence of available funds
to pay for such excess as Landlord’s lender may reasonably request. Landlord shall submit all invoices, contractors’ sworn statement and lien 

  

 -13- 

 
waivers to Tenant when submitted to the Architect and at least twenty (20) days prior to the scheduled payment date for such invoices. Tenant will be
permitted to withhold that portion of the final payment which, in Tenant’s reasonable estimate is necessary to pay for the completion of “punch list” items existing as of the date of the final invoice. 
  
 I. Tenant’s Right to Require Competitive Bids. By written notice
not later than (x) five (5) days after Tenant’s receipt of Landlord’s preliminary cost estimate for the work, as provided in Paragraph 4.F. (iii) hereof or (y) not later than five (5) days after Tenant’s receipt of Landlord’s
construction cost pricing as provided in Paragraph 4. G., Tenant shall have the right to require Landlord’s general contractor or construction manager for tenant improvements to solicit bids from up to two (2) additional contractors for any
subcontracted work. Such additional subcontractors will be selected from a pre-approved list prepared by Tenant and Landlord when Tenant notifies Landlord that it will require such additional bids. If either or both of such additional bids are lower
than the original subcontractor’s bid, Tenant ay, by written notice to Landlord not more than five (5) business days after receipt of such bids, select one of the lower bids and Landlord shall cause such subcontractor to be retained to perform
the subcontracted work. The prices agreed to pursuant to this Paragraph 4.I. or pursuant to Paragraph 4.,G. shall be confirmed in writing by Landlord and Tenant prior to commencement of the construction of the work. 
  
 J. Tenant Delays. The term “Tenant Delay” shall mean that
portion of a delay which (i) is not an Unavoidable Delay, and (ii) is caused by Tenant’s act or omission, including without limitation: 
  
 (a) Tenant’s failure to furnish information or drawings, plans and specifications as specified in this Paragraph 4; 
  
 (b) Tenant’s failure to make any required decision
within the time period required for such decision in this Paragraph 4; 
  
 (c) Tenant’s request for materials, finishes or installations other than or in excess of Landlord’s Building Standard Work which have delivery or installation dates which will not permit completion by April
1, 1989, provided that, prior to approving such request, Landlord notifies Tenant that such request will not permit completion by April , 1989; 
  
 (d) Tenant’s changes in any drawings, plans and specifications after Landlord’s approval thereof, to the extent not caused by
errors or omissions of Landlord; and 
  
 (e) The
performance of any other work in the Premises by any person, firm or corporation employed by or on behalf of Tenant (other than Landlord, its agents or contractors or such subcontractors as are retained pursuant to Paragraph 4.I. above). 

 
 It shall be a condition of the right to claim a tenant Delay that Landlord notify Tenant
within ten (10) days after Landlord or an officer of Landlord’s beneficiary or such beneficiary’s construction supervisor learns of a delay which is a Tenant Delay. “Tenant Delay” shall not 

  

 -14- 

 
include (i) the time taken by subcontractors to submit additional bids, if so requested by Tenant in accordance with Paragraph 4.I., or (ii) any delay period
which would in any event (if the Tenant Delay had not occurred) have resulted from an Unavoidable Delay or from any other cause, unless the Tenant Delay is the primary cause of such other cause and shall be reduced by an amount of time equal to any
actual time saved by Tenant in meeting subsequent deadlines earlier than required. 
  
 K. Original Premises Only. This Paragraph 4 shall apply only to the Premises as determined pursuant to paragraph 1 hereof and shall not be applicable to any space subsequently added to the Premises, whether by
option or right of first refusal under this Lease or otherwise, or to any portion of the Premises upon a renewal or extension of the Term of this Lease, whether by option under this Lease or otherwise, except that any unused portion of the Loan and
any unused portion of the credit to Tenant pursuant to Exhibit D shall be available to Tenant for space subsequently added to the Premises. 
  
 L. Standard of Care. Landlord shall proceed diligently to commence and construct the Premises in accordance with this Paragraph 4. Landlord
warrants to Tenant that all improvements constructed by Landlord on each floor of the Premises pursuant to this Paragraph 4 shall be free from defects in material and workmanship for the longer of (a) one (1) year following the delivery of such
floor of the Premises, and (b) the warranty period granted Landlord by any manufacturer., supplier, contractor, subcontractor, or similar party with respect to such material and workmanship. Landlord’s liability for such construction, whether
under this Lease or otherwise shall be limited to replacement of improvements which Tenant claims to be defective by written notice to Landlord given not later than the end of such one (1) year period or thirty (30) days before the end of such other
warranty period, as the case may be. Under no circumstances shall Landlord be liable for consequential or incidental damages, nor shall Landlord be liable for damages caused by Tenant’s unreasonable use of or damage to the improvements.

  
 5. USE OF THE PREMISES. 
  
 A. Reserved Areas. This Lease does not give Tenant any right to use,
and Landlord hereby excludes and reserves for its sole and exclusive use, the following areas in and about the Premises: janitor closets, stairways and stairwells, fan, mechanical, electrical, telephone and similar rooms (other than those installed
for Tenant’s exclusive use); elevator, pipe and other vertical shafts, flues and ducts; all areas above the acoustical ceiling and below the finished floor covering installed in the Premises (other than as required for construction and
operation of the Premises and the operation of the Premises and the operation of Tenant’s business in the Premises); all other structural or mechanical elements serving other areas of the Building; and, subject to the terms of Paragraph 27.G.
hereof, all subterranean, mineral, air, light and view rights. Landlord shall use such reserved areas at reasonable times and shall use its best efforts not to interfere materially with Tenant’s use and enjoyment of the Premises.
Notwithstanding the foregoing reservation by Landlord, Tenant shall be permitted the reasonable use of such areas of the Building as are necessary for the connection and operation of the communications services and equipment for the Premises, and
shall be permitted to use the emergency access stairways between the floors of the Premises for access between such floors, to the extent such use is lawful. Tenant shall have the right to use and enjoy the access areas and common areas of the Land
and building to the same extent as other tenants. 
  

 -15- 

 B. Permitted Use. Tenant shall use and occupy the Premises as law offices and any other lawful
purposes consistent with first-class office buildings. 
  
 C.
Compliance with Laws. 
  
 (i) Tenant shall
not use or permit the use of any part of the Premises for any purpose prohibited by law. Tenant shall, at its sole expense, and subject to Landlord’s compliance with subparagraph (ii) below, comply with and conform to all of the requirements of
all governmental authorities having jurisdiction over the Building which relate in any way to the particular improvements, use and occupancy of the Premises by Tenant throughout the entire Term of this Lease. 
  
 (ii) Landlord shall not use or permit the use of any part of
the Premises, Building or Land for any purpose prohibited by law. Landlord represents and Burnett warrants to Tenant that upon completion of the Building and Premises in accordance with the Building Plans, the Premises and Building will be in
compliance with all applicable laws, ordinances and regulations. 
  
 6. POSSESSION. 
  
 A. Possession of the Premises
shall be tendered to Tenant by Landlord when Landlord has substantially completed its express obligations hereunder to improve the Premises and the Building. 
  
 B. For purposes hereof, Landlord’s obligations to substantially complete the Premises shall be deemed to be met when the Premises are completed as
specified in the Building Plans and in the Plans (except for any work such as telephones and shelves which the Landlord does not install), notwithstanding the fact that minor or insubstantial details of construction or mechanical adjustment remain
to be performed, provided that the noncompletion of such items does not materially interfere with Tenant’s use of or access to the Premises or the ability of tenant to prepare the Premises for Tenant’s occupancy. The joint determination of
Landlord’s Architect for the Building and ISD, or such other architect space planner or other building design professional as Tenant shall appoint and Landlord shall reasonably approve (“Tenant’s Space Planner”), shall be final
and conclusive on the parties as to whether such obligations have been substantially completed; Tenant shall have access to the Premises for a period of thirty (30) days prior to the Commencement Date for purposes of installing equipment and
furnishings, and such access shall be given when the Building and Premises are sufficiently complete to permit such work to be done in an orderly manner and to protect such work. 
  
 C. The Tenant’s taking possession of any portion of the Premises shall be conclusive evidence that such portion of the
Premises was in good order and satisfactory condition when the tenant took possession, except as to latent defects and defects contained on a punch list to be prepared and signed by Landlord and Tenant based on an inspection made prior to the date
on which Tenant takes possession of such portion of the Premises. Tenant may reserve objections by including such items on the punch list, even if Landlord does not agree with such objections. Such taking possession and delivery of a punch list
shall not limit or affect Landlord’s warranty set forth in Paragraph 4.I. hereof. Landlord shall proceed with due 

  

 -16- 

 
diligence to complete all agreed punch list items and to correct latent defects promptly after discovery thereof. No promise of the Landlord to construct,
alter, remodel or improve the Premises or the Building and no representation by Landlord or its agents respecting the Condition of the Premises or the Building have been made to Tenant or relied upon by Tenant other than as may be contained in this
Lease. 
  
 7. SERVICES. 
  
 A. List of Services. Landlord shall provide the following services on
all days during the term, unless otherwise stated: 
  
 (i) Heating and air conditioning, including circulation of conditioned air, when necessary for normal comfort in the Premises, from Monday through Friday, during the period from 8 a.m. to 6 p.m. and on Saturday during the period from 8 a.m.
to 1 p.m., excepting legal holidays. The term “legal holidays” for the purposes of this Lease means New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. Landlord’s obligations with
respect to heating and air conditioning are subject to all governmental rules, regulations and mandatory guidelines applicable thereto and Landlord shall not reduce the hours or standard of heating air conditioning or ventilating services unless
required to do so by applicable governmental rules, regulations, laws or ordinances. If Tenant shall require heating, ventilating or air conditioning at any time other than as set forth in this Paragraph 7.A.(i) (“after-hours), Landlord shall
furnish such after-hours service upon at least one (1) hour advance notice from any employee authorized by Tenant to furnish such notice. Tenant shall pay for such after-hours service at Landlord’s reasonable actual cost of furnishing same. In
the event the after-hours service is requested and shared by other tenants, Tenant’s share of such costs shall be appropriately reduced. Landlord estimates, without guaranteeing or promising the same, that the cost of after-hours air
conditioning will be between $55.00 and $75.00 per hour for one floor in 1986 dollars and that the cost for additional floors shall be less than the cost for the initial floor. 
  
 (ii) Adequate electrical wiring and facilities for equipment and fixtures installed in accordance with the
Building Plans and Plans and for Tenant’s incidental uses. Tenant shall bear the cost of replacement of all lamps, tubes, ballasts and starters for lighting fixtures at competitive prices. With respect to such incidental uses, adequate
electrical wiring and facilities will be furnished in the Premises by Landlord, provided that (a) the connected electrical load of the incidental use equipment does not exceed an average of three (3) watts per square foot of the Premises; (b) the
electricity so furnished for incidental uses will be at a nominal 120/208 volts and no electrical circuit for the supply of such incidental use will have a current capacity exceeding 20 amperes; and (c) such electricity will be used only for
equipment and accessories normal to office usage. The maximum capacity of the total electrical service to the Premises to be supplied by Landlord shall be five (5) watts per RSF. If Tenant’s requirements for electricity for incidental uses or
for maximum capacity are in excess of those set forth in the preceding sentences, the Landlord reserves the right to require Tenant to install the conduit, wiring and other equipment necessary to supply electricity for such excess incidental use
requirements at the Tenant’s expense by arrangement with Commonwealth Edison Company or another approved local utility. 
  

 -17- 

 (iii) Heated and unheated city water from the regular Building outlets for drinking,
lavatory (including showers, if installed) and toilet purposes. 
  
 (iv) Janitorial services as specified in Exhibit F attached hereto and made a part hereof. 
  
 (v) Window washing of the inside and outside of those windows in the Building’s perimeter walls which are situated in the Premises at
intervals to be determined by Landlord, but not less than four (4) times per year. 
  
 (vi) Adequate automatic passenger elevator service at all times (and such adequate service shall mean and include (i) at all times at
least two (2) passenger elevators shall be available for call to the Premises, (ii) during business hours all passenger elevators in the high rise elevator bank shall be available for call to the Premises (subject to normal maintenance and repairs),
(iii) Floor 35 shall be the lowest floor in the high rise elevator bank, and (iv) if elected by Tenant, the provision of the elevator service described in Paragraph 28.D. hereof). 
  
 (vii) Freight elevator service for normal office deliveries during regular business hours, subject to
scheduling by Landlord. If Tenant shall request after-hours use of the freight elevator, Tenant shall pay for such after-hours service at Landlord’s actual cost of furnishing same. 
  
 (viii) Building directory with one line for Tenant for every 400 RSF in the Premises from time to time, but
not to exceed 1000 lines. 
  
 (ix) Security
services as are customarily furnished by other landlords of other first-class office buildings in the City of Chicago. 
  
 (x) Maintenance of interior and exterior common areas of the Building consistent with maintenance of other first-class office buildings in
the City of Chicago. 
  
 B. Billing for Electricity.

  
 (i) Separate Metering. Tenant shall pay
for the use of all electrical service to the Premises (other than the electrical service necessary for Landlord to fulfill its obligation to provide heating and air conditioning as provided in Subparagraph 7A(i) hereof) provided that Landlord can
make satisfactory arrangements with the utility company supplying electricity to the Premises for separate metering and billing. Tenant shall be billed directly by such utility company and Tenant agrees to pay each bill promptly in accordance with
its terms. In the event that for any reason Tenant cannot be billed directly, Landlord shall forward each bill received by it with respect to the Premises to Tenant and Tenant shall pay it promptly in accordance with its terms. 
  
 (ii) Lack of Separate Metering. If the Premises
cannot be separately metered for any reason, Tenant shall pay Landlord as Additional Rent, in monthly installments at the time prescribed for monthly installments of Rent, an amount, as reasonably estimated by Landlord from time to time, and based
upon evaluations made by an engineer selected by Landlord and approved by Tenant, which Tenant would pay for such electricity if the same were separately metered to the Premises by the local electric utility company and billed to Tenant at such
utility company’s then current rates, but, in any event, without markup or profit to Landlord. 
  

 -18- 

 C. Interruption of Services. 
  
 Except for the limited abatement of Rent upon a fire or casualty described in Paragraph 12, and except as provided in the
succeeding provisions of this Paragraph 7.C., Tenant agrees that Landlord shall not be liable in damages, by abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service, or for any diminution in the quality or quantity
thereof, when such failure or delay or diminution is occasioned, in whole or in part, by repairs, renewals, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas or other fuel, or water, at the
Building after reasonable effort so to do, by any accident or casualty whatsoever, by act or default of Tenant or other parties, or by any cause beyond Landlord’s reasonable control. Except as hereinafter stated, such failures or delays or
diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under this lease. Unless such repairs, renewals or
improvements can be made during business hours without material interference with Tenant’s business operations, Landlord shall make such repairs, alterations, or replacements during non-business hours. Landlord further agrees, where practical,
to notify Tenant in advance prior to the cessation of such service, and to estimate the duration of such cessation. 
  
 If Landlord ceases to furnish any of the services referred to in this Paragraph 7 and if (i) Landlord does not cure such failure within five (5) days
after written notice from tenant to Landlord that Tenant intends to procure such services and (ii) tenant does not interfere with the use and enjoyment of the Building by other tenants, Tenant may procure such services from another source until such
time as Landlord furnishes such service to Tenant and Landlord shall pay on demand the reasonable amount by which the cost of such service exceeds what such cost would have been to Tenant if Landlord had provided such service. 
  
 If Landlord ceases to furnish any of the services referred to in this
Paragraph 7 or such services are interrupted, and if (i) such cessation does not arise as a result of an act or omission of Tenant (ii) such cessation does not arise as a result of a matter or condition affecting two or more city blocks, such as a
city-wide power outage, (iii) as a result of such cessation, the Premises, or any floor within the Premises, is rendered untenantable (meaning a lack of elevator access or the inability to use any or all of the floor(s) within the Premises in the
normal course of its business) and Tenant in fact so ceases to use such floor(s) for the normal conduct of its business, and (iv) such cessation continues for a period of seventy-two (72) consecutive hours, then, in addition to any other remedies
that may be available to Tenant, the Rent payable hereunder shall be equitably abated based upon the percentage of the space in the Premises so rendered untenantable and not being used by Tenant. If such cessation was caused by Landlord’s
negligence or willful misconduct or was susceptible of being cured by reasonable and prompt action by Landlord and Landlord failed to cure such cessation within such 72-hour period or such longer period as may be reasonably required, Landlord shall
reimburse Tenant on demand for all direct damages, such as the cost of relocating or obtaining temporary telephone or other office services, but not consequential damages, incurred by Tenant as a result thereof. The foregoing abatement of Rent shall
become effective as of the first business day following the day the affected floors) become(s) untenantable and Tenant ceases to use such floors) for the normal conduct of its business. 
  

 -19- 

 D. Charges for Services. Except as otherwise provided herein, the cost of providing all services
required to be provided by Landlord shall be included in Operating Expenses. Charges for any service for which Tenant is required to pay directly, from time to time hereunder, including but not limited to hoisting services after-hours or during
construction of the Premises or after-hours heating or air conditioning shall be due and payable ten (10) days after billing. There shall be no charge for freight elevator service in connection with Tenant’s move-in of its furniture and
personal property, but the cost of elevator and hoisting service in connection with the construction of Tenant’s improvements will be payable by Tenant. 
  
 E. Energy Conservation. Notwithstanding anything to the contrary in this Paragraph 7 or elsewhere in this Lease, Landlord shall have the right to
institute such policies, programs and measures on a Building-wide basis (i) with Tenant’s reasonable consent, as may be necessary or desirable, in Landlord’s reasonable judgment, for the conservation and/or preservation of energy or energy
related services, or (ii) as may be required to comply with any applicable codes, rules and regulations. 
  
 8. REPAIRS. 
  
 (i) Tenant will, at Tenant’s own expense, and subject to Landlord’s compliance with its obligations in subparagraph (iii) below,
keep the Premises in good order, repair and condition at all times during the Term, and Tenant shall promptly and adequately repair all damage to the Premises and replace or repair all damaged or broken fixtures and appurtenances, under the
supervision and subject to the approval of the Landlord, and within any reasonable period of time specified by the Landlord. If Tenant does not do so, Landlord may, upon five (5) days’ notice to Tenant or without notice in the case of
emergencies, but need not, make such repairs and replacements, and Tenant shall pay Landlord the reasonable cost thereof, forthwith upon being billed for same. 
  

(ii) Landlord may, but shall not be required to, enter the Premises at all reasonable times to make such repairs, alterations,
improvements and additions to the Premises or to the Building or to any equipment located in the Building as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental authority or court order or decree; provided,
however, that Landlord shall make such repairs, alterations, improvements and additions with minimal interference with Tenant’s use of the Premises and Landlord shall leave the portion of the Premises affected by such work in broom-clean
condition upon the completion of such work. To the extent possible, Landlord will cause any unusually disruptive activities to be conducted outside of normal business hours. 
  
 (iii) Landlord will, at Landlord’s expense, keep the Land, Building and Building systems in good order,
repair and condition at all times during the Term, and Landlord shall promptly and adequately repair all damaged or broken fixtures upon thirty (30) days’ notice to Landlord or without notice in case of emergencies and without unreasonable
interference to the use of the Building and other tenants, Tenant may, but need not make such repairs and replacements, and, in addition to any other remedies Tenant may have hereunder, Landlord shall reimburse Tenant for the reasonable cost
thereof, forthwith upon being billed for same. 
  

 -20- 

 9. ADDITIONS AND ALTERATIONS. 
  
 A. Tenant shall not, without the prior written consent of Landlord, make any alterations, improvements (except normal
decorating) or additions to the Premises. Landlord’s consent shall not be unreasonably withheld so long as such alterations, improvements and additions are consistent with the permitted uses of the Premises set forth in Paragraph 5.B. hereof
and do not adversely affect the mechanical, electrical or structural components or common systems of the Building. If Landlord consents to said alterations, improvements or additions, Landlord may impose such reasonable conditions with respect
thereto as Landlord deems appropriate, including, without limitation, requiring Tenant to furnish Landlord with insurance against liabilities which may arise out of such work, plans and specifications plus permits necessary for such work and
“as-built” drawings or an accurately marked record set of drawings showing the actual location of said alterations, improvements and additions. The work necessary to make any alterations, improvements or additions to the Premises, whether
prior to or subsequent to the Commencement Date, shall be done at Tenant’s expense by contractors which are reasonably acceptable to Landlord. Tenant shall promptly pay when due, the cost of all such work and of all decorating required by
reason thereof. Tenant shall pay to Landlord all reasonable actual costs incurred by Landlord by reason of Landlord’s involvement with such work, including without limitation, costs and expenses incurred by Landlord to have such work inspected.
All work done pursuant to Paragraph 8 or 9 shall be done in a first-class workmanlike manner using only good grades of materials and shall comply with all insurance requirements and all applicable laws and ordinances and rules and regulations of
governmental departments or agencies. 
  
 B. All alterations,
improvements and additions to the Premises, except Tenant’s Work that is actually removed by Tenant, whether temporary or permanent in character, made or paid for by Landlord or Tenant, shall without compensation to Tenant become
Landlord’s property at the termination of this Lease by lapse of time or otherwise and shall be relinquished to Landlord in good condition, ordinary wear and tear and casualty damage referred to in Paragraph 12 excepted. Tenant shall remove
certain alterations, improvements and additions on or before the termination of this Lease if (i) Landlord requests their removal, (ii) such items are not standard demising walls or other typical office improvements and (iii) Landlord notified
Tenant at the time Landlord approved the installation of such items that Landlord reserved the right to require such removal (in which case Tenant shall remove the same as provided in Paragraph 17). 
  
 10. COVENANT AGAINST LIENS. 
  
 Tenant has no authority or power to cause or permit any lien or encumbrance
of any kind whatsoever, whether created by act of Tenant, operation of law or otherwise, to attach to or be placed upon Landlord’s title or interest in the Land, Building or Premises, and any and all liens and encumbrances created by Tenant
shall attach to Tenant’s interest only. Except for work or services performed, or materials furnished, by Landlord or its contractors with respect to which Tenant has paid any amounts due to Landlord hereunder, Tenant covenants and agrees not
to suffer or permit any lien of mechanics or materialmen or others to be placed against the Land, Building or the Premises with respect to work or services claimed to have been performed for or materials claimed to have been furnished to Tenant or
the Premises, and, in case of any such lien attaching, or claim thereof being asserted, Tenant covenants and agrees within ten (10) business days of learning thereof to cause it to be released and removed of record or to be bonded over by 

  

 -21- 

 
a title insurer or surety reasonably satisfactory to Landlord; provided however, that Tenant shall have the right to contest in good faith and with
reasonable diligence the validity of any such lien or claim upon furnishing Landlord with such security with respect to such lien or claim as may be acceptable to Landlord in its reasonable discretion. In the event that such lien is not immediately
released and removed, or bonded over, or having commenced to contest the same and having given such security, if Tenant shall fail to prosecute such contest with due diligence or fail to maintain such security, Landlord, at its sole option, may take
all action necessary to release and remove such lien (without any duty to investigate the validity thereof) and Tenant shall promptly upon notice reimburse Landlord for all sums, costs and expenses (including reasonable attorney’s fees)
incurred by Landlord in connection with such lien. 
  
 11.
INSURANCE. 
  
 A. Waiver of Subrogation. Landlord
and Tenant each hereby waive any and every claim for recovery from the other for any and all loss of or damage to the Building or Premises or to the contents thereof, which loss or damage is insurable by insurance policies generally available from
time to time during the Term. Inasmuch as this mutual waiver will preclude the assignment of any such claim by subrogation (or otherwise) to an insurance company (or any other person), Landlord and Tenant each agree to give to each insurance company
which has issued, or in the future may issue, to it policies of physical damage insurance, written notice of the terms of this mutual waiver, and to have said insurance policies properly endorsed, if necessary, to prevent the invalidation of said
insurance coverage by reason of said waiver. In the event either party’s insurer shall refuse to permit such waiver or agreement even with an additional charge, then, so long as the addition of the other party as an additional named insured is
permitted and does not reduce the amount recoverable under the terms of the policy by the insuring party or otherwise adversely affect the insurance coverage, the insuring party shall add the other party as an additional insured. If either
party’s insurer shall refuse both to permit such waiver or agreement even with an additional charge and to name the other party as an additional insured without adversely affecting the insurance coverage, then, in order to permit the other
party to obtain alternative insurance, the mutual waivers contained in the first sentence of this Paragraph 11.A. will continue to be effective for a period of ten (10) days after the other party has been provided with written notice of the
insurer’s refusal. 
  
 B. Tenant’s Coverage.
Tenant shall purchase and maintain insurance during the entire Term for the benefit of Tenant and Landlord (as their interest may appear) with terms, coverages and in companies satisfactory to Landlord, and with such increases in limits as Landlord
may from time to time reasonably request,, but initially Tenant shall maintain the following coverages in the following amounts: 
  
 (i) Comprehensive General Liability Insurance naming Tenant, Landlord, Landlord’s beneficiary and Landlord’s management agent
covering any liability for bodily injury, personal injury and property damage arising out of Tenant’s operations, assumed liabilities or use of the Premises, for limits of liability not less than: 
  

	 Combined Single Limit
	  	$3,000,000 each occurrence
	 Bodily Injury and
	  	$3,000,000 annual aggregate
	 Property Damage Liability
	  	 
	 Personal Injury Liability
	  	$3,000,000 annual aggregate

  

 -22- 

 (ii) Physical Damage Insurance covering all office furniture, trade fixtures, office
equipment, merchandise and all other items of Tenant’s property on the Premises. Such insurance shall be written on an “all risks” of physical loss or damage basis, for the full replacement cost value of the covered items subject to a
reasonable deductible and in amounts that meet any coinsurance clause of the policies of insurance. 
  
 (iii) “Dram-shop” Insurance naming Tenant, Landlord, Landlord’s beneficiary and Landlord’s management agent covering
any liability that might arise from the provision or use of alcoholic beverages by Tenant on the Premises in an amount reasonably satisfactory to Landlord from time to time in light of statutory limits. 
  
 Tenant shall, prior to the commencement of the Term, furnish to Landlord certificates
evidencing such coverage, which certificates shall state that such insurance coverage may not be changed or cancelled without at least ten (10) days’ prior written notice to Landlord and Tenant. 
  
 C. Landlord’s Coverage. Landlord hereby agrees to insure the
Building and all portions of the Premises not required to be insured by Tenant during the Term on an “all risks” of physical loss or damage basis, in an amount that meets any coinsurance clauses of the policy and is equal to one hundred
per cent (100%) of the full replacement cost of the Building (including all tenant improvements which will become the property of the Landlord upon termination of Tenant’s lease but excluding the cost of foundation, excavation and footings
below the lowest basement floor) subject to a reasonable deductible. Landlord shall deliver to Tenant, certificates of such insurance in form reasonably satisfactory to Tenant, which certificates shall in each case state that such insurance may not
be cancelled without at least ten (10) days’ prior written notice to tenant. 
  
 D. Avoid Action Increasing Rates. Tenant shall comply with all applicable laws and ordinances, all orders and decrees of court and all requirements of other governmental authorities, and shall not, directly or
indirectly, make any use of the Premises which may thereby be prohibited or be dangerous to person or property or which may jeopardize any insurance coverage or may increase the cost of insurance or require additional insurance coverage. If by
reason of the failure of Tenant to comply with the provisions of this Paragraph 11.D., any insurance premiums are increased, Tenant shall make immediate payment of the increased insurance premium. 
  
 E. Unobtainability. In the event that either Landlord or Tenant is
unable, after reasonable effort, to obtain or maintain the types and amounts of insurance required under this Paragraph 11, such party shall obtain and maintain at least such insurance as is commonly maintained by similarly situated tenants or
landlords, as the case may be, in first-class office buildings in the City of Chicago and shall promptly notify the other party of such reduced coverage. 
  
 12. FIRE OR CASUALTY. 
  
 A. Paragraph 8 hereof notwithstanding, if the Premises or the building (including machinery or equipment used in its operation) shall be damaged by fire
or other casualty, and if this Lease is not terminated by Landlord or Tenant as described in this Paragraph 

  

 -23- 

 
as a result thereof, Landlord shall repair and restore the same with reasonable promptness, subject to reasonable delays for insurance adjustments and delays
caused by matters beyond Landlord’s reasonable control, but if Landlord had in force at the time of loss insurance in full compliance with Paragraph 11.C. hereof, then Landlord shall not be obligated to expend therefor an amount in excess of
the proceeds of insurance recovered with respect thereto plus the deductible amount then carried by Landlord. Landlord shall give Tenant, within forty-five (45) days of any such damage, Landlord’s reasonable estimate of the time necessary to
make the required repairs. If at any time after December 31, 2009 any such damage renders all or a substantial portion of the Building untenantable and Landlord reasonably estimates the time required for repair and restoration to be in excess of one
year from the date of such fire or other casualty, and Landlord elects not to repair or restore the Building to its prior condition and configuration, Landlord shall have the right to terminate this Lease as of the date of such damage (with
appropriate prorations of Rent being made for Tenant’s possession subsequent to the date of such damage of those tenantable portions of the Premises) upon giving written notice to Tenant at any time within forty-five (45) days after the date of
such damage. Rent shall abate on those portions of the Premises as are, from time to time, untenantable as a result of damage by fire or other casualty and Landlord shall notify Tenant thirty (30) days prior to the date when such abatement period
shall end and the Premises shall no longer be untenantable. For the purposes of this Lease, a portion of the Premises shall be deemed to be untenantable if such portion cannot reasonably be used for the normal conduct of Tenant’s business or if
adequate elevator access thereto is not available. 
  
 B. If a
material part of the Premises or a material part of any portion of the Building which serves the Premises (for example, common areas or Building systems) shall be rendered untenantable by fire or other casualty, and this Lease shall not have been
terminated by Landlord as provided in Paragraph 12.A. Landlord shall notify Tenant within forty-five (45) days after the date of such fire or other casualty of its reasonable estimate of the amount of time necessary to make the required repairs and
tender the Premises to Tenant from the date of such fire or other casualty. If Landlord’s estimate is in excess of one year from the date of such fire or other casualty, or, if the fire or casualty occurs within two (2) years of the end of the
Term and Landlord’s estimate is in excess of ninety (90) days from the date of such fire or other casualty, then Tenant, within sixty (60) days after the date of such fire or other casualty may serve notice on Landlord of its intention to
terminate this Lease. If Tenant delivers such election to terminate, this Lease shall terminate on the date of delivery of such notice as if such termination date were the expiration of the Term. 
  
 C. Landlord shall repair and restore only those alterations, additions or
improvements in the Premises or the decorations thereto which were provided by Landlord at the beginning of the Term or consented to by Landlord thereafter pursuant to Paragraph 9 hereof. If Tenant desires any other repairs or restoration which
would constitute upgrading of the Premises and if Landlord consents thereto, the same shall be done at Tenant’s sole cost and expense subject to all of the provisions of Paragraphs 8 and 9 hereof. Tenant acknowledges that Landlord shall be
entitled to the full proceeds of any insurance coverage carried by Landlord for damage to alterations, additions, improvements or decorations which would become Landlord’s property upon the termination of this Lease. 
  

 -24- 

 13. WAIVER OF CLAIMS. 
  
 A. To the extent not prohibited by law, and except for the wrongful or negligent act or omission of any of them, Trustee and
Burnett, and their respective partners, affiliates, officers, agents and employees shall not be liable for any damage either to person, property or business or resulting from the loss of use thereof sustained by Tenant or by other persons due to the
Building or any part thereof or any appurtenances thereof becoming out of repair, or due to the happening or any accident or event in or about the Building, including the Premises, or due to any act or neglect of any tenant or occupant of the
Building. Tenant further agrees that all personal property upon the Premises, or upon loading docks, receiving and holding areas, storage areas or freight elevators of the Building, shall be at the risk of Tenant only, and that, except for the
wrongful or negligent acts or omissions of Trustee or Burnett, or their respective partners, affiliates, officers, agents or employees, Landlord shall not be liable for any loss or damage thereto or theft thereof. The waiver set forth in this
paragraphs is intended to cover situations and occurrences not specifically addressed by this Lease, and is not intended to relieve Landlord of responsibility for the performance of Landlord’s obligations under this Lease, including, without
limitation the obligations of Paragraph 28.C. hereof. 
  
 B. To
the extent not prohibited by law, Tenant and Tenant’s partners, affiliates, officers, agents and employees shall not be liable for any damage either to person, property or business or resulting from the loss of use thereof sustained by Landlord
or by other persons due to the Premises or any part thereof or any appurtenances thereto becoming out of repair, or due to the happening or any accident or event in or about the Premises, or due to any act or neglect of any other tenant or occupant
of the Building. 
  
 14. NONWAIVER. 
  
 No waiver of any provision of this Lease shall be implied by any failure of
Landlord or Tenant to enforce any remedy on account of the violation of such provisions, even if such violation be continued or repeated and subsequently, and no express waiver shall affect any provision other than the one specified in such waiver
and that one only for the time and in the manner specifically stated. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Term or of Tenant’s right of possession hereunder or
after the giving of any notice shall reinstate, continue or extend the Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the commencement of a suit or after final judgment
for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment. 
  
 15. CONDEMNATION. 
  
 A. If all or substantially all of the Land and the Building (herein in this Paragraph 15 sometimes collectively called the “Project”) is taken
by condemnation permanently, or for a period in excess of five (5) years, then, at the election of either party, upon notice to the other party within thirty (30) days after the party giving such notice has knowledge of the existence and extent of
the taking, this Lease shall terminate as of the date of such taking. 
  
 B. If the taking is of less than substantially all of the Project or is for a period of less than the aforesaid years, and if this lease is for any reason not terminated pursuant to Paragraph 15.C. below, Landlord shall as soon as possible
restore the Project as nearly as can 

  

 -25- 

 
practicably be done (including the Premises) using all of the award received by Landlord (but not in excess thereof) so as to provide to the extent
reasonably possible comparable space and amenities to those enjoyed by Tenant under this Lease prior to the taking (or Tenant’s Proportionate Share of the Project in case of the application of subparagraph C.(ii) below); in such event this
Lease shall continue in force at the square foot rental rates and adjustment herein provided for the Premises applied to the rentable square feet of the Premises existing in the Project as restored (or Tenant’s Proportionate Share of the
Project in case of the application of subparagraph C.(ii) below), but rent shall abate as to periods when the Premises is untenantable as a result of such taking and work of restoration. 
  
 C. If the taking is of less than substantially all of the Project or is for a period of less than the aforesaid years, then
notwithstanding Paragraph 15.B. above, Landlord and Tenant shall have the right to terminate this lease in the following circumstances: 
  
 (i) Landlord may terminate if (1) in Landlord’s reasonable business judgment restoration of the Project to substantially the same
size and quality is not economically justified and (2) more than ten percent (10%) of the gross area of the Building is so taken by eminent domain; 
  
 (ii) Tenant may terminate if (1) any portion of the Premises is so taken by eminent domain and (2) within sixty (60) days after such
taking Landlord has not been able to provide other comparable space in the Building to temporarily add to the Premises to restore the size of the Premises to its Rentable Area prior to such taking and Landlord will not, based on landlord’s
estimate of the Rentable Area of the restored Building (such estimate to be delivered to Tenant not more than forty-five (45) days after such taking), be able to restore the Premises to 100% of their Rentable Area prior to such taking by a date not
more than one year after the date of such taking. Landlord shall not be bound to offer Tenant more than Tenant’s Proportionate Share (based on the Premises compared to the Building prior to such taking) of the restored Building and if Tenant
fails to terminate this Lease as provided herein the size of the Premises and the Rent shall be reduced to such share of the restored building; 
  
 (iii) Either Landlord or Tenant may terminate this lease if the taking occurs within twelve (12) months prior to the then effective
Termination Date of the Term, as it may have been extended. 
  
