Document:

Exhibit 10.1

REGISTRATION RIGHTS AGREEMENT

by and among

CIT Group Inc.

the Guarantors party hereto

and

Merrill Lynch, Pierce, Fenner & Smith Incorporated

Barclays Capital Inc.

Citigroup Global Markets Inc.

Deutsche Bank Securities Inc.

and

J.P. Morgan Securities LLC

as

the Representatives of the Initial Purchasers

Dated as of March
30, 2011

REGISTRATION RIGHTS AGREEMENT

          This
Registration Rights Agreement (this “Agreement”) is made and entered into as of
March 30, 2011, by and among CIT Group Inc., a Delaware corporation (the
“Company”), the guarantors party hereto (collectively, the “Guarantors”) and
Merrill Lynch, Pierce, Fenner & Smith Incorporated, Barclays Capital Inc.,
Citigroup Global Markets Inc., Deutsche Bank Securities Inc. and J.P. Morgan
Securities LLC as the representatives of the initial purchasers listed on
Schedule A to the Purchase Agreement (defined below) (the “Initial
Purchasers”), each of whom has agreed to purchase the Company’s 5.250% Series C
Second-Priority Secured Notes due 2014, and its 6.625% Series C Second-Priority
Secured Notes due 2018 (collectively, the “Notes”) fully and unconditionally
guaranteed by the Guarantors (the “Guarantees”) pursuant to the terms set forth
in the Purchase Agreement. The Notes and the Guarantees attached thereto are
herein collectively referred to as the “Securities.”

          This
Agreement is made pursuant to the Purchase Agreement, dated March 23, 2011 (the
“Purchase Agreement”), among the Company, the Guarantors and the
Representatives and is (i) for the benefit of the Initial Purchasers and (ii)
for the benefit of the holders from time to time of Transfer Restricted
Securities, including the Initial Purchasers. In order to induce the Initial
Purchasers to purchase the Securities, the Company has agreed to provide the
registration rights set forth in this Agreement. The execution and delivery of
this Agreement is a condition to the obligations of the Initial Purchasers set
forth in Section 5(f) of the Purchase Agreement.

          The
parties hereby agree as follows:

          SECTION
1. Definitions. As used in this
Agreement, the following capitalized terms shall have the following meanings:

          Additional
Interest: As defined in Section 5 hereof.

          Advice:
As defined in Section 6(c) hereof.

          Broker-Dealer:
Any broker or dealer registered under the Exchange
Act.

          Business
Day: Any day other than a Saturday, Sunday or U.S.
federal holiday or a day on which banking institutions or trust companies
located in New York, New York are authorized or obligated by law to be closed.

          Closing
Date: The date of this Agreement.

          Commission:
The Securities and Exchange Commission.

          Consummate:
A registered Exchange Offer shall be deemed “Consummated”
for purposes of this Agreement upon the occurrence of (i) the filing and
effectiveness under the Securities Act of the Exchange Offer Registration
Statement relating to the Exchange Securities to be issued in the Exchange
Offer, (ii) the maintenance of such Registration Statement continuously
effective and the keeping of the Exchange Offer open for a period not less than
the minimum period required pursuant to Section 3(b) hereof, and (iii) the
delivery by the Company to the Regis-

trar under the
Indenture of Exchange Securities in the same aggregate principal amount as the
aggregate principal amount of Transfer Restricted Securities that were tendered
by Holders thereof that are not prohibited by any law or policy of the
Commission from participating in such offer pursuant to the Exchange Offer.

          Exchange
Act: The Securities Exchange Act of 1934, as amended.

          Exchange
Date: As defined in Section 3(a) hereto.

          Exchange
Offer: The registration by the Company under the
Securities Act of the Exchange Securities pursuant to a Registration Statement
pursuant to which the Company offers the Holders of all outstanding Transfer
Restricted Securities the opportunity to exchange all such outstanding Transfer
Restricted Securities held by such Holders for Exchange Securities in an
aggregate principal amount equal to the aggregate principal amount of the
Transfer Restricted Securities tendered in such exchange offer by such Holders.

          Exchange
Offer Registration Statement: The Registration
Statement relating to the Exchange Offer, including the related Prospectus.

          Exchange
Securities: The 5.250% Series C Second-Priority
Secured Notes due 2014, and the 6.625% Series C Second-Priority Secured Notes
due 2018, of the same series under the Indenture as the Notes and the
Guarantees attached thereto, to be issued to Holders in exchange for Transfer
Restricted Securities pursuant to this Agreement.

          FINRA:
Financial Industry Regulatory Authority, Inc.

          Freely
Tradable: Means, with respect to a Security, a
Security that at any time of determination (i) may be sold to the public in
accordance with Rule 144 under the Securities Act (“Rule 144”) by a person that
is not an “affiliate” (as defined in Rule 144 under the Securities Act) of the
Company where no conditions of Rule 144 are then applicable (other than the
holding period requirement in paragraph (d) of Rule 144 so long as such holding
period requirement is satisfied at such time of determination), (ii) does not bear
any restrictive legends relating to the Securities Act and (iii) bears an
unrestricted CUSIP number.

          Holders:
As defined in Section 2(b) hereof.

          Indemnified
Holder: As defined in Section 8(a) hereof.

          Indenture:
The Indenture, dated as of March 30, 2011, by and
among the Company, the Guarantors and Deutsche Bank Trust Company Americas, as
trustee (the “Trustee”), pursuant to which the Securities are to be issued, as
such Indenture is amended or supplemented from time to time in accordance with
the terms thereof.

          Initial
Placement: The issuance and sale by the Company of the
Securities to the Initial Purchasers pursuant to the Purchase Agreement on the
Closing Date.

          Initial
Purchaser: As defined in the preamble hereto.

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          Initial
Securities: The Securities issued and sold by the
Company to the Initial Purchaser pursuant to the Purchase Agreement on the
Closing Date.

          Interest
Payment Date: As defined in the Indenture and the
Securities.

          Person:
An individual, partnership, corporation, trust or
unincorporated organization, or a government or agency or political subdivision
thereof.

          Prospectus:
The prospectus included in any Registration Statement,
as amended or supplemented by any prospectus supplement and by all other
amendments thereto, including post-effective amendments, and all material
incorporated by reference into such Prospectus.

          Purchase
Agreement: As defined in the preamble hereto.

          Registration
Default: As defined in Section 5 hereof.

          Registration
Statement: Any registration statement of the Company
relating to (a) an offering of Exchange Securities pursuant to an Exchange
Offer or (b) the registration for resale of Transfer Restricted Securities
pursuant to the Shelf Registration Statement, which is filed pursuant to the
provisions of this Agreement, in each case, including the Prospectus included
therein, all amendments and supplements thereto (including post-effective
amendments) and all exhibits and material incorporated by reference therein.

          Securities:
As defined in the preamble hereto.

          Securities
Act: The Securities Act of 1933, as amended.

          Shelf Filing Deadline: As defined in
Section 4(a) hereof.

          Shelf Registration
Statement: As defined in Section 4(a) hereof.

          Transfer
Restricted Securities: The Securities; provided that the Securities shall cease
to be Transfer Restricted Securities on the earliest to occur of (i) the date
on which a Registration Statement with respect to such Securities has become
effective under the Securities Act and such Securities have been exchanged or
disposed of pursuant to such Registration Statement, (ii) the date on which
such Securities cease to be outstanding or (iii) the date on which such
Securities are Freely Tradable.

          Trust
Indenture Act: The Trust Indenture Act of 1939, as
amended.

          Underwritten
Registration or Underwritten Offering: A registration
in which securities of the Company are sold to an underwriter for reoffering to
the public.

          SECTION
2. Securities Subject to this Agreement.

          (a) Transfer Restricted Securities. The
securities entitled to the benefits of this Agreement are the Transfer
Restricted Securities.

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          (b)
Holders of Transfer Restricted Securities. A
Person is deemed to be a holder of Transfer Restricted Securities (each, a
“Holder”) whenever such Person owns Transfer Restricted Securities.

          SECTION
3. Registered Exchange Offer.

          (a)
Unless the Exchange Offer shall not be permissible under applicable law or
Commission policy (in the reasonable advice of counsel to the Company), or
there are no Transfer Restricted Securities outstanding, each of the Company
and the Guarantors shall (i) cause to be filed with the Commission, a
Registration Statement under the Securities Act relating to the Exchange
Securities and the Exchange Offer, (ii) use its commercially reasonable efforts
to cause such Registration Statement to become effective, (iii) in connection
with the foregoing, file (A) all pre-effective amendments to such Registration
Statement as may be necessary in order to cause such Registration Statement to
become effective, (B) if applicable, a post-effective amendment to such Registration
Statement pursuant to Rule 430A under the Securities Act and (C) cause all
necessary filings in connection with the registration and qualification of the
Exchange Securities to be made under the state securities or blue sky laws of
such jurisdictions as are reasonably necessary to permit Consummation of the
Exchange Offer; provided, however,
that none of the Company or the Guarantors shall be required to register or
qualify as a foreign corporation where it is not then so qualified or to take
any action that would subject it to the service of process in suits or to
taxation in any jurisdiction where it is not then so subject, and (iv) use its
commercially reasonable efforts to Consummate the Exchange Offer not later than
366 days following the Closing Date (or if such 366th day is not a Business
Day, the next succeeding Business Day) (the “Exchange Date”); provided, however,
that the Company shall not be required to Consummate such Exchange Offer if all
of the Securities are Freely Tradable on or before the Exchange Date. The
Exchange Offer, if required pursuant to this Section 3(a), shall be on the
appropriate form permitting registration of the Exchange Securities to be
offered in exchange for the Transfer Restricted Securities and to permit resales
of Transfer Restricted Securities held by Broker-Dealers as contemplated by
Section 3(c) hereof.

          (b)
If an Exchange Offer Registration Statement is required to be filed and
declared effective pursuant to Section 3(a) above, the Company and the Guarantors
shall use their commercially reasonable efforts to cause the Exchange Offer
Registration Statement to be effective continuously and shall keep the Exchange
Offer open for a period of not less than the minimum period required under
applicable federal and state securities laws to Consummate the Exchange Offer; provided, however, that in no event shall
such period be less than 20 Business Days after the date notice of the Exchange
Offer is mailed to the Holders. The Company shall cause the Exchange Offer to
comply in all material respects with all applicable federal and state
securities laws. No securities other than the Exchange Securities shall be
included in the Exchange Offer Registration Statement.

          (c)
The Company shall indicate in a “Plan of Distribution” section contained in the
Prospectus forming a part of the Exchange Offer Registration Statement that any
Broker-Dealer who holds Transfer Restricted Securities that were acquired for
its own account as a result of market-making activities or other trading
activities (other than Transfer Restricted Securities acquired directly from
the Company), may exchange such Transfer Restricted Securities pursuant

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to the
Exchange Offer; however, such Broker-Dealer may be deemed to be an “underwriter”
within the meaning of the Securities Act and must, therefore, deliver a
prospectus meeting the requirements of the Securities Act in connection with
any resales of the Exchange Securities received by such Broker-Dealer in the
Exchange Offer, which prospectus delivery requirement may be satisfied by the
delivery by such Broker-Dealer of the Prospectus contained in the Exchange
Offer Registration Statement. Such “Plan of Distribution” section shall also
contain all other information with respect to such resales by Broker-Dealers
that the Commission may require in order to permit such resales pursuant
thereto, but such “Plan of Distribution” shall not name any such Broker-Dealer
or disclose the amount of Transfer Restricted Securities held by any such Broker-Dealer
except to the extent required by the Commission as a result of a change in
policy after the date of this Agreement.

          Each
of the Company and the Guarantors shall use its commercially reasonable efforts
to keep the Exchange Offer Registration Statement continuously effective,
supplemented and amended as required by the provisions of Section 6(c) hereof
to the extent reasonably necessary to provide reasonable assurance that it is
available for resales of Transfer Restricted Securities acquired by
Broker-Dealers for their own accounts as a result of market-making activities
or other trading activities, and to provide reasonable assurance that it
conforms in all material respects with the requirements of this Agreement, the
Securities Act and the policies, rules and regulations of the Commission as
announced from time to time, for a period ending on the earlier of (i) 180 days
from the date on which the Exchange Offer Registration Statement is declared
effective and (ii) the date on which a Broker-Dealer is no longer required to
deliver a prospectus in connection with market-making or other trading
activities.

          The
Company shall provide sufficient copies of the latest version of such
Prospectus to Broker-Dealers promptly upon request at any time during such
180-day (or shorter as provided in the foregoing sentence) period in order to
facilitate such resales.

          Notwithstanding
anything in this Section 3 to the contrary, the requirements to file and the
requirements to Consummate the Exchange Offer shall terminate at such time as
all the Securities are Freely Tradable.

          SECTION
4. Shelf Registration.

          (a)
Shelf Registration. If (i) the
Company is not required to file an Exchange Offer Registration Statement or to
consummate the Exchange Offer as contemplated by Section 3 solely because the
Exchange Offer is not permitted by applicable law or Commission policy (as
determined by the Company upon the reasonable advice of its outside counsel),
(ii) for any reason the Exchange Offer is not Consummated by the Exchange Date
and the Securities are not all Freely Tradable prior to such time, or (iii)
prior to the Exchange Date: (A) the Initial Purchasers request from the Company
with respect to Transfer Restricted Securities in an aggregate principal amount
of at least $5,000,000 not eligible to be exchanged for Exchange Securities in
the Exchange Offer, (B) with respect to any Holder (other than an Initial
Purchaser) of Transfer Restricted Securities in an aggregate principal amount
of at least $5,000,000 such Holder notifies the Company that (x) such Holder is
prohibited by applicable law or Commission policy from participating in the
Exchange Offer, (y) such Holder may not resell the Exchange Securities acquired
by it in the Exchange Offer to the public without delivering a prospectus and
that the Pro-

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spectus
contained in the Exchange Offer Registration Statement is not appropriate or
available for such resales by such Holder, or (z) such Holder is a
Broker-Dealer and holds Transfer Restricted Securities acquired directly from
the Company or one of its affiliates or (C) in the case of any Initial
Purchaser, such Initial Purchaser notifies the Company it will not receive
Freely Tradable Exchange Securities in exchange for Transfer Restricted
Securities in an aggregate principal amount of at least $5,000,000 and
constituting such Initial Purchaser’s unsold allotment, the Company and the
Guarantors shall:

	
  

 	
  

 
	
  

 	
           (x)
 as promptly as reasonably practicable cause to be filed a shelf registration
 statement pursuant to Rule 415 under the Securities Act, which may be an
 amendment to the Exchange Offer Registration Statement (in either event, the
 “Shelf Registration Statement”) on or prior to the 30th day after the date such
 obligation arises but no earlier than the 366th day after the Closing Date
 (or if such 366th day is not a Business Day, the next succeeding Business
 Day) (such date being the “Shelf Filing Deadline”), which Shelf Registration
 Statement shall provide for resales of all Transfer Restricted Securities the
 Holders of which shall have provided the information required pursuant to
 Section 4(b) hereof; and

 
	
  

 	
  

 
	
  

 	
           (y)
 use their commercially reasonable efforts to cause such Shelf Registration
 Statement to be declared effective by the Commission on or before the 30th
 day after the Shelf Filing Deadline (or if such 30th day is not a Business
 Day, the next succeeding Business Day);

 
	
  

 	
  

 
	
  

 	
 provided, however,
 that no Holder (other than an Initial Purchaser) shall be entitled to have
 the Transfer Restricted Securities held by it covered by such Shelf
 Registration Statement unless such Holder agrees in writing to be bound by
 all of the provisions of this Agreement applicable to such Holder (with the
 Initial Purchasers’ agreement thereto being evidenced by their execution of
 this Agreement); and provided further,
 that with respect to Exchange Securities received by an Initial Purchaser in
 exchange for Transfer Restricted Securities constituting any portion of an
 unsold allotment, the Company may, if permitted by current interpretations by
 the Commission’s staff, file a post-effective amendment to the Exchange Offer
 Registration Statement containing the information required by Item 507 or 508
 of Regulation S-K, as applicable, in satisfaction of its obligations under
 this subsection with respect thereto, and any such Exchange Offer
 Registration Statement, as so amended, shall be referred to herein as, and
 governed by the provisions herein applicable to, a Shelf Registration
 Statement.

 

          Each
of the Company and the Guarantors shall use its commercially reasonable efforts
to keep such Shelf Registration Statement continuously effective, supplemented
and amended as required by the provisions of Sections 6(a) and (b) hereof to
the extent necessary to permit the prospectus included therein to be lawfully
delivered by the Holders of Transfer Restricted Securities entitled to the
benefit of this Section 4(a), and to provide reasonable assurance that it
conforms in all material respects with the requirements of this Agreement, the
Securities Act and the policies, rules and regulations of the Commission as
announced from time to time, until the earlier of (i) the second anniversary of
the Closing Date and (ii) when all the Transfer Restricted Securities covered
by such Shelf Registration Statement have been sold pursuant to such Shelf

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Registration
Statement or are Freely Tradable. Notwithstanding anything to the contrary, the
requirements to file a Shelf Registration Statement and to have such Shelf
Registration Statement become effective and remain effective shall terminate at
such time as all of the Securities are Freely Tradable.

          (b)
Provision by Holders of Certain Information
in Connection with the Shelf Registration Statement. No Holder of
Transfer Restricted Securities may include any of its Transfer Restricted
Securities in any Shelf Registration Statement pursuant to this Agreement
unless and until such Holder furnishes to the Company in writing, within 20
Business Days after receipt of a request therefor, such information as the
Company may reasonably request for use in connection with any Shelf
Registration Statement or Prospectus or preliminary Prospectus included
therein. Each Holder as to which any Shelf Registration Statement is being
effected agrees to furnish promptly to the Company all information required to
be disclosed in order to make the information previously furnished to the
Company by such Holder not materially misleading.

          SECTION
5. Additional Interest.

          (a)
If any of the Securities are not Freely Tradable Securities by the Exchange
Date and either (i) the Exchange Offer has not been Consummated, unless the
Exchange Offer shall not be permissible under applicable law or Commission
policy (in the reasonable advice of counsel to the Company), (ii) any Shelf
Registration Statement, if required hereby, has not been declared effective by
the Commission or (iii) any Registration Statement required by this Agreement
has been declared effective but ceases to be effective at any time at which it
is required to be effective under this Agreement (each such event referred to
in clauses (i) through (iii), a “Registration Default”), the Company hereby
agrees that the interest rate borne by the Transfer Restricted Securities shall
be increased by 0.25% per annum during the 90-day period immediately following
the occurrence of any Registration Default and shall increase by 0.25% per
annum at the end of each subsequent 90-day period (such increase, “Additional
Interest”), but in no event shall such increase exceed 1.00% per annum. At the
earlier of (i) the cure of all Registration Defaults relating to the particular
Transfer Restricted Securities or (ii) the particular Transfer Restricted Securities
having become Freely Tradable, the interest rate borne by the relevant Transfer
Restricted Securities will be reduced to the original interest rate borne by
such Transfer Restricted Securities; provided,
however, that, if after any such reduction in interest rate, a
different Registration Default occurs, the interest rate borne by the relevant
Transfer Restricted Securities shall again be increased pursuant to, and in the
manner provided by, the foregoing provisions.

          All
obligations of the Company and the Guarantors set forth in the preceding
paragraph that are outstanding with respect to any Transfer Restricted Security
at the time such security ceases to be a Transfer Restricted Security shall
survive until such time as all such obligations with respect to such security
shall have been satisfied in full.

          (b)
A Registration Default shall be deemed not to have occurred and be continuing
in relation to a Shelf Registration Statement or the related prospectus if (i)
the event that would have otherwise been a Registration Default pursuant to
clause (a) of this Section 5 has occurred solely as a result of (x) the filing
of a post-effective amendment to such Shelf Registration Statement to
incorporate annual audited financial information with respect to the Company

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where such
post-effective amendment is not yet effective and needs to be declared
effective to permit Holders to use the related prospectus or (y) other material
events, with respect to the Company that would need to be described in such
Shelf Registration Statement or the related prospectus and (ii) in the case of
clause (y), the Company is proceeding promptly and in good faith to amend or
supplement such Shelf Registration Statement and related prospectus to describe
such events; provided, however, that in any of the cases above,
if such event occurs for a period of 90 days, whether or not consecutive,
Additional Interest shall be payable in accordance with the above paragraph
from the day such event occurred until such Registration Default is cured.

          (c)
Notwithstanding the foregoing, any Registration Default specified in clauses
(i) or (ii) of the preceding section (a) that relates to the Exchange Offer
Registration Statement or the Exchange Offer shall be deemed cured at such time
as the Shelf Registration Statement is declared effective by the Commission.

          (d)
Any amounts of Additional Interest due pursuant to Section 5(a) will be payable
in cash on the regular interest payment dates with respect to the Securities.
The amount of Additional Interest will be determined by multiplying the
applicable additional interest rate by the then outstanding principal amount of
the Securities and further multiplied by a fraction, the numerator of which is
the number of days such additional interest rate was applicable during such
period (determined on the basis of a 360 day year comprised of twelve 30 day
months), and the denominator of which is 360.

          Additional Interest pursuant to this Section 5
constitutes liquidated damages with respect to Registration Defaults and shall
be the exclusive monetary remedy available to the Holders and/or the Initial
Purchasers with respect to any Registration Default.

          SECTION
6. Registration Procedures.

          (a)
Exchange Offer Registration Statement. (i)
In connection with the Exchange Offer, if required pursuant to Section 3(a)
hereof, the Company and the Guarantors shall comply in all material respects
with all of the provisions of Section 6(c) hereof, shall use their commercially
reasonable efforts to effect such exchange to permit the sale of Transfer
Restricted Securities being sold in accordance with the intended method or
methods of distribution thereof.

                    (i)
As a condition to its participation in the Exchange Offer pursuant to the terms
of this Agreement, each Holder of Transfer Restricted Securities shall furnish,
upon the request of the Company, prior to the Consummation thereof, a written
representation to the Company (which may be contained in the letter of
transmittal contemplated by the Exchange Offer Registration Statement) to the
effect that (A) it is not an affiliate of the Company, (B) it is not engaged
in, and does not intend to engage in, and has no arrangement or understanding
with any Person to participate in, a distribution of the Exchange Securities to
be issued in the Exchange Offer and (C) it is acquiring the Exchange Securities
in its ordinary course of business. In addition, all such Holders of Transfer
Restricted Securities shall otherwise cooperate in the Company’s preparations
for the Exchange Offer. Each Holder hereby acknowledges and agrees that any
Broker-Dealer and any such Holder using the Exchange Offer to participate in a
distribution of the securities to be acquired in the Exchange Offer (1) could
not under Commission policy as

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in effect on
the date of this Agreement rely on the position of the Commission enunciated in
Morgan Stanley and Co., Inc. (available June 5, 1991) and Exxon
Capital Holdings Corporation (available May 13, 1988), as interpreted in
the Commission’s letter to Shearman & Sterling dated July 2, 1993, and
similar no-action letters, and (2) must comply with the registration and
prospectus delivery requirements of the Securities Act in connection with a
secondary resale transaction and that such a secondary resale transaction
should be covered by an effective registration statement containing the selling
security holder information required by Item 507 or 508, as applicable, of
Regulation S-K if the resales are of Exchange Securities obtained by such
Holder in exchange for Transfer Restricted Securities acquired by such Holder
directly from the Company.

          (b)
Shelf Registration Statement. If
required pursuant to Section 4, in connection with the Shelf Registration
Statement, each of the Company and the Guarantors shall comply in all material
respects with all the provisions of Section 6(c) hereof and shall use its
commercially reasonable efforts to effect such registration to permit the sale
of the Transfer Restricted Securities being sold in accordance with the
intended method or methods of distribution thereof, and pursuant thereto each
of the Company and the Guarantors will as soon as reasonably practicable
prepare and file with the Commission a Registration Statement relating to the
registration on any appropriate form under the Securities Act, which form shall
be available for the sale of the Transfer Restricted Securities in accordance
with the intended method or methods of distribution thereof.

          (c)
General Provisions. In connection
with any Registration Statement and any Prospectus required by this Agreement
to permit the sale or resale of Transfer Restricted Securities (including,
without limitation, any Registration Statement and the related Prospectus
required to permit resales of Transfer Restricted Securities by
Broker-Dealers), each of the Company and the Guarantors, for the applicable
period set forth in Section 3 or 4 hereof, as applicable, or such shorter period
as will terminate when all Transfer Restricted Securities covered by such
Registration Statement have been sold or are Freely Tradable, shall:

	
  

 	
  

 
	
  

 	
           (i)
 use its commercially reasonable efforts to keep such Registration Statement
 continuously effective and provide all requisite financial statements
 (including, if required by the Securities Act or any regulation thereunder,
 financial statements of the Guarantors for the period specified in Section 3
 or 4 hereof, as applicable); upon the occurrence of any event that would
 cause any such Registration Statement or the Prospectus contained therein (A)
 to contain an untrue statement of a material fact or omission to state a
 material fact (it being understood that the Company shall not be responsible
 for written information furnished to the Company by or on behalf of Holders
 expressly for the use therein) or (B) not to be effective and usable for
 resale of Transfer Restricted Securities during the period required by this
 Agreement, the Company shall as soon as reasonably practicable file an
 appropriate amendment to such Registration Statement, in the case of clause
 (A), correcting any such misstatement or omission, and, in the case of either
 clause (A) or (B), use its commercially reasonable efforts to cause such
 amendment to be declared effective and such Registration Statement and the
 related Prospectus to become usable for their intended purpose(s) as soon as
 reasonably practicable thereafter;

 

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           (ii)
 prepare and file with the Commission such amendments and post-effective
 amendments to the applicable Registration Statement as may be reasonably
 necessary to keep the Registration Statement effective; cause the Prospectus
 to be supplemented by any required Prospectus supplement, and as so supplemented
 to be filed pursuant to Rule 424 under the Securities Act, and to comply in
 all material respects with the applicable provisions of Rules 424 and 430A
 under the Securities Act in a timely manner; and comply in all material
 respects with the provisions of the Securities Act with respect to the
 disposition of all securities covered by such Registration Statement during
 the applicable period in accordance with the intended method or methods of
 distribution by the sellers thereof set forth in such Registration Statement
 or supplement to the Prospectus;

 
	
  

 	
  

 
	
  

 	
           (iii)
 advise the underwriter(s), if any, and selling Holders promptly and, if
 requested by such Persons, to confirm such advice in writing, (A) when the
 Prospectus or any Prospectus supplement or post-effective amendment has been
 filed, and, with respect to any Registration Statement or any post-effective
 amendment thereto, when the same has become effective, (B) of any request by
 the Commission for amendments to the Registration Statement or amendments or
 supplements to the Prospectus or for additional information relating thereto,
 (C) of the issuance by the Commission of any stop order suspending the
 effectiveness of the Registration Statement under the Securities Act or of
 the suspension by any state securities commission of the qualification of the
 Transfer Restricted Securities for offering or sale in any jurisdiction, or
 upon becoming aware thereof, the initiation of any proceeding for any of the
 preceding purposes, (D) of the existence of any fact or the happening of any
 event that makes any statement of a material fact made in the Registration
 Statement, the Prospectus, any amendment or supplement thereto, or any
 document incorporated by reference therein untrue, or that requires the making
 of any additions to or changes in the Registration Statement or the
 Prospectus in order to make the statements therein, in light of the
 circumstances in which they were made, not misleading (it being understood
 that the Company and the Guarantors shall so advise with respect to any
 written information furnished to the Company by or on behalf of Holders
 expressly for the use therein only upon becoming aware thereof). If at any
 time the Commission shall issue any stop order suspending the effectiveness of
 the Registration Statement, or any state securities commission or other
 regulatory authority shall issue an order suspending the qualification or
 exemption from qualification of the Transfer Restricted Securities under
 state securities or blue sky laws, each of the Company and the Guarantors
 shall use its commercially reasonable efforts to obtain the withdrawal or
 lifting of such order at the earliest possible time;

 
	
  

 	
  

 
	
  

 	
           (iv)
 furnish without charge to each of the Initial Purchasers, each selling Holder
 named in any Registration Statement, and each of the underwriter(s), if any,
 before filing with the Commission, copies of any Registration Statement or
 any Prospectus included therein or any amendments or supplements to any such
 Registration Statement or Prospectus (including all documents incorporated by
 reference after the initial filing of such Registration Statement), which
 documents will be subject to the review and comment of such Holders and
 underwriter(s) in connection with such sale, if any, for a period of at least
 five Business Days, and the Company will not file any such Registration
 Statement or Prospectus or any amendment or supplement to any such
 Registration

 

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 Statement or
 Prospectus (including all such documents incorporated by reference) to which
 an Initial Purchaser of Transfer Restricted Securities covered by such
 Registration Statement or the underwriter(s), if any, shall reasonably object
 in writing within five Business Days after the receipt thereof (such
 objection to be deemed timely made upon confirmation of telecopy transmission
 within such period); provided, however, that this paragraph shall not
 apply to the Company’s annual report on Form 10-K, its quarterly reports on
 Form 10-Q, its current reports on Form 8-K or any other documents filed
 pursuant to Sections 13(a), 13(c), 14 or 15(d) of the Exchange Act (the
 “Exchange Act Documents”); and further
 provided that the Company shall promptly notify Holders of the
 filing of any Exchange Act Documents and provide copies of such Exchange Act
 Documents except such Exchange Act Documents or other filings related to the
 offering, registration or listing of, or other acts, events, circumstances or
 activities in respect of, other securities and not to Transfer Restricted Securities.
 The objection of an Initial Purchaser or underwriter, if any, shall be deemed
 to be reasonable if such Registration Statement, amendment, Prospectus or
 supplement, as applicable, as proposed to be filed, contains an untrue
 statement of a material fact or omission or omission to state a material
 fact, it being understood that the Company shall not be responsible for
 written information furnished to the Company by or on behalf of Holders
 expressly for the use therein;

 
	
  

 	
  

 
	
  

 	
           (v)
 make available at reasonable times for inspection by the Initial Purchasers,
 the managing underwriter(s), if any, participating in any disposition
 pursuant to such Registration Statement and any attorney or accountant
 retained by such Initial Purchasers or any of the underwriter(s), all
 financial and other records, pertinent corporate documents and properties of
 each of the Company and the Guarantors and cause the Company’s and the
 Guarantors’ officers, directors and employees to supply all information
 reasonably requested by any such Holder, underwriter, attorney or accountant
 in connection with such Registration Statement or any post-effective
 amendment thereto subsequent to the filing thereof and prior to its
 effectiveness and to participate in meetings with investors to the extent
 requested by the managing underwriter(s), if any; provided that the Initial Purchasers, such underwriters
 and such other persons, as the case may be, if requested by the Company,
 shall agree to keep such information confidential pursuant to the terms of a
 confidentiality agreement reasonably acceptable to the Company;