 D.
In any of the above termination cases, such termination notice must be given not more than sixty (60) days after the taking (the taking for purposes of this Paragraph shall be the date when the taking authority requires possession) and termination
must be effective for the portion not taken not less than thirty (30) or more than ninety (90) days after such notice is given. For the portion taken, the termination shall be effective as of the date of the taking. The amount of damages resulting
to Landlord and Tenant respectively, and to their respective interests in and to the Building and in, to and in connection with this Lease, by reason of such exercise of the power of eminent domain, shall be separately determined and computed by the
court having jurisdiction and separate awards and judgments with respect to such damages to Landlord and Tenant, respectively, and to each of their respective interests, shall be made and metered. In the event that such court shall make a single
award without separately determining the respective interests of Landlord and Tenant, and if Landlord and Tenant shall not agree in writing as to their respective portions of such award within twenty (20) days after the date of the 

  

 -26- 

 
final determination by such court of the amount thereof, Landlord and Tenant agree to submit the matter to such court on stipulation for the purpose of a
judgment determinative of their respective shares. Tenant shall have the right to seek a separate award, if available, for loss or damage of its business or personal property in the premises or relocation costs. Any provisions of this Lease which
provide for termination of the this Lease upon a taking shall not cause Tenant’s rights to any award to be less than would exist in the absence of such provisions. Notwithstanding any of the foregoing provisions of this Paragraph 15 to the
contrary, Tenant’s rights to receive any award (other than separate awards for business or personal property losses or relocation costs) shall be subject and subordinate to the rights of any future ground lessors and the holders of nay
mortgages or trust deeds now or hereinafter in force against the Land and building with respect to such award. 
  
 16. ASSIGNMENT AND SUBLETTING. 
  
 A. Subject to any provisions of this Paragraph 16 to the contrary, Tenant shall not, without the prior written consent of Landlord, (i) assign, convey or
mortgage this Lease or any interest hereunder; (ii) permit to occur or permit to exist any assignment of this Lease, or any lien upon Tenant’s interest, voluntarily or by operation of law; (iii) sublet the Premises or any part thereof; or (iv)
permit the use of the Premises by any parties other than Tenant and its employees and clients. Any such action on the part of Tenant shall be void and of no effect. There shall be no partial assignment of Tenant’s interest in this Leases. The
term “sublease” and all words derived therefrom, as used in this Paragraph 16, shall include any subsequent sublease or assignment of such sublease and any other interest arising under such sublease. Except as provided herein,
Landlord’s consent to any assignment, subletting or transfer or landlord’s election to accept any assignee, subtenant or transferee as the tenant hereunder and to collect rent from such assignee, subtenant or transferee shall not release
Tenant or any subsequent tenant from any covenant or obligation under this Lease. Landlord’s consent to any assignment, subletting or transfer shall not constitute a waiver of Landlord’s right to withhold its consent to any future
assignment, subletting, or transfer,. Landlord may condition its consent upon execution by the subtenant or assignee of an instrument confirming such restrictions on further subleasing or assignment and joining in the waivers and indemnities made by
Tenant hereunder. 
  
 B. Notwithstanding the foregoing, Tenant
shall have the right to assign this Lease or any interest herein, or to sublet the Premises or any part thereof (such assignment or subletting is hereinafter referred to as a “Permitted Transfer”) to (i) any successor entity of Tenant
resulting from a merger or consolidation with Tenant and engaged primarily in the provision of legal services, (ii) any entity (other than an entity described in subparagraph (i)) succeeding to the legal business of Tenant, or (iii) any affiliate of
Tenant which is involved in the delivery or support of legal services; provided however that any such successor or affiliated entity descried in subparagraph (ii) or (iii) shall (a) have, in the reasonable judgment of Landlord, a financial condition
at least equal to Tenant, (b) not violate any of the conditions set forth in Paragraph 16.D. and (c) expressly assume all of Tenant’s obligations and liabilities hereunder. Landlord’s first offer rights under Paragraph 16.E. and
termination rights set forth in Paragraph 16.F. hereof shall not be exercisable with respect to any Permitted Transfer. 
  

 -27- 

 C. If Tenant desires the consent of Landlord to an assignment or subletting, Tenant shall submit to
Landlord at least thirty (30) days prior to the proposed effective date of the assignment or sublease a written notice (the “Sublease Notice”) which includes: 
  
 1. All documentation then available related to the proposed sublease or assignment (copies of final executed
documentation to be supplied on or before the effective date); and 
  
 2. Sufficient information to permit Landlord to determine the identity and character of the proposed subtenant or assignee and the financial condition of the proposed assignee. 
  
 D. If Landlord does not exercise its right of first offer pursuant to
Paragraph 16.E. or terminate this Lease, in whole or in part, pursuant to Paragraph 16.F., it shall only withhold its consent to a proposed assignment or subletting if: 
  
 1. In the reasonable judgment of Landlord the subtenant or assignee is of a character or engaged in a
business which is not in keeping with the standards maintained by Landlord in the Building; 
  
 2. In the reasonable judgment of Landlord the subtenant or assignee does not have a financial condition comparable to tenant at the time
of the execution of this Lease. 
  
 3. In the
reasonable judgment of Landlord the purpose for which the subtenant or assignee intends to use the subleased space is in violation of the terms of this Lease. 
  

If Landlord consents to such an assignment, or if the assignment is a Permitted Transfer, the assigning Tenant shall be released from its obligations hereunder arising
after the effective date of such assignment so long as Landlord has received an assumption agreement, in form reasonably satisfactory to Landlord, executed by such assignee assuming all of Tenant’s obligations hereunder. 
  
 E. Landlord shall have a right of first offer with respect to any sublease
(other than a Permitted Transfer) which Tenant proposes to make at any time during the Term. Such right shall be assigned by Landlord to Burnett. Prior to entering into a sublease of any portion of the Premises (other than a Permitted Transfer)
Tenant shall give landlord written notice (“First Offer Notice”) of the terms upon which Tenant is willing to make such a sublease to Landlord. Landlord shall advise Tenant in writing of Landlord’s election to make such a sublease no
later than fifteen (15 days after Tenant has submitted to Landlord a First Offer Notice with respect to such sublease. If Landlord fails to so exercise its right of first offer within such 15 day period, Landlord shall be deemed to have waived such
right as to the proposed sublease described in such First Offer Notice, but not as to any future subleases of the same space or other space in the Premises. If Landlord waives such right, Tenant shall have the right to make a sublease with another
party, but such sublease must in all material respects be on terms that are substantially identical with the terms set forth in the First Offer Notice. If Landlord does exercise such right, Tenant will promptly enter into a sublease with Burnett on
the terms contained in such First Offer Notice. Tenant acknowledges that the execution and delivery of such a sublease with Burnett shall not in any way diminish or affect Tenant’s obligations under this and shall not be deemed a merger which
would terminate this Lease as to such space or affect the Rent payable under this lease. 
  

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 F. Landlord shall have the right to terminate this Lease (“Recapture Right”) in the event of a
proposed assignment by Tenant of its interest in this Lease or a proposed sublease of substantially all of the Premises for all or substantially all of the remaining Term (including the 10 year renewal term) to any party other than pursuant to a
Permitted Transfer, provided that landlord shall exercise such Recapture Right only if Burnett then projects that it will need to occupy all or substantially all of the Premises during the Term, including the 10 year renewal term, whether or not
such renewal has then been exercised. Such Recapture Right must be exercised by Landlord, if at all, by giving written notice to Tenant of such election within thirty (30) days after landlord’s receipt of the Sublease Notice proposing such
assignment or sublease. If Landlord fails to so exercise its Recapture Right within such thirty (30) day period, Landlord shall be deemed to have waived its Recapture Right as to the proposed assignment or sublease described in such Sublease notice,
but not as to any future proposed assignments or subleases. If Landlord does elect to exercise its Recapture Right, this Lease shall be terminated on the date proposed in the Sublease Notice for occupancy of all or substantially all of the Premises
by the assignee or subtenant, as if such date were the Termination Date of this Lease. 
  
 G. If (i) Landlord has elected not to exercise the Recapture right under Paragraph 16.F., (ii) the proposed assignment will become effective prior to the end of the original twenty (20) year Term and (iii) Tenant so
requests in writing as a part of the Sublease Notice for such assignment, Landlord will permit the proposed assignee to exercise Tenant’s rights to extend the Term under Paragraph 32 but unless such assignment is a Permitted Transfer, such
assignee may only extend the Term for a period equal to ten (10) years minus the period of time between the effective date of such assignment and the end of the original twenty (20) year Term. 
  
 H. In the event of any Permitted Transfer or in the event that Landlord
consents to any assignment or sublease of any portion of the Premises, Tenant shall pay to Landlord any reasonable attorneys’ fees and out-of-pocket expenses actually incurred by Landlord in connection with such assignment or sublease plus, in
the case of assignments or subleases which do not constitute Permitted Transfers, fifty percent (50%) of all “Sublease Profits” (defined below) derived by Tenant from such assignment or sublease. Notwithstanding the foregoing, Landlord
shall not be entitled to any Sublease Profits in the event of a sublease or assignment in connection with a Permitted transfer pursuant to Paragraph 16.B. hereof. “Sublease Profits” shall mean the entire excess, after deduction of all
reasonable costs of subletting (including costs allocable to such space which were paid under this Lease for any period during which such space was vacant prior to the commencement of rental payments under such assignment or sublease), of revenues
generated by the subleasing of the Premises or portions thereof over the Rent applicable thereto. All such revenues shall be applied first to reimbursement of such costs of subletting until they are paid in full. Not more than thirty (30) days after
the commencement date of a sublease which will produce Sublease Profits and annually thereafter, Tenant shall furnish Landlord with a sworn statement, certified by an independent certified public accountant, setting forth in detail the computation
of Sublease Profits (which computation shall be based upon generally accepted accounting principles), and Landlord, or its representatives, shall have access to the books, records and papers of Tenant in relation thereto, and to make copies thereof.
Any rent net of reasonable expenses in excess of that paid by Tenant hereunder realized by reason of such assignment shall be deemed an item of such Sublease Profits. If a part of the consideration for such assignment shall be payable other than in
cash, the payment to landlord shall be payable in accordance with the foregoing 

  

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percentage of the cash and other non-cash considerations in such form as is satisfactory to landlord and Tenant. Such percentage of Sublease Profits shall be
paid to Landlord promptly by Tenant upon Tenant’s receipt from time to time of periodic payments from such assignee or subtenant or at such other time as Tenant shall realize Sublease Profits from such assignment or sublease. If such sublease
or assignment is part of a larger transaction in which other assets of Tenant are being transferred, the consideration for the assignment or sublease shall be the fair market value of such assignment or sublease. 
  
 17. SURRENDER OF POSSESSION. 
  
 Upon the expiration of the Term or upon the termination of Tenant’s
right of possession, whether by lapse of time or at the option of Landlord as herein provided, Tenant shall forthwith surrender the Premises to Landlord in good order, repair and condition, ordinary wear and tear and casualty damage referred to in
Paragraph 12 hereof excepted. Except for items which Tenant may remove, and does in fact remove, prior to the termination of this Lease, any interest of Tenant in the alterations, improvements and additions to the Premises made or paid for by
Landlord or Tenant shall, without compensation to Tenant, become Landlord’s property at the termination of this Lease by lapse of time or otherwise and such alterations, improvements and additions shall be relinquished to Landlord. Prior to the
termination of the Term or of Tenant’s right of possession, Tenant may remove Tenant’s Work from the Premises. Tenant shall not have any obligation to remove, unless and to the extent required under Section 9.B., any alterations,
improvements or additions, which shall include built-in furniture or shelves and all other attached items. Tenant shall pay to Landlord upon demand the cost of repairing any damage to the Premises and to the Building caused by any such removal. If
Tenant shall fail or refuse to remove any property from the Premises, Tenant shall be conclusively presumed to have abandoned the same, and title thereto shall thereupon pass to Landlord without any cost either by setoff, credit, allowance or
otherwise, and Landlord may at its option accept the title to such property or at Tenant’s expense may (i) remove the same or any part in any manner that landlord shall choose, repairing any damage to the Premises caused by such removal, and
(ii) store, destroy or otherwise dispose of the same without incurring liability to tenant or any other person. 
  
 18. HOLDING OVER. 
  
 Tenant shall pay to Landlord an amount as Rent equal to 150% of one-twelfth of the Base Rent, and 100% of one-twelfth of the Additional Rent paid by
Tenant during the previous Calendar Year herein provided during each month or portion thereof for which Tenant shall retain possession of the Premises on a per diem basis or any part thereof after the expiration or termination of the Term or of
Tenant’s right of possession, whether by lapse of time or otherwise, and also, provided that Landlord shall have given sixty (60) days’ notice to Tenant of Landlord’s projected use of the Premises, Tenant shall pay all damages
sustained by Landlord, whether direct or consequential, on account thereof. Notwithstanding the foregoing, in the event Tenant’s holdover is caused by an event which affects the Building generally, Tenant shall not be obligated to pay the
amounts set forth in this Paragraph 18 during such period, but Tenant shall be obligated to pay Rent at the rate set forth herein for the Calendar Year immediately preceding such period. The provisions of this Paragraph 18 shall not be deemed to
limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. 
  

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 19. ESTOPPEL CERTIFICATE. 
  
 Landlord and Tenant each agree that, from time to time upon not less than fifteen (15) business days’ prior request by
the other party, to execute, acknowledge and deliver to the other party a statement in writing certifying (i) that this Lease is unmodified and in full force and effect (or if there have been modifications, a description of such modifications and
that the Lease as modified is in full force and effect); (ii) whether the Term had commenced and the dates to which Rent and other charges have been paid; (iii) that the other party is not in default under any provision of this Lease, or, if in
default, the nature thereof in detail; (iv) in case of certificates requested of Tenant, such further matters as are set forth on the form of estoppel certificate attached hereto as Exhibit G and made a part hereof, to the extent then true; and (v)
such further matters as reasonably may be requested, it being intended that any such statement may be relied upon by any prospective assignee or sublessee of any tenant (including Tenant) of the Building, any mortgagees or prospective mortgagees
thereof, any lender to Tenant, or any prospective and/or subsequent purchaser or transferee of all or a part of Landlord’s interest in the Land and/or Building or of Tenant’s interest in the Premises. Landlord and Tenant agree that any
non-public information disclosed in any estoppel certificates delivered pursuant to this Paragraph 19 shall only be disclosed to parties having a legitimate business interest in the Building or Land. 
  
 20. OBLIGATIONS TO MORTGAGEES. 
  
 A. Subordination. This Lease is subject and subordinate to all
present and future ground or underlying leases of the Land and to the lien of any mortgages or trust deeds now and hereafter in force against the Land or Building and to all renewals, extensions, modifications, consolidation and replacements
thereof, and to all advances made or hereafter to be made upon the security thereof; provided, however, that such subordination is subject to delivery by Landlord of a Non-Disturbance Agreement (defined below) executed by any such mortgagee or
ground or underlying lessor. At Landlord’s request (and after consent from any prior mortgagee or lessor if Tenant has agreed not to so subordinate without such consent), Tenant shall execute such further instruments or assurances as Landlord
may deem necessary to evidence, confirm or effectuate such subordination of this Lease thereto or, if requested, to make Tenant’s interest in this Lease superior thereto. If any mortgage shall be foreclosed or property encumbered thereby is
transferred in lieu of foreclosure, or if any ground or underlying lease be terminated, (i) the liability of the mortgagee or trustee hereunder or purchaser at such foreclosure sale or the liability of a subsequent owner designated as Landlord under
this Lease shall exist only with respect to the period during which such trustee, mortgagee, purchaser or owner is the owner of the Land or Building and such liability shall not exist with respect to the period after further transfer of ownership
and in no event shall any such party have any liability whatsoever for the acts of the Landlord prior to any such transfer or any liability for any deposits made by Tenant hereunder unless such deposits have been transferred to such party; provided
however, that such party shall have liability to perform all of the Landlord’s continuing obligations, if any, that have not been performed as of the date of transfer; and (ii) in return for and upon delivery to Tenant by any such mortgagee,
trustee, purchaser or owner of an agreement (a “Non-Disturbance Agreement”) agreeing that in the event of a foreclosure of such mortgage or the giving of a deed in lieu of foreclosure or termination of any such ground or underlying lease,
this Lease shall not be terminated and Tenant may remain in possession of the Premises pursuant to the terms of this Lease and retain all of the rights, options and privileges granted to it hereunder as long as Tenant continues to perform its
obligations hereunder and further agreeing that the purchaser at a 

  

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foreclosure sale or transferee in the case of a deed in lieu of foreclosure or ground or underlying lessor or trustee, as the case may be, will assume all of
the obligations of Landlord in such case, Tenant will agree to attorn to and recognize as Landlord, the purchaser at any foreclosure sale under any mortgage or any transferee in the case of a deed in lieu of foreclosure or any ground lessor or
trustee, by executing such instruments as may be required by the mortgagee, trustee, transferee or ground lessor. Tenant shall also, as a condition to its execution of this Lease receive a Non-Disturbance Agreement from the current mortgagee of the
Land and Building. 
  
 B. Notice to Landlord and Mortgagee.
In the event of any act or omission by Landlord which would give Tenant the right to damages from Landlord or the right to terminate this Lease, Tenant will not sue for such damages or exercise any such right to terminate until (i) it shall have
given written notice of the act or omission to Landlord and to the holder(s) of the indebtedness or other obligations secured by any mortgage or deed of trust affecting the Premises or of any ground or underlying lease, if the name and address of
such holder(s) have been furnished to Tenant, and (ii) (x) in the case of monetary defaults, fifteen (15) days shall have elapsed after the passing of any cure period for such defaults as Landlord may be entitled to and such mortgagee or ground or
underlying lessor shall fail to cure such default, or (y) in the case of non-monetary defaults, thirty (30) days shall have elapsed after the passing of any cure period for such defaults as Landlord may be entitled to and such mortgagee or ground or
underlying lessor shall fail to cure such default; provided, however that if such default cannot be cured within such time, and if such default does not involve a condition which renders all or a material part of the Premises untenantable, and such
mortgagee or ground or underlying lessor is diligently pursuing such cure, then such mortgagee or ground or underlying lessor shall have such additional time as is reasonably necessary to cure such default but not to exceed one hundred twenty (120)
days. 
  
 21. CERTAIN RIGHTS RESERVED BY LANDLORD.

  
 Landlord shall have the following rights, each of which
Landlord may exercise without notice to Tenant (except that Landlord shall give reasonable notice prior to exercising such rights if it is reasonably possible for Landlord to give such notice and if Tenant’s use of the Premises would be
materially adversely affected by the failure to give such notice) and without liability to Tenant for damagee, or injury to property, person or business on account of the exercise thereof, and the exercise of any such rights shall not be deemed to
constitute an eviction or disturbance of Tenant’s use or possession of the Premises and except as otherwise provided for in this Lease shall not give rise to any claim for set-off or abatement of rent or any other claim: 
  
 (i) Subject to Tenant’s approval, which shall not be
unreasonably withheld, to change the name or street address of the Building to any name other than 35 West Wacker Drive or the Leo Burnett Building. It shall not be unreasonable for Tenant to withhold its approval to any name which would publicize
the name of another tenant providing legal services or would materially adversely affect Tenant’s image or business. In the event that Landlord changes the name of the Building after the date of this Lease, Landlord shall reimburse Tenant for
all reasonable out-of-pocket expenses incurred by Tenant in connection with such change. 
  
 (ii) To install, affix and maintain any and all signs on the exterior or interior of the Building, subject to the following conditions:
(w) there shall be no illuminated signs on the top of the Building, (x) except for Burnett, no other tenant’s name shall 

  

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be more prominently , displayed than Tenant’s name, and no other tenant (other than tenants occupying the retail portion of the Building) shall have its
name displayed on the exterior of the Building without Tenant’s consent (y) no exterior signs shall be affixed in any manner which materially interferes with Tenant’s view from the Premises and all exterior signage shall be consistent with
that displayed in other first-class, institutional quality buildings similar to the Building, and (z) Tenant shall retain the right to affix signage to the walls of elevator lobbies on the full floors within the Premises, subject to Landlord’s
reasonable approval of the design and installation of such signage. 
  
 (iii) To decorate or to make repairs, alterations, additions, or improvements, whether structural or otherwise, in and about the Building, or any part thereof, and for such purposes to enter upon the Premises, and
during the continuance of any of said work, to temporarily close doors, entryways, public space and corridors in the Building and to interrupt or temporarily suspend services or use of facilities, all without affecting any of Tenant’s
obligations hereunder, so long as the Premises are reasonably accessible and usable and provided that Landlord shall use due diligence with respect thereto. Unless such repairs or improvements can be made during business hours without material
interference with Tenant’s business operations, Landlord shall make such repair’s or improvements after-hours. 
  
 (iv) To furnish door keys or magnetic cards for the entry door(s) in the Premises at the commencement of the Lease and to retain at all
times, and to use in appropriate instances, keys to all doors within and into the Premises. Tenant agrees to purchase only from Landlord additional duplicate keys as required, to change no locks, and not to affix locks on doors without the prior
written consent of the Landlord. Notwithstanding the provisions for Landlord’s access to Premises, and except for wrongful or negligent acts or omissions of, or attributable to, Trustee or Burnett (including, without limitation, breaches of any
obligations hereunder), Tenant relieves and releases the Landlord of all responsibility arising out of theft, robbery, pilferage and personal assault. Upon the expiration of the Term or Tenant’s right to possession, Tenant shall return all keys
to Landlord and shall disclose to Landlord the combination of any safes, cabinets or vaults left in the Premises. 
  
 (v) To designate and approve all window coverings used in the Building; provided that Landlord shall not change the type of window
coverings permitted in the Premises from the type required prior to the Commencement Date without the approval of Tenant, which approval shall not be unreasonably withheld if Landlord shall pay any costs incurred by Tenant by reason of such change.

  
 (vi) To approve the weight, size and location
of safes, vaults, vertical files and other heavy equipment and articles in and about the Premises and the Building so as not to exceed the legal live load per square foot designated by the structural engineers for the Building, which legal live load
shall be no less than fifty (50) pounds per square foot plus twenty (20) pounds per square foot for partitions, and to require all such items and furniture and similar items to be moved into or out of the Building and Premises only at such times and
in such manner as Landlord shall direct in writing. Tenant shall not install or operate machinery or any mechanical devices of a nature not directly related to Tenant’s ordinary use of the Premises without the prior written consent of Landlord.
Movements of Tenant’s property into or out of the Building or Premises 

  

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and within the Building are entirely at the risk and responsibility of Tenant, and Landlord reserves the right to require permits before allowing any
property to be moved into or out of the Building or Premises. 
  
 (vii) To establish controls for the purpose of regulating all property and packages, both personal and otherwise, to be moved into or out of the Building and Premises and all persons using the Building after normal
office hours. 
  
 (viii) To regulate delivery and
service of supplies and the usage of the loading docks, receiving areas and freight elevators. 
  
 (ix) To show the Premises to prospective tenants at reasonable times during the last twelve (12) months of the Term and, if vacated or
abandoned, to show the Premises at any time and to prepare the Premises for re-occupancy. 
  
 (x) Upon reasonable notice to Tenant, to enter the Premises at any reasonable time to inspect the Premises. 
  
 (xi) To grant to any person or to reserve unto itself the
exclusive right to conduct any business or render any service in the Building. If Landlord elects to make available to tenants in the Building any services or supplies, or arranges a master contract therefor, Tenant agrees to obtain its
requirements, if any, therefor from Landlord or under any such contract, provided that the charges therefor are reasonable, the quality of such services or supplies is acceptable to Tenant and the services or supplies relate to the operation of the
Building rather than to the operation of Tenant’s business in the Building. Further, the foregoing right shall not give Landlord the right to control the computer or communication systems to be used by Tenant, or to require Tenant to
participate in any shared use of a computer or communication system. 
  
 22. RULES AND REGULATIONS. 
  
 Tenant agrees to
observe the rules and regulations for the Building attached hereto as Exhibit H and made a part hereof. Landlord shall have the right from time to time to prescribe additional rules and regulations which, in its judgment, may be desirable for the
use, entry (provided that entry shall be permitted on a 24 hour per day, 7 days per week basis), operation and management of the Premises and Building, each of which rules and regulations and any amendments thereto shall become a part of this Lease;
provided, however, that Landlord shall not prescribe or enforce such rules and regulations in a discriminatory manner as between Tenant and the other tenants in the Building. Tenant shall comply with all such rules and regulations; provided,
however, that such rules and regulations shall not conflict with the terms of this Lease. 
  
 23. LANDLORD’S REMEDIES. 
  
 If default shall be made in the payment of the Rent or any installment thereof or in the payment of any other sum required to be paid by Tenant under this Lease (including the Loan) or under the terms of any other agreement between Landlord
and Tenant and such default shall continue for ten (10) days after written notice to Tenant, or if default shall be made in the observance or performance of any of the other covenants or conditions in this Lease which Tenant is required to observe
and perform and such default shall continue for thirty (30) days after written notice to Tenant, unless with respect to any default which cannot be cured within thirty (30) days, Tenant, in good faith, promptly after receipt of such notice shall
have 

  

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commenced and thereafter shall continue diligently to prosecute all action necessary to cure such default and shall complete such cure, in any event, not
more than one hundred twenty (120) days after such notice; or if a default involves a hazardous condition and is not cured by Tenant as promptly as is reasonably possible upon written notice to Tenant, or if the interest of Tenant in this Lease
shall be levied on under execution or other legal process, or if any voluntary petition in bankruptcy or for corporate reorganization or any similar relief shall be filed by Tenant, or if any involuntary petition in bankruptcy shall be filed against
Tenant under any federal or state bankruptcy or insolvency act and shall not have been dismissed within ninety (90) days from the filing thereof, or if a receiver shall be appointed for Tenant or any of the property of Tenant by any court and. such
receiver shall not have been dismissed within ninety (90) days from the date of his appointment, or if Tenant shall make an assignment for the benefit of creditors, or if Tenant shall admit in writing Tenant’s inability to meet Tenant’s
debts as they mature, then Landlord may treat the occurrence of any one or more of the foregoing events as a breach of this Lease, and thereupon at its option may, upon notice to Tenant, have any one or more of the following described remedies in
addition to all other rights and remedies provided at law or in equity or elsewhere herein: 
  
 (i) Landlord may terminate this Lease and the Term created hereby, in which event Landlord may forthwith repossess the Premises and be
entitled to recover forthwith, in addition to any other sums or damages for which Tenant may be liable to Landlord (including the then-remaining principal balance of the Loan), as damages a sum of money equal to the excess of the “present
value” of the Rent provided to be paid by Tenant for the balance of the Term over the “present value” of the fair market rent for the Premises for the balance of the Term, after deduction of all anticipated expenses of reletting, -for
such period. As used herein, “present value” shall be calculated using a discount rate equal to the then current yield of United States Treasury obligations having a maturity date closest to the Termination Date. Should the “present
value” of the fair market rent for the Premises, after deduction of all anticipated expenses of reletting, for the balance of the Term exceed the “present’ value” of the Rent provided for in this Lease for the balance of the
Term, Landlord shall have no obligation to pay to Tenant the excess or any part thereof or to credit such excess or any part thereof against any other sums or damages for which Tenant may be liable to Landlord; and 
  
 (ii) Landlord may terminate Tenant’s right of
possession and may repossess the Premises by forcible entry and detainer suit, by taking peaceful possession or otherwise, without terminating this Lease, in which event Landlord may, but shall be under no obligation to, relet the same for the
account of Tenant, for such rent and upon such terms as shall be satisfactory to Landlord in Landlord’s reasonable judgment. For the purpose of such reletting, Landlord is authorized to decorate, repair, remodel or alter the Premises, to the
extent reasonably necessary to permit reletting on terms similar to the terms of this Lease. If Landlord shall fail after reasonable efforts to relet the Premises or otherwise to mitigate damages, Tenant shall pay to Landlord as damages a sum equal
to the amount of the Rent reserved in this Lease for the balance of the Term payable in such amounts and at such times as Rent would otherwise be payable under the terms of this Lease. If the premises are relet and a sufficient sum shall not be
realized from such reletting after paying all of the costs and expenses of all decoration, repairs, remodeling, alterations and additions and the expenses of such reletting and of the collection of the 

  

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rent accruing therefrom to satisfy the Rent provided for in this Lease, Tenant shall satisfy and pay the same at such times as Rent would otherwise be
payable under the terms of this Lease. Tenant shall not be entitled to any rents received by Landlord from the reletting of the Premises in excess of the Rent provided for in this Lease, except that any such excess received prior to the judicial
determination of Landlord’s damages shall be taken into account in determining such damages. Tenant agrees that Landlord may file suit to recover any sums falling due under the terms of this Paragraph 23 from time to time and that no suit or
recovery of any portion due Landlord hereunder shall be any defense to any subsequent action brought for any amount not theretofore reduced to judgment in favor of Landlord. 
  
 24. EXPENSES OF ENFORCEMENT. 
  
 A. Tenant shall pay upon demand all Landlord’s costs, charges and expenses including the fees and out-of-pocket
expenses of counsel, agents and others retained by Landlord incurred in successfully enforcing. Tenant’s obligations hereunder. 
  
 B. Landlord shall pay upon demand all Tenant’s costs, charges and expenses including the fees and out-of-pocket expenses of counsel, agents and
others retained by Tenant incurred in successfully enforcing Landlord’s obligations hereunder. 
  
 25. COVENANT OF QUIET ENJOYMENT. 
  
 Landlord covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all
the other terms, covenants, conditions, provisions and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms,
covenants, conditions, provisions and agreements hereof. Landlord represents and Burnett warrants that Trustee holds clear title to the Land and Building subject only to the “Permitted Exceptions” listed on Exhibit B. Tenant shall have the
right, at Tenant’s option and expense, to seek to obtain a policy of leasehold title insurance insuring the leasehold estate created hereby, in such commercially reasonable amount as Tenant shall elect and subject to no exceptions other than
the “Permitted Exceptions.” If Tenant seeks to obtain such a policy and is unable to do so because of a matter relating to Landlord’s title, or other matter not relating specifically to Tenant’s identity or to a matter caused by
Tenant, Tenant may terminate this Lease by written notice to Landlord, but only if Tenant gives notice of such termination within forty-five (45) days of recordation of the memorandum described in Paragraph 27.J. 
  
 26. REAL ESTATE BROKER. 
  
 Tenant represents that Tenant has dealt with (and only with) The John Buck
Company (“JBC”) and U.S. Equities Realty, Inc. (“U.S. Equities”) as brokers in connection with this Lease, and that insofar as Tenant knows, no other broker negotiated this Lease or is entitled to any commission in connection
therewith. Landlord represents that Landlord has dealt with (and only with) JBC and U.S. Equities as brokers in connection with this Lease and that insofar as Landlord knows, no other broker negotiated this Lease or is entitled to any commission in
connection therewith. Landlord shall pay any commission owed to JBC in connection with this Lease and Tenant shall pay any commission owed to U.S. Equities in connection with this Lease. Tenant agrees to indemnify, defend and hold Landlord and its

  

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partners, employees, agents, their officers and partners, harmless from and against any claims made by any broker or finder including U.S. Equities based on
an agreement with Tenant for a commission or fee in connection with this Lease, provided that Landlord has not in fact retained such broker or finder. Landlord agrees to indemnify, defend and hold Tenant and its partners, employees, agents, their
officers and partners, harmless from and against any claims made by any broker or finder including JBC based on an agreement with Landlord for a commission or fee in connection with this Lease, provided that Tenant has not in fact retained such
broker or finder. 
  
 27. MISCELLANEOUS. 
  
 A. Rights Cumulative. All rights All rights and remedies of Landlord
and Tenant under this Lease shall be cumulative and none shall exclude any other rights and remedies allowed by law. 
  
 B. Interest. All payments becoming due under this Lease and remaining unpaid when due shall bear interest until paid at one percent (1%) per annum
plus the Prime Rate (but in no event at a rate which is more than the highest rate which is at the time lawful in the State of Illinois). 
  
 C. Terms. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men
or women, as the case may require, shall in all cases be assumed as though in each case fully expressed. 
  
 D. Binding Effect. Each of the provisions of this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only
of Landlord and of Tenant, but also of their respective successors or assigns, provided this clause shall not permit any assignment by Tenant contrary to the provisions of Paragraph 16 hereof. 
  
 E. Lease Contains All Terms. All of the representations and
obligations of Landlord and Tenant are contained herein and in the Exhibits attached hereto, and no modification, waiver or amendment of this Lease or of any of its conditions or provisions shall be binding upon the Landlord or Tenant unless in
writing signed by Landlord or Tenant, as the case may be, or by a duly authorized agent of Landlord or Tenant, as the case may be, empowered by a written authority signed by Landlord or Tenant, as the case may be. 
  
 F. Delivery for Examination. Submission of the Lease for examination
shall not bind Landlord or Tenant in any manner, and no Lease or obligations of the Landlord or Tenant shall arise until this instrument is signed by both Landlord and Tenant and delivery is made to each. 
  
 G. No Air Rights. Except as expressly provided in this Lease, no
rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. Notwithstanding the foregoing, Landlord agrees that it will not, without the prior written consent of
Winston & Strawn or its “Qualified Successor” for so long as Winston & Strawn or such “Qualified Successor” occupies at least 150,000 RSF of the Building under this Lease, develop or permit the development of the land
legally described in Exhibit I attached hereto (the “Hotel Site”) to a height (including towers, elevator penthouses 

  

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and antennae) which surpasses the ceiling of the thirty-fourth (34th) floor of the Building (the “Height Restriction”). As used herein, the term
“Qualified Successor” shall mean, through December 31, 2009, Tenant and any assignee or subtenant of Tenant and shall mean, at all times on and after January l, 2010, only Winston & Strawn or any successor entity of Winston &
Strawn resulting from a merger or consolidation with Winston & Strawn or any entity succeeding to the business or assets of Winston & Strawn. Landlord further agrees that any conveyance of the Hotel Site by Landlord will be subject to the
Height Restriction, other than a conveyance required by the City of Chicago under that certain Redevelopment Agreement, dated as of March 11, 1986 between the City of Chicago and Buck-Wexler Associates (“Redevelopment Agreement”). Tenant
acknowledges that Landlord is not presently able to record the Height Restriction against the Hotel Site due to the rights of the City of Chicago under the Redevelopment Agreement. However, Landlord represents and warrants to Tenant that, pursuant
to the rights of Landlord under the Redevelopment Agreement, Landlord has the ability to prevent development of a building on the Hotel Site which would exceed the Height Restriction. Landlord agrees that if the City or any other party should
propose to develop a building on the Hotel Site that would exceed the Height Restriction, Landlord will, at its expense, take all legal steps to prevent construction of any portion of such building which would exceed the Height Restriction. Landlord
will promptly record the Height Restriction against the Hotel Site after the rights of the City of Chicago under the Redevelopment Agreement to cause a conveyance of the Hotel Site have expired or been terminated, which recording shall effectively
prohibit any owner, tenant or other party which has, or may in the future have, an interest in the Hotel Site from exceeding the Height Restriction. If the Height Restriction against the Hotel Site has not been so recorded and if the Height
Restriction has been exceeded, regardless of whether or not Landlord has performed its obligations hereunder and without limiting Landlord’s liability for any breach of such obligations, Tenant shall receive an annual Base Rent abatement,
during the period of time in which the Height Restriction is exceeded equal to the product of (x) Five Dollars ($5.00) and (y) fifty percent (50%) of the RSF of every floor of the Premises above the 34th Floor that is lower than the highest point of
the improvements on the Hotel Site. 
  
 H. Transfer of
Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer its interest in the Land and Building and in this Lease. Tenant agrees that in the event of any such transfer, if such transferee assumes all of
Landlord’s obligations hereunder, Landlord shall automatically be released from all liability under this Lease arising on or after the date of such transfer and Tenant shall look solely to such transferee for the performance of Landlord’s
obligations arising hereunder on or after such date. Notwithstanding any such transfer, Burnett shall continue to be personally liable for the specific obligations described in the last sentence of Paragraph 31.B. hereof. Tenant further acknowledges
that Landlord may assign its interest in this Lease to a mortgage lender as additional security and agrees that such assignment shall not release Landlord from its obligations hereunder and that Tenant shall continue to look to Landlord for the
performance of its obligations hereunder. Tenant further agrees that if any such lender shall so require, Tenant shall execute and deliver estoppel certificates in form and substance as set forth in Exhibit G attached hereto, to the extent the
matters described therein are true. 
  
 I. Landlord’s
Title. Subject to the terms of this Lease and Tenant’s rights hereunder, Landlord’s title is and always shall be paramount to the title of Tenant and nothing herein contained shall empower Tenant to commit or engage in any act which
can, shall or may encumber the title of Landlord. 
  

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 J. Prohibition Against Recording. This Lease shall not be recorded by Tenant or by anyone acting
through, under or on behalf of Tenant, and the recording thereof in violation of this provision shall make this Lease null and void at Landlord’s election, but the parties shall execute and record a memorandum hereof in the form attached hereto
as Exhibit J and made a part hereof. 
  
 K. Captions. The
captions of Paragraphs and subparagraphs are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such paragraphs or subparagraphs. 
  
 L. Only Landlord/Tenant Relationship. Nothing contained in this lease shall be deemed or construed by the parties
hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor
any act of the parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 
  
 M. Application of Payments. In the event of a default by Tenant hereunder, Landlord shall have the right to apply payments received from Tenant
pursuant to this Lease (regardless of Tenant’s designation of such payments) to satisfy any obligations of Tenant hereunder, in such order and amounts, as Landlord in its sole discretion, may elect. 
  
 N. Definition of Landlord and Tenant. All indemnities, covenants and
agreements of Landlord and Tenant contained herein which inure to the benefit of the other party shall be construed to also inure to the benefit of the other party’s beneficiaries and their officers, partners, agents and employees. 

 
 O. Time of Essence. Time is of the essence of this Lease and each
of its provisions. 
  
 P. Governing Law. Interpretation of
this lease shall be governed by the laws of the State of Illinois. 
  
 Q. Partial Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease (or the application of such term, provision or condition to persons or
circumstances other than those in respect to which it is invalid or unenforceable) shall not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible
permitted by law. 
  

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 28. LANDLORD’S SPECIAL AGREEMENTS. 
  
 Landlord covenants and agrees with Tenant that: 
  
 A. Parking. Tenant shall have the right to lease for the full Term
its pro rata share of the remaining parking spaces in the Building made available to tenants after allocation to Burnett, at the “market rate”. from time to time for parking spaces in the Building. Such pro rata share shall be a fraction,
the numerator of which is the RSF of the Premises from time to time and the denominator of which is the RSF of the Building less the RSF of the premises occupied by Burnett from time to time. Notwithstanding any allocation to Burnett, Tenant shall
in all events have the right to lease spaces at the rate of one (1) space per 10,000 RSF for the first 200,000 RSF of the Premises. As used in this Paragraph 28.A., “market rate” shall mean the rate at which parking spaces are available in
similarly situated first-class office buildings in Chicago. Tenant may release its parking spaces, or any thereof, so leased at any time(s) on not less than thirty (30) days’ notice to Landlord and shall not have any rights for the number of
spaces so released at any time thereafter. 
  
 B.
Telecommunication Dish. Tenant shall have the right at any time during the Term, at Tenant’s expense, but without payment of Rent therefor to Landlord, to locate on the roof of the Building a telecommunication dish not to exceed eight
(8) feet in diameter. (When used herein, references to the telecommunications dish shall also be deemed to include reference to other types of communication equipment which is not harmful to the Building structure or operation and which does not
have a more adverse effect on the appearance of the Building than the described telecommunication dish.) The location of such dish shall be subject to the rights of any tenant who may have previously placed a telecommunication dish on the roof if
Tenant’s installation would interfere with the rights of such prior tenant. but Landlord shall not grant any other tenant (including Burnett) rights which would preclude Tenant’s location of a telecommunication dish without first giving
Tenant thirty (30) days in which to elect the location of its own dish. Tenant shall submit plans for such dish and the names of the contractors who will be installing such dish, all of which shall be subject to Landlord’s reasonable approval.
Tenant shall pay all costs related to the installation, operation and maintenance of such dish, including without limitation, the cost (including overhead) of any structural modifications to the Building made by Landlord and necessary, in the
opinion of Landlord’s structural engineer, to accommodate the dish. Tenant shall maintain the dish and shall and hereby does indemnify and defend Landlord from and against all loss, cost, liability and expense arising out of or in connection
with the installation, operation, maintenance or removal of any such dish. Tenant shall, at Landlord’s option, remove the dish at the expiration of the Term. Tenant shall secure all zoning and regulatory approvals necessary for the dish, at its
expense. Tenant’s installation of a telecommunication dish shall be subject to such rules and regulations of general applicability, which rules shall not unreasonably preclude the installation or maintenance of a telecommunication dish, as
Landlord may promulgate with respect to roof top installations. 
  
 C. Building Quality. Landlord covenants and agrees that throughout the Term, the aesthetic and functional quality of the Building shall be maintained in a manner consistent with the ownership of the Building by an institutional-type
owner which occupies a major portion of the Building as its headquarters office. Such quality assurance shall include maintenance performed in accordance with the guidelines as to frequency and cleaning and service standards described on Exhibit F
attached hereto and made a part hereof. In all places in this Lease in which reference is made to a “first class” or similar standard as applicable to the Building or its operation, a reference to the standard described in this paragraph
shall be deemed to be included therein. Landlord acknowledges that the making and performance of Landlord’s covenant and agreement in this paragraph is a material inducement to Tenant in entering into this Lease. 
  

 -40- 

 D. Elevators. Tenant shall have the right to use in common with all tenants of Floors 35 through
47 only and their invitees, at least six (6) elevator cabs, which 6 cabs, together with the additional exclusive or common use elevator cab described in the following sentence, shall comprise all of the elevator cabs within the high rise elevator
bank in the Building. In the event Tenant initially occupies at least 150,000 RSF of the Building and so long as Tenant or a subtenant of Tenant occupies such amount of space, Landlord shall, at Tenant’s option, provide Tenant with either an
additional common elevator or the exclusive use of one elevator cab in the high-rise portion of the Building, which exclusive elevator may be programmed, at Tenant’s expense, to serve whichever of Floors 35 through 47, in whatever order, as
Tenant may from time to time desire. If Tenant elects to have such exclusive elevator service, Landlord shall, at Landlord’s expense, provide basic programming for such elevator so that it serves only the floors initially included in the
Premises and the lobby: (Additional provisions regarding service appear in Paragraph 7.A.(vi) hereof.) 
  
 E. Storage Space. In the event Landlord makes storage space available in the Building to any tenant other than Burnett, Tenant shall have the right
to lease a pro rata portion of such storage space equal to a fraction, the numerator of which is the RSF of the Premises from time to time, and the denominator of which is the RSF of the Building less the RSF of the premises occupied by Burnett from
time to time. The rent for such storage space shall be at the market rate as determined from time to time by Landlord. 
  
 F. Mezzanine. Tenant shall have the right, at its sole cost and expense at any time during the Term, to construct and install a mezzanine floor
above the 48th Floor, subject to the terms and conditions of Paragraph 9 of this Lease. Tenant acknowledges that installation of such a mezzanine floor may require additional elevator service beyond that which Landlord is obliged to provide under
this Lease. if Tenant adds such mezzanine floor, no additional Base Rent or Additional Rent shall be payable on account of such floor, but Tenant shall pay any additional Operating Expenses and Taxes that are actually incurred because of such floor.

  
 29. Notices. 
  
 All notices to be given under this Lease shall be in writing and delivered
personally or deposited in the United States mail, certified or registered mail with return receipt requested, postage prepaid, addressed as follows: 
  

	A.	    	If to Landlord:
		
	 	    	Harris Trust and Savings Bank
	 	    	Land Trust Department
	 	    	111 West Monroe Street
	 	    	P.O. Box 755
	 	    	Chicago, Illinois 60690
		
	 	    	Attention: Land Trust No. 43770

  

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	With a copy to:
		
	 	    	The John Buck Management Group
	 	    	200 South Wacker Drive
	 	    	Suite 4000
	 	    	Chicago, Illinois 60606
		
	B.	    	If to Tenant:
		
	 	    	Winston & Strawn
	 	    	One First National Plaza
	 	    	Chicago, Illinois 60603
		
	 	    	Attention: Managing Partner
	
	With a copy to:
		
	 	    	Winston & Strawn
	 	    	One First National Plaza
	 	    	Chicago, Illinois 60603
		
	 	    	Attention: Docket Department

  
 or to such other person or such other
address designated notice sent by Landlord or Tenant, as the case may be. Notice to Landlord or Tenant by mail shall only be effective upon actual receipt. If no address is inserted above for Tenant, all notices for Tenant shall be addressed to
Tenant at Tenant’s present address, and, after occupancy of the Premises by Tenant, to Tenant at 35 West Wacker Drive, Chicago, Illinois 60601. 
  
 30. TENANT’S EXPANSION. 
  
 A. The areas referred to in the following table as the “Short-Term Growth Space,” the “Five Year Space,” the “Ten Year
Space” and the “Fifteen Year Space” (sometimes collectively referred to as the “Expansion Space”) shall in accordance with such table be added to the Premises at Tenant’s Option for the remaining term of the Lease upon
the same terms, covenants and conditions contained in this Lease, except as otherwise specifically provided in this Paragraph 30: 
  

 -42- 

	 (i)
 Space
 Called

	  	 (ii)
 Amount of
 Space

	  	 (iii)
 Date on which Space
 May become part
 Of the Premises
(subject to Paragraph 30C)

	  	 (iv)
 Base Rent when such space
 becomes part of
 The Premises

				
	 Short-Term Growth Space
	  	Up to 1 full floor of contiguous space	  	Commencement Date	  	Base Rent abated until July 1, 1992. Thereafter, the then existing BR/RSF.
				
	 Five Year Space
	  	Up to 25,000 RSF of contiguous space	  	 January 1, 1995 –
 September 30,
1995
	  	Exercise of Option on or before January 1, 1990; BR/RSF listed in Exhibit C attached hereto. Exercise of Option after January 1, 1990; $26.50 per RSF per annum through December
31, 2000. Thereafter, BR/RSF listed in Exhibit C attached hereto.
				
	 Ten Year Space
	  	up to 50,000 RSF of contiguous space	  	 First floor: January 1,
 2000 –
September 30, 2000
  
 Second floor: January 1,
 2000 – December 31, 2000
	  	Current Market Rate
				
	 Fifteen Year Space
	  	Up to 25,000 RSF of contiguous Space	  	 January 1, 2005 –
 December 31,
2005
	  	Current Market Rate

  
 B. Landlord shall
contribute $25.00 per RSF for initial construction of the Short-Term Growth Space in addition to providing the Base Building Construction provided for in Paragraph 4.A. hereof. Tenant shall accept possession of the Five Year Space in an
“as-is” 

  

 -43- 

 
condition, unless such space has not been previously improved to the then current building standard specification, in which event Landlord shall, promptly
after delivery of such Space, install, at Landlord’s expense and pursuant to Tenant’s plans, Building Standard Tenant Improvements in such Space in quantities and of the types described in Exhibit E. Except as specifically provided herein,
any space added to the Premises pursuant to this Paragraph 30 shall be improved to Base Building condition and shall be delivered by Landlord to Tenant in broom clean condition, but otherwise as is, and Landlord shall have no obligation to
contribute to the cost of any construction or remodeling by Tenant nor shall any work allowance be applicable to any such space. 
  
 C. With respect to each Expansion Space, Tenant must exercise its option to add all or a part of such Expansion Space by written notice to Landlord not
later than October 1, 1988 with respect to the Short-Term Growth Space and, with respect to all other Expansion Space, not later than eighteen (18) months prior to the first date for delivery of any part of such floor as specified in Landlord’s
“Specification Notice” (as defined below), which delivery date shall be consistent with the time period set forth in Paragraph 30.A.(iii) hereof (“Tenant’s Option Notice”). Tenant’s Option Notice shall specify the
amount of rentable area of the Expansion Space, up to the maximum applicable amount that Tenant shall add to the Premises. Except with respect to the Short-Term Growth Space, promptly after leasing such space for an appropriate term, Landlord shall
give Tenant notice of the locations of all spaces that will comprise each particular Expansion Space and the dates on which such spaces will be tendered to Tenant within the period specified above (the “Specification Notice”). Each such
Expansion Space initially specified shall be comprised of a full, contiguous floor or floors except to the extent otherwise required by reason of the fact that the original Premises (including any portion of the Short-Term Growth Space) was not
comprised solely of full floors. In the case of all Ten Year Space and Fifteen Year Space, Landlord shall deliver to Tenant no earlier than six (6) months before the latest date for delivery of Tenant’s Option Notice with respect to such Space
and within thirty (30) days after Tenant’s request therefor, Landlord’s written estimate of the current Market Rate, as defined in Paragraph 30.H. hereof, for the Space which could be the subject of such Option Notice. If Tenant fails to
request such an estimate, Landlord shall deliver such estimate not later than thirty (30) days after delivery of Tenant’s Option Notice for such Space. Subject to any revision by agreement with Tenant or by arbitration pursuant to Paragraph 34,
such estimate shall establish the Base Rent for the Ten Year and Fifteen Year Space. The Specification Notice may provide for delivery of Expansion Space on a partial floor basis provided (i) any portion of the Five Year Space or of the first floor
of the Ten Year Space to be delivered to Tenant shall contain at least 7,500 RSF and shall constitute (itself, and with all portions of such Expansion Space previously delivered to Tenant) one undivided space except to the extent that such Expansion
Space must be located on more than one floor due to the configuration of the original Premises, (ii) any portion of the second floor of the Ten Year Space or of the Fifteen Year Space to be delivered to Tenant shall contain at least 10,000 RSF and
shall constitute (itself, and with all portions of such Expansion Space previously delivered to Tenant) one undivided space except to the extent that such Expansion Space must be located on more than one floor due to the configuration of the
original Premises, (iii) all space to be delivered to Tenant to comprise the second floor of the Ten Year Space or the Fifteen Year Space shall be delivered within a six (6) month period after delivery of the initial portion of such Expansion Space,
but not later than the outside date for delivery of such Expansion Space (or floor thereof) specified in Section 30.A.(iii) above, (iv) there may be no strip of space, used for a multitenant corridor or other 

  

 -44- 

 
tenant’s space, at any point separating the portion of the floor to be delivered to Tenant from the Building core or the outer wall on that floor and
(v) with respect to the Five Year Space and the first floor of the Ten Year Space, in each such case, if (x) Tenant has elected to lease 10,000 RSF or more of such Expansion Space, (y) the initial portion of such Expansion Space delivered to Tenant
contains less than 10,000 RSF, and (z) an additional portion sufficient to cause the aggregate delivered amount to exceed 10,000 RSF is not scheduled to be delivered, or if so scheduled is not actually delivered, by a date four (4) months after the
date of delivery of such initial portion, then and in such event Rent previously paid and subsequently payable by Tenant with respect to such delivered portion shall be abated by fifty percent (50%) for the full period from the date of delivery of
such initial portion through the date on which 10,000 RSF or more, in the aggregate, has been delivered to Tenant out of such Expansion Space. Each Expansion Space (taken as a whole) must constitute one undivided space, except as otherwise provided
above, and must be contiguous (as hereinafter defined). If Tenant elects not to exercise its option to add all or any part of the Five Year Space to the Premises, such unleased portion of the Five Year Space may, if and only if Tenant advises
Landlord in writing no later than the latest date for delivery of Tenant’s-Option Notice with respect to the Five Year Space that Tenant wishes to do so, become a part of the Fifteen Year Space to be delivered within the time period set forth
in Paragraph 30.A.(iii) hereof for the Fifteen Year Space. Tenant acknowledges that, if the preceding sentence applies, the Fifteen Year Space will be located on at least two non-contiguous, partial floors. 
  
 D. Each Expansion Space (or part thereof) shall become part of the Premises
and, except as provided in the table in Paragraph 30.A. Tenant’s rental obligation for such Expansion Space (or part thereof) shall commence upon its delivery to Tenant in accordance with Paragraph 30.B. 
  
 E. For the purposes of this Lease, a floor shall be “contiguous”
with the Premises only if it is next to the floors which constitute at least half of the Premises. Wherever Landlord has an obligation herein to deliver contiguous Expansion Space, such obligation shall be conditioned upon Tenant having exercised
all previous options for Expansion Space and upon Tenant having added the maximum amount of each such Expansion Space to the Premises. 
  
 F. Tenant’s notice of exercise of an option for Expansion Space shall be effective only if at the time of service of such notice of exercise the
following conditions (the “Expansion Conditions”) shall be satisfied: 
  
 (i) Tenant shall not be in default (after expiration of any applicable cure period) in the performance of any of the material terms,
covenants, and conditions contained in this Lease; and 
  
 (ii) This Lease shall not have been terminated and shall be in full force and effect. 
  
 G. If at any time during the Term of this Lease, any space becomes available for leasing on Floor 35 (or such other floor as constitutes the lowest floor in the high-rise elevator bank of the Building if such other
floor is lower than Floor 35) or any floor above Floor 35 of the Building due to expiration or termination of an existing lease or tenancy, and if at such time the Expansion Conditions shall be satisfied, Landlord shall not lease such space to a
third party without first giving Tenant (i) notice of the availability of such space which shall include a description thereof and the then Current Market Rate therefor, and (ii) thirty (30) days 

  

 -45- 

 
after the date of such notice in which to enter into a letter of intent to lease such space. If Tenant disputes the Current Market Rate stated by Landlord
for any such space, such Current Market Rate shall be determined pursuant to Paragraph 30.H. hereof. If Tenant fails, refuses or is otherwise unable to enter into a lease for such space within 30 days following the 30-day period, Landlord shall have
the right to lease the space to any third party or parties on such terms as are acceptable to Landlord, subject to Tenant’s options set forth above in this Paragraph 30. Landlord shall not in any case enter into any initial lease (i.e., the
first such lease after completion of the Building) for any space on Floor 35 and above of the Building to any third party for a term (including renewal terms) in excess of twenty (20) years and in no event for a total term extending beyond December
31, 2009. 
  
 If Tenant leases any portion of the Building
pursuant to this Paragraph 30.G. which Landlord had designated as a portion of an Expansion Space at or before notifying Tenant of the availability of such portion (the “Discretionary Space”), such Discretionary Space shall be deemed to
replace an equal amount of such Expansion Space. Base Rent for such Discretionary Space shall be adjusted to the Base Rent for that particular Expansion Space as of the earliest date that Tenant has the right to add the Expansion Space which such
Discretionary Space has replaced. Notwithstanding the foregoing, in the event, that Landlord has consummated leases with third parties which are not inconsistent with Tenant’s options set forth herein, then Landlord, at Tenant’s request
shall designate the areas subject to such leases as parts of Tenant’s Expansion Space to replace the reduction in Expansion Space caused by Tenant’s lease of the Discretionary Space. 
  
 H. “Current Market Rate” shall mean the prevailing market rate,
including the prevailing market escalations for the portion of the Term thereafter, customary rental concessions, abatements, additional rent limitations and tenant improvement allowances, per RSF for similar space in the Building as of the first
day that the Premises shall include the first portion of the space to which the Current Market Rate applies. If the parties are unable to agree upon Current Market Rate, such Rate shall be determined by arbitration pursuant to Paragraph 34 hereof.
On or before the dates set forth in this Paragraph 30 for delivery of Tenant’s Option Notices and in Paragraph 32 for Tenant’s notice to extend, Tenant may exercise the option to which such notice applies subject to Tenant’s approval
of the determination of the Current Market Rate pursuant to this Paragraph 30.H. and Paragraph 34, and such option shall be deemed to be validly exercised unless Tenant cancels such option in writing within ten (10) days following the determination
of such Current Market Rate. 
  
 I. Landlord and Tenant agree
that, from time to time prior to and during the Term at the request of either of them, they will execute and deliver a Memorandum identifying the floors which will be the Expansion Spaces, to the extent possible at such time, subject to change based
on Tenant’s election not to exercise certain options or Tenant’s addition of Discretionary Space. 
  
 31. LIMITATION ON LIABILITY. 
  
 A. It is expressly understood and agreed by Tenant that none of Trustee’s covenants, undertakings or agreements are made or intended as personal
covenants, undertakings or agreements by Trustee, and any liability for damage or breach or nonperformance by Trustee shall be collectible only out of the assets of Harris Trust and Savings Bank Trust No. 43770 and no personal liability is assumed
by, nor at any time may be asserted against, Trustee or any of its 

  

 -46- 

 
officers, agents, employees, legal representatives, successors or assigns, all such liability, if any, being expressly waived and released by Tenant. Trustee
represents to Tenant that Trustee has been duly directed to execute this Lease by Burnett, its sole beneficiary. 
  
 B. Any liability for damage or breach or nonperformance by Burnett except as provided in the following sentence, shall be collectible only out of
Burnett’s interest in the Land and Building and the land trust which holds title to the Land and Building and no personal liability is assumed by, nor at any time may be asserted against, Burnett or any of its successors or assigns, all such
liability, if any, being expressly released and waived by Tenant. Notwithstanding the foregoing limitation Burnett shall be personally liable for the obligations of Landlord with respect to the initial construction of the Building and Premises as
described in Paragraph 4, for the obligations of Landlord to pay the Hold-over Costs described in Paragraph 1.D.(iii) and for the obligations of Landlord under Paragraph 27.G., regarding the Height Restriction on the Hotel Site. 
  
 C. It is expressly understood and agreed by Landlord that none of
Tenant’s covenants, undertakings or agreements are made or intended as personal covenants, undertakings or agreements by Tenant’s partners, and any liability for damage or breach or nonperformance by Tenant shall be collectible out of the
assets of Tenant (or any successor entity as described in Paragraph 16.B. hereof), as opposed to the assets of the individual partners of Tenant, and no personal liability is assumed by, nor at any time may be asserted against Tenant’s partners
or any of its or their officers, agents, employees, legal representatives, successors or assigns, all such liability, if any, being expressly waived or released by Landlord. For the purpose. of this Lease, any obligation owed by a partner of Tenant
to Tenant and any negative capital account of a partner of Tenant shall not be considered an asset of Tenant. 
  
 32. TENANT’S OPTION TO EXTEND. 
  
 Tenant shall, provided that the Expansion Conditions are then satisfied, have the right, by giving notice to Landlord not later than twenty-four (24)
months prior to the end of the initial Term, to extend the Term of this Lease (which shall include, without limitation, the Premises as expanded pursuant to Paragraph 30 hereof) for one additional consecutive period of ten (10) years, upon the same
terms, covenants and conditions contained in this Lease, except that Base Rent shall be an amount equal to the Current Market Rate for such period. Landlord will, at Tenant’s request at any time after thirty (30) months prior to the end of the
initial Term, and in any event at least twenty-three (23) months prior to the end of the initial Term if Tenant has given notice of intent to exercise its renewal option, advise Tenant of Landlord’s determination of Current Market Rate. If the
parties are unable to agree upon the Current Market Rate, such dispute shall be settled as described in Paragraphs 30.H. and 34 hereof. 
  
 33. CONSENTS. 
  
 Whenever under any terms or provisions of this Lease either party’s consent or approval is required or requested or performance by either party of
any act or other matter or thing is to be to the satisfaction of or acceptable to the other party, such consent or approval shall not be unreasonably withheld or delayed and such party shall not be unreasonable in withholding its satisfaction or
acceptance always excepting any instance where it is provided that such party may act arbitrarily or at its discretion and any instance in which specific standards for consent or approval are provided in this Lease. 
  

 -47- 

 34. DETERMINATION BY ARBITRATION. 
  
 In the event of the failure of the parties to agree as to Current Market Rate, such dispute shall be determined by
arbitration as hereinafter provided. Landlord and Tenant shall each appoint a fit and impartial person as arbitrator who shall have had at least ten (10) years’ experience in the commercial real estate industry. Such appointment shall be
signified in writing by each party to the other. The arbitrators so appointed shall appoint a third arbitrator within ten (10) days after the appointment of the second arbitrator. In the case of the failure of such arbitrators (or the arbitrators
appointed as hereinafter provided) to agree upon a third arbitrator, such third arbitrator shall be appointed by the American Arbitration Association, or its successor, from its qualified panel of arbitrators, and shall be a person having at least
ten (10) years’ experience in the commercial real estate industry. In case either party shall fail to appoint an arbitrator within a period of ten (10) days after written notice from the other party to make such appointment, then the American
Arbitration Association shall appoint a second arbitrator having at least ten (10) years’ experience in the commercial real estate industry. The two (2) arbitrators so appointed shall appoint a third arbitrator within ten (10) days after the
appointment of the second arbitrator. 
  
 The arbitrators shall
proceed with all reasonable dispatch to determine the question submitted. The decision of the arbitrators shall in any event be rendered within thirty (30) days after their appointment, or within such other period as the arbitrators shall order or
the parties shall agree, and such decision shall be in writing and in duplicate, one counterpart thereof to be delivered to each of the parties who appointed them. The arbitration shall be conducted in accordance with the rules of the American
Arbitration Association (or its successor) and applicable Illinois law, and the decision of a majority of the arbitrators shall be binding, final and conclusive on the parties. The fees of the arbitrators and the expenses incident to the proceedings
shall be borne equally between Landlord and Tenant. The fees of respective counsel engaged by the parties, and the fees of expert witnesses and other witnesses called for by the parties, shall be paid by the respective party engaging such counsel or
calling or engaging such witnesses. 
  
 If Landlord and Tenant are
unable to reach agreement on Current Market Rate in any situation, then prior to submitting their dispute to the arbitrators, Landlord and Tenant shall each simultaneously submit to the other its good faith estimate of Current Market Rate in such
situation. If the higher estimate is not more than one hundred five percent (105%) times the lower, then the Current Market Rate shall be the average of the two estimates. If the higher estimate is more than one hundred five percent (105%) times the
lower, then the arbitrators shall determine the Current Market Rate. 
  
 Notice of appointment of the arbitrators shall be given in all instances to any mortgagee who prior thereto shall have given Tenant a written notice specifying its name and address. If a dispute shall be submitted to arbitration as
hereinabove provided, such mortgagee shall have the right to be present at such arbitration proceedings; provided, however, that such presence shall be in association with Landlord and shall not be deemed to entitle such mortgagee to appoint an
additional arbitrator nor to enlarge Landlord’s rights in such arbitration proceeding, it being the intention of the parties that such mortgagee shall have solely the right to be present at the arbitration proceeding. 
  

 -48- 

	 LANDLORD:

	
	 HARRIS TRUST AND SAVINGS BANK,
 not individually but as trustee as aforesaid

		
	 By:
	 	 Illegible

	 	 	 Its
	 	 Vice President

	
	 LEO BURNETT COMPANY, INC.

		
	 By:
	 	 Illegible

	 	 	 Its
	 	 Illegible

	
	 TENANT:

	
	 WINSTON & STRAWN, an Illinois general
 partnership

		
	 By:
	 	 Illegible

	 	 	 Its
	 	 Illegible

  

 -49-Purchase and Sale Agreement

 EXHIBIT 10.114 
  
 PURCHASE AND SALE AGREEMENT FOR WASHINGTON, DC PORTFOLIO 

 FIRST AMENDED AND RESTATED 
 PURCHASE AND SALE AGREEMENT 
  
 BETWEEN 
  
 BEACON CAPITAL STRATEGIC PARTNERS II, L.P.

 (a Delaware limited partnership) 
  
 AND 
  
 WELLS OPERATING PARTNERSHIP, L.P. 

 FIRST AMENDED AND RESTATED 
 PURCHASE AND SALE AGREEMENT 
  
 THIS FIRST AMENDED AND RESTATED PURCHASE AND SALE AGREEMENT, made as of the 19th day of November, 2003, by and between and BEACON CAPITAL STRATEGIC PARTNERS II, L.P., a Delaware limited partnership (“Seller”), and WELLS
OPERATING PARTNERSHIP, L.P. (or its designee), a Delaware limited partnership (“Buyer”). 
  
 RECITALS 
  
 I. Buyer and Seller entered into that certain Purchase and Sale Agreement, dated as of September 29, 2003 (the “Original Agreement”), with respect to, among other things, the sale of certain shares of common stock in BCSP II
Washington Properties, Inc., a Maryland Corporation (the “Company”). 
  
 II. Buyer and Seller now wish to amend and restate the Original Agreement in its entirety. 
  
 III. Seller holds all of the issued and outstanding shares of common stock of the Company and Seller is the sole member of 4250 North Fairfax Property
LLC, a Delaware limited liability company (“4250 N. Fairfax”). 
  
 IV. The Company is: 
  

	 	A.	The sole member of 400 Virginia Avenue LLC, a Delaware limited liability company (“400 Virginia”), which owns certain real property located at 400 Virginia Avenue,
Washington, DC, as more particularly described on Exhibit A-1 attached hereto and made a part hereof (the “400 Virginia Property”); 

  

	 	B.	The sole member of 1201 Equity LLC, a Delaware limited liability company (“1201 Equity”) which holds a 49.5% member interest in 1201 Eye Street, N.W. Associates LLC, a
Delaware limited liability company (“1201 Owner”), which owns certain real property located at 1201 Eye Street, Washington, DC, as more particularly described on Exhibit A-3 attached hereto and made a part hereof (the “1201
Property”). 

  

	 	C.	The sole member of TZO Lending LLC, a Delaware limited liability company (“TZO”), which: 

  

	 	1.	 Holds a Promissory Note from 1201 Owner dated October 24, 2002, in the original principal sum of $7,501,109.38 and is secured by, among other things, a second Deed
of Trust from 1201 Owner 

  

 1 

	 	 
dated October 24, 2002 (the “1201 Second Loan”), which loan is further evidenced and secured by the documents listed on Exhibit B-1 attached
hereto and made a part hereof (the “TZO Loan Documents”); 

  

	 	2.	Has the benefit of a certain Option Agreement dated October 24, 2002, between 1201 Owner and TZO (the “1201-TZO Option”); 

  

	 	3.	Is the sole member of 1215 ESDI LLC, a Delaware limited liability company (“1215 ESDI”), which: 

  

	 	(a)	Holds an Amended and Restated Promissory Note from 1201 Owner dated October 24, 2002, in the restated principal sum of $21,911,384.21 and is secured by a third Deed of Trust
originally dated January 17, 1990, as amended and subordinated by a Subordination and Standstill Agreement dated October 24, 2002, (the “1201 Third Loan”) which loan is further evidenced and secured by the documents listed on Exhibit
B-2 attached hereto and made a part hereof (the “ESDI Loan Documents”) and 

  

	 	(b)	Has the benefit of a certain Option Agreement dated October 24, 2002, between 1201 Owner and 1215 ESDI (the “1201-ESDI Option”). 

  
 TZO and 1215 ESDI are sometimes collectively referred to as “1201
Lending LLCs.” 
  

	 	D.	The sole member of 1225 Equity LLC, a Delaware limited liability company (“1225 Equity”), which holds a 49.5% interest in 1225 Eye Street, N.W. Associates LLC, a Delaware
limited liability company (“1225 Owner”; 1201 Owner and 1225 Owner are sometimes collectively referred to as “Eye Street Owner LLCs”), which owns certain property located at 1225 Eye Street, Washington, DC as more particularly
described in Exhibit A-4 attached hereto and made a part hereof (the “1225 Property”; the 1201 Property and the 1225 Property are sometimes collectively referred to as “Eye Street Properties”). 

  
 1201 Equity and 1225 Equity are sometimes collectively referred to as
“Eye Street Equity LLCs.” 
  

	 	E.	The sole Member of TTF Lending LLC, a Delaware limited liability company (“TTF”), which: 

  

	 	1.	 Holds a Promissory Note from 1225 Owner dated October 24, 2002, in the original principal sum of $20,653,913.84 and is 

  

 2 

	 	 
secured by a second Deed of Trust from 1225 Owner dated October 24, 2002, (the “1225 Second Loan”) which loan is further evidenced and secured by
the documents listed on Exhibit B-3 attached hereto and made a part hereof (the “TTF Loan Documents”); and 

  

	 	2.	Has the benefit of a certain Option Agreement dated October 24, 2002, between 1225 Owner and TTF (the “1225-TTF Option”). 

  
 TTF together with 1201 Lending LLCs are sometimes collectively referred to
as the Eye Street Lending LLCs and the 1201 TZO Option, 1201 ESDI Option and 1225 TTF Option, are sometimes collectively referred to as the Eye Street Options. TZO Loan Documents, ESDI Loan Documents, and TTF Loan Documents are sometimes
collectively referred to as the Eye Street Loan Documents. 
  
 V.
4250 N. Fairfax owns certain property located at 4250 N. Fairfax, Arlington, Virginia, as more particularly described on Exhibit A-2 attached hereto and made a part hereof (the “4250 N. Fairfax Property”). 
  
 400 Virginia, 4250 N. Fairfax, 1201 Equity, 1201 Owner, TZO, 1215 ESDI, 1225
Equity, 1225 Owner and TTF shall be sometimes collectively referred to herein as the “LLCs” or individually, an “LLC”, and the Company’s membership interest in the LLCs (other than 4250 N. Fairfax) shall be sometimes
collectively referred to herein as the “Interests”. TZO, 1215 ESDI and TTF shall be sometimes collectively referred to herein as the “Eye Street Lending LLCs”). 
  
 VI. The 1201 Property is presently encumbered by a First Deed of Trust dated October 24, 2002, which secures a Promissory
Note of that date from 1201 Owner to Metropolitan Life Insurance Company (“MetLife”) in the original principal sum of $67,560,500.00 (the “1201 MetLife Loan”), which loan is evidenced by the documents listed on Exhibit B-4
attached hereto and made a part hereof (the “1201 MetLife Loan Documents”). 
  
 VII. The 1225 Property is presently encumbered by a First Deed of Trust dated October 24, 2002, which secures a Promissory Note of that date from 1225 Owner to Metropolitan Life Insurance Company (“MetLife”)
in the original principal sum of $47,607,000.00 (the “1225 MetLife Loan”), which loan is evidenced by the documents listed on Exhibit B-5 attached hereto and made a part hereof (the “1225 MetLife Loan Documents” and
collectively with the 1201 MetLife Loan Documents, the “MetLife Loan Documents”). (The 1201 MetLife Loan and the 1225 MetLife Loan being collectively referred to as the “MetLife Loans”.) 
  
 VIII. Seller desires to sell to Buyer and Buyer desires to purchase from
Seller all of the shares of common stock of the Company issued and outstanding at the time of 

  

 3 

 
Closing (the “Shares”) and 100% of the membership interests in 4250 N. Fairfax (the “4250 N. Fairfax Interest”). At the time of Closing,
the interests of the Company shall include, without limitation, as to each of 1201 Equity and 1225 Equity (collectively, the “Eye Street Equity LLCs”) directly or indirectly: (i) all management, voting and consensual rights, rights of
approval, and rights to information of the Company in Eye Street Equity LLCs under the organizational documents of each, (ii) all rights of each of the Eye Street Equity LLCs, as a member and the right to appoint the manager of 1201 Owner and 1225
Owner (collectively, the “Eye Street Owner LLCs”), respectively, under the operating agreements of the Eye Street Owner LLCs (“Eye Street Owner LLC Operating Agreements”), respectively, (iii) all rights of the Company, Seller and
Seller affiliates, as applicable, directly or indirectly, under the Eye Street Owner LLC Operating Agreements, (iv) rights subsequent to Closing of the Eye Street Equity LLCs as a member of the Eye Street Owner LLCs in said member’s share of
the distributions (liquidating or otherwise), (v) all rights of the Company, any LLC and Seller (or other Seller affiliates (together referred to herein as “Beacon”), to the extent assignable under the Master Transaction Agreement dated
September 25, 2002 (the “MTA Agreement”), provided that if such rights are not assignable, Beacon shall exercise such rights for the benefit of Buyer, subject to and in accordance with Section 16(b) herein, and (v) allocations of
the profits, losses, gains, deductions and credits of the Eye Street Owner LLCs and items thereof allocable to 1201 Equity or 1225 Equity. 
  