 
	
  

 	
  

 
	
  

 	
           (vi)
 if requested by any selling Holders or the underwriter(s), if any, promptly
 incorporate in any Registration Statement or Prospectus, pursuant to a
 supplement or post-effective amendment if necessary, such information as such
 selling Holders and underwriter(s), if any, may reasonably request to have
 included therein, including, without limitation, information relating to the
 “Plan of Distribution” of the Transfer Restricted Securities, information
 with respect to the principal amount of Transfer Restricted Securities being
 sold to such underwriter(s), the purchase price being paid therefor and any
 other terms of the offering of the Transfer Restricted Securities to be sold
 in such offering; and make all required filings with the Commission or such
 other required filings as may be reasonably requested by the selling Holders
 or the underwriter(s) of such Prospectus supplement or post-effective
 amendment as soon as reasonably practicable after the Company is notified of
 the matters to be incorporated in such Prospectus supplement or
 post-effective amendment;

 

-11-

	
  

 	
  

 	
  

 	
  

 
	
  

 	
           (vii)
 deliver to each selling Holder and each of the underwriter(s), if any,
 without charge, as many copies of the Prospectus (including each preliminary
 prospectus) and any amendment or supplement thereto as such Persons
 reasonably may request; each of the Company and the Guarantors hereby
 consents to the use of the Prospectus and any amendment or supplement thereto
 by each of the selling Holders and each of the underwriter(s), if any, in
 connection with the offering and the sale of the Transfer Restricted
 Securities covered by the Prospectus or any amendment or supplement thereto;

 
	
  

 	
  

 
	
  

 	
           (viii)
 enter into such usual and customary agreements (including an underwriting
 agreement), and make such usual and customary representations and warranties,
 and take all such other actions in connection therewith in order to
 facilitate the disposition of the Transfer Restricted Securities pursuant to
 any Registration Statement contemplated by this Agreement, all to such extent
 as may be reasonably requested by any Initial Purchaser or by any Holder of
 Transfer Restricted Securities or underwriter in connection with any sale or
 resale pursuant to any Registration Statement contemplated by this Agreement;
 and whether or not an underwriting agreement is entered into and whether or
 not the registration is an Underwritten Registration, each of the Company and
 the Guarantors shall:

 
	
  

 	
  

 	
  

 	
  

 
	
  

 	
  

 	
           (A)
 furnish to each Initial Purchaser, each selling Holder and each underwriter,
 if any, in such substance and scope as they may reasonably request and as are
 usually and customarily made by issuers to underwriters in primary
 underwritten offerings, upon the date of the Consummation of the Exchange
 Offer or, if applicable, the effectiveness of the Shelf Registration
 Statement:

 
	
  

 	
  

 	
  

 	
  

 
	
  

 	
  

 	
  

 	
           (1)
 a certificate, dated the date of Consummation of the Exchange Offer or the
 date of effectiveness of the Shelf Registration Statement, as the case may
 be, signed by (y) the President or any Vice President and (z) a principal
 financial or accounting officer of each of the Company and the Guarantors,
 confirming, as of the date thereof, the matters set forth in paragraphs (i),
 (ii) and (iii) of Section 5(e) of the Purchase Agreement and such other
 matters as such parties may reasonably request;

 
	
  

 	
  

 	
  

 	
  

 
	
  

 	
  

 	
  

 	
           (2)
 an opinion, dated the date of Consummation of the Exchange Offer or the date
 of effectiveness of the Shelf Registration Statement, as the case may be, of
 counsel for the Company and the Guarantors, covering the matters set forth in
 Section 5(c) of the Purchase Agreement; and

 
	
  

 	
  

 	
  

 	
  

 
	
  

 	
  

 	
  

 	
           (3)
 a customary comfort letter, dated the date of effectiveness of the Shelf
 Registration Statement, from the Company’s independent accountants, in the
 customary form and covering matters of the type customarily requested to be
 covered in comfort letters by underwriters in connection with primary
 underwritten offerings, and covering or affirming the matters set forth in
 the comfort letters delivered pursuant to Section 5(a) of the Purchase
 Agreement, without material exception;

 

-12-

	
  

 	
  

 	
  

 
	
  

 	
  

 	
           (B)
 set forth in full or incorporate by reference in the underwriting agreement,
 if any, the indemnification provisions and procedures of Section 8 hereof
 with respect to all parties to be indemnified pursuant to said Section; and

 
	
  

 	
  

 	
  

 
	
  

 	
  

 	
           (C)
 deliver such other documents and certificates as may be reasonably requested
 by such parties to evidence compliance with Section 6(c)(viii)(A) hereof and
 with any customary conditions contained in the underwriting agreement or
 other agreement entered into by the Company or any of the Guarantors pursuant
 to this Section 6(c)(viii), if any.

 
	
  

 	
  

 	
  

 
	
  

 	
           (ix)
 prior to any public offering of Transfer Restricted Securities, reasonably
 cooperate with the selling Holders, the underwriter(s), if any, and their
 respective counsel in connection with the registration and qualification of
 the Transfer Restricted Securities under the state securities or blue sky
 laws of such jurisdictions as the selling Holders or underwriter(s), if any,
 may reasonably request and do any and all other acts or things reasonably
 necessary or advisable to enable the disposition in such jurisdictions of the
 Transfer Restricted Securities covered by the Shelf Registration Statement; provided, however, that none of the Company or the Guarantors shall
 be required to register or qualify as a foreign corporation where it is not
 then so qualified or to take any action that would subject it to the service
 of process in suits or to taxation in any jurisdiction where it is not then
 so subject;

 
	
  

 	
  

 	
  

 
	
  

 	
           (x)
 shall issue, upon the request of any Holder of Transfer Restricted Securities
 covered by the Shelf Registration Statement, Exchange Securities having an
 aggregate principal amount equal to the aggregate principal amount of
 Transfer Restricted Securities surrendered to the Company by such Holder in
 exchange therefor or being sold by such Holder; such Exchange Securities to
 be registered in the name of such Holder or in the name of the purchaser(s)
 of such Securities, as the case may be; in return, the Transfer Restricted
 Securities held by such Holder shall be surrendered to the Company for
 cancellation;

 
	
  

 	
  

 	
  

 
	
  

 	
           (xi)
 reasonably cooperate with the selling Holders and the underwriter(s), if any,
 to facilitate the timely preparation and delivery of certificates representing
 Transfer Restricted Securities to be sold and not bearing any restrictive
 legends; and enable such Transfer Restricted Securities to be in such
 denominations and registered in such names as the Holders or the
 underwriter(s), if any, may reasonably request at least two Business Days
 prior to any sale of Transfer Restricted Securities made by such Holders or
 underwriter(s);

 
	
  

 	
  

 	
  

 
	
  

 	
           (xii)
 use its commercially reasonable efforts to cause the Transfer Restricted
 Securities covered by the Registration Statement to be registered with or
 approved by such other governmental agencies or authorities as may be
 reasonably necessary to enable the seller or sellers thereof or the
 underwriter(s), if any, to consummate the disposition of such Transfer Restricted
 Securities, subject to the proviso contained in Section 6(c)(ix) hereof;

 

-13-

	
  

 	
  

 
	
  

 	
           (xiii)
 if any fact or event contemplated by Section 6(c)(iii)(D) hereof shall exist
 or have occurred, prepare a supplement or post-effective amendment to the
 Registration Statement or related Prospectus or any document incorporated
 therein by reference or file any other required document so that, as
 thereafter delivered to the purchasers of Transfer Restricted Securities, the
 Prospectus will not contain an untrue statement of a material fact or omit to
 state any material fact necessary in order to make the statements therein, in
 light of the circumstances in which they were made, not misleading;

 
	
  

 	
  

 
	
  

 	
           (xiv)
 provide a CUSIP number for all Securities not later than the effective date
 of the Registration Statement covering such Securities and provide the
 Trustee under the Indenture with printed certificates for such Securities
 which are in a form eligible for deposit with the Depository Trust Company and
 take all other action reasonably necessary to ensure that all such Securities
 are eligible for deposit with the Depository Trust Company;

 
	
  

 	
  

 
	
  

 	
           (xv)
 reasonably cooperate and assist in any filings required to be made with the
 FINRA and in the performance of any due diligence investigation by any
 underwriter (including any “qualified independent underwriter”) that is
 required to be retained in accordance with the rules and regulations of the
 FINRA, provided that any such
 underwriters if requested by the Company shall agree to keep any information
 obtained in the course of such due diligence investigation confidential
 pursuant to the terms of a confidentiality agreement reasonably acceptable to
 the Company;

 
	
  

 	
  

 
	
  

 	
           (xvi)
 otherwise use its commercially reasonable efforts to comply in all material
 respects with all applicable rules and regulations of the Commission, and
 make generally available to its security holders, as soon as practicable, a
 consolidated earnings statement meeting the requirements of Rule 158 under
 the Securities Act (which need not be audited) for the twelve-month period
 (A) commencing at the end of any fiscal quarter in which Transfer Restricted
 Securities are sold to underwriters in a firm commitment or best efforts
 Underwritten Offering or (B) if not sold to underwriters in such an offering,
 beginning with the first month of the Company’s first fiscal quarter
 commencing after the effective date of the Registration Statement;

 
	
  

 	
  

 
	
  

 	
           (xvii)
 cause the Indenture to be qualified under the Trust Indenture Act not later
 than the effective date of the first Registration Statement required by this
 Agreement, and, in connection therewith, reasonably cooperate with the
 Trustee and the Holders of Securities to effect such changes to the Indenture
 as may be required for such Indenture to be so qualified in accordance with
 the terms of the Trust Indenture Act; and to execute and use its commercially
 reasonable efforts to cause the Trustee to execute, all documents that may be
 reasonably required to effect such changes and all other forms and documents
 required to be filed with the Commission to enable such Indenture to be so
 qualified in a timely manner;

 
	
  

 	
  

 
	
  

 	
           (xviii)
 use its commercially reasonable efforts to cause all Securities covered by
 the Registration Statement to be listed on each securities exchange or
 automated quotation system on which similar securities issued by the Company
 are then listed if requested

 
	
  

 	
  

 

-14-

	
  

 	
  

 
	
  

 	
 by the
 Holders of a majority in aggregate principal amount of Securities or the
 managing underwriter(s), if any; and

 
	
  

 	
  

 
	
  

 	
           (xix)
 provide promptly to each Holder upon request each document filed with the
 Commission pursuant to the requirements of Section 13 and Section 15 of the
 Exchange Act.

 

          Each
Holder agrees by acquisition of a Transfer Restricted Security that, upon
receipt of any notice from the Company of the existence of any fact of the kind
described in Section 6(c)(iii)(C) and 6(c)(iii)(D) hereof, such Holder will
forthwith discontinue disposition of Transfer Restricted Securities pursuant to
the applicable Registration Statement until such Holder’s receipt of the copies
of the supplemented or amended Prospectus contemplated by Section 6(c)(xiii)
hereof, or until it is advised in writing (the “Advice”) by the Company that
the use of the Prospectus may be resumed, and has received copies of any
additional or supplemental filings that are incorporated by reference in the
Prospectus. If so directed by the Company, each Holder will deliver to the
Company (at the Company’s expense) all copies, other than permanent file copies
then in such Holder’s possession, of the Prospectus covering such Transfer
Restricted Securities that was current at the time of receipt of such notice.
In the event the Company shall give any such notice, the time period regarding
the effectiveness of such Registration Statement set forth in Section 3 or 4
hereof, as applicable, shall be extended by the number of days during the
period from and including the date of the giving of such notice pursuant to
Section 6(c)(iii)(C) or 6(c)(iii)(D) hereof to and including the date when each
selling Holder covered by such Registration Statement shall have received the
copies of the supplemented or amended Prospectus contemplated by Section
6(c)(xiii) hereof or shall have received the Advice; provided, however,
that any extension of such time periods under this section shall not extend the
timing or amount of the Company’s Additional Interest payment obligations under
Section 5 hereof.

          Each
Holder will furnish to the Company such information regarding such Holder and
the distribution of such Transfer Restricted Securities as the Company may from
time to time reasonably request in writing, but only to the extent such
information is required to comply with the Securities Act or any relevant state
securities or Blue Sky law or obligation. Each Holder of Transfer Restricted
Securities as to which any registration is being effected agrees to notify the
Company as promptly as practicable of any inaccuracy or change in information
previously furnished by such Holder to the Company or of the happening of any
event, in either case as a result of which any Prospectus relating to such
registration contains an untrue statement of a material fact regarding such
Holder or the distribution of such Transfer Restricted Securities or omits to
state any material fact regarding such Holder or the distribution of such
Transfer Restricted Securities required to be stated therein or necessary to
make the statements therein, in light of the circumstances in which they were
made, not misleading, and to furnish to the Company promptly any additional
information required to correct and update any previously furnished information
or required such that such Prospectus shall not contain, with respect to such
Holder or the distribution of such Transfer Restricted Securities, an untrue
statement or a material fact or omit to state a material fact required to be
stated therein or necessary to make the statements therein, in light of the
circumstances in which they were made, not misleading.

-15-

          SECTION
7. Registration Expenses.

          (a)
All expenses incident to the Company’s and the Guarantors’ performance of or
compliance with this Agreement will be borne by the Company and the Guarantors,
jointly and severally, regardless of whether a Registration Statement becomes
effective, including, without limitation: (i) all registration and filing fees
and expenses (including filings made by any Initial Purchaser or Holder with
the FINRA (and, if applicable, the fees and expenses of any “qualified
independent underwriter” and its counsel that may be required by the rules and
regulations of the FINRA)); (ii) all fees and expenses of compliance with
federal securities and (to the extent contemplated hereunder) state securities
or blue sky laws; (iii) all expenses of printing (including printing
certificates for the Exchange Securities to be issued in the Exchange Offer and
printing of Prospectuses), messenger and delivery services and telephone; (iv)
all fees and disbursements of counsel for the Company, the Guarantors and,
subject to Section 7(b) hereof, the Holders of Transfer Restricted Securities;
(v) all application and filing fees in connection with listing the Exchange
Securities on a securities exchange or automated quotation system pursuant to
the requirements thereof; and (vi) all fees and disbursements of independent
certified public accountants of the Company and the Guarantors (including the
expenses of any special audit and comfort letters required by or incident to
such performance).

          Each
of the Company and the Guarantors will, in any event, bear its internal
expenses (including, without limitation, all salaries and expenses of its
officers and employees performing legal or accounting duties), the expenses of
any annual audit and the fees and expenses of any Person, including special
experts, retained by the Company or the Guarantors.

          (b)
In connection with any Registration Statement required by this Agreement
(including, without limitation, the Exchange Offer Registration Statement and
the Shelf Registration Statement), the Company and the Guarantors, jointly and
severally, will reimburse the Initial Purchasers and the Holders of Transfer
Restricted Securities being tendered in the Exchange Offer and/or resold
pursuant to the “Plan of Distribution” contained in the Exchange Offer
Registration Statement or registered pursuant to the Shelf Registration
Statement, as applicable, for the reasonable fees and disbursements of not more
than one counsel, who shall be Cahill Gordon & Reindel LLP or such other
counsel as may be chosen by the Holders of a majority in principal amount of
the Transfer Restricted Securities for whose benefit such Registration
Statement is being prepared with the prior written approval of the Company.