 NOW THEREFORE, in consideration of the mutual promises, covenants and provisions herein contained, and other good and valuable consideration from each
party hereto to the other, the receipt and sufficiency of which are hereby acknowledged, the parties hereto, intending to be legally bound, do hereby agree that the Original Agreement is hereby superseded in its entirety by this Contract and further
agree as follows: 
  
 1. Purchase Price and Payment: (a)
The total purchase price (the “Purchase Price”) for the Shares and the 4250 N. Fairfax Interest, which shall be each delivered at the Closing to Buyer free and clear of all Liens, is Three Hundred Forty Seven Million and 00/100
Dollars ($347,000,000.00), which shall be payable at the Closing, as hereinafter defined, after adjustment for prorations, credits and cost allocations provided for in this Contract, in lawful currency of the United States of America by deposit with
the Title Company (hereinafter defined) of immediately available funds to an account designated by Seller prior to the Closing. 
  
 Buyer shall receive a credit against the Purchase Price in amount equal to the outstanding principal balances on the Closing Date of the MetLife Loans and
of the Other First Loan (as hereinafter defined), which such Other First Loan shall be paid in full by Buyer immediately following Closing, subject to the terms and conditions of Section 2 below and Seller’s obligation and covenant to obtain a
pay off letter from each of the holders of the Other First Loan, at its sole cost and expense, in form and substance satisfactory to Buyer and the Title Company in their reasonable discretion. Buyer shall receive a credit against the Purchase Price
in the sum of (x) the amount of $369,000, being the liquidation price of the Series A Preferred Stock of the Company, and (y) the 

  

 4 

 
twelve percent (12%) dividend payable to the holders of the Series A Preferred Stock of the Company for the period from the date of Closing through December
31, 2003. Seller, at or prior to Closing, shall cause the Company to pay any accrued and unpaid dividend due such holders, plus the twelve percent (12%) dividend for the period from January 1, 2003 through Closing. 
  
 Of the total Purchase Price, Ninety-Two Million Five Hundred Thousand Dollars
($92,500,000.00) is allocated to the value of the 4250 N. Fairfax Property and Seventy Million Dollars ($70,000,000.00) to the value of the assets of the Company in the 400 Virginia Property, being the property owned by 400 Virginia. 
  
 The 400 Virginia Property is presently encumbered by a First Deed of Trust
dated February 13, 2002, which secures a Promissory Note of that date from 400 Virginia to Bayerische Hypo-und Vereinsbank, AG, New York Branch (“Hypo”) in the original principal sum of $37,275,000 (the “Other First Loan”). The
4250 N. Fairfax Property is presently encumbered by a First Deed of Trust dated November 14, 2002, which secures a Promissory Note of that date from 4250 N. Fairfax to MetLife in the original principal sum of $43,600,000 (the “4250 N. Fairfax
Loan”) which will be paid by Seller at Closing from the Purchase Price proceeds. 
  
 (b) As security for Buyer’s performance hereunder, Three Million Dollars ($3,000,000) (which together with interest thereon is referred to as the “Initial Deposit”) was deposited into escrow by Buyer
with Chicago Title Insurance Company (“Escrow Agent”). The Initial Deposit shall be held in an interest bearing account with interest accruing to Buyer, and shall be refundable if for any (or no) reason Buyer, in its sole
discretion, elects not to proceed with the purchase of the Shares and 4250 N. Fairfax Interest and the other transactions described herein and notifies Seller in writing of such election on or prior to the end of the Due Diligence Period (as herein
defined). If, after the expiration of the Due Diligence Period, Buyer has not notified Seller of its intent not to proceed toward Closing, Buyer, within one (1) business day after the expiration of the Due Diligence Period, will deposit into escrow
with Escrow Agent a second deposit in the amount of Seven Million Dollars ($7,000,000.00) (the Second Deposit, which collectively with the Initial Deposit, and all interest accrued thereon is herein the “Deposit”). The Deposit shall be
held and disbursed as provided herein and, at the Closing, the Deposit shall be applied in full toward the Purchase Price. 
  
 Notwithstanding anything herein to the contrary, other than the Permitted Liabilities (as described herein) and then only to the extent contemplated to
survive hereunder, Buyer shall not assume, or otherwise be responsible for, any liabilities of Seller, the Company, the LLCs or any of their affiliates, arising out of occurrences on or before the Closing including without limitation, any
liabilities or obligations related to the Excluded Assets, Excluded Contracts, and the 4250 N. Fairfax Loan, or any liabilities of Seller arising out of occurrences after the Closing (the “Excluded Liabilities”). 
  
 2. Lender Consents: The parties acknowledge that the assignment of the
Shares to Buyer (and related transactions contemplated hereby) requires only the consent 

  

 5 

 
of MetLife with respect to the Eye Street Properties only and that no consent is required for the transfer of the 4250 N. Fairfax Interest. Attached hereto
as Exhibit T is a copy of the consent of MetLife to the sale of the Shares (and related transactions contemplated hereby). Any and all fees or costs in the nature of assumption, transfer or consent fees (“Consent Fee” and including
any and all administrative or processing fees and other related costs, collectively, “Consent Costs”) imposed by MetLife in connection with obtaining the MetLife Consent (as herein defined) and except as otherwise provided herein, all
other costs including, without limitation, title, escrow, other searches and recording costs and expenses, counsel fees (other than Buyer’s counsel) in connection therewith shall be borne by Seller. 
  
 Without limiting any other termination rights of Buyer hereunder if the
MetLife consent is subsequently withdrawn and/or is not in effect at Closing for reasons other than Buyer’s default hereunder, then in any such event, Buyer may terminate this Contract by written notice to Seller, whereupon the Deposit shall be
returned to Buyer, Seller shall reimburse Buyer for its transaction costs and expenses, including, without limitation, all attorneys’ fees, costs and expenses up to the amount of $150,000, and neither party shall thereafter have further rights
or remedies hereunder, other than those expressly stated to survive termination. Notwithstanding the foregoing, if the MetLife consent is withdrawn due to a default by Seller (or the Company, or LLCs) either under the MetLife Loan Documents or
hereunder, then Buyer shall also be entitled to the remedies for a Seller default under Section 8(ii) herein 
  
 The Other First Loan shall be repaid immediately following the Closing by Buyer (subject to Buyer receiving the credit against the Purchase Price and
subject to the other provisions set forth below in this paragraph). Without limiting the foregoing or any other obligations of Seller hereunder, Seller shall (at no cost, expense or liability to Buyer) leave in 400 Virginia, or in the Company, or
credit to Buyer at Closing sufficient amounts of available cash to pay any and all prepayment fees, costs, penalties, interest, consent fees, and any and all other charges and expenses payable in connection with any repayment made immediately
following Closing, and Seller shall indemnify and hold Buyer and Buyer Indemnitees (as herein defined) harmless from and against any claims, demands, breaches, suits, penalties, fines, interest, assessment, losses, liabilities in any way connected
with the Other First Loan or with respect to any amounts necessary to repay or prepay the Other First Loan in full other than principal balance of the Other First Loan (as confirmed in writing by Hypo) and only to the extent that Buyer has received
a full credit against the Purchase Price and a credit for payment of interest, fees and all other costs, or any failure of Hypo to deliver for record, in recordable form, appropriate release and satisfaction documents for all of the documents
evidencing or securing the Other First Loan documents, including, without limitation, all notes, agreements and guaranties to which the Company or any LLC is a party (the “Other First Loan Documents”) as set forth on Exhibit B-6, in form
and substance satisfactory to Buyer or the Title Company, in their reasonable discretion, or in connection with any other defaults or violations that occur or may occur under any of the Other First Loan Documents either prior to the date hereof or
as a result of the transaction contemplated hereby at or after Closing as a result of the failure to pay off the Other First Loan in full or otherwise prior to or simultaneous with the Closing. 
  

 6 

 3. Assets: Seller represents and warrants that the sole assets and only Subsidiaries (as herein
defined) of the Company or 4250 N. Fairfax at the time of Closing will be the interests (including without limitation the Interests) described in the recitals set forth above, and that the sole assets of the LLCs will be as set forth in the recitals
to this Contract, and in addition, with respect to 400 Virginia, 4250 N. Fairfax, 1201 Owner and 1225 Owner (the “Owner LLCs”), the assets related to the ownership of the respective properties including all of the following described
property: 
  

	 	(i)	Land. With respect to 400 Virginia, the real property located in Washington, D.C. containing approximately 46,000 square feet, which is described on Exhibit A-1
attached hereto, together with all rights and appurtenances pertaining to such real property, including, without limitation, all cross access/reciprocal access easements and any and all right, title, and interest of 400 Virginia in and to adjacent
roads, alleys, easements, streets and ways including 400 Virginia’s interest, as applicable, in any development rights and/or any other rights-of-way or special interests in any adjacent properties. 

  
 With respect to 4250 N. Fairfax, the real property located in Arlington,
Virginia containing approximately 76,830 square feet, which is described on Exhibit A-2 attached hereto, together with all rights and appurtenances pertaining to such real property, including, without limitation, all cross access/reciprocal
access easements and any and all right, title, and interest of 4250 N. Fairfax in and to adjacent roads, alleys, easements, streets and ways including 4250 N. Fairfax’s interest, as applicable, in any development rights and/or any other
rights-of-way or special interests in any adjacent properties. 
  
 With respect to 1201 Owner, the real property located in Washington, D.C. containing approximately 26,509 square feet, which is described on Exhibit A-3 attached hereto, together with all rights and appurtenances pertaining to such
real property, including, without limitation, all cross access/reciprocal access easements and any and all right, title, and interest of 1201 Owner in and to adjacent roads, alleys, easements, streets and ways including 1201 Owner’s interest,
as applicable, in any development rights and/or any other rights-of-way or special interests in any adjacent properties. 
  
 With respect to 1225 Owner, the real property located in Washington, D.C. containing approximately 21,973 square feet, which is described on Exhibit
A-4 attached hereto, together with 

  

 7 

 
all rights and appurtenances pertaining to such real property, including, without limitation, all cross access/reciprocal access easements and any and all
right, title, and interest of 1225 Owner in and to adjacent roads, alleys, easements, streets and ways including 1225 Owner’s interest, as applicable, in any development rights and/or any other rights-of-way or special interests in any adjacent
properties. 
  
 (With respect to all of the foregoing Owner
LLCs, collectively the “Land”). 
  

	 	(a)	(ii) Improvements. All improvements, structures and fixtures owned by the Owner LLCs and placed, constructed or installed on the Land (the “Improvements”);

  

	 	(b)	(iii) Personal Property. All (i) mechanical systems and related equipment owned by the Owner LLCs attached to the Improvements or located upon the Land, including, but not
limited to, electrical systems, plumbing systems, heating systems and air conditioning systems, (ii) maintenance equipment, supplies and tools owned by the Owner LLCs and used in connection with the Improvements, and (iii) other machinery,
equipment, fixtures, supplies (including marketing supplies) and personal property of every kind and character (tangible and intangible) owned by the Owner LLCs and located in or on or used in connection with the Land or the Improvements or the
operations thereon (the “Personal Property”); 

  

	 	(c)	(iv) Tenant Leases. The Owner LLCs’ interest in leases, licenses and rental and other occupancy agreements (including without limitation, any guarantees) with tenants
occupying space situated in the Improvements or otherwise having rights with regard to use of the Land or the Improvements (the leases, licenses and rental and other occupancy agreements and guarantees entered into as of the date of this Contract,
together with any amendments, or modifications thereof, as such are listed on Exhibits C-1 through C-4 attached hereto, and those additional tenant leases, licenses, and rental and other occupancy agreements, if any, entered into after
the date of this Contract pursuant to the provisions of Article 13 are herein collectively referred to as the “Leases”), and all security deposits or like payments, if any, paid by tenants or other security, including without limitation,
non cash security deposits including tenant deposit letters of credit provided in connection therewith; 

  

	 	(d)	 (v) Property Contracts. The Owner LLCs’ interest in all (i) maintenance, repair, service and pest control contracts (including, but not limited to,
janitorial, elevator and landscaping 

  

 8 

	 	 
agreements), and (ii) management, leasing and parking management agreements affecting the Property, and (iii) all other contracts pursuant to which services
or goods are provided to the Property and/or any Owner LLC, all as listed on Exhibits D-1 through D-4 (the “Service Contracts”) subject to Buyer’s right to elect to terminate Service Contracts and Seller’s
obligation to terminate the management and leasing agreements as set forth herein. 

  

	 	(e)	(vi) Personal Property Leases; Leased Personalty. The Owner LLCs’ interest in all leases (the “Personal Property Leases”), all as listed on Exhibits E-1
to E-4 attached hereto, covering furniture, fixture and equipment located in or on or about and used in connection with the Land or the Improvements or the operations thereon (the “Leased Personalty”) which shall survive the Closing
subject to Buyer’s right to elect to terminate Personal Property Leases as set forth herein; 

  

	 	(f)	(vii) Warranties, etc. The Owner LLCs’ right, title and interest in all warranties, guaranties and bonds relating to the Land, the Improvements, the Personal Property
and/or the Leased Personalty (collectively, “Warranties”) ; 

  

	 	(g)	(viii) Plans. All site plans, surveys, plans and specifications (including, but not limited to, the Plans and Specifications), floor plans, art work, brochures, and tenant
correspondence files in the Owner LLCs’, the LLCs, the Company’s or Seller’s possession or control or in the possession or control of the Owner LLCs’ leasing and management agents for the Property and which relate to the Land,
the Improvements or the Personal Property; and 

  

	 	(ix)	 Intangible Property. All intangible property (other than the Excluded Assets) owned or held by the Company, the LLCs, the Owner LLCs (including without
limitation the rights of Seller or the Company, their respective affiliates, successors or assigns and without limitation, the Eye Street Equity LLCs and the Eye Street Lending LLCs under the MTA Agreement, to the extent assignable, but subject to
Seller’s covenant to exercise such rights for the benefit of Buyer (subject to Section 16(b)(5) herein), or in which the Company, or the LLCs have an interest, if any, in connection with any of the Land or the Improvements, or the operations
thereon, and the Personal Property and the right to the use thereof, all Plans, files, books and records relating to the Property and/or the Company’s or the LLCs’, rights under governmental permits or approvals to the extent the same are
assignable, all Warranties and the right to the use of (without warranty as to exclusivity or otherwise) any names, trademarks, trade names (other than the name of Seller or the name Beacon or BCSP in any variation with other words, phrases or
symbols) and 

  

 9 

 
telephone numbers and listings employed in connection with the Land or the Improvements or the operations thereon (collectively, the “Intangible
Property”). 
  
 Any representations, warranties or covenants
of Seller included in the Recitals (or contemplated thereby) are incorporated herein and expressly agreed and acknowledged by Seller, but are subject to the limitations set forth in Articles 12 and 16 hereof. The Land and the Improvements are
sometimes collectively referred to in this Contract as the “Property,” and the Land, the Improvements and the other Property described in clauses (iii) through (ix) above are sometimes collectively referred to in this Contract as the
“Owner LLCs Property.” 
  
 4. Closing: (a)
Subject to the terms of Section 4(b) below and unless extended pursuant to the terms of this Contract, the closing of the transactions contemplated hereunder (the “Closing”) shall take place at 10:00 a.m. on November 20, 2003, (such
date, as the same may be extended pursuant to the terms of this Contract, the “Closing Date”), at the offices of Goulston & Storrs, P.C., in Washington, D.C., or at such other location in Washington, D.C., as Buyer shall
designate by three (3) business days prior written notice to Seller. Closing may be conducted in the customary manner of an escrow closing by the parties making delivery of all closing documents and funds to the Title Company on or prior to the
Closing Date, and in such event the attendance of the parties at Closing shall not be required. 
  
 (b) At the Closing, Seller shall deliver the following documents, in substantially the form attached hereto, and, if not attached, reasonably satisfactory
in form and substance to Buyer and Buyer’s counsel, properly executed and acknowledged as required: 
  

	 	(i)	An original of a Stock Power from Seller in the form attached hereto as Exhibit F (the “Stock Power”), accompanying all original stock certificates, if any,
evidencing the Shares, transferring to Buyer 100% of the then issued and outstanding shares of common stock in the Company; 

  

	 	(ii)	Originals (or true and complete copies, if originals are not in Seller’s possession or control) of all Leases, any renewals thereof, all amendments thereto, all guarantees
thereof and originals (or true and complete copies, if originals are not in Seller’s possession or control) of all records and correspondence relating thereto; 

  

	 	(iii)	Originals or copies in the Company’s, Seller’s, the Owner LLCs’ or their managing agent’s possession or control of all unexpired Warranties (including without
limitation, warranties, guaranties and operating manuals, if any), with respect to the Owner LLCs’ Property or Leases, including, without limitation, from any contractors, subcontractors, suppliers or materialmen in connection with any
construction, repair or alteration of the Property, systems or any tenant improvements; 

  

 10 

	 	(iv)	Evidence reasonably satisfactory to Commonwealth Land Title Insurance Company, Chicago Title Insurance Company or such other nationally recognized title company as may be selected
by Buyer (the “Title Company”), Buyer and Buyer’s counsel that all necessary approvals and/or consents by Seller and any constituent person of Seller otherwise required under Seller’s or such constituent’s person’s
organizational documents have been delivered and such other evidence reasonably satisfactory to Buyer, the Title Company and Buyer’s counsel of the authority of the signatory on behalf of Seller to convey the Shares pursuant to this Contract;

  

	 	(v)	Evidence of notice of termination of all Service Contracts and Personal Property Leases not accepted by Buyer in accordance with the provisions hereof and evidence of termination of
any management agreement and leasing agreements affecting the Property or to which the Company, Owner LLCs or other LLCs are a party (expressly including notice of termination of the leasing agreements between 1201 Owner and The John Akridge
Management Company and 1225 Owner and The John Akridge Management Company, each dated as of October 24, 2002, and the sub-management agreement disclosed in Article 13(e) below, for which Seller, shall cause notices of termination to be sent no later
than thirty (30) days prior to Closing) (collectively, the “Akridge Agreements”; (all such terminated agreements, including the Akridge Agreements or other agreements not accepted by Buyer being herein referred to as the “Excluded
Contracts”); 

  

	 	(vi)	A certificate in the form attached hereto as Exhibit G (“Seller’s Certificate”), evidencing the reaffirmation of Seller’s representations,
warranties, covenants and agreements, as applicable, as though made on and as of the Closing Date, modified to reflect any changes in underlying facts subject to the terms of Section 7(a)(i) hereof and in any event explaining the state of facts
giving rise to such change; 

  

	 	(vii)	An original of the closing statement(s) setting forth the Purchase Price (as properly allocated) and the closing adjustments and prorations (collectively, the “Closing
Statement”) in form and substance reasonably satisfactory to Buyer and Seller;  

  

	 	(viii)	Evidence of full payment by Seller to the Brokers (hereinafter defined); 

  

 11 

	 	(ix)	Originals of instruments constituting non-cash Security Deposits (and appropriate transfer documents if necessary); 

  

	 	(x)	All organizational documents, books and records of the Company and the LLCs, but with respect to the partnerships which were the predecessors to the 1201 Owner and 1225 Owner, only
to the extent in the possession or control of Seller. 

  

	 	(xi)	Affidavits and certificates from Seller in substantially the form of Exhibit H attached hereto for the Title Company or otherwise sufficient to insure title to the Property
as of the date of Closing in the name of the respective Owner LLCs without exception other than the Permitted Title Exceptions (as herein defined) and without exception for any mechanic’s, materialmen, brokers liens, parties in possession liens
(other than those relating to the Leases, but as tenants only without, other than Qwest Communications Corporation with respect to the 4250 N. Fairfax Property (with respect to which it shall be a condition of Closing that the same be waived in
writing prior to Closing), any right or option to purchase any portion of the Property) and for the Title Company to issue a non-imputation endorsement (or such similar endorsement as is appropriate for limited liability companies);

  

	 	(xii)	Originals (or full copies) of all Service Contracts and Personal Property Leases, Plans, Warranties and any Intangible Property evidenced by a document or instrument including
without limitation the MTA Agreement; 

  

	 	(xiii)	Resignations by all officers and directors of the Company and all officers and managers of the LLCs of their respective offices, such resignations to be effective as of the Closing
Date; 

  

	 	(xiv)	A certificate of non-foreign status that complies with the requirements of Section 1445 of the Internal Revenue Code of 1986, as amended (“Code”) and the Treasury
Regulations promulgated thereunder; provided, however, that if the Seller shall fail to do so and the Buyer waives such requirement, Buyer shall be permitted to withhold from any amounts payable pursuant to this Contract any amount
required to be withheld pursuant to Section 1445 of the Code and the Treasury Regulations promulgated thereunder. 

  

	 	(xv)	Originals of the TZO Loan Documents, TTF Loan Documents and originals or, as applicable, true and complete copies, of the ESDI Loan Documents (as certified to Seller to the extent
in Seller’s possession or control) and MetLife Loan Documents; 

  

 12 

	 	(xvi)	Evidence in form and substance reasonably satisfactory to Buyer and Buyer’s counsel that the Company and the LLC’s no longer holds any interest or liability (and is
properly released from any liability) in and to any of the Excluded Assets including, but not limited to, performance of those actions more specifically described in Exhibit AA; 

  

	 	(xvii)	Opinions of counsel to Seller addressed to Buyer and dated as of the Closing Date, in the form set forth in Exhibits U-1 and U-2 attached hereto and made a part
hereof. 

  

	 	(xviii) 	Evidence in form and substance reasonably satisfactory to Buyer’s counsel that the Articles of Amendment to the Company’s Articles of Incorporation, in the form set forth
in Exhibit Y, have been duly authorized and adopted by all required corporate and shareholder action. 

  

	 	(xix)	Applicable Internal Revenue Service Form W-9 from Seller. 

  

	 	(xx)	An assignment of the membership interests in 4250 N. Fairfax in the form of Exhibit Z, transferring to Buyer 100% of the membership interests in 4250 N. Fairfax.

  

	 	(xxi)	Accounting Letter relating to the acquisition of 4250 N. Fairfax in the form attached as Exhibit BB 

  

	 	(xxi)	Such other documents, instruments or materials as Buyer may reasonably request consistent with the terms of this Contract. 

  
 (c) At the Closing, Buyer shall deliver, or cause to be delivered, the
following payment and documents, reasonably satisfactory in form and substance to Seller and Seller’s counsel properly executed and acknowledged as required: 
  

	 	(i)	The balance of the Purchase Price adjusted in accordance with the terms hereof (including without limitation a full credit for the principal balance amount of the Other First Loan
(the “First Loan Credit”) and for the MetLife Loans; 

  

	 	(ii)	To the closing agent in escrow, an amount equal to the principal amount of the Other First Loan (in an amount not to exceed the First Loan Credit) which amount is to used to repay
the Other First Loan immediately following Closing. 

  

	 	(iii)	An original of the Closing Statement in form and substance reasonably satisfactory to Buyer and Seller in accordance with the terms hereof; 

  

 13 

	 	(iv)	Originals signed by Buyer and affiliates of Buyer, as applicable, of the documents to be signed by Buyer as reasonably required by MetLife (if and to the extent reasonably approved
by Buyer and provided that the conditions of Section 2 and Seller’s obligations thereunder have been satisfied) in connection with the MetLife Consent to the transfer of the Shares, including, without limitation, if required by MetLife,
“recourse carve-out” for matters arising and first accruing from and after Closing (but not before Closing) and “environmental” indemnities by Buyer’s Responsible Party substantially in the form executed by Seller or parties
related to Seller; provided that Seller shall expressly indemnify Buyer and the Buyer’s Responsible Party for any breach by Seller (or Owner LLC) of Seller’s or such Owner LLC’s environmental indemnity to MetLife for the period on or
prior to Closing. 

  
 (d) The Closing shall not be
deemed to be completed until all documents and payments as aforesaid have been properly delivered (and recorded if and where appropriate) to the satisfaction of all parties. However, upon Closing, the parties shall be deemed to have satisfied all of
their obligations hereunder, except for the obligations, if any, expressly stated to survive the Closing Date (collectively, the “Surviving Obligations”). 
  
 5. Certain Disclosure Matters: (a) The 400 Virginia Property has the benefit of a document entitled Underpinning
Agreement dated as of September 23, 1983, wherein an abutting land owner allowed its property to be used for the underpinning of the improvements constructed on the Property. A copy of the Underpinning Agreement is attached hereto as Exhibit
I-1. On January 15, 2001, the then owner of the adjoining property issued an estoppel certificate confirming that there were no defaults by the owner of the Property with respect to the Underpinning Agreement. A copy of the estoppel certificate
is attached hereto as Exhibit I-2. Seller represents and warrants that Seller is unaware of any default under the Underpinning Agreement and that Seller has not received any notice of default under the Underpinning Agreement and Seller shall
provide an affidavit to that effect for the benefit of the Title Company and cooperate with Buyer’s effort to pursue an updated and revised estoppel in form and substance satisfactory to Buyer prior to the expiration of the Due Diligence
Period, but (unless otherwise agreed by Seller in connection with Buyer’s additional investigation) obtaining the same shall not be a condition of Buyer’s obligations hereunder. 
  
 (b) At the time 4250 N. Fairfax acquired the 4250 N. Fairfax Property, Seller was made aware of an allegation by Cosi, Inc.,
a tenant at said Property, that Qwest Communications Corporation (the “Former Owner”) had violated an exclusive use provision contained in its lease (the “Cosi Allegation”). The Former Owner provided certain assurances to 4250 N.
Fairfax in that regard. A true, correct and complete copy of 

  

 14 

 
all of the relevant sections of the contract between the Former Owner and Seller, together with a copy of the estoppel letter from Cosi, Inc., (together,
with its affiliates, successors and assigns, “Cosi”) is attached hereto as Exhibits S-1 and S-2 respectively (collectively, the “Cosi Allegation Documents”) and a true and complete copy of said contract has been
delivered to Buyer. Subject to the terms in this paragraph below, Buyer hereby agrees that if a Tenant Estoppel from Cosi in accordance with Article 7 hereof is delivered which otherwise complies with the terms of an acceptable Tenant Estoppel (from
the named tenant on the Lease), but similarly raises, without additional objections or allegations, said violation as an alleged default, Buyer shall nevertheless accept said Tenant Estoppel as an acceptable Tenant Estoppel. Seller represents and
warrants that other than the Cosi Allegation Documents, Seller has not received any other notice, claim, complaint or other information from Cosi or the Former Owner evidencing, supporting, restating, challenging, enhancing, explaining or modifying
the Cosi Allegation. Seller further covenants that Seller shall timely and promptly provide to Buyer any information, notices, or additional claims with respect to the Cosi Allegation or Cosi Allegation Documents and for a period of one (1) year(if
a claim is made during that period until settled or otherwise resolved), Seller shall protect and hold Buyer, and Buyer Responsible Party harmless from and against (and cause the Former Owner, as applicable, under the Cosi Allegation Documents to
protect and hold Buyer (and the 4250 N. Fairfax Owner) harmless from and against any and all claims, acts, debts, demands, actions, causes of action, suits, sums of money, covenants, contracts, accounts, agreements, promises, representations,
restitutions, omissions, variances, losses, damages, obligations, costs, response actions, fees (including, without limitation, attorneys, consultants and experts fees) (collectively, “Claims”) arising out of or resulting or
connected with the Cosi Allegation or Cosi Allegation Documents, and to the extent Seller has so satisfied Buyer, Seller shall be entitled to enforce the payment and contribution obligations of the Former Owner, and Buyer shall reasonably cooperate
with Seller, in connection therewith. If Cosi, Inc. provides a Tenant Estoppel in accordance with Article 7 that does not raise a Cosi Allegation, Seller’s indemnity under this paragraph shall be of no force or effect. Following such one (1)
year period, Buyer shall be entitled to the benefit of the Former Owner’s contribution obligations and Seller, shall pursue its rights against the Former Owner, on behalf of, and at the request of Buyer at no cost to Buyer. 
  
 (c) Seller’s representations, warranties, indemnities and covenants in
this Section shall survive the Closing. 
  
 6. Due
Diligence: Seller acknowledges that the Buyer intends to conduct an investigation of the Company, the Property, the Owner LLCs’ Property, the TZO Loan, the TTF Loan, the ESDI Loan, the 1201 MetLife Loan, the 1225 MetLife Loan, and all of
the books and records of the Company and the LLCs. Commencing on the date hereof, Buyer, and Buyer’s employees, agents, consultants, advisors, attorneys, accountants, engineers and other representatives (“Buyer’s
Representatives”) shall have the right to perform and conduct such examinations and investigations thereof as Buyer may desire, which may include, without limitation, examination of all structural and mechanical aspects of the Property, review
of documentation, income and expenses, all Leases and 

  

 15 

 
tenant files, records of repairs and capital improvements (excluding only any materials which are not required or desirable for the operation, management or
ownership of the Property, Company, or any of the LLCs including without limitation any reporting requirements and which are of a proprietary nature, (such as internal valuation analysis, projections, and other materials constituting the legally
privileged and confidential work product of Seller but not if the same relate to related liabilities and obligations being assumed or intended to be assumed by Buyer or which Buyer is otherwise subject), examination of the title to the Property,
conducting environmental tests to determine the presence or absence of hazardous waste or materials, asbestos, lead paint, indoor air quality, radon and other similar materials and substances at, in on, under or from the Property, and other
environmental conditions at the Property, preparing and reviewing a current as-built survey thereof, and determining the compliance of the Property with all applicable laws, rules, codes and regulations. In connection with such examination, Seller
shall deliver and make available (at reasonable times and places) for Buyer’s review all of the books and records of the Company, the LLCs and Owner LLC and the MetLife Loans, the Other First Loan and including without limitation the other
items set forth on Schedule 1 attached hereto to the extent not heretofore delivered. 
  
 If the expiration of the Due Diligence Period shall fall on Saturday, Sunday or holiday, the Due Diligence Period shall automatically be extended to the next business day. Notwithstanding anything herein to the
contrary, nothing herein shall authorize Buyer, nor shall Buyer be permitted to conduct, any subsurface or groundwater environmental testing or other environmental samplings relating to the Property without Seller’s prior written consent, which
consent may be withheld or denied in Seller’s sole discretion; provided that lead, radon, indoor air quality and asbestos sampling shall be permitted without Seller’s prior consent and provided further that if Seller unreasonably withholds
or denies consent for Phase II testing, then Buyer shall be entitled to terminate the Contract, by written notice to Seller, whereupon the Deposit shall be returned to Buyer, and Seller shall reimburse Buyer for its transaction costs and expenses,
including, without limitation, all attorneys’ fees, costs and expenses up to the amount of $150,000, and neither party shall thereafter have further rights or remedies hereunder, other than those expressly stated to survive termination.

  
 The “Due Diligence Period” shall mean the
period commencing on the date hereof and ending at 5:00 p.m. (EDST) on November 20, 2003. Notwithstanding anything to the contrary contained in this Contract, Seller acknowledges that Buyer shall have the right in its sole and absolute discretion,
either based upon its disapproval of any of the information it receives, for any other reason whatsoever or for no reason, to terminate this Contract on or before expiration of the Due Diligence Period. Except to the extent that Buyer provides
written notice to Seller on or prior to the expiration of the Due Diligence Period (as it may be extended as provided herein) that Buyer has elected to proceed to Closing in accordance with, but subject to, the terms hereof, this Contract shall
ipso facto terminate and be deemed to have terminated, in which event the Deposit shall be returned to Buyer forthwith and the parties shall thereafter have no further obligations hereunder except those expressly stated to survive such
termination. The failure of Buyer to provide any notice at all to Seller on or prior to expiration of the Due Diligence Period shall constitute and be deemed to be the election of Buyer to terminate this Contract in accordance with its right to do
so under this Article 6. 
  

 16 

 Subject to the limitations set forth above, Seller and the Owner LLCs shall, upon reasonable notice and
at reasonable times, make the Property available to Buyer and Buyer Representatives for such inspections and tests as Buyer deems appropriate, including for Buyer’s engineering inspection(s), environmental compliance inspections, site
evaluations, and such other inspections and tests as Buyer deems appropriate, at Buyer’s sole cost and expense. Seller shall have the right to have a representative present during all or any of Buyer’s such inspections and tests. Buyer,
accompanied by a representative of Seller or, at Seller’s election, an employee of the Property Manager, may interview tenants, such interviews to be scheduled by Seller promptly at Buyer’s request; provided that Seller or such
representative shall make themselves reasonably and promptly available if such election is made. 
  
 Without limiting the foregoing, Buyer shall have the right to contact and interview The John Akridge Company including without limitation Brian A. Cass,
an Officer of The John Akridge Company or at Buyer’s election any other officer, director or employee thereof, or any other member (collectively, the “Akridge Representative”); provided that reasonably adequate prior notice
thereof shall be given by Buyer to Seller or to Seller’s representative and, if requested by Seller, Buyer shall allow Seller or a representative of Seller to arrange and be present (in person or by phone) at any such meeting but only to the
extent involving the discussion of the Akridge Representative as to the interests of the non-Seller affiliates as members of the Eye Street Owner. Without limiting the foregoing, Seller shall cooperate with Buyer promptly and in good faith to set up
any meetings with the Akridge Representative if requested by Buyer. Subject to the forgoing, Buyer shall not in any way be prohibited from or limited in discussing any issues, matters or concerns relating to the LLC Property and/or the ownership and
debt structure thereof, including without limitation, management, leasing, maintenance, construction, financing and/or operation of the Property and/or the structure, management, and/or organization of the Eye Street LLC Owners, Eye Street Equity
LLCs, and/or the Eye Street Loan Documents. 
  
 Seller and Buyer
acknowledge and agree that it is a condition to Buyer’s obligations hereunder as provided in Article 7(a)(viii) hereunder that the Eye Street Documents Amendments (as therein defined) conforming to the terms set forth on Exhibit V
attached hereto and made a part hereof and otherwise conforming to the provisions of said Article 7(a)(viii) are duly executed and delivered. It shall be a condition of Closing that the non-Seller members of the Eye Street LLC Owners (the
“Akridge Members”) execute and deliver the Eye Street Document Amendments, in the forms attached or as approved by Buyer, in its sole discretion, on or prior to Closing or Buyer may elect to terminate this Contract on the same terms as
this Article 6. 
  
 Buyer hereby agrees to indemnify and hold
Seller and the LLCs harmless from and against any and all loss, cost or damage to the Property (but not any loss, cost, expense or damages or diminution in value arising from or related to any condition 

  

 17 

 
discovered by Buyer or by any act of Seller, the Company, or any LLC) resulting directly from actions taken by Buyer or its agents, engineers or consultants.
Prior to its entry on the Property, Buyer shall provide to Seller certificates of liability insurance insuring Buyer and Seller and the LLCs in an amount not less than Two Million Dollars ($2,000,000.00). Buyer shall promptly repair all damage to
the Property resulting directly from any such inspections or tests by Buyer and shall to the extent reasonably practicable restore the Property to substantially the same condition existing immediately prior to such inspections and tests, but only to
the extent such change in condition was caused by such inspections and tests, reasonable wear and tear excepted. In the event Buyer discovers any matter during the course of its investigations and tests which may be reportable under applicable law,
Buyer acknowledges and agrees that it shall not undertake any such reporting, except to the extent Buyer is legally mandated to do so, but shall notify Seller promptly of any such discovery. In performing any such inspections or tests, Buyer shall
not unreasonably interfere with the activities on the Property of any tenant under the Leases. The indemnification, repair and restoration obligations of Buyer under this paragraph shall survive the termination of this Contract only with respect to
the period prior to the termination for a period of one (1) year after such termination. 
  
 Seller shall deliver to Buyer an existing ALTA survey of each Property and Buyer, at its option, may obtain each of the following at its own cost and expense: (i) an updated current ALTA Survey of the Property (the
“Survey”) certified to the Buyer and the Title Company; and (ii) a title insurance commitment (or an endorsement to the existing owner’s and lender’s title policies attached hereto as Exhibits J-1 - J-4 and
Exhibits K-1 - K-3 respectively issued by Commonwealth Land Title Insurance Company or Chicago Title Insurance Company, as Buyer, in its sole discretion, may elect, (the “Title Company”) (the “Title
Commitment”) containing such endorsements, affirmative coverages and reinsurance or co-insurance agreements as Buyer shall require and specifying the Title Company’s requirements relating to the issuance of such title policy (the
“Title Requirements”). Buyer has given Seller notice (“Buyer’s Title Notice”) of Buyer’s disapproval of any of the title exceptions contained in the Title Commitment (or of any matter disclosed on the
Survey) specifying those Title Requirements, if any, contained in the Title Commitment which are to be performed by or on behalf of Seller, the Company or the LLCs. Seller, by written notice to Buyer (“Seller’s Title Notice”) has
notified Buyer of the Title Requirements and other title objections which Seller agrees to satisfy or cure. Except for Monetary Encumbrances and New Exceptions (as herein defined), which Seller shall be obligated to satisfy and cure whether or not
notified by Buyer, if Seller does not agree to cure or satisfy any matters identified in Buyer’s Title Notice, Buyer may terminate this Contract by written notice to Seller given on or before the later of the expiration of the Due Diligence
Period or otherwise be deemed to have waived any matter except for Monetary Encumbrances and New Exceptions, which Seller shall be obligated to satisfy and cure, Seller has not agreed to satisfy or cure or use its reasonable efforts to cure or
satisfy. If Seller does not respond to Buyer’s Title Notice as provided above, Seller shall be deemed not to have agreed to satisfy or cure the matters set forth therein. Except for Monetary Encumbrances and New Exceptions, which Seller shall
be obligated to satisfy and cure, Buyer shall be deemed to have accepted those matters appearing as exceptions in Buyer’s Title Commitment and those matters 

  

 18 

 
appearing on the Survey to which Buyer has not objected in Buyer’s Title Notice (or which Buyer is deemed to have waived), and each such matter not so
objected to shall be deemed a “Permitted Title Exception”. Buyer shall also have the right to object to, as part of Buyer’s Title Notice, but nothing herein shall obligate Seller to deliver the Property to Buyer at the Closing
free and clear of, the encumbrances, restrictions, easements and other matters identified on the existing owner’s title insurance policy of the LLC and lender’s title insurance policy in favor of the Eye Street Lending LLCs identified on
Exhibits J-1 - J-4 and Exhibits K-1 - K-3 attached hereto and incorporated herein by reference other than as to Monetary Encumbrances and New Exceptions, which Monetary Encumbrances and/or New Exceptions, Seller shall be
obligated to satisfy or cure (and Buyer may, at its option use the Seller’s proceeds at Closing to satisfy); provided further that, as an alternative to the satisfaction or cure of a Monetary Encumbrance by payment, Seller shall have, at its
option, the right to (i) bond over any such encumbrance or (ii) take such other action in order to have the encumbrance removed as an exception to title, which in either the case of (i) or (ii) shall be in a manner as may be reasonably acceptable to
Buyer and the Title Company. 
  
 In the event this Contract is
terminated under this Section, all obligations, liabilities and rights of the parties under this Contract shall terminate (other than those expressly stated to survive such termination), and the Deposit shall be returned to Buyer. If Seller has
elected to cure any matter or to satisfy any Title Requirement or as to a Monetary Encumbrance or New Exception is required to satisfy, remove or cure any matter, such matter shall be cured, removed or satisfied by Seller at or prior to the Closing
Date. The failure of Seller to satisfy, remove or cure any such matter to Buyer’s reasonable satisfaction shall constitute a default by Seller hereunder. 
  

For purposes of this Contract, the following terms shall have the following meanings: 
  
 “Monetary Encumbrance” shall mean (a) any mortgage, deed to secure debt, deed of trust, assignment of leases and
rents, negative pledge, financing statement or similar security instrument encumbering all or any part of the Property other than the Other First Loan, the TZO Loan Documents, TTF Loan Documents, ESDI Loan Documents and the MetLife Loan Documents
and (b) the lien of ad valorem real or personal property taxes, assessments and governmental charges affecting all or any portion of the Property which are delinquent; (c) any mechanics or materialmen’s liens created by, through or under
Seller, the Company or any of the LLCs (but not in connection with Buyer’s inspection or tenant work for which tenants are responsible under their Leases) and (d) any lis pendens or judgment of record against Seller, the Company or the LLCs, in
the county or other applicable jurisdiction in which the applicable Property is located. 
  
 “New Exceptions” shall mean any encumbrance, exception or matter first appearing of record after the effective date created by the affirmative voluntary action of Seller, the Company or the LLCs, or an
involuntary matter such as a mechanics liens which are less than $250,000 in amount per each of the 1201 Property, 1225 Property, 400 Virginia Property and 4250 N. Fairfax Property, individually and not collectively. 
  

 19 

 Except for the representations and warranties, covenants and indemnities expressly contained herein or in
any document executed and delivered by Seller, the Company, or any of the LLCs at or in connection with Closing, as the same may be modified or deemed modified as herein provided, and except with respect to any breach by Seller or any LLC, prior to
Closing, of its obligations under any indemnity to MetLife in connection with the MetLife Loans or any other lender under the Other First Loan, for which Seller shall remain expressly liable, or any other obligations for which Seller shall in all
events remain liable or Seller which expressly survive the Closing hereunder (collectively, as to all such representations, warranties, covenants, indemnities, and other obligations, the Surviving Seller Obligations”) (i) Buyer acknowledges and
agrees that Buyer is acquiring the Shares and the 4250 N. Fairfax Interest, with the Owner LLCs Property being “as is”, “where is” and “with all defects” basis, and without representation or warranty, express, implied
or statutory, of any kind, including, without limitation, representation or warranty as to condition (structural, mechanical or otherwise), construction, development, income, compliance with law, habitability, tenancies, merchantability or fitness
for any purpose, all of which, except for the Surviving Seller Obligations, are hereby disclaimed; (ii) Buyer acknowledges that, except for the Surviving Seller Obligations, all materials furnished by Seller to Buyer are informational only without
warranty or representation as to its truth or accuracy and that Buyer is relying on its own due diligence; and (iii) by Closing and paying the Purchase Price, except for the Surviving Seller Obligations, and without in any way limiting or modifying
any Seller Surviving Obligations or rights or remedies of Buyer against Seller or any Seller Parties hereunder or otherwise with respect to any Surviving Seller Obligations, Buyer, upon closing the transaction, shall be deemed to have released
Seller and its members, partners, beneficial owners, officers, directors, managers, employees, and agents (the “Seller Parties”) from any claims by Buyer which Buyer may have against the Seller Parties (but not with respect to claims of
persons or entities other than Buyer or its affiliates, for which claims Buyer or its affiliates shall have the right to interplead Seller Parties, as applicable) with respect to matters arising prior to the date hereof, relating only to Hazardous
Materials (hereinafter defined) located at, on, in or under the Property (but in no event shall Seller be released (or deemed released) from any Surviving Seller Obligation or any other obligation or liability relating to, or any Hazardous Materials
at, on, in or under or relating to any Excluded Assets or for any Excluded Liabilities or Retained Liabilities (as herein defined). 
  
 For the purposes of this Contract, the following terms shall have the meanings set forth below: 
  

	 	(i)	the term “Environmental Laws” means all federal, state, or local laws, rules or regulations (whether now existing or hereafter enacted or promulgated) and any
judicial or administrative interpretation thereof, including any judicial or administrative orders or judgments, relating to the pollution protection of human health, safety and the environment; 

  

 20 

	 	(ii)	the term “Hazardous Materials” includes any substance, chemical, compound, product, solid, gas, liquid, waste, byproduct, pollutant, contaminant or material which
is hazardous, toxic, ignitable, corrosive, carcinogenic or otherwise dangerous to human, plant or animal life or the environment or which are defined, determined or identified as such in any Environmental Laws or which are regulated or subject to
clean-up authority under any Environmental Laws, including, but not limited to materials defined as (A) “hazardous waste” under the Federal Resource Conservation and Recovery Act, (B) “hazardous substances” under the Federal
Comprehensive Environmental Response, Compensation and Liability Act, (C) “pollutants” under the Federal Clean Water Act, (D) “toxic substances” under the Toxic Substances Control Act, (E) “oil or hazardous materials”
under the laws of the District of Columbia or the Commonwealth or Virginia, as applicable, and (F) oil and petroleum products or byproducts and any constituents thereof, urea formaldehyde insulation, lead in paint or drinking water, asbestos, and
polychlorinated biphenyls (PCBs). 

  
 In the event
that Buyer elects to terminate this Contract as provided in this Article 6 or if this Contract otherwise terminates as provided for hereunder for reasons other than a default by Seller, then, Buyer shall promptly deliver and, to the extent
assignable and provided that Buyer is compensated for the cost to Buyer thereof, assign to Seller, without representation or warranty of any kind from or liability of Buyer, all written reports, surveys, title commitments or other materials prepared
by third parties for Buyer relating to the Property (excluding any proprietary development or marketing materials, appraisals, lease abstracts, internal analysis, budgets or other materials covered by the so-called attorney-client privilege). Buyer
hereby agrees that all materials delivered to it by or on behalf of Seller shall be held in the confidence as provided in Section 27 hereof. 
  
 7. Conditions to Closing: (a) Without limiting any other conditions to Buyer’s obligations to close set forth in this Contract, the
obligations of Buyer under this Contract are subject to the satisfaction at the time of Closing (or end of the Due Diligence Period, as applicable) of each of the following conditions (any of which may be waived in whole or in part by Buyer, in its
sole discretion, at or prior to Closing): 
  

	 	(i)	 All of the representations by Seller set forth in this Contract or any Exhibit attached hereto shall be true and correct in all material respects, but without any
carve out for materiality or qualification for Seller’s knowledge as to the representations at Section 12(a)(i), 12(a)(viii), 12(a)(ix) and 12(a)(x) (except as to changes therein as contemplated by this Contract) and without regard to any
qualification for Seller’s knowledge, as modified by any change in facts arising after the date hereof underlying any of Seller’s representations and which is otherwise permitted or expressly contemplated hereunder and not caused by a
breach, or default by 

  

 21 

 
Seller hereunder. In furtherance of the foregoing, Seller does not represent or warrant that any particular Lease or Service Contract will be in force or
effect at Closing or that the tenants under the Leases or vendees under Service Contracts will not be in default or will have performed their obligations thereunder and, so long as Seller performs its obligations hereunder and is not in violation of
any of its covenants hereunder, any change in facts underlying the representations set forth in Section 12(a)(ii) shall not be a condition to Buyer’s obligations; 
  

	 	(ii)	Seller shall have performed, observed, and complied in all material respects with all covenants and agreements required by this Contract to be performed by Seller at or prior to
Closing; 

  

	 	(iii)	 Original estoppel certificates (“Tenant Estoppels”) are obtained and delivered to Buyer from the following tenants; 1) at the 400 Virginia Property:
Lockheed Martin Corporation, Titan Corporation, the General Services Administration of the United States of America (“GSA”) with respect to the premises occupied by the Social Security Administration, Alcohol, Tobacco, and Fire Arms,
Federal Highway Administration, Army Corps of Engineers and Housing and Urban Development, 2) at the 1225 Property: Biotechnology Industry Organization and International Republic Institute, 3) at the 1201 Property: Affiliated Computer Services, the
GSA with respect to the premises occupied by the National Park Service, and FTI Consulting, Inc., and 4) 4250 N. Fairfax Property: Qwest Communications Corporation and NCS Pearson (collectively, “Major Tenants”) plus such additional
tenants which together with the Major Tenants represent seventy-five percent (75%) of the total area rented and occupied at each of the 400 Virginia Property, 1201 Property, 1225 Property and 4250 N. Fairfax Property, individually, such Tenant
Estoppels to be either (i) in the form attached as Exhibit L-1 hereto; (ii) if any Lease provides for a form or content of an estoppel, in the form called for under such Lease, or (iii) with respect to any lease with the United States
Government or any agency or department thereof (“Government Tenants”), Buyer shall accept, in standard form in lieu of an estoppel certificate a so-called “Statement of Lease” in the customary standard form to Government Tenants,
and shall enter into a novation agreement in the form required by the Government Tenants. Without limiting the foregoing, Seller and Buyer agree to sign a Novation Agreement in standard form (or such other acknowledgement in lieu of a Novation
Agreement related to the change in ownership or change in control as Buyer deems reasonably appropriate (a “Novation Equivalent”) and use reasonable efforts to pursue the execution of the Novation 

  

 22 

 
Agreement or Novation Equivalent by the applicable Governmental Tenant post-Closing. Seller, however, shall request Tenant Estoppels from all tenants of the
Property, in the form attached as Exhibit L-1 hereto or with respect to Government Tenants, in the standard form “Statement of Lease” as aforesaid. Such Tenant Estoppel shall also (i) confirm the material terms of the applicable
Lease, as contained in the copies of the Leases obtained by or delivered to Buyer , (ii) except notwithstanding any terms of any lease to the contrary (including in particular but without limitation the Quest Communications Lease), shall confirm
that such Tenant has no right or option to purchase the Property or any portion thereof, which option survives the Closing or otherwise with respect to this transaction or otherwise, which option has not been expressly waived in writing in form and
substance satisfactory to the Buyer and (iii) confirm the absence of any defaults under the applicable Lease as of the date thereof. In the event required Tenant Estoppels from Major Tenants are not received by the expiration of the Due Diligence
Period, Seller or Buyer, by written notice to the other, may extend the Closing Date for not more than 10 days as set forth in such notice. Seller shall be obligated to provide and Buyer shall accept a Seller Estoppel Certificate in the form of
Exhibit L-2 attached hereto for any tenant other than Major Tenants who does not submit a Tenant Estoppel in order to achieve the seventy-five percent (75%) threshold at each LLC Property, individually, and in the aggregate. Such Seller
Estoppel Certificate shall survive Closing and not be limited as otherwise provided herein, but shall nonetheless be of no further force or effect as of the date upon which there is delivered to Buyer a Tenant Estoppel (in form and substance
satisfactory to Buyer in accordance with the terms hereof) from the tenant in respect of which such Seller Estoppel Certificate was given. Seller shall prepare the Tenant Estoppels for Buyer’s review and deliver the same to Buyer on or before
five (5) business days after the date hereof. Buyer shall have three (3) business days after receipt of all of the draft Tenant Estoppels to review the same and Seller shall make such revisions as requested by Buyer to the extent conforming with the
Leases and promptly send them within two (2) business days after receipt of approval by Buyer. 
  

	 	(iv)	 At the time of the Closing, the Company shall have no obligations or liabilities and the LLCs shall have no obligations or liabilities as determined under generally
accepted accounting principles except: (a) the obligations of the Owner LLCs as landlord under the Leases of space in the Property, but only for sums and obligations not yet due or accrued or covenants and other provisions not yet required to be
performed, and including in this clause (a) the obligations of 

  

 23 

 
the Owner LLCs as landlord under the Leases for the return of security deposits but only if and to the extent such are held by the Owner LLCs and delivered
or credited to the Buyer at Closing; (b) the obligations of the Owner LLCs for real estate taxes, usual and customary operating expenses, utilities, and under the Permitted Title Exceptions, but only for sums and obligations not yet due or accrued
or covenants and other provisions not yet required to be performed; (c) the obligations of 400 Virginia under the Other First Loan, but only to the extent of payment obligations which shall be wholly covered by the First Loan Credit (and other
amounts remaining in the Owner LLC which are transferred to a Company account controlled by Buyer), the ESDI Loan, the TZO Loan, the TTF Loan, the 1201 MetLife Loan, the 1225 MetLife Loan, the 1201-ESDI Option, the 1225-TTF Option, and the 1201-TZO
Option not yet due or accrued, (d) the obligations of the Owner LLCs as the owners of the Property under the Service Contracts (but not the Excluded Contracts), but only for sums and obligations not yet due or accrued or covenants and other
provisions not yet required to be performed, (e) the obligations as a member of the respective LLCs not yet due or accrued or covenants not yet required to be performed, (f) the obligations set forth on Exhibit O, provided that Buyer receives
a full credit for the amounts set forth on Exhibit “N” to the extent not previously paid (as evidenced to the reasonable satisfaction of Buyer), (g) items being prorated as provided in Article 14, and (h) any other unaccrued obligations or
liabilities, contractual or otherwise but only as are disclosed to and expressly approved (or not objected to) by Buyer in writing, in its sole discretion (the above described matters in clauses (a) through (h) being herein referred to as the
“Permitted Liabilities”). Without limiting the foregoing, the Company shall have no obligations or liabilities and the LLCs shall have no obligations or liabilities or in any way arising out of, related to or in any way connected
with any Excluded Asset (or the distribution thereof) or any Excluded Liability, whether accrued or unaccrued or whether arising or accruing prior or after Closing including, without limitation, any Taxes arising or accruing in connection therewith.

  
 Furthermore, without limiting the indemnities (or the scope
thereof) contained herein or Seller’s liability for any liability which is not a Permitted Liability, in addition, and regardless of whether known to Buyer at Closing, any liability accrued pursuant to accounting principles generally accepted
in the United States (“GAAP”) existing at the time of Closing which is not a Permitted Liability and (i) which is recorded by Buyer as such on the books of the Company within one (1) year after Closing and (ii) of which Buyer notifies
Seller in writing within such one (1) year period, 
  

 24 

 
shall continue as a Surviving Obligation of Seller to Buyer until the same is no longer recorded as an accrued liability under GAAP. If Buyer pays said
accrued liability, Seller shall reimburse Buyer on demand the amount of said payment. The provisions of this paragraph shall survive indefinitely and supersede any limitation of time for Surviving Obligations set forth in Article 16. 
  

	 	(v)	MetLife shall have consented in writing to: (1) the transfer of the Shares in accordance with Section 2 hereof, (2) Buyer’s insurance coverage, (3) any required changes to the
Loan Documents to conform the documents to reflect Buyer succeeding to Seller’s interests (and, to the extent required under the Loan Documents, any other changes to the Eye Street Loan Documents including the amendments contemplated hereby)
and MetLife shall have further confirmed to Buyer: (a) the outstanding balance of the MetLife Loans consistent with the terms set forth herein, (b) the amount of any escrow balances or other amounts, if any, owing under the MetLife Loans, and (c)
that to MetLife’s knowledge, no default exists or has occurred with respect to the respective MetLife Loan. 

  

	 	(vi)	Except as permitted or required by this Contract, title to the Property shall not have changed in any respect since the effective date of the Title Commitment and at Closing, if and
to the extent pursued by Buyer, upon payment of the applicable premium by Buyer, the following shall be available to Buyer: ALTA Owner’s Title Insurance Policies (Form 1992) to Buyer and ALTA Mortgagee’s Title Insurance Policies
(collectively, the “Title Policy”), issued by the Title Company in the form of the Title Commitment without exception other than the Permitted Title Exceptions (with such endorsements and affirmative coverage as accepted by Buyer prior to
the expiration of the Due Diligence Period) and prior to Closing, Buyer shall have received payoff letters addressed to Buyer and the Title Company for the Other First Loan (and for the 4250 N. Fairfax Loan) in form and substance satisfactory to
Buyer and the Title Company and without limitation sufficient for the Title Company to issue the Title Policy free and clear of the Other First Loan and 4250 N. Fairfax Loan upon the repayment thereof as contemplated by Section 2 above, each in
their sole discretion. 

  

	 	(vii)	No Litigation, action, proceeding or investigation or legislation or regulation shall be pending or threatened which seeks to enjoin, restrain, or prohibit Seller, the Company, or
any of the LLCs or to obtain substantial damages in respect of the consummation of the transactions contemplated hereby or as to any action, proceeding or investigation related to the Property, Seller, Company or the LLCs, which would make it
inadvisable to consummate the transaction contemplated by this Contract. 

  

 25 

	 	(viii)	Originals of the amendments (collectively, the “Eye Street Document Amendments”) to the Eye Street Owner organizational, formation and operating agreements and Eye Street
Loan Documents and Options in accordance with Article 6 hereof duly executed by all of the Members of the Eye Street Owner LLCs and the Eye Street Lending LLCs, as applicable, effective as of Closing, to include an estoppel of each of the members as
of the date of the execution by each such member, and release by the Akridge Members of Buyer and Buyer affiliates for periods prior to Closing, together with a letter dated within two (2) business days of Closing from One Franklin LLC (the holder
of more than a forty-nine percent (49%) interest in such entities), certifying that there are no defaults under any of the Eye Street Owner documents by such Member or the Seller member on and as of the date of Closing (including with respect to the
consummation of the transactions contemplated hereby) and confirming its interests in the 1201 Owner and 1225 Owner (with the result that Exhibits R-1 and R-2 attached hereto are accurate, true and correct). 

 

	 	(ix)	Qwest Communications Corporation confirms in writing in form and substance acceptable to Buyer, in its reasonable discretion, that Quest’s right of first offer under its Lease
is of no further force and effect. 

  
 If any
condition set forth herein is not fully satisfied on or before the Closing Date, Seller may elect to attempt to satisfy or cure any such condition, and if Seller so elects, Seller shall have a period not exceeding thirty (30) days after the Closing
Date to satisfy such condition, and the Closing Date shall be extended accordingly; provided that if Seller extends the Closing Date to attempt to satisfy or cure any such condition as aforesaid, then it shall be a condition of Closing (herein, the
“MAC Condition”) during such extension, that there shall not have occurred and be continuing at Closing any material, adverse change in the physical, financial or legal conditions of the LLC Owner or the Property, from the conditions
thereof as accepted by Buyer as of the expiration of the Due Diligence Period, ordinary and reasonable wear and tear excepted with respect to the physical condition of the Property and casualties and condemnation governed by Article 10, and provided
that a downgrade of more than one level in rating of any of the following Major Tenants: Lockheed Martin Corporation, Titan Corporation, Qwest Communications Corporation and NCS Pearson shall be deemed a material adverse change. 
  
 (b) In the event any condition precedent to Closing is unsatisfied because of
a breach by Seller (or the Company, or any LLC) of its obligations or representations and warranties set forth or contemplated in this Contract (or any representations and 

  

 26 

 
warranties were untrue when made) Seller shall be deemed to be in default hereunder in which event the foregoing thirty (30) day cure period shall not be
applicable and the provisions of Article 8 for a Seller default shall apply. 
  
 8. Default: (a) If on the Closing Date, Seller is in default hereunder, has breached a representation or has failed to perform any of its obligations or covenants hereunder (not otherwise waived by Buyer) in
each case in any material respect, Buyer’s sole and exclusive remedy shall be the right to exercise either one of the following: 
  

	 	(i)	Buyer shall have the right to terminate this Contract by notice to Seller, in which event the Deposit shall be paid to Buyer, and thereafter, and Seller shall reimburse Buyer for
its out of pocket expenses not to exceed $750,000, and thereafter, all rights and obligations of the parties under this Contract shall terminate, except for those expressly stated to survive such termination; or 

  

	 	(ii)	Buyer may specifically enforce Seller’s obligations hereunder; provided that if specific enforcement is unavailable, including, without limitation, as a result of or in
connection with a breach of Section 13(f) or Section 11 or other willful or intentional action of Seller taken in bad faith, then, in addition to a refund of the Deposit and any other rights of Buyer hereunder, Buyer shall also be entitled to direct
(but not consequential) damages in an amount not to exceed $10,000,000.  

  
 (b) In the event of a material default by Buyer hereunder after the expiration of the Due Diligence Period, it would be extremely impracticable and difficult to estimate the damage and harm which Seller would suffer,
and because a reasonable estimate of the total net detriment that Seller would suffer in the event of Buyer’s failure to duly complete the acquisition hereunder is the amount of the Deposit, Seller shall be entitled to receive and retain the
Deposit as and for Seller’s sole and exclusive remedy arising from Buyer’s failure to complete the acquisition in accordance with the terms hereof, and Seller shall have no further recourse or remedy at law or in equity for any breach by
Buyer hereunder. 
  
 Notwithstanding anything herein to the
contrary each party shall also have the right to enforce the specific performance of any indemnity or obligation of the other party which expressly survives the termination and to sue the other party for damages incurred as a result of such other
party’s failure to perform its Surviving Obligations; provided that Seller agrees to apply the Deposit if entitled to retain the Deposit against damages for any such surviving obligations of Buyer. 
  
 9. Entire Agreement: The parties understand and agree that their
entire agreement is contained herein and that no covenants, obligations, warranties, guarantees, statements, or representations shall be valid or binding on a party unless set forth in this Contract and the Exhibits attached hereto. It is further
understood and agreed that all 

  

 27 

 
prior understandings and agreements heretofore had between the parties are merged in this Contract and the Exhibits attached hereto, which alone fully and
completely expresses their agreement. This Contract may be changed, modified, altered or terminated only by a written agreement signed by the parties hereto. 
  
 10. Damage or Destruction; Condemnation: (a) The risk of loss, damage or destruction to the Property by fire or other casualty or the taking of all
or part of the Property by condemnation or eminent domain or by an agreement in lieu thereof until the Closing is assumed by Seller. From and after the date hereof through Closing, Seller covenants to maintain (or cause the Owner LLCs to maintain)
insurance coverage with 100% replacement cost and terrorism insurance with full replacement cost subject to an overall limit of $375,000,000 for all properties of Seller and affiliates of Seller. 
  
 (b) In the event of partial damage or destruction of the Property of a type
which, can reasonably be expected to be restored or repaired at a cost of $2,500,000 or less as to any of the 1201 Property, 1225 Property, 4250 N. Fairfax Property or 400 Virginia Property, individually, and which may legally be restored or
repaired to their former condition, does not result in a termination of any Lease with any Major Tenant and which casualty is fully insured under Seller’s insurance (subject only to a deductible which is credited to Buyer) and for which rent
loss insurance is still available to the applicable Owner LLC after Closing in each case, without a change of control exclusion, then, Buyer shall (unless such damage has been repaired in a good and workmanlike manner prior to Closing as approved by
Buyer) accept title to the Property in its destroyed or damaged condition. Buyer shall pay the full Purchase Price without reduction (except as set forth below), and Seller shall pay over or assign to Buyer all rights to any proceeds of insurance
payable (or paid) with respect to such destruction or damage, together with amounts equal to any deductibles thereunder (less amounts actually and reasonably expended by Seller or the Owner LLC (as approved by Buyer) in repairing the damage prior to
the Closing Date) and Buyer shall have a credit against the Purchase Price in the amount of any deductible. 
  
 (c) In the event that the Property shall have been damaged or destroyed, the cost of repair or restoration of which would reasonably be expected to exceed
the sum of $2,500,000 as to any of the 1201 Property, 1225 Property, 4250 N. Fairfax Property or 400 Virginia Property, individually, or which cannot be legally restored or repaired to their former condition or which results in a termination of any
Lease with any Major Tenant or which casualty is not fully insured under Seller’s insurance (subject only to a deductible which is credited to Buyer) or for which rent loss insurance is not available to the applicable Owner LLC after Closing
for any reason, then Buyer may elect, unless the Owner LLCs have previously repaired or restored the Property to their former condition, either to (a) pay over or assign to Buyer at Closing all amounts recovered or recoverable on account of any
insurance, together with amounts equal to any deductibles thereunder, less any amounts reasonably and actually expended by the Owner LLCs for partial restoration or collection of insurance proceeds (approved by Buyer) or (b) direct Escrow Agent to
return the Deposit to Buyer and this Contract shall terminate, in which case all other obligations of the parties hereto shall cease except for those obligations expressly stated to survive such termination. 
  

 28 

 (d) If prior to the Closing Date, all or part of the Property is taken by condemnation, eminent domain or
by agreement in lieu thereof, or any proceeding to acquire, take or condemn all or part of the Property is threatened or commenced, Buyer may either terminate this Contract (in which event Buyer shall be entitled to a return of the Deposit) or
purchase the Shares and the 4250 N. Fairfax Interest in accordance with the terms hereof, without reduction in the Purchase Price (except as set forth below). If the Seller, the Company or any LLC has received payments from the condemning authority
and if Buyer elects to purchase the Shares and the 4250 N. Fairfax Interest, the Seller, the Company or such LLC shall pay over to Buyer the amount of said payments (less the Seller’s, the Company’s or the LLCs’ actual and reasonable
out of pocket costs of collection (as approved by Buyer)) against the Purchase Price at the Closing. 
  
 11. Assets of Entities. At the Closing, the Company shall own as its sole assets, the assets of the Company as set forth in the recitals to this
Contract, and the sole assets of 1201 Equity shall be the Company’s interest in 1201 Owner; the sole asset of 1225 Equity shall be the Company’s interest in 1225 Owner; the sole assets of TZO shall be its interest in 1215 ESDI, the
1201-TZO Option Agreement and the 1201 Second Loan; the sole assets of 1225 ESDI shall be its interest in the 1201 Third Loan and in the 1201-ESDI Option; the sole assets of TTF shall be its interest in the 1225 Second Loan and in the 1225-TTF
Option; and the sole assets of 4250 N. Fairfax LLC and each other respective Owner LLCs shall be their respective Owner LLCs Property. A breach of this provision shall be a default of Seller hereunder. 
  
 It is agreed that the obligations set forth in Exhibit M shall be paid
as and when due by the Owner LLCs after the Closing, (or if paid in whole or in part prior to Closing with evidence and confirmation of payment in form and substance reasonably satisfactory to Buyer), credited to Seller at Closing) and that the
obligations set forth in Exhibit N to the extent not paid (or not completed) by Seller (with evidence and confirmation of payment in form and substance reasonably satisfactory to Buyer) prior to Closing shall be credited by Seller to Buyer at
Closing, provided however, that with respect to any amounts set forth on Exhibit N for “Building Improvement Required by Tenant Lease”, Seller shall remain liable to Buyer for any costs in excess of those set forth on Exhibit N as
necessary to complete or satisfy Seller’s obligations and shall remit such excess amounts to Buyer upon its request, and, if and to the extent such costs are less than the amount of the credit, Buyer shall remit the difference to Seller upon
completion and full payment of the work. Furthermore, any commissions, rent concessions or tenant improvement obligations with respect to new leases or modifications, extensions, renewals or expansions of existing leases entered into in accordance
with Article 13(c) shall be borne by the Owner LLCs after Closing (or if paid in whole or in part prior to Closing, credited to Seller at Closing (with evidence and confirmation of payment in form and substance reasonably satisfactory to Buyer)).

  

 29 

 12. Representations and Warranties of Seller: (a) In order to induce Buyer to enter into this
Contract and to consummate the purchase of the Shares, Seller hereby represents and warrants to Buyer as of the date of this Contract and as of the Closing Date as follows: 
  

	 	(i)	Authority. Seller is a limited partnership duly and validly organized and existing and in good standing under the laws of the State of Delaware. Seller has the full power,
authority and capacity necessary to execute, deliver and perform its obligations under this Contract and any of the agreements or other documents to be executed by it hereunder (the “Ancillary Agreements”). This Contract and the Ancillary
Agreements have been duly and validly authorized, executed and delivered by Seller. 

  

	 	(ii)	Consents and Approvals. This Contract and the Ancillary Agreements are, or at the Closing will be, legal, valid and binding obligations of Seller, enforceable in accordance
with their terms. Except for the MetLife Consents, no other Governmental Approvals or other Consents by any third party or Governmental Entity (as herein defined) are required in connection with the execution, delivery and performance by Seller of
this Contract and the Ancillary Agreements or the consummation by Seller, the Company or the LLCs of the transactions contemplated herein or therein. Neither the execution and delivery, nor the performance of this Contract or the Ancillary
Agreements by Seller, nor the consummation of the transactions contemplated hereby and thereby will (a) violate, breach or conflict with any provision of the organizational documents of Seller; the Company or any LLC; (b) subject to receipt of the
MetLife Consent expressly referred to herein, and, except with respect to the payoff of the Other First Loan immediately after Closing in accordance with the structure of this transaction, and to the extent such is a violation, the same will be
cured upon such payoff, result in a termination, violation, breach of, default under or result in the loss of benefits under, or acceleration of benefits or obligations under any term, condition or provision of any agreement, including, but not
limited to, Loan Document, any note, bond, mortgage, indenture, license or contract, to which Seller, the Company or any LLC is a party or bound or to which the Company’s or LLCs’ assets or the Shares or the 4250 N. Fairfax Interest are
subject; (c) result in a violation by Seller, the Company or any LLC of any Applicable Law, or judgment; or (d) result in the creation of a Lien on the assets or properties of the Company, the LLCs, the Shares or the 4250 N. Fairfax Interest.
Neither the Company nor any of the LLCs is subject to any judicial or administrative decree, writ, judgment or order. 

  

	 	(iii)	 Leases. Exhibit C attached hereto is, in all material respects, a 

  

 30 

 
true, complete and correct list of all Leases currently in effect and any amendments or modifications thereto or, to Seller’s knowledge, assignments or
sublets thereof with respect to the Property, and identification of all security deposits required to be held by the Owner LLCs under the Leases, and whether held in cash, letter of credit or otherwise and delinquencies or, to Seller’s
knowledge, other defaults, if any. Seller has delivered to Buyer true, complete and correct copies of all Leases currently in effect and any amendments or modifications thereto with respect to the Property. No person or entity other than the rights
of the non-Seller affiliated members in each of the Eye Street Equity LLC’s pursuant to Section 10.7 of the Eye Street Owner LLC Operating Agreement for each said entity, and other than Qwest Communications Corporation with respect to 4250 N.
Fairfax, has any purchase option, right of refusal or offer or any other rights of any nature whatsoever to purchase all or any portion of the Property. To Seller’s knowledge, except as set forth on Exhibit O, (x) the Owner LLCs have
paid in full all concessions, relocation payments, tenant allowance payments, special work and any other consideration whatsoever and completed all tenant improvement obligations thereunder, and (y) no tenant has prepaid rent for more than the
current month (and will not have paid rent more than thirty (30) days in advance prior to the Closing) under its Lease. 
  
 Except as set forth on Exhibit C attached hereto or in Article 5, (w) none of the Owner LLCs has received any written notice that it currently is
in default under any of the Leases, and (x) no tenant is in monetary or, to Seller’s knowledge, other material default thereunder, and (y) no tenant has asserted any defense, set-off or counterclaim in writing with respect to its tenancy or its
obligation to pay rent, additional rent, or other charges pursuant to its Lease, and (z) no tenant (or former tenant in the last 2 years) has delivered notice of termination or of a bankruptcy or pending bankruptcy. To the extent a Tenant Estoppel
is provided satisfying the requirements of Article 7(a)(iii), which confirms information with respect to any item as to which Seller has made a representation or warranty to Buyer, then the representation and warranty of Seller with respect to such
information will thereafter be null and void and of no further force and effect and Buyer shall rely on the information in the Tenant Estoppel Certificate (unless otherwise agreed by Seller). 
  
 To Seller’s knowledge, except as set forth on Exhibit O
attached hereto there are no leasing or commission agreements affecting the Property and all commissions and fees and tenant improvement costs (except in the case of tenant improvement obligations upon the future exercise of expansion options set
forth in the Leases) have been paid in full. 
  