          SECTION
8. Indemnification.

          (a)
Each of the Company and the Guarantors, jointly and severally, agree to
indemnify and hold harmless (i) each Holder and (ii) each Person, if any, who
controls (within the meaning of Section 15 of the Securities Act or Section 20
of the Exchange Act) any Holder (any of the Persons referred to in this clause
(ii) being hereinafter referred to as a “controlling person”) and (iii) the
respective officers, directors, partners, employees, representatives and agents
of any Holder or any controlling person (any Person referred to in clause (i),
(ii) or (iii) may hereinafter be referred to as an “Indemnified Holder”), to
the fullest extent lawful, from and against any and all losses, claims,
damages, liabilities, judgments, actions and expenses (including, without
limitation, and as incurred, reimbursement of all reasonable costs of
investigating, preparing, pursuing, settling, compromising, paying or defending
any claim or action, or any in-

-16-

vestigation or
proceeding by any governmental agency or body, commenced or threatened,
including the reasonable fees and expenses of counsel to any Indemnified
Holder), joint or several, to which each Indemnified Holder may become subject
under the Securities Act, the Exchange Act or other federal or state statutory
law or regulation, or at common law or otherwise directly or indirectly caused
by, related to, based upon, arising out of or in connection with any untrue
statement or alleged untrue statement of a material fact contained in any
Registration Statement or Prospectus (or any amendment or supplement thereto),
or any omission or alleged omission to state therein a material fact required
to be stated therein or necessary to make the statements therein, in light of
the circumstances in which they were made (in the case of the Prospectus), not
misleading; provided, however, that the Company or the
Guarantors will not be liable in any such case insofar as such losses, claims,
damages, liabilities or expenses are caused by an untrue statement of material
fact or omission or alleged omission to state a material fact that is made in
reliance upon and in conformity with information relating to any of the Holders
furnished in writing to the Company by any of the Holders expressly for use
therein; provided, further that,
with respect to any untrue statement or omission of material fact made in any
Registration Statement, the indemnity agreement contained in this Section 8(a)
shall not inure to the benefit of any Holder from whom the person asserting any
such losses, claims, damages, liabilities or expenses purchased Securities or
Exchange Securities concerned, or any person who may be a related Indemnified
Holder, if a copy of the Prospectus (as then amended or supplements thereto)
was not sent or given by or on behalf of such Holder to such person, if
required by law so to have been delivered, at or prior to the written confirmation
of the sale of the Securities or the Exchange Securities to such person, and if
the Prospectus (as so amended or supplemented) would have cured the defect
giving rise to such losses, claims, damages, liabilities or expenses. This
indemnity agreement shall be in addition to any liability which the Company or
any of the Guarantors may otherwise have.

          In
case any action or proceeding (including any governmental or regulatory
investigation or proceeding) shall be brought or asserted against any of the
Indemnified Holders with respect to which indemnity may be sought against the
Company or the Guarantors, such Indemnified Holder (or the Indemnified Holder
controlled by such controlling person) shall promptly notify the Company and
the Guarantors in writing; provided,
however, that the failure to give
such notice shall not relieve any of the Company or the Guarantors of its
obligations pursuant to this Agreement, except to the extent that any thereof
has been materially prejudiced by such failure. Such Indemnified Holder shall
have the right to employ its own counsel in any such action and the fees and
expenses of such counsel shall be paid, as incurred, by the Company and the
Guarantors. In case any such action is brought against any Indemnified Holder
and such Indemnified Holder seeks or intends to seek indemnity from the Company
or the Guarantors, the Company or the Guarantors will be entitled to
participate in and, to the extent that they shall elect, to assume the defense
thereof with counsel reasonably satisfactory to such Indemnified Holder;
provided, however, if the defendants in any such action include both such
Indemnified Holder and the Company or the Guarantors and such Indemnified
Holder shall have reasonably concluded (based upon the advice of counsel) that
a conflict may arise between the positions of the Company or the Guarantors and
such Indemnified Holder in conducting the defense of any such action or that
there may be legal defenses available to it and/or other Indemnified Holders which
are different from or additional to those available to the Company or the
Guarantors, such Indemnified Holder shall have the right to select separate
counsel to assume such legal defenses 

-17-

and to
otherwise participate in the defense of such action on behalf of such
Indemnified Holder (at the Company’s expense). The Company and the Guarantors
shall not, in connection with any one such action or proceeding or separate but
substantially similar or related actions or proceedings in the same jurisdiction
arising out of the same general allegations or circumstances, be liable for the
reasonable fees and expenses of more than one separate firm of attorneys (in
addition to any local counsel) at any time for such Indemnified Holders, which
firm shall be designated by the Holders. The Company and the Guarantors shall
be liable for any settlement of any such action or proceeding effected with the
Company’s and the Guarantors’ prior written consent, which consent shall not be
withheld unreasonably, and each of the Company and the Guarantors agrees to
indemnify and hold harmless any Indemnified Holder from and against any loss,
claim, damage, liability or expense by reason of any settlement of any action
effected with the written consent of the Company and the Guarantors. The
Company and the Guarantors shall not, without the prior written consent of each
Indemnified Holder, settle or compromise or consent to the entry of judgment in
or otherwise seek to terminate any pending or threatened action, claim,
litigation or proceeding in respect of which indemnification or contribution
may be sought hereunder (whether or not any Indemnified Holder is a party
thereto), unless such settlement, compromise, consent or termination includes
an unconditional release of each Indemnified Holder from all liability arising
out of such action, claim, litigation or proceeding. 

          (b)
Each Holder of Transfer Restricted Securities agrees, severally and not
jointly, to indemnify and hold harmless the Company, the Guarantors and their
respective directors, officers of the Company and the Guarantors who sign a
Registration Statement, and any Person controlling (within the meaning of
Section 15 of the Securities Act or Section 20 of the Exchange Act) the Company
or any of the Guarantors, and the respective officers, directors, partners,
employees, representatives and agents of each such Person, to the same extent
as the foregoing indemnity from the Company and the Guarantors to each of the
Indemnified Holders, but only with respect to claims, damages, liabilities,
judgments, actions and expenses directly or indirectly caused by, related to,
based on, arising out of or in connection with information relating to such
Holder furnished in writing by such Holder expressly for use in any Registration
Statement. In case any action or proceeding shall be brought against the
Company, the Guarantors or their respective directors or officers or any such
controlling person in respect of which indemnity may be sought against a Holder
of Transfer Restricted Securities, such Holder shall have the rights and duties
given the Company and the Guarantors, and the Company, the Guarantors, their
respective directors and officers and such controlling person shall have the
rights and duties given to each Holder by the preceding paragraph. 

          (c)
If the indemnification provided for in this Section 8 is unavailable to an
indemnified party under Section 8(a) or (b) hereof (other than by reason of
exceptions provided in those Sections) in respect of any losses, claims,
damages, liabilities, judgments, actions or expenses referred to therein, then
each applicable indemnifying party, in lieu of indemnifying such indemnified
party, shall contribute to the amount paid or payable by such indemnified party
as a result of such losses, claims, damages, liabilities or expenses in such
proportion as is appropriate to reflect the relative benefits received by the
Company and the Guarantors, on the one hand, and the Holders, on the other
hand, from the Initial Placement (which in the case of the Company and the
Guarantors shall be deemed to be equal to the total gross proceeds to the
Company and the Guarantors from the Initial Placement), the amount of
Additional Interest which did not become pay-

-18-

able as a
result of the filing of the Registration Statement resulting in such losses,
claims, damages, liabilities, judgments actions or expenses, or if such
allocation is not permitted by applicable law, the relative fault of the
Company and the Guarantors, on the one hand, and the Holders, on the other
hand, in connection with the statements or omissions which resulted in such
losses, claims, damages, liabilities or expenses, as well as any other relevant
equitable considerations. The relative fault of the Company and the Guarantors,
on the one hand, and of the Indemnified Holder, on the other hand, shall be
determined by reference to, among other things, whether the untrue or alleged
untrue statement of a material fact or the omission or alleged omission to
state a material fact relates to information supplied by the Company or any of
the Guarantors, on the one hand, or the Indemnified Holders, on the other hand,
and the parties’ relative intent, knowledge, access to information and
opportunity to correct or prevent such statement or omission. The amount paid
or payable by a party as a result of the losses, claims, damages, liabilities
and expenses referred to above shall be deemed to include, subject to the
limitations set forth in the second paragraph of Section 8(a) hereof, any legal
or other fees or expenses reasonably incurred by such party in connection with
investigating or defending any action or claim. 

          The
Company, the Guarantors and each Holder of Transfer Restricted Securities agree
that it would not be just and equitable if contribution pursuant to this
Section 8(c) were determined by pro rata allocation (even if the Holders were
treated as one entity for such purpose) or by any other method of allocation
which does not take account of the equitable considerations referred to in the
immediately preceding paragraph. The amount paid or payable by an indemnified
party as a result of the losses, claims, damages, liabilities or expenses
referred to in the immediately preceding paragraph shall be deemed to include,
subject to the limitations set forth above, any legal or other expenses
reasonably incurred by such indemnified party in connection with investigating
or defending any such action or claim. Notwithstanding the provisions of this
Section 8, none of the Holders (and its related Indemnified Holders) shall be
required to contribute, in the aggregate, any amount in excess of the amount by
which the total discount received by such Holder with respect to the Initial
Securities exceeds the amount of any damages which such Holder has otherwise
been required to pay by reason of such untrue or alleged untrue statement or
omission or alleged omission to state a material fact. No Person guilty of
fraudulent misrepresentation (within the meaning of Section 11(f) of the
Securities Act) shall be entitled to contribution from any Person who was not
guilty of such fraudulent misrepresentation. The Holders’ obligations to
contribute pursuant to this Section 8(c) are several in proportion to the
respective principal amount of Initial Securities held by each of the Holders
hereunder and not joint. 

          SECTION
9. Rule 144A. Each of the Company
and the Guarantors hereby agrees with each Holder, for so long as any Transfer
Restricted Securities remain outstanding, to make available to any Holder or
beneficial owner of Transfer Restricted Securities in connection with any sale
thereof and any prospective purchaser of such Transfer Restricted Securities
from such Holder or beneficial owner, the information required by Rule 144A(d)(4)
under the Securities Act in order to permit resales of such Transfer Restricted
Securities pursuant to Rule 144A under the Securities Act. 

          SECTION
10. Participation in Underwritten
Registrations. No Holder may participate in any Underwritten
Registration hereunder unless such Holder (a) agrees to sell such Holder’s
Transfer Restricted Securities on the basis provided in any underwriting
arrangements 

-19-

approved by
the Persons entitled hereunder to approve such arrangements and (b) completes
and executes all reasonable questionnaires, powers of attorney, indemnities,
underwriting agreements, lock-up letters and other documents required under the
terms of such underwriting arrangements. 

          SECTION
11. Selection of Underwriters. The
Holders of Transfer Restricted Securities covered by the Shelf Registration
Statement who desire to do so may sell such Transfer Restricted Securities in
an Underwritten Offering. In any such Underwritten Offering, the investment
banker(s) and managing underwriter(s) that will administer such offering will
be selected by the Holders of a majority in aggregate principal amount of the
Transfer Restricted Securities included in such offering; provided, however, that such investment
banker(s) and managing underwriter(s) must be reasonably satisfactory to the
Company. 

          SECTION
12. Suspension Period. Notwithstanding
any other provision hereof, the Company may delay the filing of a Registration
Statement or suspend the use of any Registration Statement or any prospectus,
without incurring or accruing any obligation to pay Additional Interest
pursuant to Section 5 hereof or being deemed in violation of any other
provision hereof for any period (“Suspension Period”), not to exceed an
aggregate of 120 calendar days in any twelve-month period, if the Board of
Directors of the Company shall have determined in good faith that, because of
valid business reasons (not including avoidance of the Company’s obligations
hereunder), including without limitation proposed or pending corporate
developments, public filings with the SEC, restatements of financial results
and similar events, it is in the best interests of the Company to delay such
filing or suspend such use, and prior to delaying such filing or suspending
such use the Company provides the Holders with written notice of such
suspension, which notice need not specify the nature of the event giving rise
to such suspension. Each Holder shall keep confidential any communications
received by it from the Company regarding the suspension of the use of the
Registration Statement or the prospectus, except as required by applicable law.

          SECTION
13. Miscellaneous.

          (a)
Remedies. Each of the Company and
the Guarantors hereby agrees that monetary damages would not be adequate
compensation for any loss incurred by reason of a breach by it of the
provisions of this Agreement and hereby agree to waive the defense in any
action for specific performance that a remedy at law would be adequate. 

          (b)
No Inconsistent Agreements. Each
of the Company and the Guarantors will not on or after the date of this
Agreement enter into any agreement with respect to its securities that
conflicts with the rights granted to the Holders in this Agreement or otherwise
conflicts with the provisions hereof. Neither the Company nor any of the
Guarantors has previously entered into any agreement granting registration
rights with respect to the Transfer Restricted Securities to any Person. The
rights granted to the Holders hereunder do not in any way conflict with the
rights granted to the holders of the Company’s or any of the Guarantors’
securities under any agreement in effect on the date hereof. 

          (c)
Amendments and Waivers. The
provisions of this Agreement may not be amended, modified or supplemented, and
waivers or consents to or departures from the provi-

-20-

sions hereof
may not be given unless the Company has (i) in the case of Section 5 hereof and
this Section 13(c), obtained the written consent of Holders of all outstanding
Transfer Restricted Securities and (ii) in the case of all other provisions
hereof, obtained the written consent of Holders of a majority of the
outstanding principal amount of Transfer Restricted Securities (excluding any
Transfer Restricted Securities held by the Company or its Affiliates).
Notwithstanding the foregoing, a waiver or consent to departure from the
provisions hereof that relates exclusively to the rights of Holders whose
securities are being tendered pursuant to the Exchange Offer and that does not
affect directly or indirectly the rights of other Holders whose securities are
not being tendered pursuant to such Exchange Offer may be given by the Holders
of a majority of the outstanding principal amount of Transfer Restricted
Securities being tendered or registered; provided,
however, that, with respect to any matter that directly or
indirectly affects the rights of any Initial Purchaser hereunder, the Company
shall obtain the written consent of each such Initial Purchaser with respect to
which such amendment, qualification, supplement, waiver, consent or departure
is to be effective. 

          (d)
Notices. All notices and other
communications provided for or permitted hereunder shall be made in writing by
hand-delivery, first-class mail (registered or certified, return receipt
requested), telecopier, or air courier guaranteeing overnight delivery: 

	
  

 	
  

 
	
  

 	
           (i)
 if to a Holder, at the address set forth on the records of the Registrar
 under the Indenture, with a copy to the Registrar under the Indenture; and 

 
	
  

 	
  

 
	
  

 	
           (ii)
 if to the Company: 

 

	
  

 	
  

 
	
  

 	
 CIT Group
 Inc. 

 1 CIT Drive 

 Livingston, NJ 07039 

 Telecopier No.: (973) 740-5750 

 Attention: Glenn Votek, Executive Vice President & Treasurer

 
	
  

 	
  

 
	
  

 	
 with a copy
 to:

 
	
  

 	
  

 
	
  

 	
 CIT Group
 Inc. 

 1 CIT Drive 

 Livingston, NJ 07039 

 Facsimile: (973) 740-5264 

 Attention: General Counsel

 
	
  

 	
  

 
	
  

 	
 and a copy
 to:

 
	
  

 	
  

 
	
  

 	
 Sullivan
 & Cromwell LLP 

 125 Broad Street 

 New York, NY 10004 

 Telecopier No.: (212) 558-3588 

 Attention: John E. Estes, Esq.

 

-21-

          All
such notices and communications shall be deemed to have been duly given: at the
time delivered by hand, if personally delivered; five Business Days after being
deposited in the mail, postage prepaid, if mailed; when receipt acknowledged,
if telecopied; and on the next Business Day, if timely delivered to an air
courier guaranteeing overnight delivery. 

          Copies
of all such notices, demands or other communications shall be concurrently
delivered by the Person giving the same to the Trustee at the address specified
in the Indenture. 

          (e)
Successors and Assigns. This
Agreement shall inure to the benefit of and be binding upon the successors and
assigns of each of the parties, including, without limitation, and without the
need for an express assignment, subsequent Holders of Transfer Restricted
Securities; provided, however,
that this Agreement shall not inure to the benefit of or be binding upon a
successor or assign of a Holder unless and to the extent such successor or
assign acquired Transfer Restricted Securities from such Holder. 

          (f)
Counterparts; Delivery. This
Agreement may be executed in any number of counterparts and by the parties
hereto in separate counterparts, each of which when so executed shall be deemed
to be an original and all of which taken together shall constitute one and the
same agreement. Delivery of an executed counterpart of a signature page to this
Agreement by telecopier, facsimile or other electronic transmission (i.e., a
“pdf” or “tif”) shall be effective as delivery of a manually executed
counterpart thereof. 

          (g)
Headings. The headings in this
Agreement are for convenience of reference only and shall not limit or
otherwise affect the meaning hereof. 

          (h)
Governing Law. THIS AGREEMENT
SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF
NEW YORK, WITHOUT REGARD TO THE CONFLICTS OF LAW RULES THEREOF. 

          (i)
Severability. In the event that
any one or more of the provisions contained herein, or the application thereof
in any circumstance, is held invalid, illegal or unenforceable, the validity,
legality and enforceability of any such provision in every other respect and of
the remaining provisions contained herein shall not be affected or impaired
thereby. 

          (j)
Entire Agreement. This Agreement
is intended by the parties as a final expression of their agreement and
intended to be a complete and exclusive statement of the agreement and
understanding of the parties hereto in respect of the subject matter contained
herein. There are no restrictions, promises, warranties or undertakings, other
than those set forth or referred to herein with respect to the registration
rights granted by the Company with respect to the Transfer Restricted
Securities. This Agreement supersedes all prior agreements and understandings
between the parties with respect to such subject matter. 

-22-

          IN
WITNESS WHEREOF, the parties have executed this Agreement as of the date first
written above. 

	
  
 	
  
 	
  
 
	
  
 	
 CIT GROUP,
 INC.
 
	
  
 	
  
 	
  
 
	
  
 	
 By:
 	
 /s/ Glenn A.
 Votek
 
	
  
 	
  
 	

 
 
	
  
 	
  
 	
 Name:
 Glenn A. Votek
 
	 
	 
	Title: Executive Vice President & Treasurer

	
  

 	
  

 
	
  

 	
 Guarantors:

 
	
  

 	
 C.I.T. LEASING CORPORATION

 
	
  

 	
 CAPITA COLOMBIA HOLDINGS CORP.

 
	
  

 	
 CAPITA CORPORATION

 
	
  

 	
 CAPITA INTERNATIONAL L.L.C.

 
	
  

 	
 CIT CAPITAL USA INC.

 
	
  

 	
 CIT CHINA 12, INC.

 
	
  

 	
 CIT CHINA 13, INC.

 
	
  

 	
 CIT CHINA 3, INC.

 
	
  

 	
 CIT COMMUNICATIONS FINANCE CORPORATION

 
	
  

 	
 CIT CREDIT FINANCE CORP.

 
	
  

 	
 CIT CREDIT GROUP USA INC.

 
	
  

 	
 CIT FINANCIAL LTD. OF PUERTO RICO

 
	
  

 	
 CIT FINANCIAL USA, INC.

 
	
  

 	
 CIT GROUP (NJ) LLC

 
	
  

 	
 CIT GROUP SF HOLDING CO., INC.

 
	
  

 	
 CIT HEALTHCARE LLC

 
	
  

 	
 CIT LENDING SERVICES CORPORATION

 
	
  

 	
 CIT LENDING SERVICES CORPORATION (ILLINOIS)

 
	
  

 	
 CIT LOAN CORPORATION (F/K/A THE CIT
 GROUP/CONSUMER FINANCE, INC.)

 
	
  

 	
 CIT MIDDLE MARKET FUNDING COMPANY, LLC

 
	
  

 	
 CIT MIDDLE MARKET HOLDINGS, LLC

 
	
  

 	
 CMS FUNDING COMPANY LLC

 
	
  

 	
 CIT TECHNOLOGIES CORPORATION

 
	
  

 	
 CIT TECHNOLOGY FINANCING SERVICES, INC.

 
	
  

 	
 EQUIPMENT ACCEPTANCE CORPORATION

 
	
  

 	
 NAMEKEEPERS LLC

 
	
  

 	
 STUDENT LOAN XPRESS, INC.

 

 [Signature Page to Registration Rights
Agreement]

	
  

 	
  

 
	
  

 	
 THE CIT GROUP/BC SECURITIES INVESTMENT,
 INC.

 
	
  

 	
 THE CIT GROUP/BUSINESS CREDIT, INC.

 
	
  

 	
 THE CIT GROUP/CAPITAL FINANCE, INC.

 
	
  

 	
 THE CIT GROUP/CMS SECURITIES INVESTMENT,
 INC.

 
	
  

 	
 THE CIT GROUP/COMMERCIAL SERVICES, INC.

 
	
  

 	
 THE CIT GROUP/COMMERCIAL SERVICES, INC. (VA.)

 
	
  

 	
 THE CIT GROUP/CORPORATE AVIATION, INC.

 
	
  

 	
 THE CIT GROUP/EQUIPMENT FINANCING, INC.

 
	
  

 	
 THE CIT GROUP/EQUITY INVESTMENTS, INC.

 
	
  

 	
 THE CIT GROUP/FACTORING ONE, INC.

 
	
  

 	
 THE CIT GROUP/FM SECURITIES INVESTMENT,
 INC.

 
	
  

 	
 THE CIT GROUP/LSC SECURITIES INVESTMENT,
 INC.

 
	
  

 	
 THE CIT GROUP/VENTURE CAPITAL, INC.,

 

	
  

 	
  

 	
  

 
	
  

 	
 By:

 	
 /s/ Glenn A.
 Votek

 
	
  

 	
  

 	

 

 
	
  

 	
  

 	
 Name: Glenn
 A. Votek

 
	
  

 	
  

 	
 Title:
 Treasurer

 

 [Signature Page to Registration Rights
Agreement]

	
  

 	
  

 	
  

 
	
  

 	
 THE CIT
 GROUP/CONSUMER FINANCE, INC. (NY)

 
	
  

 	
  

 	
  

 
	
  

 	
 By:

 	
 /s/ Glenn A.
 Votek

 
	
  

 	
  

 	

 

 
	
  

 	
  

 	
 Name:  Glenn
 A. Votek

 
	
  

 	
  

 	
 Title:   Assistant
 Treasurer

 
	
  

 	
  

 	
  

 
	
  

 	
 FRANCHISE
 PORTFOLIO 1, INC.

 
	
  

 	
  

 	
  

 
	
  

 	
 By:

 	
 /s/ Glenn A.
 Votek

 
	
  

 	
  

 	

 

 
	
  

 	
  

 	
 Name:  Glenn
 A. Votek

 
	
  

 	
  

 	
 Title:   Executive
 Vice President

 

 [Signature Page to Registration Rights
Agreement]

          The
foregoing Registration Rights Agreement is hereby confirmed and accepted as of
the date first above written: 

	
  

 	
  

 
	
 MERRILL LYNCH, PIERCE, FENNER & 

 SMITH INCORPORATED, 

 	
  

 
	
 BARCLAYS CAPITAL INC. 

 	
  

 
	
 CITIGROUP GLOBAL MARKETS INC. 

 	
  

 
	
 DEUTSCHE BANK SECURITIES INC. 

 	
  

 
	
 J.P. MORGAN SECURITIES LLC 

 As Representatives of the Initial Purchasers

 	
  

 

	
  

 	
  

 	
  

 
	
 MERRILL
 LYNCH, PIERCE, FENNER &
SMITH INCORPORATED

 	
  

 
	
  

 	
  

 	
  

 
	
 By:

 	
 /s/ Garrett
 P. Carpenter

 	
  

 
	
  

 	

 

 	
  

 
	
 Name:
 Garrett P. Carpenter 

 
	
 Title:
 Director

 

	
  

 	
  

 	
  

 
	
 BARCLAYS
 CAPITAL INC.

 
	
  

 	
  

 	
  

 
	
 By:

 	
 /s/ Timothy
 N. Hartzell

 	
  

 
	
  

 	

 

 	
  

 
	
 Name: Timothy N. Hartzell

 
	
 Title:
 Managing Director

 

	
  

 	
  

 	
  

 
	
 CITIGROUP
 GLOBAL MARKETS INC.

 
	
  

 	
  

 	
  

 
	
 By:

 	
 /s/ Jack D.
 McSpadden Jr.

 	
  

 
	
  

 	

 

 	
  

 
	
 Name: Jack
 D. McSpadden Jr.

 
	
 Title:
 Managing Director

 

	
  

 	
  

 	
  

 
	
 DEUTSCHE
 BANK SECURITIES INC.

 	
  

 
	
  

 	
  

 	
  

 
	
 By:

 	
 /s/
 Stephanie Perry

 	
  

 
	
  

 	

 

 	
  

 
	
 Name:
 Stephanie Perry

 
	
 Title:
 Managing Director

 
	
  

 	
  

 	
  

 
	
 By:

 	
 /s/ David
 Lynch

 	
  

 
	
  

 	

 

 	
  

 
	
 Name: David
 Lynch

 	
  

 
	
 Title:
 Managing Director

 	
  

 

	
  

 	
  

 	
  

 
	
 J.P. MORGAN
 SECURITIES LLC

 
	
  

 	
  

 	
  

 
	
 By:

 	
 /s/ Mark
 Radin

 	
  

 
	
  

 	

 

 	
  

 
	
 Name: Mark
 Radin

 	
  

 
	
 Title:
 Executive DirectorExhibit 10.10 

INDUSTRIAL (MULTI-TENANT NET) LEASE 

BETWEEN 

AZURE SOUTHWOODS ATLANTA, LLC, 

a Delaware limited liability company 

AS LANDLORD 

and 

UNIVERSAL POWER GROUP, INC., 

a Texas corporation, 

AS TENANT 

for 

SOUTHWOODS BUSINESS CENTER I

SUMMARY OF BASIC LEASE INFORMATION

This Summary of Basic Lease Information (the “Lease Summary”) is hereby
incorporated into and made a part of the attached Industrial (Multi-Tenant Net)
Lease (this Lease Summary and the Industrial (Multi-Tenant Net) Lease to be known
collectively as the “Lease”). In the event of a conflict between the terms of
this Lease Summary and the Industrial (Multi-Tenant Net) Lease, the terms of
the Industrial (Multi-Tenant Net) Lease shall prevail. Any capitalized terms
used herein and not otherwise defined herein shall have the meaning as set
forth in the Industrial (Multi-Tenant Net) Lease. 

	
 

	
 

	
 

	
 

	
1.

	
Date:

	
September
10, 2010. 

	
 

	
 

	
 

	
 

	
2.

	
Landlord:

	
AZURE
SOUTHWOODS ATLANTA, LLC, a Delaware limited liability company. 

	
 

	
 

	
 

	
 

	
3.

	
Address of Landlord:

	
American
Realty Advisors
801 North Brand Blvd., Suite 800
Glendale, California 91203
Attention: Stanley Iezman

Phone: (818) 545-1152
Telecopy: (818) 545-8460 

	
 

	
 

	
 

	
 

	
4.

	
Tenant:

	
UNIVERSAL
POWER GROUP, INC., a Texas corporation. 

	
 

	
 

	
 

	
 

	
5.

	
Address of Tenant:

	
Universal
Power Group, Inc.
1720 Hayden Drive
Carrollton, TX 75006-5531
Attention:
Ramin Salehi
Phone: (972) 416-4900 

	
 

	
 

	
 

	
 

	
6.

	
Guarantor(s):

	
None. 

	
 

	
 

	
 

	
 

	
7.

	
Premises:

	
Suite No.
300, which the parties agree contains 22,800 rentable square feet, in the Building.
The Premises are outlined on the plan attached to the Lease as Exhibit A.

	
 

	
 

	
 

	
 

	
8.

	
Building:

	
The building
of which the Premises are a part is located at 10 Southwoods Parkway,
Hapeville, Georgia, as shown on Exhibit B (the “Building”) and is located
on the real property described on Exhibit C (the “Property”). The
Building is known as “Building 300” and the Project is known as “Southwoods
Business Center I.” The parties agree that the Project contains approximately
340,755 rentable square feet.

	
 

	
 

	
 

	
 

	
9.

	
Term.

	
 

	
 

	
 

	
 

	
 

	
 

	
(a)

	
Lease Term:

	
Approximately
three (3) years and four (4) months. 

	
 

	
 

	
 

	
 

	
 

	
(b)

	
Commencement
Date:

	
The earliest
of (a) the date on which Tenant occupies any portion of the Premises and
begins conducting business therein; (b) the Possession Date; (c) the date of
Substantial Completion; or (d) the date on which Substantial Completion would
have occurred but for the occurrence of any Tenant Delays. Tenant shall have
early access to the Premises as set forth in Section B.5(a) of Exhibit E.

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
The
anticipated Possession Date is October 1, 2010.

	
 

	
 

	
 

	
 

	
 

	
(c)

	
Expiration
Date:

	
The date
immediately preceding the fortieth (40th) monthly anniversary of
the Commencement Date, unless the Commencement Date is not the first day of
the month, in which case the Expiration Date shall be the last day of the
month in which the fortieth (40th) monthly anniversary of the
Commencement Date occurs. 

	
 

	
 

	
 

	
 

	
 

	
(d)

	
Renewal
Options:

	
Two (2)
options of five (5) years each. (See Addendum #1). 

	
 

	
 

	
 

	
10.

	
Base Rent:

	
 

Lease Summary, Page (1)

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Months of Term

	
 

	
Annual Base Rent

	
 

	
Monthly Installment of 

Base Rent

	
 

	
Annual Rental Rate per 

Rentable Square Foot

	
 

	

	
 

	

	
 

	

	
 

	

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
1-12*

	
 

	
$

	
70,680.00

	
 

	
$

	
5,890.00

	
 

	
$

	
3.10

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
13-24

	
 

	
$

	
72,732.00

	
 

	
$

	
6,061.00

	
 

	
$

	
3.19

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
25-36

	
 

	
$

	
75,012.00

	
 

	
$

	
6,251.00

	
 

	
$

	
3.29

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
37-40

	
 

	
$

	
77,292.00

	
 

	
$

	
6,441.00

	
 

	
$

	
3.39

	
 

	
 

	
 

	
 

	
 

	
* Plus any
partial month if the Commencement Date is not the first day of the month.