 31 

 Except as set forth on Exhibit O attached hereto, the Owner LLCs have no existing obligations
(that have not been satisfied) to pay tenant improvement costs or perform tenant work (except in the case of tenant improvement obligations upon the future exercise of expansion options set forth in the Leases) or leasing fees and commissions in
connection with any Lease existing on the date of this Contract or at the time of Closing (whether in connection with a renewal, extension, expansion or otherwise, other than leasing commissions as listed on Exhibit O which may arise after
the date of this Contract for expansions, extensions or renewals of a lease exercised prior to the termination of any such leasing agreement) unless arising in connection with a new lease entered into in accordance with this Contract. 
  

	 	(iv)	Material Contracts. Exhibits D-1 to D-4 attached hereto (“Service Contracts”), Exhibits E-1 to E-4 attached hereto (“Personal
Property Leases”), Exhibits B-1 to B-5 (“Loan Documents”), and the leasing contracts identified on Exhibit O (the “Leasing Contracts”), the documents evidencing the Other First Loan, the Organizational
Documents (defined below), the Akridge Agreements, and the Permitted Title Exceptions collectively contain a true, complete and correct list of all Material Contracts. Each of the Material Contracts is in full force and effect and, to Seller’s
knowledge, no party thereunder is in material default and, except as specified in Exhibits D-1 to D-4 and Exhibits E-1 to E-4 as applicable, has not been amended, modified, or supplemented in any respect. Other than the
Service Contracts, the Leasing Contracts, Personal Property Leases, the Other First Loan, Loan Documents and Permitted Title Exceptions (and management and leasing agreements), (or as to the Company or any LLC, other than the Company and LLC
organizational documents (the “Organizational Documents”), there are no Material Contracts, oral or written, to which the Company or any LLC is a party or bound or that grant to any person or any entity whatsoever any right, title, or
interest in or to all or any part of the Company or any LLC or the LLC Property or any rights relating to the use, operation, management, maintenance, renovation, or repair of all or any part of the Company’s assets of LLC Property.

  

	 	(v)	 Compliance with Law. Except as set forth on Exhibit P, neither Seller nor the Company nor any of its Subsidiaries nor 4250 N. Fairfax has received
notice from any Governmental Entity having jurisdiction that the Company, its Subsidiaries, 4250 N. Fairfax, 

  

 32 

	 	 
any of their assets, the LLC Property or any part thereof (as of the date hereof and as of the Closing Date) or any interested person is in violation of any
Applicable Law (including without limitation the Americans with Disabilities Act) applicable to the Company and its Subsidiaries or Predecessor Subsidiaries, 4250 N. Fairfax or the LLC Property . 

  
 There is not now pending, any action, suit, investigation or proceeding for
which Seller has received notice or has been served against, nor to Seller’s knowledge, has there been threatened any action, suit, investigation or proceeding affecting the Company, any LLC or any Property before or by any Governmental Entity.
There are no outstanding orders, judgments, decrees or injunctions, issued by any Governmental Entity against Seller, the Company or any of the LLCs. To the Seller’s knowledge, no event has occurred and no condition exists that is reasonably
likely to form the basis for any legal or regulatory proceeding that is reasonably likely to result in revocation, cancellation, suspension or an adverse modification of any permit or license held by the Company or its Subsidiaries or 4250 N.
Fairfax which would result in a Material Adverse Effect to the Company or any LLC. 
  

	 	(vi)	Environmental Matters. Attached hereto as Exhibit Q is a list of all site assessments, environmental studies and reports which are in Seller’s or the Owner
LLCs’ or the property manager’s possession or control (the “Environmental Reports”). Except as set forth in the Environmental Reports, 

  

	 	(1)	Neither Seller, the Company nor the Owner LLCs have installed or removed any underground tanks at the Property (or at any of the Excluded Assets) and to Seller’s knowledge,
there are no underground storage tanks at, on or under the Property or any portion thereof (or at, on or under any of the Excluded Assets); and 

  

	 	(2)	There are no pending Claims, suits, proceedings or Litigation (for which Seller has been served) or to Seller’s knowledge, claims threatened in writing and received by Seller
or the Owner LLCs with respect to any violation or alleged violation of any Environmental Laws, environmental order or any environmental permit in connection with the Property or any of the Excluded Assets; 

  

 33 

	 	(3)	To Seller’s knowledge, there is no asbestos or asbestos containing materials at or in the Property or any portion thereof; and 

  

	 	(4)	There has been no release during the period of Seller’s or the Company’s direct or indirect ownership interest in any LLC by the LLC or to Seller’s knowledge, prior
thereto of a Hazardous Material at, on, under, in or about any Property or any part thereof (or at any Excluded Asset or any portion thereof) in violation of Environmental Law or that would otherwise require (or have required) any curative,
corrective or remedial action for, or clean up of, the Property or any portion thereof or at any Excluded Asset (or any portion thereof). 

  

	 	(vii)	Indebtedness. Attached as Exhibits B-1 through B-5 sets forth true, correct and complete lists of, respectively, the TZO Loan Documents, the ESDI Loan
Documents, the TTF Loan Documents, the 1201 MetLife Loan Documents and the 1225 MetLife Loan Documents (collectively, the “Loan Documents”), true, correct and complete copies of which have been delivered to Buyer. Neither the Owner LLCs,
the Company nor Seller has received written notice from any of the respective lenders that any Owner LLC is in default under any of the Loan Documents. Each of the 1201-TZO Option Agreement, the 1201-ESDI Option Agreement and the 1225-TTF Option
Agreement is in full force and effect. Exhibits B-1 through B-5 and the documents evidencing the Other First Loan and the MetLife Loan on the 4250 N. Fairfax Property, as listed in Exhibits B-6 and B-7, set forth all
indebtedness in respect of borrowed money incurred by the Company or LLCs in connection with the Owner LLCs Property. Schedules 1- 3 set forth the outstanding balance, and accrued interest of the TZO Loan Documents, the ESDI Loan Documents, and the
TTF Loan Documents. 

  

	 	(viii)	 Organization. Each of the LLCs is a duly organized Delaware limited liability company, validly existing and in good standing under the laws of the State of
Delaware. The Company is a duly organized Maryland corporation, validly existing and in good standing under the laws of the State of Maryland. The Company and each of the LLCs has full corporate power and authority to own, lease and operate its
properties and to conduct and carry on its business as now being conducted in each jurisdiction where such business is conducted and such properties are owned, leased or operated. Exhibit W contains a complete and correct list of each
jurisdiction in which the Company and each of the LLCs is 

  

 34 

	 	 
required to be qualified or licensed to do business as a foreign limited liability company (other than the jurisdiction of each entity’s organization)
and each LLC is qualified or licensed to do business in such jurisdiction. Seller has delivered to Buyer true, complete and correct copies of the formation documents (with respect to the Eye Street Owners, in Seller’s possession or control) and
current operative organizational documents of each of the LLCs and the Company, each of which is in full force and effect and has not been amended, revoked or otherwise modified, except as noted therein. There are no side agreements relating to any
of the organizational documents of the Company not previously disclosed in writing to Buyer. 

  

	 	(ix)	Equity Interests. The ownership of interests in the LLCs is as set forth in the recitals to this Contract except that, to Seller’s knowledge, the remaining interests in
the 1201 Owner and 1225 Owner are as set forth on Exhibits R-2 and R-2. Since the date of its formation, Seller has owned all of the membership interests in 4250 N. Fairfax. Except as set forth in the recitals of this Contract, neither
the LLCs nor the Company own, directly or indirectly, any equity or voting interest in, or otherwise control any person or entity other than interests in the Excluded Assets, which will be divested prior to Closing as se forth in Article 11 and none
of the LLCs nor the Company has any contract or commitment to acquire any such interest. Except with respect to 1201 Owner and 1225 Owner, as of the date of Closing, the interests in the LLCs set forth in the recitals to this Contract will contain a
complete and correct list of all equity interests held directly or indirectly by the Company or the LLCs in any entity. 

  
 All of the issued and outstanding membership interests in the LLCs are duly authorized, validly issued, fully paid, free of preemptive rights and, except
as set forth in the organizational documents of the LLCs, not subject to future capital calls. The Company and each of the LLCs has good and valid title to interests in the entities set forth in the recitals to this Contract, all of which are free
and clear of any Liens. 
  
 Except for this Contract, and the Eye
Street Option Agreements, no subscriptions, options, warrants, conversion or other rights, agreements, commitments, arrangements or understandings of any kind obligating either the Company or any of the LLCs, contingently or otherwise, to issue or
sell, or to cause to be issued or sold, any membership interests or other equity interests of any of the LLCs, or any securities convertible into or exchangeable for any such membership interests or other equity interests, are outstanding, and no
authorization therefore has been given. Except for the Eye Street Option Agreements and except as provided in the Eye Street 

  

 35 

 
organizational documents, there are no outstanding contractual or other rights or obligations to or of the Company or the LLCs to repurchase, redeem or
otherwise acquire any outstanding membership interests or other equity interests of any of the LLCs. 
  

	 	(x)	Capitalization. The entire authorized capital stock of the Company consists of 1,000 shares of common stock and 1,000 shares of preferred stock of which 100 shares of common
stock are issued and outstanding and 369 shares of Series A Preferred stock are issued and outstanding. All of the outstanding shares of capital stock of the Company are validly issued, fully paid and nonassessable. The shares constitute all of the
equity securities of the Company, and (i) no subscription, warrant, option, convertible security, or other right (contingent or other) to purchase or otherwise acquire equity securities of the Company exists, and (ii) there is no commitment by
Seller to transfer, sell, assign or hypothecate any of the shares other than to the Buyer. There are no voting trusts or agreements, stockholder agreements, pledge agreements, rights of first refusal, preemptive rights or proxies related to the
shares or any equity securities of the Company. No portion of the common stock of the Company shall be redeemed at or prior to Closing. Upon consummation of the transactions contemplated by this Contract, the Buyer will own all of the then
outstanding shares of the common stock of the Company, free and clear of any Lien, and, no other party (other than the holders of the Series A Preferred stock which have been identified to Buyer in writing) will own or have any right to acquire any
equity securities of the Company or any debt or other securities convertible into equity securities of the Company, except as to any such matter arising out of any contractual relationship with, or otherwise arising by or through any action of,
Buyer or any of Buyer’s affiliates on the one hand and any third party on the other. 

  
 Upon consummation of the transactions contemplated by this Contract, the Buyer will own all of the membership interests of 4250 N. Fairfax free and clear
of any Lien, and no other party will own or have any right to acquire any membership interests in 4250 N. Fairfax or any debt or other interests convertible into membership interests of 4250 N. Fairfax_except as to any such matter arising out of any
contractual relationship with, or otherwise arising by or through any action of, Buyer or any of Buyer’s affiliates on the one hand and any third party on the other. 
  

	 	(xi)	Employees and Labor Matters. Neither the Company nor any of the LLCs has any employees nor has the Company or any of the LLCs ever had any employees.

  

 36 

	 	(xii)	Insolvency. The Company has not received any notice from the Secretary of State of Maryland of a determination that any grounds exist for administratively dissolving the
Company and the Company has not received notice of the commencement of any action to judicially dissolve the Company. Neither the board of directors nor stockholders of the Company have taken any action with respect to the dissolution of the
Company, and the Company has not filed any notice of intent to dissolve with the State of Maryland. To the Seller’s knowledge, there are no circumstances that would warrant the initiation of such proceedings. 

  
 4250 N. Fairfax has not received any notice from the Secretary of State of
Delaware of a determination that any grounds exist for administratively dissolving 4250 N. Fairfax and 4250 N. Fairfax has not received notice of the commencement of any action to judicially dissolve 4250 N. Fairfax. The sole member of 4250 N.
Fairfax has not taken any action with respect to the dissolution of 4250 N. Fairfax, and 4250 N. Fairfax has not filed any notice of intent to dissolve with the State of Delaware. To the Seller’s knowledge, there are no circumstances that would
warrant the initiation of such proceedings. 
  

	 	(xiii)	Undisclosed Liabilities. Neither the Company nor any of the LLCs has any liabilities or obligations of any nature, whether known, unknown, absolute, accrued, contingent or
otherwise, and whether due or to become due, except for the Permitted Liabilities. 

  

	 	(xiv)	Litigation. Other than as described in Article 5, there is no Litigation pending or, to Seller’s knowledge, any demand, claim or complaint threatened by, against or
affecting the Company or the LLCs or any Subsidiaries and no Litigation has been pending, or to Seller’s knowledge, threatened by, against or affecting the Company or the LLCs or any Subsidiaries each since its formation that has not been
previously finally resolved with no continuing liability or obligation thereunder. As of the time of Closing, Buyer will have been provided access to such files, reports, opinions of counsel and other information pertaining to such Litigation to
which the Company or the LLCs or any Subsidiaries are a party as are reasonably necessary to enable the Buyer to assess the risk involved in such Litigation. 

  

	 	(xv)	Banks, Brokerage and Trading Accounts. Exhibit X sets forth a list of all bank, brokerage and trading accounts maintained by or on behalf of the Company or any of the
LLCs and the persons authorized as signatories or to conduct transactions relating thereto and their addresses and countries of residence. Exhibit X sets forth a complete and correct list containing the names of each bank in which the

  

 37 

	 	 
Company and each of the LLCs has an account or safe deposit or lock box, the account or box number, as the case may be, and the name of every person
authorized to draw thereon or having access thereto. 

  
 (b) Tax Representations. In order to induce Buyer to enter into this Contract and to consummate the purchase of the Shares and the 4250 N. Fairfax Interest, Seller hereby further represents and warrants to Buyer as of the date of
this Contract and as of the Closing Date (such representations and warranties being herein sometimes collectively referred to as the “Tax Representations”) as follows: 
  
 (i) The Company, each of the Subsidiaries and 4250 N. Fairfax has (1) filed (or has had filed on its behalf) with the
appropriate Governmental Entity all income Tax Returns and all other material Tax Returns required to be filed by it, and all such Tax Returns (as herein defined) are true, correct and complete in all material respects and that as to all material
items therein there is a “reasonable basis” (as such phrase is used in Section 6662(d)(2)(B)(ii)(II) of the Code and as defined in the regulations promulgated thereunder) for the positions taken as to any such material item and that any
such material item has otherwise been reported in accordance with Applicable Law, and (2) paid (or there has been paid on its behalf) all Taxes due or claimed to be due from or in respect of it by any Governmental Entity, except to the extent that
unpaid taxes do not, as of the most recent balance sheet, exceed the reserve for Tax liability (rather than any reserve for deferred Taxes established to reflect timing differences between book and Tax income) set forth on the face of the most
recent balance sheet (rather than in any notes thereto), and do not exceed such reserve as adjusted for the passage of time through the Closing Date in accordance with the past custom and practice of the Company, the Subsidiaries and 4250 N. Fairfax
in filing their Tax Returns. 
  
 (ii) The Company, each of the
Subsidiaries and 4250 N. Fairfax has complied in all material respects with all Applicable Law relating to the payment and withholding of Taxes and has withheld and paid over to the proper Governmental Entity all amounts required to be withheld and
paid over under all Applicable Law. 
  
 (iii) There are no Liens
(as herein defined) for Taxes upon the assets or properties of the Company, each of the Subsidiaries or 4250 N. Fairfax or the Property except for Permitted Title Exceptions or statutory Liens for Taxes not yet due. There are no outstanding waivers
or comparable consents regarding the application of the statute of limitations with respect to any Taxes or Tax Returns of the Company, each of the Subsidiaries or 4250 N. Fairfax . None of the Company, each of the Subsidiaries and 4250 N. Fairfax
has requested an extension of time within which to file any Tax Return in respect of any taxable period which Tax Return has not since been filed. 
  
 (iv) None of the Company, any of the Subsidiaries or 4250 N. Fairfax has filed a Tax Return in any jurisdiction outside of its country of incorporation.
No Governmental Entity in a jurisdiction in which the Company, any of the Subsidiaries or 4250 N. Fairfax does not file a Tax Return has made a written claim that the Company, any of the Subsidiaries or 4250 N. Fairfax is required to file a Tax
Return for such 

  

 38 

 
jurisdiction. To Seller’s knowledge, no federal, state, local or foreign audits or other administrative proceedings have commenced and are presently
pending with regard to any Taxes or Tax Returns of or including the Company, any of the Subsidiaries or 4250 N. Fairfax. No written notification has been received by the Company or the LLCs that such an audit or other proceeding is pending or
threatened with respect to any Taxes due from the Company, any of the Subsidiaries or 4250 N. Fairfax or any Tax Return filed by or on behalf of the Company, any of the Subsidiaries or 4250 N. Fairfax. No deficiency for any Tax has been assessed
with respect to the Company, any of the Subsidiaries or 4250 N. Fairfax that has not been paid in full. No power of attorney which is currently in force has been granted by or with respect to the Company, any of the Subsidiaries or 4250 N. Fairfax
with respect to any matter relating to Taxes. None of the Company, any of the Subsidiaries or 4250 N. Fairfax has received an advance ruling from a Governmental Entity or entered into a similar agreement with a Governmental Entity that would affect
the Tax liability of Buyer, the Company, any of the Subsidiaries or 4250 N. Fairfax after the Closing. For Federal and state income tax purposes, none of the Company, any of the Subsidiaries or 4250 N. Fairfax will be required to enter any item into
income or reduce any item of deduction, both for income tax purposes, for any period ending after the Closing Date as a result of any change of any method of accounting for a taxable period ending prior to the Closing Date or any closing or similar
agreement under Applicable Law, including pursuant to Section 7121 of the Code (or any predecessor provision), entered into prior to the Closing Date by or with respect to the Company, any of the Subsidiaries or 4250 N. Fairfax. To Seller’s
knowledge, none the Seller, the Company or 4250 N. Fairfax is maintaining any list of persons pursuant to Section 6112 of the Code, or any comparable provision of state or local law, nor, to Seller’s knowledge, is the Company, any of the
Subsidiaries or 4250 N. Fairfax maintained on any such list. 
  
 (v) Except as may be provided in Sections 3.1.A and 10.7 of the Eye Street Owner LLC Operating Agreements, none of the Company, any of the Subsidiaries or 4250 N. Fairfax is a party to, bound by, or has any obligation under, any tax sharing
agreement, tax indemnification agreement, required tax distribution agreement, or similar contract or arrangement, written or unwritten (collectively, “Tax Sharing Agreements”). 
  
 (vi) Since December 31, 2002, none of the Company, any of the Subsidiaries or 4250 N. Fairfax has incurred any material
liability for Taxes other than in the ordinary course of business. 
  
 (vii) None of the Company, any of the Subsidiaries or 4250 N. Fairfax has ever, since its formation, been a member of a federal, state, local or foreign consolidated, combined, unitary or similar group for any purposes. 
  
 (viii) Each of the LLCs has been properly treated as a partnership or a
disregarded entity for United States federal income tax purposes since its formation, and no LLC has made any election to be classified as an association for United States federal income tax purposes or for purposes of state and local taxes imposed
on or measured by income. 
  

 39 

 (ix) Seller has delivered a full and complete list of all annual federal, state, and local income Tax
Returns filed by or on behalf of the Company, the Subsidiaries and 4250 N. Fairfax for the 2000, 2001, 2002 and all open taxable years, but not including herein the Tax Returns of the Member of 4250 N. Fairfax where 4250 N. Fairfax has been treated
as an entity disregarded for Tax purposes of any such Tax Return. 
  
 (x) The Company (1) for its short taxable year ended December 31, 2002 was subject to taxation as a real estate investment trust (a “REIT”) within the meaning of Section 856 of the Code and satisfied all requirements to qualify as
a REIT for such year, (2) has operated since December 31, 2002 to the date of this representation, and covenants to continue to operate through the Closing, in such a manner as to permit the Company to qualify as a REIT and to owe no tax under
Section 857(b) or Section 4981 of the Code (determined for these purposes as if the Company’s taxable year ends on the Closing), and (3) has not taken or omitted to take any action which would reasonably be expected to result in a challenge to
the Company’s status as a REIT and, no such challenge is pending or has been threatened in writing, or to Seller’s knowledge, otherwise threatened. 
  
 (xi) The Company has timely declared and paid prior to the date of this representation or shall timely declare and pay prior to Closing distributions to
its shareholders (exclusive of any amounts treated as paid in 2002 for purposes of Section 857(b)) at least equal to the greater of (I) ninety-five percent (95%) of the sum of (a) its 2003 “real estate investment trust taxable income”, as
defined in Section 857(b) of the Code (including, without limitation, any income incurred as a result of the divestment of the Excluded Assets) as determined as of the Closing, as if the Closing were the end of the taxable year of the Company and
without regard to any dividends paid deduction, and (b) the reasonably anticipated real estate trust taxable income for the post-Closing Straddle Period, assuming compliance by Buyer with the covenants and other provisions of Section 14(f)(iv), and
(II) one hundred percent (100%) of its 2003 “real estate investment trust taxable income”, as defined in Section 857(b) of the Code (including, without limitation, any income incurred as a result of the divestment of the Excluded Assets)
as determined as of the Closing, as if the Closing were the end of the taxable year of the Company and without regard to any dividends paid deduction. 
  
 (xii) None of the Company, any of the Subsidiaries or 4250 N. Fairfax holds any asset the disposition of which would subject the Company to tax on
built-in gain pursuant to IRS Notice 88-19, Sections 1.337(d)-7 of the Treasury Regulations, or any other temporary or final regulations issued under Section 337(d) of the Code or any elections made thereunder. 
  
 With respect to any representations made by Seller with respect to the LLCs and the Company
under this subparagraph (b), such representations as to matters related to 1201 Owner and 1225 Owner occurring prior to Seller, through an LLC, acquiring an interest in the 1201 Owner and 1225 Owner (but not after) is limited to Seller’s
knowledge. 
  

 40 

 (c) For purposes of Sections 12, 13, 14 and 16, the following terms with initial capital letters shall
have the following meanings: 
  
 “Applicable
Law” means any domestic or foreign federal, state (including the District of Columbia), local or supranational statute, law, ordinance, rule, administrative code, administrative interpretation, regulation, order, writ, injunction,
directive, judgment, decree, ordinance, decision, guideline or other requirement (including those of any self-regulatory organization) applicable to and enforceable against the Company, 4250 N. Fairfax or any of the Subsidiaries or any of their
respective affiliates or the properties or assets of any of the foregoing. 
  
 “Consent” means any consent, approval, authorization, permit, grant, concession, agreement, license, exemption, registration, declaration, filing, report or notice of, with or to any person.

  
 “Governmental Approvals” means any Consent
of, with or to, or the expiration or termination of any waiting period imposed by, any Governmental Entity. 
  
 “Governmental Entity” means any federal or state, district or local public body or authority, including courts of competent jurisdiction,
domestic, supranational or foreign, or any department, agency, board, governmental or non-governmental self-regulatory organization, taxing authority, or other authority commission, regulatory body, administrative agency or other governmental body,
domestic or foreign. 
  
 “Lien” means, other than
Permitted Encumbrances, any mortgage, pledge, deed of trust, hypothecation, right of others, security interest, encumbrance, voting trust agreement, including such Liens as may arise under any contract, agreement or other instrument. 
  
 “Litigation” means any action, cause of action, suit,
proceeding, citation, summons, subpoena, inquiry or investigation of any nature, civil, criminal, regulatory or otherwise, in law or in equity, pending or, to Seller’s Knowledge, threatened, by or before any court, tribunal, arbitrator or other
Governmental Entity. 
  
 “Material Adverse
Effect” means (a) a material adverse effect on the business, operations, properties, financial conditions or results of operations of the Company, 4250 N. Fairfax and their subsidiaries, taken as a whole, or (b) any effect that is
reasonably likely to prevent the parties hereto from consummating the transactions described herein and in the Ancillary Documents. 
  
 “Material Contract” means any material loan agreement, indenture, letter of credit (including any related letter of credit application
and reimbursement obligation), mortgage, security agreement, pledge agreement, deed of trust, bond, note, guarantee, surety obligation, purchase order, or other agreement, contract, instrument, obligation, offer, commitment, arrangement or
understanding, written or oral, to which either the Company, its Subsidiaries or 4250 N. Fairfax is a party or by which it or any of its directly held properties or assets is legally bound, in each case as amended, supplemented, waived or otherwise
modified, including, without limitation, the Service Contracts and the Personal Property Leases but excluding Leases. 
  
  

 41 

 “Seller’s knowledge” or words of similar import, shall refer only to the actual
knowledge, of the following persons who are persons in Seller’s organization familiar with and knowledgeable about the Property, the Company, the LLCs and/or the matters related to the ownership, operation, management leasing and financing
accounting and structures thereof: Philip Brannigan (asset management for each of the Properties), Erin O’Boyle (Senior Vice President), Nancy Broderick (Treasurer of Seller), and Katherine Laubenthal (Corporate Secretary of Seller) and shall
not be construed to refer to the knowledge of any other member, partner, beneficial owner, officer, employee or agent of Seller, nor shall such term impose any duty to investigate the matters to which such knowledge, or absence thereof, pertain
other than inquiry of the on site property manager. There shall be no personal liability on the part of Philip Brannigan, Erin O’Boyle, Nancy Broderick and Katherine Laubenthal arising out of any representations or warranties made herein or
otherwise. If, after the date hereof and prior to the Closing, either party obtains actual knowledge that any of the representations or warranties made herein by Seller is untrue, inaccurate or incorrect in any material respect, such party shall
give the other party written notice thereof within five (5) business days of obtaining such knowledge (provided that Buyer’s failure to give such notice within such time period shall not be, or be deemed to be, a breach by Buyer hereunder) and
Seller shall have the opportunity but not the obligation to cure the underlying facts causing the same to be so untrue, inaccurate or incorrect prior to the Closing. 
  
 “Subsidiary” or “Subsidiaries” means any partnership, limited liability company, association,
trust, joint venture, corporation or other organization, any stock or other equity interest in which is beneficially owned, directly or indirectly through one or more other entities, by the Company, including, without limitation, the LLCs (other
than 4250 N. Fairfax). 
  
 “Tax” or “Taxes”
means any federal, state (including the District of Columbia), county, local or foreign taxes, charges, fees, levies, imposts, duties, or other assessments, including income, unincorporated business, gross receipts, excise, employment, sales,
use, transfer, recording, economic interest transfer, stamp, payroll, license, profits withholding, franchise, net worth, severance, occupation, windfall profits, commercial rent, social security, single business and unemployment disability,
registration, value added, alternative or add-on minimum, estimated taxes, payments in lieu of taxes and excess profits taxes, if any, or other tax or governmental tax of any kind whatsoever, including any interest, penalties, and additions imposed
thereon or with respect thereto and including any transferee or secondary liability in respect of any tax (whether imposed by law, contractual agreement or otherwise). 
  
 “Tax Return” means any return and any material declaration, report, statement and other document (including
any related or supporting information) required to be filed in respect of Taxes and any claims for refunds of Taxes, including any amendments thereof. 
  

 42 

 13. Covenants. Between the date hereof and the Closing: (a) Seller shall cause the Company and the
LLCs, and the LLCs shall cause the Owner LLCs to operate the Property in the ordinary course of business and consistent with past procedures heretofore followed by the LLC in connection with such operation. The Owner LLCs shall have the right,
subject to the reasonable approval of Buyer, but neither Seller nor the Owner LLCs shall be obligated hereunder, to make any capital improvements, capital repair or capital replacements prior to Closing. 
  
 (b) Seller shall not permit the removal of any material item of the Personal
Property from the Property unless the same is obsolete and is replaced by tangible personal property of equal or greater utility and value. 
  
 (c) After the date hereof, Seller shall not allow the Owner LLCs to (i) enter into any lease, (ii) amend, modify, or cancel any Lease (or guaranty
thereof) (except for tenant defaults) or (iii) grant any consents under, or waive any provisions of, any Lease, in each case without the prior written consent of Buyer which consent shall not be unreasonably withheld, conditioned or delayed. Any
consent requested by Seller pursuant to the preceding sentence shall be deemed to have been given if Buyer shall fail to respond to such request within five (5) business days after its receipt of such request and appropriate and complete information
as necessary for Buyer to respond 
  
 (d) Notwithstanding the
foregoing, Buyer hereby approves the following pending transactions whether implemented before or after the expiration of the Due Diligence Period: 
  
 (i) Lease with Quiznos for a first floor delicatessen at the 1201 Property; 
  
 In addition, and notwithstanding the foregoing, Buyer acknowledges that Seller shall have the right, before or after the
expiration of the Due Diligence Period, without Buyer’s consent, to execute the “Supplemental Lease Agreements” with any Government Tenants as identified on any of Exhibits C-1 through C-4 and presently unsigned and such
other “Supplemental Lease Agreements” as are required to be executed in accordance with the existing Leases, which do not materially or adversely affect the landlord’s rights or obligations under such leases. Within one (1) business
day following the execution of any such Supplemental Lease Agreement, Seller agrees to notify Buyer and provide a copy thereof to Buyer. 
  
 (e) After the date hereof, Seller shall not allow the Owner LLCs or Eye Street Lending LLCs, without the prior written consent of Buyer, which consent
shall not be unreasonably withheld, conditioned or delayed, to permit the Owner LLCs or Eye Street Lending LLCs to enter into, modify, amend or terminate any contract (including Service Contracts), easement, agreement or other instrument which could
bind such Owner LLC or Eye Street Lending LLCs after the Closing. Any consent requested by Seller pursuant to the preceding sentence shall be deemed to have been given if Buyer shall fail to respond to such request within five (5) business days
after its receipt of such request together with sufficient information and copies of applicable documents requiring consent. 
  

 43 

 (f) By not later than thirty (30) days prior to the Closing Date, the Buyer may at its option notify
Seller that Buyer wishes not to continue any or all of the Service Contracts or Personal Property Leases. Seller, at Closing, shall timely cause notices of termination to be sent to the vendors or other parties to such contracts and Seller shall be
obligated for all liability, costs and expenses in connection with such contracts through the date of termination. Notwithstanding the foregoing, or any other provision of this Contract, Buyer acknowledges that each of the 1201 Owner and 1225 Owner
has entered into exclusive leasing agreements with The John Akridge Management Company, which by their terms may only be terminated on thirty (30) days notice but no sooner than October 24, 2003; provided that Seller shall give notice of termination
at least thirty (30) days prior to the Closing Date. Each of the 1201 Owner and 1225 Owner have entered into property management agreements with Beacon Capital Strategic Partners Management II, LLC who in turn has entered into sub-management
agreements with The John Akridge Management Company, all of said agreements dated as of October 24, 2002. The management agreements with Beacon Capital Strategic Partners Management II, LLC (“BCS”) shall be terminated as of the Closing
(with no liability, cost, expense or obligation to Buyer). Buyer acknowledges that said sub-management agreements by their terms may only be terminated on thirty (30) days notice but no sooner than October 24, 2003; provided that Seller shall give
notice of termination at least thirty (30) days prior to the Closing Date. This provision shall survive Closing. 
  
 (g) Prior to Closing, the Company shall have not less than one hundred (100) holders of Series A Preferred stock and Seller shall cause the provisions of
its governing documents describing the rights of the Series A Preferred stock to be amended by an amendment in the form of Exhibit Y attached hereto. Furthermore, as provided in Paragraph 1, at or prior to Closing, Seller shall cause the
Company to pay all accrued and unpaid dividends due to the holders of the Series A Preferred Stock as well as the dividend for the period from January 1, 2003 through the date of Closing. 
  
 (h) Seller shall, promptly upon receipt thereof, provide Buyer with a copy of any written notices received from any
Governmental Entity relating to the Company, the LLCs or the Property. 
  
 (i) Seller shall not (and Seller shall not permit the Company or any LLC, to) market the LLC Property, the Interests, the 4250 N. Fairfax Interest or the Eye Street Loans for sale or disposition to any other party and Seller shall not (and
Seller shall not permit the Company or any LLC to) solicit, negotiate or accept offers or otherwise enter into any binding or non-binding agreement for a purchase, financing or joint venture involving the LLC Property, the Interests, the 4250 N.
Fairfax Interest or the Eye Street Loans with any other person or entity or modify, amend, terminate or extend any of the Loan Documents (without, in each case, Buyer’s written consent) and Seller shall not (and Seller shall not permit the
Company or any LLC to) dispose of, convey, assign or pledge any interest in the LLC Property, the Interests, the 4250 N. Fairfax Interest or the Eye Street Loans or otherwise enter into any agreement affecting or encumbering or 

  

 44 

 
agreeing to dispose of, convey, assign or pledge any interest in the LLC Property, Interests, the 4250 N. Fairfax Interest or Subordinate Loans or modify,
amend, terminate, extend or cause a default under the any of the Loan Documents, or Eye Street Equity LLC agreements or other documents governing any LLC, except, in each case, as may be approved in writing by Buyer as contemplated above. The
foregoing shall not preclude Seller from responding to inquiries and advising the inquiring party that the Property is under agreement. 
  
 (j) Each party shall promptly consult with the other parties with respect to, provide any necessary information with respect to, and provide each other
party (or its counsel) copies of, all filings made by such party with any Governmental Entity in connection with this Contract, the Ancillary Agreements and the transactions contemplated hereby and thereby. Each of the parties agrees to promptly
make all required filings with, or notifications to, Governmental Entities as may be necessary under Applicable Law to effect the transactions contemplated by this Contract and each of the Ancillary Agreements, after coordination with the other
parties with respect thereto, and each party shall promptly inform each other party of any material communication received by such party from any Governmental Entity regarding any of the transactions contemplated hereby or thereby. If any party or
affiliate thereof receives a request for additional information or documentary material from any such Governmental Entity with respect to the transactions contemplated hereby or thereby, then such party will endeavor in good faith to make, or cause
to be made, as soon as reasonably practicable and after consultation with each other party, an appropriate response in compliance with such request. 
  
 (k) Prior to Closing, Seller shall cause the Company and the Company shall cause the LLCs to divest any and all assets, Subsidiaries, and related
obligations and liabilities not set forth in Article 11 (collectively, “Excluded Assets”) by a distribution, as a dividend, by the Company to the Seller or to an entity designated by Seller of each Excluded Asset, and the Company and LLCs
shall have no liabilities other than the Permitted Liabilities. 
  
 (l) After Closing, Seller promptly and diligently will use best efforts to deliver (or cause to be delivered to 4250 N. Fairfax and reissued), at no cost to Buyer, the Company or any LLC to and for the benefit of, 4250 N. Fairfax, a
corrected Letter of Credit as required under the Qwest Lease in the stated amount of $2,600,000 for the benefit of 4250 N. Fairfax (and not Seller) and which requires a certification only by the “Landlord” and not by “Seller”
with respect to any request for draws, and which shall otherwise be in form and substance conforming to the requirements of the Qwest Lease and until such Letter of Credit is delivered, Seller shall draw on such existing Letter of Credit only at the
request of, and for the sole benefit of 4250 N. Fairfax and shall indemnify and hold Buyer harmless from and against any loss, claim, damage, cost or expense arising out of or relating to the failure to deliver a corrected Letter of Credit to 4250
N. Fairfax for the benefit of 4250 N. Fairfax as required by the Quest Lease. If Buyer requests Seller to make a draw under the Letter of Credit and such draw request is determined to be improper, Buyer shall indemnify Seller from any improper
drawing made by Seller under the Letter of Credit if the improper drawing was made at and in accordance with the request of Buyer under the Letter of Credit. 
  