	
 

	
 

	
 

	
 

	
 

	
Provided
that Tenant has faithfully performed all of the terms and conditions of this
Lease, Landlord agrees to abate the obligation of the Tenant named in this
Lease Summary (“Named Tenant”) to pay Base Rent for the first five (5) full
calendar months of the Term (the “Conditional Rent”). Notwithstanding the
foregoing, however, during such abatement period, Tenant shall still be
responsible for the payment of all Additional Rent payable under this Lease.
In the event of a Default at any time during the Term, in addition to any
other remedies to which Landlord may be entitled, Landlord shall be entitled
to recover the Conditional Rent (i.e., the amount of the Conditional Rent
shall not be deemed to have been abated, but shall become immediately due and
payable as unpaid Rent earned, but due at the time of such Default). The
right to the abatement set forth above shall be personal to Named Tenant and
any Permitted Transferee and shall not be transferable to any assignee,
sub-lessee or other transferee of Named Tenant’s interest in this Lease. 

	
 

	
 

	
 

	
 

	
11.

	
Additional Rent.

	
 

	
 

	
 

	
 

	
 

	
 

	
(a)

	
Tenant’s
Proportionate Share 

of Project Operating Costs:

	
Approximately
6.69%.

	
 

	
 

	
 

	
 

	
12.

	
Construction:

	
 

	
 

	
 

	
 

	
 

	
 

	
(a)

	
Allowance:

	
N/A.

	
 

	
 

	
 

	
 

	
 

	
(b)

	
Landlord
Supervision Fee:

	
N/A.

	
 

	
 

	
 

	
13.

	
Security Deposit:

	
$6,441.00.

	
 

	
 

	
 

	
 

	
14.

	
Permitted Use:

	
General
office/warehouse use.

	
 

	
 

	
 

	
 

	
15.

	
Brokers:

	
 

	
 

	
 

	
 

	
 

	
 

	
(a)

	
Tenant:

	
Stream
Realty Partners – Atlanta, L.P.

3520 Piedmont Road, NE, Suite 400 

Atlanta, GA 30305 

Attention: Damian Rivera 

	
 

	
 

	
 

	
 

	
 

	
(b)

	
Landlord:

	
Taylor
Mathis, Inc. 

245 Town Park Drive, Suite 575 

Kennesaw, GA 30144 

Attention: Walker Welford

	
 

	
 

	
 

	
 

	
16.

	
Addenda and Exhibits:

	
The addenda
and exhibits listed below are incorporated 

by reference in this Lease.

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Addendum #1
– Renewal Option 

Addendum #2 – Right of First Refusal 

Addendum #3 – Tenant’s Rights

Lease Summary, Page (2)

	
 

	
 

	
 

	
 

	
Exhibit A

	
Floor Plan
of Premises

	
 

	
Exhibit B

	
Site Plan of
Building

	
 

	
Exhibit C

	
Legal
Description

	
 

	
Exhibit D

	
Term
Certification

	
 

	
Exhibit E

	
Construction

	
 

	
Exhibit E-1

	
Tenant
Improvement Work

	
 

	
Exhibit E-2

	
Contractor
Rules and Regulations

	
 

	
Exhibit F

	
Building
Services

	
 

	
Exhibit G

	
Rules and
Regulations

	
 

	
Exhibit H

	
Parking
Agreement

	
 

	
Exhibit I

	
Minimum
Services Required For HVAC

	
 

	
 

	
Equipment
Maintenance Contract

	
 

	
 

	
LANDLORD:

	
AZURE
SOUTHWOODS ATLANTA, LLC, 

a Delaware limited liability company 

	
 

	
 

	
 

	
By: FIRST
FIDUCIARY REALTY ADVISORS, INC., 
 a California corporation, its Manager

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
By:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
Printed
Name:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
 

	
Title:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
 

	
Date:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
TENANT:

	
UNIVERSAL
POWER GROUP, INC., 

a Texas corporation

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
By:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
Printed
Name:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
 

	
Title:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
 

	
Date:

	
 

	
 

	
 

	
 

	

	
 

Lease Summary, Page (3)

INDUSTRIAL (MULTI-TENANT NET) LEASE

THIS INDUSTRIAL (MULTI-TENANT NET) LEASE (the “Lease”) is made
effective as of September 10, 2010, by and between AZURE SOUTHWOODS ATLANTA,
LLC, a Delaware limited liability company (“Landlord”), and UNIVERSAL POWER
GROUP, INC., a Texas corporation. (“Tenant”), with reference to the following
facts and circumstances: 

          A. Landlord
is the owner of the Project, as defined herein. 

          B. The
Premises covered by this Lease are defined on the Lease Summary and are located
in the Building, as defined on the Lease Summary. 

          C. American
Realty Advisors, Inc. (and its affiliates; collectively, “Advisor”) is the real
estate investment manager for Landlord. 

          D. The
parties desire to enter into this Lease, all on the terms and conditions set
forth herein. 

NOW, THEREFORE, in consideration of the foregoing facts and
circumstances, the mutual covenants and promises contained herein and after
good and valuable consideration, the receipt and sufficiency of which are
acknowledged by each of the parties, the parties do hereby agree to the following:

ARTICLE 1 
LEASE OF PREMISES

In consideration of the Rent and the provisions of this Lease, Landlord
leases to Tenant and Tenant leases from Landlord the Premises. In addition,
Tenant shall have the non-exclusive right (unless otherwise provided herein) in
common with Landlord, other tenants, subtenants, and invitees to use the Common
Areas. 

ARTICLE 2 

DEFINITIONS

Except as otherwise defined in this Lease, capitalized terms shall have
the meanings set forth on the Lease Summary. As used in this Lease, the
following terms shall have the following definitions: 

          2.1. Additional
Rent. All amounts, costs and expenses that Tenant assumes, agrees or is
otherwise obligated to pay to Landlord under this Lease other than Base Rent. 

          2.2. Affiliate.
An entity that is controlled by, controls, or is under common control with a
party. “Control” shall mean the ownership, directly or indirectly, of at least
fifty-one percent (51%) of the voting securities of, or possession of the right
to vote, in the ordinary direction of its affairs, of at least fifty-one
percent (51%) of the voting interest in any entity. 

          2.3. Bankruptcy
Code. Title 11 of the United States Code, as amended from time to time. 

          2.4. Building
Services. As set forth in Exhibit F. 

          2.5. Building
Structure. The Building’s roof, foundation and structural members of
exterior walls. 

          2.6. Business
Days. Days other than Saturdays, Sundays and Holidays. If any item must be
accomplished or delivered hereunder on a day that is not a Business Day, it
shall be timely to accomplish or deliver the same on the next following
Business Day. 

          2.7. Commencement
Date. As set forth on the Lease Summary. 

          2.8. Common
Areas. Unrestricted parking areas, entrances, exits, driveways and
walkways, loading facilities, terraces and landscaped areas in and around the
Building, and other generally understood public or common areas in the Project.

          2.9. Environmental
Laws. All Laws regulating or controlling Hazardous Materials, including,
without limitation, the Comprehensive Environmental Response, Compensation, and
Liability Act of 1980, as amended, 42 U.S.C. 9601, et seq.; the
Hazardous Material Transportation Act, 49 U.S.C. 1801 et seq.; and the Resource
Conservation and Recovery Act, 42 U.S.C. 6901 et seq. 

          2.10. Expiration
Date. As set forth on the Lease Summary, unless otherwise sooner terminated
in accordance with the provisions of this Lease. 

          2.11. Force
Majeure. Strikes, labor disputes, lockouts, inability to obtain labor,
materials, equipment, or reasonable substitutes therefor, acts of God,
governmental restrictions, regulations, or controls, judicial orders, enemy or
hostile government actions, civil commotion, war, terrorism (foreign or
domestic), fire, accident, explosion, falling objects or other casualty, or
other causes beyond the reasonable control of the party obligated to perform
hereunder. 

          2.12. Guarantor(s).
The parties set forth on the Lease Summary and any other party liable for or
required by Landlord to guaranty Tenant’s obligations under the Lease. 

1

          2.13. Hazardous
Materials. Any hazardous waste or hazardous substance as defined in any
Laws applicable to the Project, including, without limitation, the
Environmental Laws. “Hazardous Materials” shall also include asbestos or
asbestos-containing materials, radon gas, petroleum or petroleum fractions,
urea formaldehyde foam insulation, transformers containing levels of polychlorinated
biphenyls greater than 50 parts per million, medical waste, biological
materials (including without limitation blood and blood products),
electromagnetic fields, mold and chemicals known to cause cancer or
reproductive toxicity, whether or not defined as a hazardous waste or hazardous
substance in any statute, ordinance, rule or regulation. 

          2.14. Holidays.
All federally observed holidays, including New Year’s Day, President’s Day,
Martin Luther King, Jr. Day, Memorial Day, Independence Day, Labor Day,
Veteran’s Day, Thanksgiving Day and Christmas Day. 

          2.15. Interest
Rate. Fourteen percent (14%) per annum, but in no event in excess of the
maximum rate, if any, allowed by Law for the transaction on which interest is
being calculated. 

          2.16. Landlord
Related Parties. Landlord, Landlord’s Affiliates, and the members,
principals, beneficiaries, partners, trustees, shareholders, directors,
officers, employees, mortgagees, investment managers, property managers,
brokers, contractors, attorneys, and agents of Landlord and Landlord’s
Affiliates, and the successors of such parties. 

          2.17. Landlord
Work. The work to be performed by Landlord, if any, set forth in Exhibit
E-1. 

          2.18. Law
or Laws. All federal, state, county and local governmental and municipal
laws, statutes, ordinances, rules, regulations, requirements, codes, decrees,
orders, and decisions by courts and cases, when the decisions are considered
binding precedent in the State, and decisions of federal courts applying the
Law of the State; including but not limited to The Americans With Disabilities
Act of 1990 (42 U.S.C. § 12101 et seq.), and any regulations and
guidelines promulgated thereunder, as all of the same may be amended and
supplemented from time to time. 

          2.19. Lease
Year. Each twelve (12) month period or portion thereof during the Term,
commencing with the Commencement Date, without regard to calendar years. 

          2.20. Mortgagee.
The lessor under any present and future ground or underlying lease of the
Property and the holder of any mortgage, deed to secure debt or trust deed now
or hereafter in force against the Property or the Building. 

          2.21. Operating
Costs. All costs incurred by Landlord in the ownership, management,
maintenance, repair, replacement, improvement, alteration and operation of the
Building and Project, including, without limitation, the following: a)
utilities; b) supplies, tools, equipment and materials used in the operation,
repair and maintenance of the Building or the Project; c) insurance (including
but not limited to public liability, property damage, earthquake, flood,
pollution, terrorism and property insurance for the full replacement cost of
the Building and Project as required by Landlord or its lenders); d)
landscaping; e) parking area repair, restoration, and maintenance, including,
but not limited to, resurfacing, repainting, re-striping, and cleaning; f)
reasonable reserves for operation, maintenance and repair of the Project and
for covering uninsured damage and liability claims relating to the Project,
including, without limitation, deductible amounts (provided that if Landlord
incurs an expense for which a reserve is held, Landlord shall apply the
applicable reserves to the expense prior to including the balance of the
expense in Operating Costs); g) fees, charges and other costs, including
without limitation, reasonable consulting fees, legal fees and accounting fees,
of all contractors engaged by Landlord or otherwise reasonably incurred by
Landlord in connection with the management, operation, maintenance and repair
of the Building or the Project; h) compensation (including, without limitation,
employment taxes and fringe benefits) of all persons who perform duties in
connection with the operation, maintenance, repair, or overhaul of the Building
or the Project, and equipment, improvements, and facilities located within the
Project; i) operation and maintenance of a room for delivery and distribution
of mail to tenants of the Building or the Project as required by the U. S.
Postal Service, along with any space Landlord provides for non-exclusive use by
tenants, such as conference centers, exercise facilities and other building
amenities (including, without limitation, an amount equal to the fair market
rental value of the space used for such purposes); j) payments under any
easement, license, operating agreement, declaration, restrictive covenant,
underlying or ground lease (excluding rent), or instrument pertaining to the
sharing of costs by the Building or the Project; k) operation, repair,
maintenance and replacement of the Building Structure and Building systems,
including, without limitation, the cost to replace or retrofit as required by
Laws (however, if any such costs are capital expenditures, the provisions of
subsection (v) below shall apply); l) janitorial service, alarm and security
service, window cleaning, trash removal; m) repair and replacement of building
standard surfaces, including but not limited to wall and floor coverings,
ceiling tiles, window coverings and fixtures (however, if any such costs are
capital expenditures, the provisions of subsection (v) below shall apply); n)
maintenance and replacement of curbs and walkways; o) repair to and replacement
of the roof (however, if any such costs are capital expenditures, the
provisions of subsection (v) below shall apply); p) Building signage and
directories; q) management of the Building or the Project, whether by Landlord
or an independent contractor (including, without limitation, an amount equal to
the fair market value of any manager’s office; provided, that if such manager’s
office is located off-site, the fair market value of such office shall be
equitably allocated among all buildings managed by such office); r) rental
expenses for (or a reasonable depreciation allowance on) personal property used
in maintenance, operation or repair of the Building or the Project; s)
licenses, certificates, permits and inspections and the cost of contesting the
validity or applicability of any governmental enactments that may affect
Operating Costs; t) intentionally omitted; u) any costs, expenditures, or
charges (whether capitalized or not) required by any governmental or
quasi-governmental authority; and v) amortization of capital expenses
(including, without limitation, financing costs) (A) that are intended as a
labor saving device or to effect other economies in the 

2

operation or maintenance of the Building or the Project, or any portion
thereof, (B) that are required under any Law, or (C) that are in Landlord’s
opinion necessary to maintain the Building or the Project, or any portion
thereof, in good condition and repair; provided that such cost shall be
amortized (including interest on the unamortized cost) over its useful life as
Landlord shall reasonably determine. Notwithstanding the foregoing, for
purposes of this Lease, Operating Costs shall not include: 

                    2.21.1.
Costs (including permit, license and inspection costs) incurred in renovating
or otherwise improving, decorating or redecorating rentable space for other
tenants or vacant rentable space; 

                    2.21.2.
Utilities or services sold to Tenant or others for which Landlord is entitled
to and actually receives reimbursement (other than through any operating cost
reimbursement provision similar to the provisions set forth in this Lease); 

                    2.21.3.
Except as otherwise specifically provided in this Section, alterations to the
Building that are considered capital improvements and replacements of such
capital improvements under sound real estate management principles; 

                    2.21.4.
Depreciation and amortization, except on materials, small tools and supplies
purchased by Landlord to enable Landlord to supply services Landlord might
otherwise contract for with a third party, where such depreciation and
amortization would otherwise have been included in the charge for such third
party services, all as determined in accordance with sound real estate
management principles; 

                    2.21.5.
Services or other benefits that are not available to Tenant, but which are
provided to other tenants of the Building; 

                    2.21.6.
Overhead or any profit increment paid to Landlord or to subsidiaries or affiliates
of Landlord for services in or in connection with the Building to the extent
the same exceeds the cost of such services that could be obtained from equally
qualified third parties on a competitive basis or at market rates; 

                    2.21.7.
Except as otherwise specifically provided in this Section, interest on debt or
amortization on any mortgages, other charges, costs and expenses payable under
any mortgage, if any, and costs for financing and refinancing the Project; 

                    2.21.8.
Ground rents; 

                    2.21.9.
Compensation and employee benefits paid to clerks, attendants or other persons
in any commercial concession operated by Landlord, except the Project parking
facility; 

                    2.21.10.
Rentals and other related expenses incurred in leasing equipment, the cost of
which would otherwise be excluded capital expenses hereunder, except equipment
used (a) in providing janitorial or similar services and which is not affixed
to the Building, or (b) in case of emergency; 

                    2.21.11.
Electrical power for which Tenant directly contracts with and pays an
electrical service company; 

                    2.21.12.
Marketing costs, including leasing commissions, attorneys’ fees in connection
with the negotiation and preparation of letters, deal memos, letters of intent,
leases, subleases and/or assignments, space planning costs, and other costs and
expenses incurred in connection with lease, sublease or assignment negotiations
and transactions with present or prospective tenants or other occupants of the
Building, including attorneys’ fees and other costs and expenditures incurred
in connection with disputes with present or prospective tenants or other
occupants of the Building unless related to the operation or maintenance of the
Common Areas; 

                    2.21.13.
Costs covered by insurance, to the extent of the insurance proceeds actually
received by Landlord; 

                    2.21.14.
Costs covered by warranties, to the extent of the amount actually paid under
the warranty; 

                    2.21.15.
Any service provided directly to and paid directly by any tenant; and 

                    2.21.16.
Wages and benefits of any employee who does not devote substantially all of his
or her employed time to the Building unless such wages and benefits are
prorated to reflect time spent on operating and managing the Building vis-à-vis
time spent on matters unrelated to operating and managing the Building. 