 45 

 14. Closing Balance Sheet; Prorations; Tax Matters. 
  
 (a) Closing Prorations. All items which would normally and
customarily be proratable items in the sale of real estate in the District of Columbia, including without limitation, personal property taxes, utility bills (except as hereinafter provided), accrued and unpaid interest on the MetLife Loans,
collected rents (and with respect to leases with Government Tenants, rent payable in arrears for the month of Closing, whether or not collected), and other income, and all costs associated with trade payables and other payables of the Owner LLCs and
the Property under any Service Contract (other than Excluded Contracts) which are to continue after the Closing Date, shall be prorated as of the Closing Date, with Seller being charged and credited for all of the same relating to the period up to
the Closing Date and the Buyer being charged and credited for all of the same relating to the period on and after the Closing, all as if the Property were being sold provided that with respect to the 1201 Property, the charge and credit shall be
with respect to the aggregate share thereof of 1201 Equity, TZO and 1215 ESDI and with respect to the 1225 Property the charge and credit shall be with respect to the aggregate share thereof of 1225 Equity and TTF. All escrow balances held by
MetLife and all cash balances of the Company and the LLCs as of the Closing Date, less any such escrow balances which are being held by said holders to pay for, or any such cash balances which are left in the LLCs to pay for, any amounts incurred or
to be incurred by the Company or any LLC which pursuant to other provisions of this Contract are Seller’s responsibility to pay and which have not been paid by Seller as of the Closing Date shall be credited to Seller. All costs relating to any
management, leasing, parking management and any other agreements which do not to survive the Closing shall be paid by the LLC from its cash balances in existence prior to Closing or if insufficient cash balances, by Seller. Prior to Closing, Buyer
shall inform Seller of the amount of cash balances of the LLCs (not including any amounts held in escrow pursuant to the MetLife Loans) which Buyer desires to remain in the accounts of the LLCs as of the Closing. Seller shall cause 1201 Owner and
1225 Owner to use any cash balances in excess of the amount so designated by Buyer to pay accrued interest on the 1201 Second Loan, the 1201 Third Loan and the 1225 Second Loan, as applicable, and TZO, 1215 ESDI and TTF shall distribute any such
amount and any other cash to Seller, all on or before the Closing Date. Real estate taxes and assessments shall be prorated based upon local practice for sales of real property in the area where the Property is located. No proration shall be made in
relation to delinquent rents existing, if any, as of the Closing; and an amount equal to any such amounts, if and when collected by the Owner LLCs (subject to the terms below), less all costs of collection, if any, incurred by the Owner LLCs in
connection therewith (or an appropriate pro-rata portion of such costs based on the total amount collected), shall be paid by Buyer to Seller reasonably promptly after receipt of any such amounts by the LLCs. Any payments of accrued interest and any
distributions by the Company or the LLCs pursuant to the above or otherwise paid after the date of this Contract shall not reduce or otherwise affect the Purchase Price. In adjusting for uncollected rents, no adjustment shall be made for rents which
have accrued and are unpaid as of the Closing, 

  

 46 

 
but an amount equal to any such accrued and unpaid rents, as and when collected by the Owner LLCs, shall be paid by Buyer to Seller (subject to the terms of
the Loan Documents, it being agreed that the Owner LLCs shall not be deemed to have collected any such arrearages attributable to the period prior to the Closing until such time as the tenant is current in the payment of all rents accruing in the
month(s) of and after the Closing. Any rents collected by Seller (or Seller’s property manager) or deposited in any existing lockboxes which Seller maintains as signature parties thereon from and after Closing shall be promptly remitted to the
Company or the appropriate Subsidiary, as applicable, in accordance with the terms hereof. As to any such amounts that Seller is entitled to a portion thereof, then Buyer shall pay to Seller the Seller’s portion (less costs of collection)
thereof reasonably promptly following the receipt thereof. The Buyer agrees to cause the Owner LLCs to bill tenants of the Property for all past due rents in substantially the same manner as billed by the Owner LLCs prior to the date hereof.
Billings for utilities for the period which includes the Closing will be prorated on a daily basis over the appropriate period. Buyer shall receive a credit at Closing for security deposits under the Leases. Otherwise a proration shall be made based
upon the parties’ reasonable good faith estimate and a readjustment made within sixty (60) days after the Closing (to the extent available). Seller and Buyer will cooperate with each other, including Seller providing the Buyer information not
already furnished to Buyer, necessary to timely provide the tenants operating expense and related reconciliation statements. 
  
 If the net of the aforesaid prorations made as of the Closing is a debit to Seller, then such debit shall be credited against the Purchase Price. If the
net of the aforesaid prorations is a credit to Seller, then the Buyer shall pay such net credit amount to Seller at Closing. Any post-Closing adjustment shall be considered an increase or decrease to the Purchase Price and shall be paid in cash
between Seller and Buyer]. Notwithstanding the foregoing, the parties agree to make adjustments and reconciliations, as appropriate, within 365 days after Closing (except with respect to property taxes which shall be handled as set forth below).

  
 (b) Lease Concessions and Credits. The leases with KEI
Pearson, Inc. and NCS Pearson, Inc. (together the “Pearson Lease”) and under the lease with Associated Builders and Contractors, Inc., (the “ABC Lease”), all at the 4250 N. Fairfax Property and identified on Exhibit C-2
attached hereto, provide for “free rent” in the case of the Pearson Lease through June 30, 2004, and in the case of the ABC Lease through November 30, 2003. The rent otherwise payable under the Pearson Lease is $224,561 per month (reduced
to $189,222 per month for the period prior to said tenant’s January 1, 2004 occupancy), and the rent otherwise payable under the ABC Lease is $58,052 per month. Seller shall credit Buyer at Closing the sum of $1,783,863 (assuming a Closing at
5:00 p.m. on October 31, 2003) representing the agreed upon consideration for Buyer closing during the “free rent” period, such sum to be adjusted by $7,977 per day if the Closing Date does not occur at such time. If, pursuant to the
Pearson Lease, Buyer or the Owner LLC receives any sublease proceeds in any manner attributable to the period from the Closing Date through August 31, 2006, Buyer shall cause said proceeds to be paid to Seller immediately upon receipt. 

 

 47 

 (c) HQ Global Holdings, Inc. and/or certain of its affiliates, including HQ Global Workplaces, Inc.
(collectively the “Debtors”), a former tenant at the 1225 Property, filed bankruptcy petitions (the “HQ Bankruptcy Case”) under Chapter 11 of Title 11 of the United States Code (the “Bankruptcy Code”) on March 13, 2002
(the “Petition Date”) in the United States Bankruptcy Court for the District of Delaware (the “Bankruptcy Court”). The Debtors rejected the lease of the 1225 Property pursuant to an order of the United States Bankruptcy Court
dated March 19, 2003. 
  
 (i) The HQ Claim: 1225 Owner has
filed a proof of claim in the HQ Bankruptcy Case (the “HQ Claim”). Buyer acknowledges that Seller shall have the right to any and all proceeds that may be paid in connection with the HQ Bankruptcy Case, and hereby grants to Seller the
right to continue to prosecute the HQ Claim in its own name and/or in the name of 1225 Owner. Buyer and 1225 Owner also hereby agree to relinquish to Seller all rights, remedies and interests in or connected to a certain deposit paid by the Debtors
to the 1225 Owner (the “HQ Deposit”). In connection therewith, Seller assumes all duties or obligations to monitor the HQ Bankruptcy Case and any associated adversary proceedings, and absolves and releases Buyer and 1225 Owner of any
duties or obligations to alert or notify Seller of any action in the HQ Bankruptcy Case or any associated adversary proceedings that may affect the HQ Claim or the HQ Deposit. Seller also agrees that it is solely responsible for any and all actions
necessary to preserve, protect or collect the HQ Claim and the HQ Deposit. 1225 Owner, or, as applicable, Buyer, will cooperate with Seller in executing, upon the precise written direction of Seller, any and all documents in the name of the 1225
Owner that Seller reasonably requires to protect its interests in the HQ Claim, provided such cooperation does not impose any cost or liability on 1225 Owner or Buyer, including legal fees; in the event such cooperation does entail any costs,
including legal fees, Seller shall immediately pay such costs or liability to 1225 Owner or Buyer, or on their behalf, at the option of 1225 Owner or Buyer. 
  
 (ii) Liabilities Arising from the HQ Bankruptcy Case: During the 90 days prior to the filing of the HQ Bankruptcy Case, 1225 Owner received
approximately $115,863.16 in transfers (the “Transfers”) from the Debtors on account of rent or related charges owed by the Debtors. Seller recognizes that the Debtors may assert an avoidance action against 1225 Owner or an affiliate on
account of the Transfers, including an action under Sections 547 and 550 of the Bankruptcy Code for an action to recover the HQ Deposit (an “Avoidance Action”). Seller shall indemnify, defend and hold harmless Buyer, 1225 Owner or any
other applicable affiliate of 1225 Owner for any and all damages, costs, or other liabilities, including legal fees, arising from or incurred in connection with the Avoidance Action (the “Avoidance Action Liabilities”). Buyer shall
promptly notify Seller of any notices, demands or complaints regarding the Avoidance Action Liabilities which Buyer or 1225 Owner may receive. 1225 Owner, or, as applicable, Buyer, will cooperate with Seller in executing, upon the precise written
direction of Seller, any and all documents in the name of the 1225 Owner that Seller reasonably requires to (i) protect its interests in the HQ Claim, and (ii) defend the Avoidance Action provided such cooperation does not impose any cost or
liability on 

  

 48 

 
1225 Owner or Buyer, including legal fees; in the event such cooperation does entail any costs, including legal fees, Seller shall immediately pay such costs
or liability to 1225 Owner or Buyer, or on their behalf, at the option of 1225 Owner or Buyer. 
  
 (d) Closing Costs. 
  

	 	(1)	Buyer’s Costs. Buyer shall pay (i) the fees of any counsel representing Buyer in connection with this transaction; (ii) any costs for updated Title Policy premium and
endorsements in connection with the acquisition; (iii) the cost of any current updated Survey and any Environmental Report, Appraisal, or other physical reports ordered by Buyer; (iv) one half of any escrow fees charged by the Escrow Agent or Title
Company; (v) one half of the “transfer of economic interests” tax attributable to the 400 Virginia Property, and (vi) its share of the Transfer Taxes as provided in Section 14(d)(3). 

  

	 	(2)	Seller’s Costs. Seller shall pay (i) the fees of any counsel representing it in connection with this transaction, (ii) fees, costs and expenses in connection with the
MetLife Loan including without limitation, all costs as provided in Section 2, and all title costs, lender’s counsel’s fees and expenses and any counsel fees and expenses other than Buyer’s counsel (iii) the Broker, (iv) one half of
any escrow fees charged by the Escrow Agent or Title Company, (iv) one half of the “transfer of economic interests” tax, if any, attributable to the 400 Virginia Property, (vi) 100% of the costs and Taxes, including any “transfer of
economic interests” tax, attributable to any divestiture of the Excluded Assets as provided in Section 13(k), and (vii) its share of the Transfer Taxes as provided in Section 14(d)(3). 

  

	 	(3)	Transfer Taxes. Notwithstanding any other provision of this Contract to the contrary, including, without limitation, the representation in Section 12(a)(ii) to the extent
affecting the same, the Buyer and Seller shall share 75% to Seller and 25% to Buyer of all sales, use, privilege, transfer, documentary, gains, economic interest transfer, stamp, duties, recording and similar Taxes and fees (including any interest,
penalties or additions thereon) imposed upon any party hereto, the Company or any Subsidiary in connection with the transfer of the Shares (and the consequences thereof upon the direct or indirect ownership of the Company and the Subsidiaries) and
the 4250 N. Fairfax Interest contemplated by this Agreement, exclusive of any transfers pursuant to Section 13(k) (collectively, the “Transfer Taxes”), and any expense incurred to procure any stock transfer stamps required by any Transfer
Tax, subject, however, to Seller’s indemnity to Buyer set forth in Article 16(c)(i). Seller and Buyer shall cooperate to timely and accurately file all necessary Tax Returns and other documentation with respect to any Transfer Tax.

  

 49 

	 	(4)	Other Closing Costs. All other closing costs and expenses incident to this transaction and the closing thereof shall be paid by the party incurring same unless otherwise
provided herein or agreed to the contrary. 

  
 (e)
Property Taxes. Following Closing, Buyer shall have the right to control the progress of and to make all decisions with respect to any real property and personal property taxes for the Property due and payable during all real estate and
property tax fiscal years in which the Closing occurs and all prior tax years. Real estate and personal property tax refunds and credits received after Closing, with respect to the Property, shall be applied in the following order of priority:
first, to pay the costs and expenses (including, without limitation, reasonable attorneys’ fees, expenses and disbursements) incurred in connection with obtaining such tax refund or credit; second, to pay any amount due to any past or present
tenant of the Property as a result of such refund or credit to the extent required pursuant to the terms of the Leases; and third, (i) to Seller with respect to all tax years prior to Closing and (ii) with respect to the tax year in which the
Closing occurs, to be allocated in the same manner as the real estate taxes have been apportioned under this Contract at Closing. Buyer shall cooperate and cause the respective Owner LLC to cooperate with Seller in prosecuting such appeals. The
provisions of this paragraph shall survive Closing indefinitely. 
  
 (f) Filing and Preparing Tax Returns; Assistance and Cooperation 
  
 (i) Seller shall prepare or cause to be prepared, at the cost and expense of Seller, on a timely basis (including any automatically available extensions), Tax Returns for the Company and the Subsidiaries (including
the applicable 1099’s, K-1’s or similar schedules and reports which are part of or derived from any such Tax Returns) for federal and state income, unincorporated business taxable income or any similar type of net income tax applicable to
any said entity for all such Tax Returns which are due prior to or for taxable or other relevant periods ending before January 1, 2004, including, without limitation, all such items which are required to be filed by, or with respect to, the Company
or any of the Subsidiaries for any taxable year or other taxable period beginning before the Closing Date and ending after the Closing Date (each such period being a “Straddle Period”, and collectively, the “Straddle Periods”).
Buyer shall prepare or cause to be prepared, at the cost and expense of Buyer, on a timely basis (including extensions), all federal and state Tax Returns of the Company and the Subsidiaries for all Tax Returns for any Straddle Period other than
those to be prepared by Seller pursuant to the immediately preceding sentence. All such Tax Returns shall in all events, be prepared in a manner consistent with the prior Tax Returns as to all continuing elections, characterizations and other
matters and, to the extent applicable, the structure and intent of the relevant underlying documents and this Contract and otherwise in accordance with Applicable Law. In addition, the Company shall cause a timely election under Treasury Regulation
1.337(d)-7(c) with respect to the deemed liquidation of 2001 M Street Mortgage Holdings, Inc. 
  

 50 

 Except as provided in the immediately following paragraph, all such Tax Returns shall be provided to the
other party at least forty-five (45) days prior to the date any such Tax Return is due (including any automatically available extensions), which other party shall have thirty (30) days after receipt of each Tax Return to review such Tax Return and
comment thereon. 
  
 As to the 1099’s for the Company for the
taxable period which ends on December 31, 2003, Seller shall cause a pro-forma federal income tax return for the Company to be delivered to Buyer on or before December 31, 2003, and the Buyer shall have 10 days after receipt of such pro-forma return
to review and comment on such pro-forma return, the intent of such preparation and review being solely to establish the Company’s “real estate investment trust taxable income and earnings and profits” under the Code for the 2003
taxable year so as to enable 1099s for the Company to be timely prepared and sent. The preparation and review, and, if necessary, the resolution of any disagreements as to the Company’s “real estate investment trust taxable income and
earnings and profits” pursuant to this paragraph shall be in accordance with the standards set forth elsewhere in this Section 14(f)(i) and in accordance with the procedures of the second immediately following paragraph (other than the first
sentence thereof). After the determination of the Company’s “real estate investment trust taxable income and earnings and profits” under the Code for the 2003 taxable year pursuant to the preceding provisions of this paragraph, Seller
shall not make a material change in such amount in the preparation of the final federal income tax Tax Return for the Company’s 2003 taxable year without the consent of the Buyer, except for omissions or other changes due to information which
Seller was not reasonably aware of, or should have been reasonably aware of, at the time of the preparation of the pro-forma tax return. 
  
 Each party hereto shall make available, or cause to be made available, to the other party all the relevant and necessary books and records to enable such
party to prepare or review, as the case may be, all such Tax Returns subject to the standards of the preceding provisions and otherwise consistent with Section 14(f)(iii) below and the other applicable provisions of this Contract and subject to the
immediately following paragraph. 
  
 If Buyer or Seller, as
applicable, objects to the treatment of any item on any such Tax Return for any Straddle Period or to any amount owed by Seller or Buyer, as applicable (whether owed by Seller to a Governmental Entity or by Seller to Buyer or vice-versa pursuant to
any provision of this Contract) with respect to any Taxes, the objecting party shall, within said thirty (30) days after delivery of such Tax Return, notify the other party in writing that the first party so objects, specifying with particularity
any such item and stating the specific factual or legal basis for any such objection. If a notice of objection shall be duly delivered, Seller and Buyer shall negotiate in good faith to resolve their disagreement. If Seller and Buyer have not
resolved their disagreement within five (5) Business Days after receipt by the relevant party of such notice of objection, the parties shall refer the matter for resolution to McKee, Nelson LLP (if such law firm is not then representing or has any
other business relationship with either party, or is unwilling or unable to accept such matter for resolution, in which case the Arbitrator 

  

 51 

 
shall be selected by Seller and Buyer from among practitioners in the real estate investment trust practice in the national office of a “Big Four”
accounting firm) (the “Arbitrator”), the decision of which shall be binding on Seller and Buyer. In resolving any such dispute Arbitrator shall first take into account the provisions of the third sentence of the first paragraph of this
Section 14(f)(i) and the provisions of Section 14(f)(iii), and then, if such does not, in its opinion, resolve any such issue, then as to any such issue which it cannot resolve pursuant to the above standards, Arbitrator shall then take into
account, among other matters it deems appropriate, which position, in Arbitrator’s determination, has the greater weight of authority. The costs, fees and expenses of the Arbitrator shall be borne (1) by Seller if the net resolution
(considering such costs) of the disputed items favors Buyer, (2) by Buyer if the net resolution (considering such costs) of the disputed items favors Seller, and (3) otherwise equally by Buyer, on the one hand, and Seller on the other. 

 
 Upon the agreement of the parties as to any Tax Return or the resolution
of any disagreement as to any Tax Return pursuant to the standards and procedures set forth in this Section 14(f), the responsible party shall promptly complete the final form of Tax Return for filing and, if prepared by Seller, shall provide such
form to Buyer, and Buyer shall promptly thereafter sign and file, or cause to be signed and filed, each such completed and final Tax Return. 
  
 For any Tax Return for any taxable period which ends prior to the Closing, Seller shall pay to Buyer no less than five (5) days before the applicable due
date of such Tax Returns, as an adjustment to Purchase Price, a cash amount equal to all Taxes shown to be due and payable on such Tax Returns to the extent such Taxes exceed the reserve for Tax liability (rather than any reserve for deferred Taxes
established to reflect timing differences between book and Tax income) set forth on the face of the Closing Date balance sheet. For any taxes due under any Tax Return for any taxable period which includes the Closing Date, the provisions of Section
16(c)(iii) shall be applicable 
  
 (ii) Buyer shall prepare and
file or cause to be prepared and filed, at the expense of Buyer on a timely basis (including all automatically available extensions) all Tax Returns of the Company and the Subsidiaries other than those provided for in paragraph 14(f)(i) above. All
such Tax Returns shall be prepared in a manner consistent with the prior Tax Returns as to all continuing elections, characterizations and other matters and, to the extent applicable, the structure and intent of the relevant underlying documents and
this Contract (except in any instance where there has been a change in Applicable Law or there has been a final determination by the Internal Revenue Service (not appealed) or otherwise a final, binding and unappealed or unappealable determination
that any such position or characterization was not correct) and otherwise in accordance with Applicable Law. Subject to Section 16(c) (Tax Indemnities), Buyer shall pay or cause the Company and the Subsidiaries to pay all Taxes shown to be due and
payable thereon. 
  

 52 

	 	(iii)	Without limiting the foregoing, after the Closing, Seller and Buyer shall: 

  

	 	(1)	assist (and cause their respective affiliates to assist) the other in preparing any Tax Returns which such other person is responsible for preparing and filing in accordance with
this Section 14(f); 

  

	 	(2)	cooperate fully, as and to the extent reasonably requested by the other party, in connection with the preparation of the Tax Returns pursuant to this Section 14(f) and in connection
with any steps or procedures required to be undertaken in compliance with Sections 856 through 860 of the Code and the Treasury Regulations promulgated thereunder; 

  

	 	(3)	cooperate fully in preparing for any audits of, or litigation, administrative or other proceedings and any other disputes with taxing authorities regarding, any Tax Returns with
respect to the Company or the Subsidiaries or otherwise with respect to Taxes that may be imposed upon or otherwise payable by the Company or any of the Subsidiaries; 

  

	 	(4)	make available to the other and to any Governmental Entity as reasonably requested all information, records, and documents of the Company, the Subsidiaries, and their respective
affiliates, relating to Taxes; 

  

	 	(5)	provide timely notice to the other in writing of any pending or threatened Tax audits or assessments with respect to the Company or the Subsidiaries for taxable periods for which
the other may have a liability under this Section 14(f); 

  

	 	(6)	furnish each other with copies of all correspondence received from any Governmental Entity in connection with any tax audit or information request with respect to any taxable period
for which the other may have a liability under this Contract; 

  

	 	(7)	provide the other party with timely notice of the commencement of any audit by any Governmental Entity or of any judicial proceeding involving a Governmental Entity that relates to
any liability for Taxes, or any transaction or activity of the Company or any of the Subsidiaries, for which the other may have a liability under this Section 14(f); and 

  

	 	(8)	 as applicable, prepare and/or file, or caused to be prepared and/or filed, all Tax Returns, all such Tax Returns to be prepared in a manner consistent with the
prior Tax Returns as to all continuing elections, characterizations and other matters and, to the extent 

  

 53 

	 	 
applicable, the structure and intent of the relevant underlying documents and this Contract (except in any instance where there has been a change in
Applicable Law or there has been a final determination by the Internal Revenue Service (not appealed) or otherwise a final, binding and unappealed or unappealable determination that any such position or characterization was not correct) and
otherwise in accordance with Applicable Law. 

  
 Notwithstanding anything in this clause (iii) to the contrary, all aspects of any audit, litigation or other proceeding with respect to Taxes attributable to a taxable year ending before the Closing shall be controlled by and be the sole
responsibility (including all attorney’s fees, court costs and disbursements) of Seller, provided that the Seller shall not enter into any settlement that would increase Taxes in any Straddle or Post Closing taxable year without consultation
with Buyer, and, if any such increase would be material, without Buyer’s consent. All aspects of any audit, litigation or other proceeding with respect to Taxes attributable to a taxable year commencing after the Closing shall be controlled by
and be the sole responsibility (including attorney’s fees, court costs and disbursements) of Buyer. All aspects of any audit, litigation, or other proceeding with respect to Taxes attributable to a Straddle Period shall be jointly controlled by
and be the joint responsibility (including attorney’s fees, court costs and disbursements), based on the respective ownership periods, of Seller and Buyer; provided, further, that as to any matters under this sentence neither party shall (x)
settle any such audit, litigation or other proceeding, (y) toll or waive any statute of limitations, or (z) take any other action which would vitiate any of the taxpayer’s substantive or procedural rights with respect to Taxes and any
Governmental Entity, relating to the Straddle Period without the prior written consent of the other party, which consent shall not be unreasonably withheld or delayed. 
  
 (iv) Buyer covenants and agrees that from and after the Closing it will, or will cause the Company, to take all actions, or
forbear from taking actions, as are necessary to ensure that the Company will be classified as, and will not take nor allow the Company or any of the Subsidiaries to take, any action which is inconsistent with the Company’s qualification as, a
REIT for the Company’s taxable year that began January 1, 2003 and which ends on or after the Closing (which taxable year may be less than twelve (12) months), which taxable year is herein referred to as the “Company Straddle Taxable
Year”, including, without limitation, declaring actual or consent dividends (in addition to the distributions which Seller has covenanted would be made) for taxable year 2003 if and to the extent such are necessary to maintain the status of the
Company as a REIT. Furthermore, Buyer covenants and agrees that prior to January 1, 2004, the Company shall not acquire, accept transfer of, nor hold, nor allow any Subsidiary to acquire, accept transfer of, or hold, any assets other than the
Property and, as applicable, the interests in the LLCs except in the ordinary course of maintaining, operating and leasing the Property and, as applicable, holding the interests in the LLCs, as all such assets exist immediately prior to Closing.
Nothing contained in this Contract or otherwise shall prevent, restrict or otherwise prohibit Buyer from liquidating the Company at any time from and after the Closing, provided that the covenant in the preceding sentences and the other provisions
of this Section 14 and any other applicable provisions of the Contract (including, without 

  

 54 

 
limitation, the requirement to maintain the qualification of the Company as a REIT pursuant to this Section 14(f)(iv)) are complied with by Buyer. Nothing
contained in this Section 14(f) shall require Buyer to take any action to remedy any breach by Seller of its representations and warranties or covenants under this Contract to have maintained the Company’s classification as a REIT prior to the
Closing which breach prevents or impairs the ability of the Company from qualifying as a REIT or of Buyer to maintain the qualification of the Company as a REIT and any such breach by Seller shall be fully covered by and Buyer shall be fully covered
by Seller’s indemnities hereunder. Buyer agrees that upon becoming aware of any breach described in the immediately preceding sentence it shall make reasonable efforts to notify Seller thereof and agrees to take, or allow Seller to take, such
reasonable actions to cure such breach, all at Seller’s cost and expense, provided that any such cure shall not have more than an insubstantial effect on the liability of the Company or any Subsidiary for any Straddle Period or any later
taxable period. 
  
 (v) Buyer covenants and agrees with Seller
that: (a) Buyer will treat the purchase of the Shares contemplated by this Contract for all income tax purposes as a purchase of shares of a corporation, (b) Buyer will not make an election pursuant to Section 338(g) of the Code with respect to the
Company, (c) to the extent permitted by Applicable Law, the Company shall designate the maximum amount of the distribution of the Excluded Assets to Seller as a long-term capital gain dividend within the meaning of Section 857(b)(3) of the Code but
only to the extent that such designation does not increase the amount of distributions which the Company is required to make arising from its operations and activities during the post-Closing Straddle Period, and (d) subject to Seller’s
compliance with Section 13(g), Buyer shall cause the Company to timely and fully pay all accrued and unpaid dividends due to the holders of the Series A Preferred Stock as for the entire 2003 calendar year].. 
  
 (vi) Notwithstanding any other provision of this Contract to the contrary,
the obligations of Seller and Buyer set forth in this Section 14(f) and in Section 16(c): shall (1) be unconditional and absolute, (2) remain in full force and effect indefinitely and (3) other than as provided in Section 16(c), not be subject to
any other indemnification limitations provided in this Contract; provided, that the Tax Representations shall survive the Closing until ninety (90) days following the expiration of the applicable statute of limitations (“Tax Survival
Period”) (taking into account all extensions thereof); and provided, further, in the event notice for indemnification under Section 16(c) hereof shall have been given within the Tax Survival Period, the Tax Representation that is the subject of
such indemnification claim shall survive until such time as such claim is finally resolved. 
  
 (g) With respect to the lease at the 1201 Eye Street Property with the National Park Service as identified on Exhibit C, the tenant and 1201 Owner have not yet entered into a “Supplemental Lease
Amendment” (“SLA”) establishing the base dollar amount for real estate tax escalations (the “Base”). If the final agreed upon Base as set forth in the SLA is $1,652,000 or less, there shall be no adjustment to the Purchase
Price. For each dollar of the Base which is above $1,652,000, Seller shall pay $6.43 to Buyer as an 

  

 55 

 
adjustment to the Purchase Price but in no event shall such payment exceed $450,000. Such payment shall be made within thirty (30) days of delivery by Buyer
to Seller of the fully executed SLA. Prior to agreeing to the Base, Buyer shall consult with Seller but the final determination and agreement shall be in the sole discretion of Buyer. 
  
 (h) The Tenant Estoppel from NCS Pearson with respect to its lease at the 4250 N. Fairfax Property asserts that said tenant
was unable to place two (2) signs on the exterior of the building because of limitations imposed by permits issued by the local governing bodies to Seller’s predecessor in title. The tenant alleges that the failure to obtain the sign could
constitute a default by the landlord under said lease. Seller disputes the allegation that if the tenant is unable to obtain said sign, the same would constitute a lease default. Nevertheless, Seller hereby indemnifies, defends and holds Buyer
harmless from and against any loss, cost, claim or damage including, without limitation, attorneys fees, arising out of or in connection with the tenant’s claim and/or failure of said tenant to obtain said signage. It is the intention of the
tenant to seek a variance or other necessary approval from the public authorities and Buyer hereby agrees that Seller at no cost or expense to Buyer shall be entitled to or at Buyer’s request shall participate in and assist in the seeking of
said approval. Buyer further agrees that, if approved by the tenant as a substitute for exterior signage, it will provide interior signage space in appropriate locations. Furthermore, neither Seller nor Buyer shall enter into any settlement
agreement with the tenant without the consent of the other, which consent shall not be unreasonably withheld or delayed, provided, however, the consent of Seller shall not be required if the cost of such settlement is $50,000 or less, or if Seller
fails to respond within seven (7) business days. 
  
 (i) This
Article 14 shall survive the Closing. 
  
 15. Brokers.
Seller represents that, other than Morgan Stanley Realty Incorporated and Holliday Fenoglio, Fowler (together, the “Brokers”), no broker, finder or similar intermediary has acted for or on behalf of, or is entitled to any
broker’s, finder’s or similar fee or other commission from, the Seller, the Companies, the LLCs or any affiliate of any of the foregoing in connection with this Contract or the Ancillary Agreements or the transactions contemplated hereby
and thereby. Buyer represents that no broker, finder or similar intermediary has acted for or on behalf of, or is entitled to any broker’s, finder’s or similar fee or other commission from, Buyer in connection with this Contract or the
Ancillary Agreements or the transactions contemplated hereby and thereby. Each party hereby indemnifies and agrees to save the other harmless from and against any Claims arising from the breach of such representation by the indemnifying party.

  
 (b) Any commission or other fees or expenses due Brokers shall
be paid by Seller, and Seller shall obtain and provide to Buyer a receipt and lien release therefore at Closing and Seller hereby indemnifies and saves Buyer harmless from and against any Claim by Brokers in connection with the Property, Shares, the
4250 N. Fairfax Interest or this Contract or the transactions contemplated hereby. 
  

 56 

 (c) The provisions of this Article 15 shall survive the Closing or, if applicable, the termination of
this Contract. 
  
 16. Continuation and Survival of
Representations and Warranties; 
  
 (a) Representations
Survival. 
  
 (i) The representations and warranties set
forth in this Contract, as may be modified pursuant this Article 16 or other express provisions of this Contract, are intended to be and shall remain true and correct as of the time of Closing and shall survive the execution and delivery of this
Contract and the Closing for a period of one (1) year following Closing except for the representations set forth in Sections 12(a)(ii) [consents], 12(a)(vii) [indebtedness], 12(a)(xii) [insolvency], 12(a)(xiii) [undisclosed liabilities], 12(a)(xiv)
[litigation] and 12(a)(xv) [Accounts], which shall survive for 2 Years and as to the representations set forth in Articles 12(a)(i), 12(a)(viii), 12(a)(ix) and 12(a)(x) (the “Corporate Representations”) and Seller’s Broker
representation in Section 15, which shall survive for six (6) years, being the period of the statute of limitations for contract actions (each such period, with respect to the indicated representations and warranties, the “Limitations Period).
No action or proceeding may be brought with respect to any of the representations or warranties contained herein unless written notice thereof, setting forth in reasonable detail the claimed breach of representation or warranty referencing this
Article 16 shall have been delivered to the address set forth in Article 18 hereof prior to the end of the applicable Limitations Period. Those covenants that contemplate or involve actions to be taken or obligations to be in effect after the
Closing shall survive in accordance with their terms. Notwithstanding the aforementioned, all representations, warranties and covenants related to tax matters including without limitation the Tax Representations in Section 12(b), and which matters
are otherwise primarily set forth in Article 14, shall survive the Closing as described in Article 14(f)(vi). 
  
 (ii) To the extent that Buyer has actual knowledge at or prior to Closing that Seller’s representations or warranties contained in
this Contract, in any Seller’s Estoppel Certificate or elsewhere are inaccurate, untrue or incorrect in any way, Buyer shall notify Seller in writing and provide Seller ten (10) days to cure such breach and such representations and warranties
shall be deemed modified to reflect Buyer’s actual knowledge to the extent set forth in such notice. Except as otherwise provided herein or as included or intended to be included in the Seller’s Tax Indemnity and/or indemnity for the
matters described in Section 16(b)(3), and otherwise absent fraud on the part of Seller, the Company or any LLC, Seller shall have no liability to Buyer, after Closing with respect to a breach of representation by Seller if actually known by Buyer,
and in the absence of Seller’s cure of such breach or agreement to cure such breach, and Buyer nonetheless closes. 
  
 (iii) Notwithstanding anything in this Contract to the contrary, after 
  

 57 

 
Closing, and only with respect to breaches of covenants, representations and warranties of Seller not actually known by Buyer at Closing and first discovered
by Buyer after Closing, Seller shall be liable to Buyer only if the aggregate of all actual damages incurred by Buyer or Buyer’s successors and assigns exceeds $50,000 (such floor shall not be applicable to a breach of the Tax Representations
or Seller’s covenants made in Section 13(k)), and, if so, such liability shall include the first dollar of such damage and all amounts owed thereafter. In addition, but without limiting Seller’s General Indemnity obligations under Section
16(b), the maximum aggregate liability of Seller and the maximum aggregate amount which may be awarded to and collected by Buyer or Buyer’s successors and assigns (a) for all breaches of Seller’s representations made in Section 12(a) other
than Corporate Representations and Tax Representations shall in no event exceed Ten Million Dollars ($10,000,000); (b) with respect to breaches of Tax Representations (including any liability under the indemnity provisions of Section 16(c)) shall
not exceed One Hundred Million Dollars ($100,000,000); and (c) with respect to breaches of Corporate Representations shall not exceed Two Hundred Thirty-Three Million Eight Hundred Thirty Two Thousand Five Hundred Dollars ($233,832,500) if written
claim of such breach is made within six (6) months after the Closing and One Hundred Million Dollars ($100,000,000) if written claim is made thereafter. 
  
 (b) General Indemnity. As of the Closing, and without limiting any other rights or remedies of Buyer, Seller shall indemnify, defend and hold
harmless Buyer (and its respective affiliates, officers, managers, directors, partners, owners, members and shareholders (including any of the above persons taxable on a flow-through or conduit basis on the income of the same) and their respective
successors and assigns, and as applicable, each LLC) (collectively, “Buyer Indemnitees”) from and against any and all Claims that may be imposed, suffered, incurred or incurred by Buyer or any Buyer Indemnitee as to a breach or violation
of any Retained Liability (as herein defined). 
  