          2.22. Permitted
Use. As set forth on the Lease Summary. 

          2.23. Permitted
Transfer. The transfer of ownership interests in a publicly traded entity
or an assignment or subletting of all or a portion of the Premises to an
Affiliate of Tenant, where (a) the transferee assumes, in full, the obligations
of Tenant under this Lease; (b) Tenant remains fully liable under this Lease;
(c) the use of the Premises remains unchanged; (d) after such transaction is
effected, the tangible net worth of the tenant hereunder is equal to or greater
than the tangible net worth of Tenant as of the date of this Lease; (e)
Landlord shall have received an executed copy of all documentation effecting
such transfer on or before its effective date; and (f) the same is not a
subterfuge by Tenant to avoid its obligations under this Lease. 

3

          2.24. Permitted
Transferee. The Transferee pursuant to a Permitted Transfer. 

          2.25. Possession
Date. The date on which Landlord tenders possession of the Premises to
Tenant with the Landlord Work Substantially Completed. 

          2.26. Project.
The Property, the Building and any other improvements on the Property.

          2.27. Project Operating Costs. Operating Costs and Taxes. 

          2.28. Rent. Base Rent and
Additional Rent. 

          2.29. Rentable
Area. The total square footage of all floor area for lease to tenants of
the Building or Project, as determined by Landlord’s architect. 

          2.30. Rules
and Regulations. As set forth in Exhibit G. 

          2.31. State.
The state in which the Project is located. 

          2.32. Substantial
Completion or Substantially Completed. As defined in Exhibit E. 

          2.33. Taxes.
All taxes, assessments, whether special or general, water and sewer charges,
and other similar government charges levied on or attributable to the Building
or Project or their operation, including, without limitation a) real property
taxes or assessments levied or assessed against the Building or Project; b)
assessments or charges levied or assessed against the Building or Project by
any redevelopment agency, municipality or governmental or quasi-governmental
agency, including but not limited to any assessments or the Project’s
contribution towards a governmental or private cost-sharing agreement for the
purpose of augmenting or improving the quality of services and amenities
normally provided by governmental agencies; c) any tax, assessment, levy,
license fee or charge measured by or based, in whole or in part, by Rent
received from the leasing of the Premises, the Building, or the Project, or any
portions thereof; d) general or special, ad valorem or specific, excise,
capital levy, or other tax, assessment, levy, or charge directly on the Rent
received under this Lease or on the rent received under any other leases of
space in the Building or Project; e) any transfer, transaction, or similar tax,
assessment, levy, or charge based directly or indirectly upon the transaction
represented by this Lease or other leases in the Project; f) any possessory
interest, occupancy, use, per capita, or other tax, assessment, levy, or charge
based directly or indirectly upon the use or occupancy of the Premises or other
premises within the Building or the Project; g) interest on installments as
charged by the taxing authority; and h) the reasonable costs and expenses of
any contest or protest of Taxes prosecuted by Landlord, including, without
limitation, any appraisal fees and attorneys’ fees. Taxes shall not include (i)
any net income, franchise, capital stock, estate or inheritance taxes imposed
by the State or Federal Government or their agencies, branches, or departments,
and (ii) tax penalties, interest or late charges incurred as a result of
Landlord’s failure to make timely payment of Taxes. Notwithstanding the
foregoing, if at any time during the Term, the present method of taxation or
assessment shall be so changed that the whole or any part of the taxes,
assessments, levies, impositions or charges now levied, assessed or imposed on
the Project shall be discontinued or reduced and as a substitute therefor, or
in lieu of or in addition thereto, taxes, assessments, levies, impositions or
charges shall be levied, assessed or imposed, wholly or partially, as a capital
levy or otherwise (a “Substitute Tax”), then such Substitute Tax shall be included
within the definition of Taxes. Tenant hereby waives, and assigns, transfers
and conveys to Landlord, any and all rights to contest or protest any Taxes.
Taxes for any calendar year shall only include those taxes or installments of
assessments that become due and payable during said year. Landlord shall pay
assessments in installments over the longest period of time permitted by the
taxing authority. 

          2.34. Telecommunications
Systems. All telecommunications systems including but not limited to voice,
video, data, and any other telecommunications services provided over wire,
fiber optic, microwave, wireless, satellite and any other transmission systems,
for part or all of any telecommunications within the Building or from the
Building to any other location. 

          2.35. Tenant
Delays. As defined in Exhibit E. 

          2.36. Tenant
Related Parties. Tenant, its Affiliates, agents, contractors,
subcontractors, employees, invitees, subtenants, transferees, and any other
party claiming by, through or under Tenant. 

          2.37. Tenant’s
Cost Allocation. Tenant’s Proportionate Share of Project Operating Costs
for the year in question. 

          2.38. Tenant’s
Property. All movable partitions, business and trade fixtures, machinery
and equipment, communications equipment, and office equipment located in the
Premises and acquired by or for the account of Tenant, without expense to
Landlord, that can be removed without damage to the Building, and all
furniture, furnishings, and other articles of movable personal property owned
by Tenant and located in the Premises. 

          2.39. Tenant’s
Proportionate Share. As set forth on the Lease Summary. Such share is a
fraction, the numerator of which is the Rentable Area of the Premises, and the
denominator of which is the Rentable Area of the Project. Tenant’s
Proportionate Share is subject to recalculation in accordance with changes in
the Rentable Area of the Premises or the Project. Landlord reserves the right
to create pools of similarly situated tenants for the purpose of allocating
certain Operating Costs that benefit only the tenants in such pool
(“Specialized Operating Costs”). For the purpose of allocating Specialized
Operating Costs for any pool of which Tenant is a member, Tenant’s 

4

Proportionate Share shall be a fraction, the numerator of which shall
be the Rentable Area of the Premises, and the denominator of which shall be the
Rentable Area of the premises of all tenants in such pool. 

          2.40. Term.
As set forth on the Lease Summary, as the same may be extended from time to
time. 

          2.41. Transfer.
An assignment, mortgage, pledge, hypothecation, encumbrance, lien or other
transfer of this Lease or any interest hereunder, a transfer by operation of
law, a sublease of the Premises or any part thereof, or the use of the Premises
by any party other than Tenant and its employees. “Transfer” shall also include
(a) if Tenant is a partnership or limited liability company, the withdrawal or
change, voluntary, involuntary or by operation of law, of twenty-five percent
(25%) or more of the partners or members, or transfer of twenty-five percent
(25%) or more of partnership or membership interests, within a twelve
(12)-month period, or the dissolution of the partnership or company without
immediate reconstitution thereof, (b) if Tenant is a closely held corporation
(i.e., whose stock is not publicly held and not traded through an exchange or
over the counter), the dissolution, merger, consolidation or other
reorganization of Tenant, the sale or other transfer of more than an aggregate
of twenty-five percent (25%) of the voting shares of Tenant (other than to
immediate family members by reason of gift or death), within a twelve
(12)-month period; and (c) the sale, mortgage, hypothecation or pledge of more
than an aggregate of twenty-five percent (25%) of the value of the unencumbered
assets of Tenant within a twelve (12) month period. 

          2.42. Transferee.
Any person or entity to whom or which any Transfer is made. 

ARTICLE 3

PREMISES AND DELIVERY OF POSSESSION

          3.1. Delivery
of Possession. Except as otherwise provided herein, Landlord shall use
commercially reasonable efforts to deliver possession of Premises on or before
the anticipated Possession Date, if any, set forth on the Lease Summary. If for
any reason, Landlord is delayed in delivering possession of the Premises to
Tenant, Landlord shall not be subject to any liability for such failure, and
the validity of this Lease shall not be impaired, but (except in the case of
Tenant Delays) the Commencement Date shall be extended for the period of such
delay. 

          3.2. Commencement
Date. If the Commencement Date is not fixed on the Lease Summary, once the
Commencement Date is fixed, within ten (10) days following written request by
Landlord, Tenant will execute and deliver to Landlord a certificate
substantially in the form of Exhibit D attached hereto and made a part
hereof, indicating thereon any exceptions thereto that may exist at that time.
Failure of Tenant to execute and deliver such certificate within ten (10) days
following its receipt of such request by Landlord shall constitute binding and
conclusive acceptance of the Premises and acknowledgment by Tenant that the
statements included in Exhibit D, as prepared by Landlord, are true and
correct. 

          3.3. Size
of Premises. The Rentable Area of the Premises will be deemed for all
purposes to be as set forth on the Lease Summary. 

ARTICLE 4 

RENT

Tenant agrees to pay to Landlord all Rent payable hereunder, without
set-off or deduction, in lawful money of the United States of America. Tenant
shall pay the Rent as follows: 

          4.1. Base
Rent. Tenant shall pay to Landlord the Base Rent without notice or demand,
in installments due and payable in advance on the first (1st) day of each
calendar month during the Term. Along with and in addition to each monthly Base
Rent payment under the Lease, Tenant shall pay to Landlord any sales or
privilege tax required under applicable Law. In the event of any fractional
calendar month, Tenant shall pay for each day in such partial month a rental
equal to 1/30 of the Base Rent. Concurrent with the execution of this Lease,
Tenant will deliver to Landlord the sixth (6th) month’s Base Rent. 

          4.2. Tenant’s
Cost Allocation. For each calendar year, in addition to the Base Rent and
all other payments due under this Lease, Tenant shall pay Tenant’s Cost
Allocation, as follows: 

                    4.2.1.
Estimated Payments. Tenant shall pay Landlord’s reasonable estimate of
Tenant’s Cost Allocation for each year (the “Estimated Payment”) in advance, in
monthly installments, commencing on the first (1st) day of the month following
the month in which Landlord notifies Tenant of the amount it is to pay
hereunder and continuing until the first (1st) day of the month following the
month in which Landlord notifies Tenant of any revised Estimated Payment.
Landlord shall estimate from time to time the amount of the Tenant’s Cost
Allocation for each year and then make an adjustment in the following year
based on the actual Tenant’s Cost Allocation incurred for the prior year.
Within ten (10) days after Tenant’s receipt of notice of such adjustment and
the revised Estimated Payment, Tenant shall pay Landlord a fraction of such
revised Estimated Payment for such following year (reduced by any amounts paid
pursuant to the first sentence of this Section 4.2.1). Such fraction shall have
as its numerator the number of months which have elapsed in such following year
to the date of such payment, both months inclusive, and shall have twelve (12)
as its denominator. All subsequent payments by Tenant for such following year
shall be based upon such adjustment and the revised Estimated Payment. In the
event of any fractional calendar month, Tenant shall pay for each day in such
partial month a rental equal to 1/30 of the Estimated Payment. 

                    4.2.2.
Reconciliation. Within a reasonable period after the end of each
calendar year, Landlord shall deliver to Tenant a statement (the “Statement”)
setting forth Tenant’s Cost Allocation for such year. If Tenant’s Cost
Allocation for such year exceeds the total of the Estimated Payment made by
Tenant for each year, 

5

Tenant shall pay Landlord the amount of the deficiency within thirty (30)
days of the receipt of the Statement and any amount payable by Tenant that
would not otherwise be due until after the termination of this Lease, shall, if
the exact amount is uncertain at the time that this Lease terminates, be paid
by Tenant to Landlord upon such termination in an amount to be estimated by
Landlord with an adjustment to be made once the exact amount is known. If the
Estimated Payment made by Tenant exceeds Tenant’s Cost Allocation for such
year, then Landlord shall credit against Tenant’s next ensuing Estimated
Payment(s) an amount equal to the difference until the credit is exhausted. If
a credit is due from Landlord after the Expiration Date, Landlord shall pay
Tenant the amount of the credit within thirty 30) days after the delivery of
the Statement applicable to the calendar year in which the Expiration Date
occurs. The obligations of Tenant and Landlord to make payments required under
this Section shall survive the expiration or termination of this Lease, and
Landlord’s failure to deliver the Statement shall not be deemed a waiver of
Landlord’s right to make the adjustments set forth herein. 

                    4.2.3.
Landlord’s Records. Landlord shall maintain records respecting Project
Operating Costs and determine the same in accordance with sound accounting and
management practices, consistently applied. Tenant or its representative shall
have the right to examine such records upon reasonable prior notice specifying
which records Tenant desires to examine, during normal business hours at the
place or places where such records are normally kept, by sending such notice no
later than ninety (90) days following the furnishing of the Statement. Tenant
may take exception to matters included in Project Operating Costs or Landlord’s
computation of Tenant’s Proportionate Share by sending notice specifying such
exception and the reasons therefor to Landlord no later than forty-five (45)
days after Landlord makes such records available for examination. If Tenant
takes exception to any matter contained in the Statement as provided herein,
Landlord shall refer the matter to an independent certified public accountant
of Landlord’s choice, subject to Tenant’s reasonable approval, whose
certification as to the proper amount shall be final and conclusive as between
Landlord and Tenant. Tenant shall promptly pay the cost of such certification,
including, without limitation, any reasonable attorneys’ fees incurred by
Landlord in connection therewith, unless such certification determines that
Tenant was overbilled by more than five percent (5%) in the aggregate for the
applicable year. Pending resolution of any such exceptions in the foregoing
manner, Tenant shall continue paying Tenant’s Cost Allocation in the amounts
determined by Landlord, subject to adjustment after any such exceptions are so
resolved. Tenant acknowledges that any information gathered through an audit is
strictly confidential and shall not disclose such confidential information to
any person or entity other than Tenant’s financial and legal consultants. The
Statement shall be considered final, except as to matters to which exception is
taken in the manner and within the times specified herein. 