 “Retained
Liability” shall mean and include any Excluded Liability; and the Surviving Seller Obligations; and any and all Claims relating thereto, including without limitation, the following; but provided that unless otherwise covered below (in which
event if covered below, there shall be no cap or limitation on survival), the survival period and cap for a breach of representations set forth in Section 12(a) shall be governed by Section 16(a) above:  
  

	 	(1)	 under or with respect to any Lease, Service Contract, Personal Property Lease, management or leasing agreement or commission agreement or other agreement, promise
or covenant, guaranty or indemnity (whether or not now in effect) or the Loan Documents (including a breach of representation, warranty or covenant thereunder) or filing with any governmental or quasi governmental authority including without
limitation any income and expense filing (whether known or unknown) arising or accruing with respect to the period prior to the date of Closing and not otherwise expressly accepted by Buyer as to such period or which 

  

 58 

	 	 
would not otherwise be assumed by Buyer if Buyer was purchasing only the LLC Owner Property rather than the Shares or the 4250 N. Fairfax Interest,
including, by way of example and not limitation, bankruptcy preference claims of any existing or prior tenant, vendor or supplier of the Property (or of any Excluded Assets) or any portion thereof, 

  

	 	(2)	in connection with any pending or threatened Litigation, Claim, suit or proceeding against the Company or any LLCs relating to occurrences or matters first arising prior to Closing
(whether or not initiated prior or after Closing), including without limitation the HQ Global Bankruptcy, the Cosi Allegation (subject to the limitations set forth in this Contract) and any other existing litigation, claims, suit or proceeding
involving the Company or any LLC (whether known or unknown), or with respect to audits permitted under any Lease which audits are either in process or remain outstanding or prospective as of Closing but limited to liability for any period prior to
the Closing; 

  

	 	(3)	under or with respect to any Subsidiary (other than the LLCs), Excluded Liability, Excluded Contract or Excluded Asset, Other First Loan, 4250 N. Fairfax Loan (whether known or
unknown) and whether arising or accruing before or after Closing including, without limitation, any litigation, claims, suits or proceedings involving any Subsidiary (other than the LLCs) or any Excluded Assets whether known or unknown and whether
arising or accruing before or after Closing, but not including herein any matters for which the Buyer Indemnitees are indemnified under Section 14(c) below; 

  

	 	(4)	any loss or Claim in connection with a breach by Seller (or Seller entities) to the non-Seller members under or with respect to the Organizational Documents of the Eye Street Owner
LLCs, the Eye Street Loan Documents or the MTA Agreement arising or occurring prior to the Closing Date; and 

  

	 	(5)	If Seller has any claim or rights to pursue claims against the other parties to the MTA Agreement, and such claim is not a Surviving Obligation of Seller, Seller, at Buyer’s
request, shall assert such claim on behalf of Buyer and any proceeds received in connection therewith shall be paid to Buyer. To the extent that Seller has made Buyer whole with respect to any breach by Seller of any Surviving Obligation and Seller
has a surviving claim against any such parties to the MTA Agreement as to the same breach, Seller shall be entitled to seek reimbursement from the other parties to the MTA Agreement with respect to such claim and shall be entitled to retain all
rights to the proceeds thereof (unless by doing so, Buyer is not made whole on other claims that would otherwise be covered by Beacon’s rights under the MTA that Beacon is required to exercise on Buyer’s behalf.). 

 

 59 

 (c) Tax Indemnities 
  
 (1) In addition to and without limiting any other indemnity obligations of Seller hereunder, Seller shall indemnify, defend,
and hold harmless Buyer Indemnitees from and against any and all Claims asserted against, resulting to, imposed on, sustained, incurred or suffered by, or asserted against the Buyer Indemnitees, directly or indirectly, by reason of or resulting
from: (a) all Taxes imposed upon the Company or any of the Subsidiaries with respect to any taxable period or portion thereof ending on or before the Closing Date (“Pre-Closing Periods”), and for any Straddle Periods, but only with respect
to the portion of any such Straddle Period ending on the Closing Date and calculated in the manner provided in Section 14(f) of this Contract, (b) any breach or inaccuracy in any Tax Representation, without regard to any qualifications for knowledge
of the Sellers, but only for the Tax Survival Period; provided that if such liability for a Tax Representation is otherwise separately intended to be covered such time limitation is not intended as limitation, (c) any breach or failure by Seller to
perform (or cause to be performed) any of the covenants or agreements set forth in Section 14(d)(3), Section 14(f) or this Section 16(c) (including, without limitation, all the provisions hereof regarding the maintenance of the Company as a REIT),
(d) any Taxes related to any Excluded Asset or the divesture of any Excluded Asset (whether known or unknown by Buyer prior to Closing) and any litigation, claims, suit or proceeding involving any Subsidiary (other than the LLCs) or any Excluded
Assets whether known or unknown and whether arising or accruing before or after Closing; and (e) Tax liability under D.C. Code Annotated §42-1103 arising in connection with the transfer of the Shares because of a transfer by any person (as
defined in D.C. Code Annotated §42-1101(6)) of any direct or indirect beneficial interest in either 1201 Owner or 1225 Owner prior to the Closing (including the transfer of the Shares) other than any direct or indirect transfer by or through
the Company or any of its Subsidiaries occurring after the Closing. The maximum liability of Seller under this Section 16(c)(1), together with Seller’s liability for breach of the Tax Representations shall not exceed One Hundred Million Dollars
($100,000,000) in the aggregate. 
  
 (ii) Buyer shall indemnify,
defend, and hold harmless Seller (and its respective affiliates, officers, managers, directors, partners, owners, members and shareholders (including any of the above persons taxable on a flow-through or conduit basis on the income of same), and
their respective successors and assigns) (collectively, “Seller Indemnitees”) from and against any and all Losses asserted against, resulting to, imposed on, sustained, incurred or suffered by, or asserted against the Seller Indemnitees,
directly or indirectly, by reason of or resulting from: (1) all Taxes imposed upon the Company or any of the Subsidiaries [other than Subsidiaries required to be divested as provided in Section 13(k)] with respect to any taxable period or portion
thereof beginning after the Closing (“Post-Closing Periods”), and for any Straddle Periods, but only with respect to the portion of any such Straddle Period from and after the Closing and calculated in the manner provided in Section
14(f) of this Contract, and (2) any breach or failure by Buyer to perform (or cause to be performed) any of the covenants or agreements set forth in Section 14(f) or this Section 16(c) (including, without limitation, all the provisions hereof
regarding the maintenance of the Company as a real estate investment trust from and after the Closing until the end of the Company Straddle 
  

 60 

 
Taxable year), provided the maximum aggregate liability of the Buyer with respect thereto shall not exceed One Hundred Million Dollars ($100,000,000). Wells
Real Estate Investment Trust, Inc. by its execution of this Contract hereby agrees that it and its successors and assigns shall be jointly and severally liable with Wells Operating Partnership, L.P. and its successors and assigns for the indemnity
obligations set forth herein and Wells Operating Partnership, L.P. and its successors and assigns shall remain liable hereunder notwithstanding any assignment of this Contract pursuant to Article 20(b) or otherwise. 
  
 (iii) For purposes of this Section 16(c), in order to apportion appropriately
any Taxes relating to a Straddle Period, the parties hereto shall, to the extent permitted under Applicable Law, elect with the relevant tax authority to treat for all Tax purposes the Closing Date as the last day of the taxable year or period of
the Company and the Subsidiaries. In any case where Applicable Law does not permit the Company or the Subsidiaries to treat the Closing Date as the last day of the taxable year or period, the portion of any Taxes that are allocable to the portion of
the Straddle Period ending on the Closing Date shall be: 
  

	 	(1)	In the case of Taxes that are imposed on a periodic basis (such as real property taxes), deemed to be the amount of such Taxes for the entire period (or, in the case of such Taxes
determined on an arrears basis, the amount of such Taxes for the immediately preceding period) multiplied by a fraction the numerator of which is the number of calendar days in the Straddle Period ending on (and including) the Closing Date and the
denominator of which is the number of calendar days in the entire relevant Straddle Period; and 

  

	 	(2)	In the case of Taxes not described in clause (1) above (such as Taxes that are either (x) based upon or related to income or receipts, or (y) imposed in connection with any sale or
other transfer or assignment of property (real or personal, tangible or intangible), deemed equal to the amount that would be payable if the taxable year or period ended on the Closing Date. 

  
 The provisions of this clause (iii) shall not be applicable to the payment of
real estate and personal property taxes and assessments on any property owned by the LLCs, provision for which is made elsewhere in this Contract. 
  
 (iv) All amounts payable or to be paid by one party hereto to the other party hereof under this Section 16(c) (the “Tax Indemnity
Payments”) shall be paid in immediately available funds within ten (10) Business Days after the later of (i) receipt of a written request from an Indemnitee entitled to such Tax Indemnity Payment and (ii) the day of payment of the amount
that is the subject of the Tax Indemnity Payment by an Indemnitee entitled to receive the Tax Indemnity Payment. The parties agree to treat any indemnification payment made pursuant to this Contract as an adjustment to the Purchase Price for all Tax
purposes. 
  

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 (d) In connection with and as support for (but not in limitation of) Seller’s indemnity obligations
hereunder, Seller agrees to maintain a net worth of not less than [$100,000,000.00] for a period of three (3) years after Closing; and [$30,000,000] thereafter until the expiration of the Tax Survival Period. If, however, Seller dissolves,
liquidates or otherwise reorganizes or the stated term of Seller (as set forth in its organizational documents) expires (each an “Event”) prior to the expiration of the Tax Survival Period, then Seller shall reserve (in a manner acceptable
to Buyer) [$100,000,000] through the end of such initial three (3) year period after Closing, and [$30,000,000] thereafter until (i) the earlier of the expiration of the Tax Survival Period or until (ii) (x) the expiration of the fourth year after
Closing if the Event occurs prior to the expiration of the three (3) year period or (y) one year after the Event if the Event occurs after the expiration of the three (3) year period. Seller shall provide written notice to Buyer at least ninety (90)
days prior to the occurrence of an Event other than the expiration of its term and at least one (1) year written notice prior to the expiration of the term of Seller. Furthermore, in the event an unresolved Claim is outstanding at the time this net
worth covenant would otherwise be reduced or terminated, Seller shall maintain a net worth or reserve of 125% of the amount of the Claim until the Claim is finally resolved. Such obligation of Seller shall expressly survive Closing and shall be in
addition to all other obligations and covenants of Seller hereunder and is not intended to, and shall not in any way be deemed to, limit Seller’s indemnity or other covenants or obligations hereunder in amount, time, or scope or otherwise.

  
 (e) Indemnification Procedures 
  
 (i) Unless the parties otherwise mutually agree, a claim by any Buyer
Indemnitee or Seller Indemnitee (as applicable, the “Indemnitee”) for indemnification pursuant to this Article 16 (an “Indemnification Claim”) shall be made by the Indemnitee by delivery of a written notice to the indemnifying
party (the “Indemnitor”) requesting indemnification and reasonably identifying the basis on which indemnification is sought and, if available, the amount (or estimate) of asserted damages and, in the case of a Third Party Claim, as defined
below, containing (by attachment or otherwise) such other information as the Indemnitee shall have concerning such Third Party Claim. A “Third Party Claim” means any Litigation instituted against the Indemnitee that, if prosecuted
successfully, would be a matter for which the Indemnitee is entitled to indemnification under this Agreement. 
  
 (ii) If the Indemnification Claim involves a Third Party Claim, the procedures set forth in Section 16(f) hereof shall be observed by the Indemnitee and
Seller. 
  
 (iii) If the Indemnification Claim involves a matter
other than a Third Party Claim, Indemnitor shall have thirty (30) days to object to such Indemnification Claim by delivery of a written notice of such reasonable objection to the Indemnitee specifying in reasonable detail the basis for such
objection. Failure to timely so object shall constitute a final and binding acceptance of the Indemnification Claim by Indemnitor and the Indemnification Claim shall be paid in accordance with Section 16(e)(iv) hereof. If an objection is timely
interposed by Seller, then the Indemnitee and Indemnitor shall negotiate in good faith for a period of up to fifteen (15) days from the date (such period is hereinafter referred to as the “Negotiation Period”) the Indemnitee
receives such objection. After the 

  

 62 

 
Negotiation Period, if Indemnitor and Indemnitee still cannot agree on an Indemnification Claim, either Indemnitor or the Indemnitee may submit the dispute
concerning such Indemnification Claim for resolution to arbitration as set forth in Section 16(h); provided, however, nothing herein shall prevent the parties from seeking equitable or injunctive relief in a court of equity with respect to such
dispute. 
  
 (iv) Upon determination of the amount of an
Indemnification Claim that is binding on both Indemnitor and the Indemnitee, Seller shall pay the amount of such Indemnification Claim by wire transfer of immediately available funds within ten (10) days of the date such amount is determined.

  
 (f) Defense of Third Party Claims. 
  
 (i) In the event of a Third Party Claim, Indemnitor shall have thirty (30)
days (or such lesser time as may be necessary to comply with statutory response requirements for litigation claims that are included in such Third Party Claims provided the Indemnitee has given notice of such Third Party Claim after receipt thereof;
provided further that failure of Indemnitee to timely notify Indemnitor will not relieve Indemnitor of its obligations hereunder unless any delay in such notice results in the inability of Indemnitor to defend such Third Party Claim) from receipt of
the Indemnification Claim (the “Notice Period”) to notify the Indemnitee, (i) whether or not Indemnitor disputes its liability to the Indemnitee with respect to such claim, and (ii) notwithstanding any such dispute, whether or not
Indemnitor will, at its sole cost and expense, defend the Indemnitee against such claim. 
  
 (ii) In the event that Indemnitor notifies the Indemnitee within the Notice Period that it will defend the Buyer Indemnitee against such claim then, except as hereinafter provided, Indemnitor shall have the right, or
at Indemnitee’s reasonable election the obligation, to defend the Indemnitee by appropriate proceedings, which proceedings shall be promptly settled or prosecuted by Indemnitor to a final conclusion, provided, Indemnitor shall not agree to any
settlement which would result in Indemnitee becoming subject to liability for any other significant matter. If Buyer desires to participate in, but not control, any such defense or settlement, it may do so at its sole cost and expense. 

 
 If Buyer desires to participate in, but not control, any such defense or
settlement, it may do so at its sole cost and expense. If in the reasonable opinion of the Buyer Indemnitee, any such claim or the litigation or resolution of any such claim involves an issue or matter that could have a future material adverse
effect on the Buyer Indemnitee and involves a continuing relationship of Buyer with respect to the Property, Company or LLCs, including, without limitation, a dispute with a current tenant, licensee or governmental entities having jurisdiction over
the Property or Company or LLCs with respect to the Property and its ongoing operation, the Buyer Indemnitee shall have the right to jointly participate in the defense or settlement of any such claim or demand and its reasonable costs and expenses
shall be included as part of the indemnification obligation of Seller Indemnitor, and no settlement shall be made without the reasonable concurrence of both parties. 
  

 63 

 (iii) Except where Indemnitor disputes its liability in a timely and reasonable manner under this Section
16(f), Indemnitor shall be conclusively liable for the amount of any loss or other damage resulting from such claim or defense. 
  
 (iv) the Indemnitee and Indemnitor shall cooperate with each other in all reasonable respects in connection with the defense of any Third Party Claim,
including making available records relating to such claim. 
  
 (g)
Settlement of Third Party Claims. Any settlement of a Third Party Claim shall include an unconditional term releasing the Indemnitee from all liability in respect of such asserted liability. 
  
 (h) Arbitration. 
  
 (i) Any dispute, controversy or claim arising out of or relating to this
Agreement or any related document or the performance by the parties of its or their terms shall be settled by binding arbitration held in Washington, DC. The Commercial Arbitration Rules of the American Arbitration Association are hereby
incorporated by reference; provided, however, that the parties do not intend any arbitration hereunder to be administered by the American Arbitration Association. The interpretation and enforceability of this Section 16(h) shall be governed
exclusively by the Federal Arbitration Act, 9 U.S.C. § 1-16. 
  
 (ii) The panel to be appointed shall consist of three neutral arbitrators. One arbitrator shall be appointed by the Buyer Indemnitee and one arbitrator shall be appointed by Seller within fifteen (15) days after the commencement of the
arbitration proceeding. The third arbitrator shall be appointed by mutual agreement of the two selected arbitrators and shall be experienced in corporate contractual and real estate matters relating to transactions of the nature contemplated by this
Agreement. 
  
 (iii) The arbitrators shall allow such discovery as
the arbitrators determine appropriate under the circumstances and shall resolve the dispute as expeditiously as practicable. The Federal Rules of Civil Procedure (the “FRCP”) are hereby incorporated by reference for purposes of the
discovery process; provided that the FRCP may be waived by the parties by written agreement, or by any appointed arbitrator. The arbitrators shall give the parties written notice of the decision, with the reasons therefor set out, and shall have
fifteen (15) days thereafter to reconsider and modify such decision if any party so requests within seven (7) days after the decision. Thereafter, the decision of the arbitrator(s) shall be final, binding, and conclusive with respect to all persons,
including persons who have failed or refused to participate in the arbitration process. 
  
 (iv) The arbitrators shall have authority to award relief under legal or equitable principles, including interim or preliminary relief, and to allocate responsibility for the costs of the arbitration and to award
recovery of attorneys’ fees and expenses in such manner as is determined to be appropriate by the arbitrators. 
  
 (v) Judgment upon the award rendered by the arbitrators may be entered in any court having in personam and subject matter jurisdiction. 

 

 64 

 (vi) All proceedings under this Section 16(h), and all evidence given or discovered pursuant hereto,
shall be maintained in confidence by all parties. 
  
 (vii) The
fact that the dispute resolution procedures specified in this Section 16(h) shall have been or may be invoked shall not excuse any party from performing its obligations under this Agreement or any related agreement and during the pendency of any
such procedure all parties shall continue to perform their respective obligations in good faith, subject to any rights to terminate this Agreement or any related agreement that may be available to any party. 
  
 (viii) All applicable statutes of limitation shall be tolled while the
procedures specified in this Section 16(h) are pending. The parties will take such action, if any, required to effectuate such tolling. 
  
 17. Escrow Provisions. Escrow Agent shall deliver the Deposit to Seller or Buyer promptly after receiving a joint written notice from Seller and
Buyer directing the disbursement of the same, such disbursement to be made in accordance with such direction. If Escrow Agent receives written notice from Buyer or Seller that the party giving such notice is entitled to the Deposit, which notice
shall describe with reasonable specificity the reasons for such entitlement, then Escrow Agent shall (i) promptly give written notice to the other party of Escrow Agent’s receipt of such notice and enclosing a copy of such notice and (ii)
subject to the provisions of the following paragraph which shall apply if a conflict arises, on the fourteenth (14th) day after the giving of the notice referred to in clause (i) above, deliver the Deposit to the party claiming the right to receive it; provided further that if Buyer requests a refund of the Initial Deposit on or prior to the
expiration of the Due Diligence Period (whether or not such request is also executed by Seller), Escrow Agent shall promptly disburse the Deposit to Buyer in accordance with that request. Buyer and Seller hereby agree to send to the other, a
duplicate copy of any written notice sent to Escrow Agent and requesting any such disbursement or countermanding a request for disbursement 
  
 In the event that Escrow Agent shall be uncertain as to its duties or actions hereunder or shall receive instructions or a notice from the Buyer or Seller
which are in conflict with instructions or a notice from the other party or which, in the reasonable opinion of Escrow Agent, are in conflict with any of the provisions of this Contract, it shall be entitled to take any of the following courses of
action: 
  

	 	(i)	Hold the Deposit as provided in this Contract and decline to take any further action until Escrow Agent receives a joint written direction from the Buyer and Seller or any order of
a court of competent jurisdiction directing the disbursement of the Deposit, in which case Escrow Agent shall then disburse the Deposit in accordance with such direction; 

  

	 	(ii)	In the event of litigation between the Buyer and Seller, Escrow Agent may deliver the Deposit to the clerk of any court in which such litigation is pending; or

  

 65 

	 	(iii)	Escrow Agent may deliver the Deposit to a court of competent jurisdiction and therein commence an action for interpleader, the cost thereof to Escrow Agent to be borne by whichever
of the Buyer or Seller does not prevail in the litigation. 

  
 A. Escrow Agent shall not be liable for any action taken or omitted in good faith and believed by it to be authorized or within the rights or powers conferred upon it by this Contract and it may rely, and shall be
protected in acting or refraining from acting in reliance upon an opinion of counsel and upon any directions, instructions, notice, certificate, instrument, request, paper or other documents believed by it to be genuine and to have been made, sent,
signed or presented by the proper party or parties. Escrow Agent shall be under no obligation to take any legal action in connection with the Deposit or this Contract or to appear in, prosecute or defend any action or legal proceedings which would
or might, in its reasonable opinion, involve it in cost, expense, loss or liability unless, in advance, and as often as reasonably required by it. Notwithstanding any other provision of this Contract, the Buyer and Seller jointly indemnify and hold
harmless Escrow Agent against any loss, liability or expense incurred without bad faith or negligence on its part and arising out of or in connection with its services under the terms of this Contract, including the cost and expense of defending
itself against any claim of liability other than arising out of its bad faith or negligence. 
  
 B. Escrow Agent shall not be bound by any modification of this Contract affecting Escrow Agent’s duties hereunder unless the same is in writing and signed by the Buyer, Seller and Escrow Agent. From time to time
on or after the date of this Contract, the Buyer and Seller shall deliver or cause to be delivered to Escrow Agent such further documents and instruments that fall due, or cause to be done such further acts as Escrow Agent may reasonably request (it
being understood that the Escrow Agent shall have no obligation to make any such request) to carry out more effectively the provisions and purposes of this Contract, to evidence compliance with this Contract or to assure itself that it is protected
in acting hereunder. 
  
 C. Escrow Agent shall serve hereunder
without fee for its services as escrow agent, but shall be entitled to reimbursement for its reasonable actual expenses incurred hereunder, which expenses shall be paid and borne equally by the Buyer and Seller. Escrow Agent agrees that it will not
seek reimbursement for the services of its employees or partners, but only for its actual and reasonably incurred out-of-pocket expenses. 
  
 D. Escrow Agent agrees not to resign unless a substitute Escrow Agent is appointed by the Buyer and Seller and any letters of credit constituting the
Deposit are reissued in the name of the substitute Escrow Agent. 
  
 18. Notices. Any notice, request, demand, consent, approval and other communications under this Contract shall be in writing, and shall be deemed duly given or made at the time and on the date when received by facsimile (provided
that the sender of such communication shall orally confirm receipt thereof by the appropriate parties and send a copy of such communication to the appropriate parties within one (1) business day 

  

 66 

 
of such facsimile) or when personally delivered as shown on receipt therefor (which shall include delivery by a nationally recognized overnight delivery
service) or three (3) business days after being mailed by prepaid registered or certified mail, return receipt requested, to the address for each party set forth below. Any party, by written notice to the other in the manner herein provided, may
designate an address different from that set forth below. 
  

	If to any of the Buyer:	 	 	  	 Wells Operating Partnership, L.P.

	 	 	 	  	 6200 Corners Parkway Suite 250

	 	 	 	  	 Norcross, Georgia 30092

	 	 	 	  	 Attn: Jeff Gilder, Director

		
	with a Copy to:	  	 
			
	 	 	 	  	 Alston & Bird LLP

	 	 	 	  	 1201 West Peachtree Street

	 	 	 	  	 Atlanta, GA 30309

	 	 	 	  	 Attn: William O’Callaghan, Esq.

	 	 	 	  	         Marci P. Schmerler, Esq.

	 	 	 	  	 Telecopier No. (404) 881-7777

			
	If to Seller, to:	 	 	  	 c/o Beacon Capital Partners, Inc.

	 	 	 	  	 One Federal Street

	 	 	 	  	 Boston, MA 02110

	 	 	 	  	 Attn: Erin R. O’Boyle

	 	 	 	  	 Telecopier No.: (617) 457-0499

			
	with copies to:	 	 	  	 Beacon Capital Partners, Inc.

	 	 	 	  	 One Federal Street

	 	 	 	  	 Boston, MA 02110

	 	 	 	  	 Attn: William A. Bonn, Esq.

	 	 	 	  	 General Counsel

	 	 	 	  	 Telecopier No.: (617) 457-0498

			
	 	 	 	  	 Goulston & Storrs, P.C.

	 	 	 	  	 400 Atlantic Avenue

	 	 	 	  	 Boston, MA 02110-3333

	 	 	 	  	 Attn: Jordan P. Krasnow, Esq.

	 	 	 	  	 Telecopier No.: (617) 574-7604

  
 19. Captions:
The captions in this Contract are inserted only for the purpose of convenient reference and in no way define, limit or prescribe the scope or intent of this Contract or any part hereof. 
  

 67 

 20. Successors and Assigns: (a) This Contract shall be binding upon the parties hereto and their
respective successors and assigns. 
  
 (b) Buyer may assign this
Contract and the rights or benefits hereof including, without limitation, the benefit of the representations and warranties contained in Article 12 hereof, only to any party (or parties) of which Buyer or any principal in, or affiliate or subsidiary
of, or entity related to, Buyer owns an interest. No assignment shall be permitted which is materially inconsistent with the submissions to MetLife which submission has been approved by Buyer and its counsel unless also approved by MetLife. Such
assignment shall not operate to release the named Buyer from all obligations and liability hereunder. 
  
 21. Governing Law: The laws of the District of Columbia shall govern the validity, construction, enforcement and interpretation of this Contract.

  
 22. Multiple Counterparts: This Contract may be
executed in any number of identical counterparts. If so executed, each of such counterparts shall constitute this Contract. In proving this Contract, it shall not be necessary to produce or account for more than one such counterpart. 
  
 23. Representations and Warranties of Buyer: Buyer hereby represents
and warrants to Seller as of the date hereof and as of the Closing Date as follows: 
  
 (a) This Contract and all documents executed by Buyer that are to be delivered to Seller at the Closing are, or at the time of Closing will be, duly authorized, executed and delivered by Buyer. This Contract and such
documents are, or at the Closing will be, legal, valid, and binding obligations of Buyer, and do not, and, at the time of Closing will not, violate any provisions of any agreement or judicial order to which Buyer is a party or to which it is
subject. 
  
 (b) There are no proceedings pending or, to
Buyer’s knowledge, threatened against it in any court or before any governmental authority or any tribunal which, if adversely determined, would have a material adverse effect on its ability to purchase the Property or to carry out its
obligations under this Contract. 
  
 24. Post-Closing
Obligation: After the Closing, Seller and Buyer shall cooperate with one another at reasonable times and on reasonable conditions and shall execute and deliver such instruments and documents as may be necessary in order fully to carry out the
intent and purposes of the transactions contemplated hereby. Except for such instruments and documents as the parties were originally obligated to deliver by the terms of this Contract, such cooperation shall be without additional cost or liability.

  
 25. WAIVER OF JURY TRIAL. EACH OF THE PARTIES HERETO
HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE THE RIGHT ANY OF THEM MAY HAVE TO A TRIAL BY JURY IN RESPECT OF ANY LITIGATION BASED HEREON, OR ARISING OUT OF, UNDER OR IN 

  

 68 

 
CONNECTION WITH THIS CONTRACT, OR ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENTS (WHETHER VERBAL OR WRITTEN) OR ACTIONS OF ANY PARTY IN CONNECTION
HEREWITH. 
  
 26. Exhibits and Schedules: The Exhibits and
Schedules referred to in and attached to the Original Agreement as modified by schedules and exhibits attached hereto or delivered as attachments to the documents delivered to and accepted by Buyer at Closing and Exhibit Z, Exhibit AA and BB
attached to this Contract are hereby incorporated and made a part thereof. 
  
 27. Public Disclosure; confidentiality: Each party hereto covenants and agrees that both before and after Closing it will not issue any press releases or make similar disclosures to any reporting publication
disclosing the terms of this Contract or the Closing or any matters pertaining to this transaction without the express written consent of the other. To the extent any public announcement is required by law, only the content so required to be
disclosed shall be made public, shall describe the transaction of the sale of stock in an entity holding indirect interests in debt and equity interests in the various real properties (and not as an acquisition of a real property), and shall remain
subject to the reasonable approval of the other party. 
  
 In
addition, the parties hereto shall keep, and shall cause their respective representatives to keep, the existence and terms of this Contract and information regarding the LLC Property, the LCCs and the Company strictly confidential, except (a) to the
extent disclosure must be made to enable the parties to perform acts necessary to consummate Closing or take actions permitted under this Contract including as permitted in this Section above, (b) that nothing shall preclude Buyer from disclosing
any materials, or discussing the substance or any relevant details of the transactions contemplated in this Contract on a confidential basis with any of its attorneys, accountants, professional consultants, financial advisors, rating agencies,
investors, insurers, lenders, and/or potential lenders or investors as the case may be, or prevent Buyer from complying with applicable laws or practices, including, without limitation, governmental regulatory, disclosure, tax and reporting
requirements including without limitation any such laws or practices in the United States, and (c) in accordance with Section 1.6011-4(b)(3)(iii) of the Treasury Regulations issued under the Code, the disclosure by a party (and each employee,
representative, or other agent of such party) to any and all persons, without limitation of any kind, of the tax treatment and tax structure, for Federal income tax purposes, of the transactions contemplated by this Contract, and all materials of
any kind (including opinions or other tax analyses) that are provided to such party relating to the tax treatment and tax structure (for Federal income tax purposes); provided, however, that, pursuant to Section 1.6011-4(b)(3)(ii) of the Treasury
Regulations, such disclosure shall not be made or permitted to the extent if and to the extent reasonably necessary to comply with the securities laws of any applicable jurisdiction. Notwithstanding and without limiting the foregoing, the parties
hereto may advise holders of equity or debt interests in the respective parties hereto of the terms of this transaction. 
  

 69 

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

	 SELLER:

	
	 BEACON CAPITAL STRATEGIC PARTNERS II, L.P.

		
	 By:
	 	 BCP Strategic Partners, II, LLC, its general partner

			
	 	 	 By:
	 	 Beacon Capital Partners, LLC, its manager

				
	 	 	 	 	 By:
	 	 /s/    William A.
Bonn        

	 	 	 	 	 	 	 Name: William A. Bonn, Esq

	 	 	 	 	 	 	 Title: Senior Vice President and
        General Counsel

	
	 BUYER:

	
	 WELLS OPERATING PARTNERSHIP, L.P.

		
	 By:
	 	 Wells Real Estate Investment Trust, Inc.

			
	 	 	 By:
	 	 /s/    Randy Fretz

	 	 	 	 	 Name: Randy Fretz

	 	 	 	 	 Title: Vice President

  
 FOR PURPOSES OF PARAGRAPH
16(c)(ii) ONLY: 
  

	 WELLS REAL ESTATE INVESTMENT TRUST, INC.

		
	 By:
	 	 /s/    Randy Fretz

	 	 	 Name: Randy Fretz

	 	 	 Title: Vice President

  

 70 

 The undersigned joins herein for the purposes of holding the Deposit and for the purposes of Article 17
and is an intended beneficiary of said Article 17. 
  

	 	 	 	 	 ESCROW AGENT:

			
	 	 	 	 	 CHICAGO TITLE INSURANCE COMPANY

	 Attest:
	 	 	 	 	 	 
				
	  

	 	 	 	 By:
	 	  

	Secretary	 	 	 	 	 	 Name:

	(SEAL)	 	 	 	 	 	 Title:

  

 71 

 LIST OF EXHIBITS 
  

	 Exhibit A-1
	  	 400 Virginia Avenue, Washington, DC - Property Description

	 Exhibit A-2
	  	 4250 N. Fairfax, Arlington, Virginia - Property Description

	 Exhibit A-3
	  	 1201 Eye Street, Washington, DC - Property Description

	 Exhibit A-4
	  	 1225 Eye Street, Washington, DC - Property Description

		
	 Exhibit B-1
	  	 TZO Loan Documents

	 Exhibit B-2
	  	 ESDI Loan Documents

	 Exhibit B-3
	  	 TTF Loan Documents

	 Exhibit B-4
	  	 1201 MetLife Loan Documents

	 Exhibit B-5
	  	 1225 MetLife Loan Documents

	 Exhibit B-6
	  	 400 Virginia Loan Documents

	 Exhibit B-7
	  	 4250 N. Fairfax Loan Documents

		
	 Exhibit C-1
	  	 400 Virginia Avenue, Washington, DC Leases, Licenses and Other Occupancy Agreements

	 Exhibit C-2
	  	 4250 N. Fairfax, Arlington Virginia Leases, Licenses and Other Occupancy Agreements

	 Exhibit C-3
	  	 1201 Eye Street, Washington DC Leases, Licenses and Other Occupancy Agreements

	 Exhibit C-4
	  	 1225 Eye Street, Washington, DC Leases, Licenses and Other Occupancy Agreements

		
	 Exhibit D-1
	  	 400 Virginia Avenue, Washington, DC Service Contracts

	 Exhibit D-2
	  	 4250 N. Fairfax, Arlington, Virginia Service Contracts

	 Exhibit D-3
	  	 1201 Eye Street, Washington DC Service Contracts

	 Exhibit D-4
	  	 1225 Eye Street, Washington, DC Service Contracts

		
	 Exhibit E-1
	  	 400 Virginia Avenue, Washington, DC Personal Property Leases

	 Exhibit E-2
	  	 4250 N. Fairfax, Arlington, Virginia Personal Property Leases

	 Exhibit E-3
	  	 1201 Eye Street, Washington, DC Personal Property Leases

	 Exhibit E-4
	  	 1225 Eye Street, Washington, DC Personal Property Leases

		
	 Exhibit F
	  	 Form of Stock Power

		
	 Exhibit G
	  	 Form of Seller’s Certificate re: Representations and Warranties

		
	 Exhibit H
	  	 Form of Title Affidavit

		
	 Exhibit I-1
	  	 Underpinning Agreement

	 Exhibit I-2
	  	 Underpinning Agreement Estoppel Letter

  

 72 

	 Exhibit J-1
	  	 400 Virginia, Washington, DC Existing Owner’s Title Policy

	 Exhibit J-2
	  	 4250 N. Fairfax, Arlington, Virginia Existing Owner’s Title Policy

	 Exhibit J-3
	  	 1201 Eye Street, Washington, DC Existing Owner’s Title Policy

	 Exhibit J-4
	  	 1225 Eye Street, Washington, DC Existing Owner’s Title Policy

		
	 Exhibit K-1
	  	 1201 Eye Street, Washington, DC Second Deed of Trust Existing Lender’s Title Policy

	 Exhibit K-2
	  	 1201 Eye Street, Washington, DC Third Deed of Trust Existing Lender’s Title Policy

	 Exhibit K-3
	  	 1225 Eye Street, Washington, DC Second Deed of Trust Existing Lender’s Title Policy

		
	 Exhibit L-1
	  	 Form of Tenant Estoppel Certificate

	 Exhibit L-2
	  	 Form of Seller Estoppel Certificate

		
	 Exhibit M
	  	 Tenant Improvement and Commission Obligations (Paid Post-Closing)

		
	 Exhibit N
	  	 Tenant Improvement and Commission Obligations (Credited to Buyer at Closing)

		
	 Exhibit O
	  	 Outstanding Concessions, Commission, Fees, Relocation Payments, Tenant Allowance Payments and Tenant Improvement Obligations

		
	 Exhibit P
	  	 List of Governmental Notices of Violation

		
	 Exhibit Q
	  	 List of Environmental Reports

		
	 Exhibit R-1
	  	 Outstanding Membership Interests in 1201 Owner

	 Exhibit R-2
	  	 Outstanding Membership Interests in 1225 Owner

		
	 Exhibit S-1
	  	 Contract Provisions Related to Cosi, Inc. Claim

	 Exhibit S-2
	  	 Estoppel Letter from Cosi, Inc.

		
	 Exhibit T
	  	 Consent of MetLife

		
	 Exhibit U-1
	  	 Form of Goodwin Procter Corporate Opinion

	 Exhibit U-2
	  	 Form of Goodwin Procter Tax Opinion

		
	 Exhibit V
	  	 Terms of Eye Street Document Amendments/ [Form of Amendments to be attached]

  

 73 

	 Exhibit W
	  	 Jurisdictions in which the Company and the LLCs are Required to be Qualified to do Business and are Qualified to do Business

		
	 Exhibit X
	  	 Bank, Brokerage and Trading Accounts, Safe Deposits and Lock Boxes, and Persons Authorized as Signatories

		
	 Exhibit Y
	  	 Form of Amendment to Governing Documents of the Company

		
	 Exhibit Z
	  	 Form of Assignment of the Membership Interests in 4250 N. Fairfax

		
	 Exhibit AA
	  	 [Excluded Assets Steps]

		
	 Exhibit BB
	  	 Form of Accounting Letter

  

 74

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