                    4.2.4.
Cap on Controllable Operating Costs. Notwithstanding anything to the
contrary contained herein, the aggregate Controllable Operating Costs, as that
term is defined below, shall not increase more than seven percent (7%) in any
calendar year during the Term commencing with the calendar year 2011 over the
maximum amount of Controllable Operating Costs chargeable for the immediately
preceding calendar year, with no limit on the Controllable Operating Costs
during the calendar year 2010 (i.e., the actual Controllable Operating Costs
for calendar year 2010 shall be the maximum amount for the calendar year 2010
for purposes of this provision). “Controllable Operating Costs” shall mean
shall mean all Operating Costs except utility costs, security costs, insurance
costs, costs of services provided under a union contract and costs associated
with repairs due to casualty (including hurricanes), vandalism or other source
outside of Landlord’s reasonable control and in no event shall Controllable
Operating Costs include Taxes. Additionally, in no event shall any management
fees included in Operating Costs for any calendar exceed four percent (4%) of
the Project’s gross receipts for such calendar year. 

          4.3. Other
Taxes Payable by Tenant. In addition to the Base Rent and any other charges
to be paid by Tenant hereunder, Tenant shall, as an element of Rent, reimburse
Landlord upon demand for any and all taxes payable by Landlord (other than net
income taxes) that are not otherwise reimbursable under this Lease, whether or
not now customary or within the contemplation of the parties, where such taxes
are upon, measured by, or reasonably attributable to (a) the cost or value of
Tenant’s equipment, furniture, fixtures, and other personal property located at
the Premises, or the cost or value of any leasehold improvements made in or to
the Premises by or for Tenant, regardless of whether title to such improvements
is held by Tenant or Landlord; or (b) this transaction or any document to which
Tenant is a party creating or transferring an interest or an estate in the
Premises, including but not limited to any sales tax on the Rent paid
hereunder. If it becomes unlawful for Tenant to reimburse Landlord for any
taxes or other charges as required under this Lease, the Base Rent shall be
revised to net Landlord the same net Rent after imposition of any tax or other
charge upon Landlord as would have been payable to Landlord but for the
reimbursement being unlawful. 

          4.4. Place
of Payment. All Rent shall be paid at the office of Landlord set forth on
the Lease Summary or at such other place as Landlord may designate. 

          4.5.
Interest and Late Charges. If Tenant fails to pay any Rent when due, after
giving effect to any applicable grace periods, the unpaid amounts shall bear
interest at the Interest Rate. Tenant acknowledges that the late payment of any
Rent will cause Landlord to incur costs and expenses not contemplated under
this Lease, including, without limitation, administrative and collection costs
and processing and accounting expenses, the exact amount of which is extremely
difficult to ascertain. Therefore, in addition to interest, if any such payment
is not received by Landlord within five (5) days from when due, Tenant shall
pay Landlord a late charge equal to five percent (5%) of such payment, plus any
reasonable attorneys’ fees incurred by Landlord by reason of Tenant’s failure
to pay Rent when due. Landlord and Tenant agree that this late charge
represents a reasonable estimate of such costs and expenses and is fair
compensation to Landlord for loss resulting from Tenant’s nonpayment. The late
charge shall be deemed Additional Rent and the right to require it shall be in
addition to all of Landlord’s other rights and remedies hereunder or at law and
shall not be construed as liquidated damages for any default of Tenant or as
limiting Landlord’s remedies in any manner. In addition, any check returned by
the bank for any reason will be considered late and will be subject to all late
charges, plus a Fifty Dollar ($50.00) fee. After two (2) returned checks in any
twelve (12) month period, Landlord will have the right to receive payment by a
cashier’s check or 

6

money order. Nothing contained herein shall be construed as to compel
Landlord to accept any payment of Rent in arrears or late charges should
Landlord elect to apply its rights and remedies available under this Lease or
at law or in equity in the event of a Default. 

ARTICLE 5 

SECURITY DEPOSIT

Upon Tenant’s execution of this Lease, Tenant shall deposit with
Landlord the Security Deposit, as shown on the Lease Summary. The Security
Deposit shall serve as security for the prompt, full, and faithful performance
by Tenant of its obligations under this Lease. In the event that Tenant is in
Default hereunder, or in the event that Tenant owes any amounts to Landlord upon
the expiration of this Lease, Landlord may use or apply the whole or any part
of the Security Deposit for the payment of Tenant’s obligations hereunder. The
use or application of the Security Deposit or any portion thereof shall not
prevent Landlord from exercising any other right or remedy provided hereunder
or under any Law and shall not be construed as liquidated damages. In the event
the Security Deposit is reduced by such use or application, Tenant shall
deposit with Landlord, within ten (10) days after notice, an amount sufficient
to restore the full amount of the Security Deposit. Landlord shall not be
required to keep the Security Deposit separate from Landlord’s general funds or
pay interest on the Security Deposit. Provided Tenant has performed all of its
obligations under this Lease, any remaining portion of the Security Deposit
shall be returned to Tenant within thirty (30) days subsequent to the
Expiration Date. If the Premises shall be expanded at any time, or if the Term
shall be extended at any increased rate of Rent, the Security Deposit shall
thereupon be proportionately increased. No trust or fiduciary relationship is
created herein between Landlord and Tenant with respect to the Security
Deposit. If Landlord transfers the Premises during the Term, Landlord shall pay
the Security Deposit to Landlord’s successor-in-interest, in which event the
transferring Landlord shall be released from all liability for the return of
the Security Deposit. Tenant waives the provisions of any Laws now in force or
that become in force after the date of execution of this Lease, that require
return of any remaining Security Deposit within a specified period or limiting
the costs, expenses or damages for which Landlord may use a security deposit,
including any provisions of such Laws providing that Landlord may claim from a
security deposit only those sums reasonably necessary to remedy defaults in the
payment of Rent, to repair damage caused by Tenant, or to clean the Premises.
Landlord and Tenant agree that Landlord may, in addition, claim those sums
reasonably necessary to compensate Landlord for any other foreseeable or
unforeseeable loss or damage caused by the acts or omissions of Tenant or any
Tenant Related Party. 

ARTICLE 6 

USE

          6.1. Permitted
Use. Tenant shall use the Premises solely for the Permitted Use as shown on
the Lease Summary, and for no other purpose without Landlord’s consent. Tenant
shall comply with all recorded covenants, conditions, and restrictions, and the
provisions of all ground or underlying leases, now or hereafter affecting the
Project. Tenant shall not (a) do or permit anything to be done in or about the
Premises that would in any way obstruct or interfere with the rights of other
tenants or occupants of the Building or Project, or violate any restrictions or
exclusive uses set forth in any other tenants’ leases; (b) injure, annoy or
interfere with the business of any other tenants or occupants of the Project or
any of their invitees; (c) cause, maintain or permit any nuisance arising out
of Tenant’s use or occupancy of the Premises; or (d) commit or suffer to be
committed any waste in or upon the Premises, the Building or the Project. 

          6.2. Compliance
with Law. Tenant has been provided an opportunity to inspect the Premises,
the Building and the Project to a degree sufficient to determine whether or not
the same, in their condition as of the date hereof, violate any applicable Law.
Tenant further acknowledges and agrees that, except as may otherwise be
specifically provided in this Lease, Landlord has made no representation or
warranty as to whether the Premises, the Building or the Project conforms to
the requirements of Law. Tenant shall be responsible for compliance of the
Premises with applicable Law and shall bear all costs necessary to maintain the
Premises in compliance with Law, including, without limitation, structural
work, if any. Tenant shall also be responsible for the cost of any alterations
to other portions of the Building or the Project necessitated by any
alterations to the Premises or any change in use of the Premises after
completion of the Landlord Work. Tenant shall not use or occupy the Premises in
violation of any Law or the certificate of occupancy issued for the Building or
the Project and shall, upon notice from Landlord, immediately discontinue any
use of the Premises that is declared by any governmental authority having
jurisdiction to be a violation of Law or the certificate of occupancy. A
judgment of any court of competent jurisdiction or the admission by Tenant in
any action or proceeding against Tenant that Tenant has violated any such Laws
in the use of the Premises shall be deemed to be a conclusive determination of
that fact as between Landlord and Tenant. Should any obligation be imposed by
Law, then Tenant agrees, at its sole cost and expense, to comply promptly with
such obligations to the extent the same relate to the Premises or Tenant’s use
of the Premises, the Building or the Project. 

          6.3. Effect
on Landlord’s Insurance. Tenant shall not do or permit to be done anything
that will invalidate or increase the cost of any property coverage, or other
insurance policy covering the Building, the Project or any property located
therein. Tenant shall promptly, upon demand, reimburse Landlord for any
additional premium charged for such policy by reason of Tenant’s failure to
comply with the provisions of this Section. 

          6.4. Transportation
Management. Tenant shall comply with all present or future programs
intended to manage parking, transportation or traffic in and around the
Building, and in connection therewith, Tenant shall take responsible action for
the transportation planning and management of all employees located at the
Premises by working directly with Landlord, any governmental transportation
management organization or any other transportation-related committees or
entities. Such programs may include, without limitation: a) restrictions on the
number of peak-hour vehicle trips generated by Tenant; b) increased vehicle
occupancy; c) implementation of an in-

7

house ridesharing program and an employee transportation coordinator;
d) working with employees and any Building or area-wide ridesharing program
manager; e) instituting employer-sponsored incentives (financial or in-kind) to
encourage employees to rideshare; and f) utilizing flexible work shifts for
employees. Unless required by law, Tenant shall not be required to participate
in such programs if the same would materially interfere with the operation of
Tenant’s business, or would result in a material expense to Tenant. 

          6.5. Use
of Common Areas. Use of all Common Areas by any Tenant Related Parties
shall at all times be subject to the Rules and Regulations and the exclusive
control and management of Landlord. 

ARTICLE 7 

HAZARDOUS MATERIALS

          7.1. Indemnity.
Tenant shall indemnify, defend and hold harmless all Landlord Related Parties
from and against all claims, suits, demands, response costs, contribution
costs, liabilities, losses, or damages (including, without limitation,
reasonable attorneys’ fees), directly or indirectly arising out of the
existence, use, generation, migration, storage, transportation, release,
threatened release, or disposal of Hazardous Materials in, on, or under the
Premises, the Building or the Project or in the groundwater under the Project
and the migration or transportation of Hazardous Materials to or from the
Premises, the Building or the Project or the groundwater underlying the
Project, to the extent that any of the foregoing is caused by any Tenant
Related Parties. This indemnity extends to the costs incurred by any Landlord
Related Party to investigate, remediate, monitor, treat, repair, clean-up,
dispose of, or remove such Hazardous Materials in order to comply with the
Environmental Laws; provided that if Tenant is not otherwise in Default,
Landlord shall give Tenant not less than thirty (30) days’ advance notice of
Landlord’s intention to incur such costs. 

          7.2. Restriction
on Hazardous Materials. Tenant shall not permit any Tenant Related Parties
to use, generate, manufacture, store, transport, release, threaten release, or
dispose of Hazardous Materials, other than de minimis amounts of customary
office and cleaning supplies in compliance with applicable Environmental Laws,
in, on, or about the Premises, the Building or the Project or transport
Hazardous Materials from the Premises, the Building or the Project unless
Tenant shall have received Landlord’s prior consent therefor, which Landlord may
revoke at any time, and shall not cause or permit the release or disposal of
Hazardous Materials from the Premises, the Building or the Project except in
compliance with applicable Environmental Laws. Tenant shall promptly deliver
notice to Landlord if Tenant obtains knowledge sufficient to infer that
Hazardous Materials are located on the Premises, the Building or the Project
that are not in compliance with applicable Environmental Laws or if any third
party, including without limitation, any governmental agency, claims a
significant disposal of Hazardous Materials occurred on the Premises, the
Building or the Project or is being or has been released from the Premises, the
Building or the Project. 

          7.3. Investigation
of Contamination. Upon reasonable written request of Landlord, Tenant,
through its appropriately qualified and licensed professional engineers, and at
Tenant’s cost, shall thoroughly investigate suspected Hazardous Materials
contamination of the Premises, the Building or the Project that would arguably
come within the scope of Tenant’s indemnification and hold harmless obligations
as set forth above. Tenant, using duly licensed and insured contractors
approved by Landlord, shall promptly commence and diligently complete the
removal, repair, clean-up, and detoxification of any Hazardous Materials from
the Premises, the Building and the Project as may be required by applicable
Environmental Laws that comes within the scope of Tenant’s indemnification and
hold harmless obligations as set forth above. The provisions of this Article
shall survive the expiration or earlier termination of this Lease. 

          7.4. Landlord
Consent. If during the Term, Tenant contemplates utilizing Hazardous
Materials (or subleasing or assigning this Lease to a subtenant or assignee who
utilizes Hazardous Materials), other than de minimis amounts of customary
office and cleaning supplies in compliance with applicable Environmental Laws,
Tenant shall obtain the prior written consent of Landlord. As a condition of
granting such consent, Landlord may require, among other things, that a) such
substances be of the type customarily used in offices and be used and
maintained only in such quantities as are reasonably necessary for the
Permitted Use and in strict accordance with applicable Environmental Laws and
manufacturer instructions therefor; b) such substances shall not be disposed
of, released or discharged on the Project and shall be transported to and from
the Premises in compliance with all applicable Environmental Laws and as
Landlord shall reasonably require; c) any remaining such substances shall be
completely, properly and lawfully removed from the Premises, the Building and
the Project upon expiration or earlier termination of this Lease; d) such use
shall not constitute a nuisance, danger or health risk to or disrupt the
business of any other occupant of the Building or the Project; and e) Tenant
carry environmental insurance acceptable to Landlord, meeting the requirements
of Sections 18.2 and 18.3, and naming Landlord as an additional insured. If any
applicable Environmental Law or other ordinance or Landlord’s trash removal
contractor requires that any such substances be disposed of separately from
ordinary trash, Tenant shall make arrangements, at Tenant’s expense, for such
disposal directly with a qualified and licensed disposal company at a lawful
disposal site and shall ensure that such disposal occurs frequently enough to
prevent unnecessary storage of such substances on the Premises. At such times as
Landlord may reasonably request, Tenant shall provide Landlord with a written
list identifying any Hazardous Materials then used, stored or maintained upon
the Premises, the use and approximate quantity of each such material, a copy of
any Material Safety Data Sheet (“MSDS”) issued by the manufacturer thereof,
written information concerning the removal, transportation, and disposal of the
same, and such other information as Landlord may reasonably require or as may
be required by Environmental Laws. Landlord, at its option, and at Tenant’s
expense, may cause an engineer selected by Landlord, to review (1) Tenant’s
operations including, without limitation, materials used, generated, stored,
disposed, and manufactured in Tenant’s business; and (2) Tenant’s compliance
with terms of this Section. Tenant shall provide the engineer with such
information reasonably requested by the engineer to complete the review. The
first such review may occur prior to or shortly 

8

following the commencement of the Term. Thereafter, such review shall
not occur more frequently than once each year unless cause exists for some
other review schedule. 

ARTICLE 8 

SERVICES AND UTILITIES

          8.1. Utilities.
Tenant shall obtain and pay for all water, gas, electricity, heat, telephone,
sewer, sprinkler charges and other utilities and services used at the Premises
(“Utilities”), together with all taxes, penalties, surcharges, and maintenance
charges pertaining thereto. 

          8.2. Furnishing
of Building Services. Provided that Tenant is not in Default, Landlord
agrees to furnish the Building Services as set forth on Exhibit F. 

          8.3. Interruption
in Services. Unless caused by the gross negligence or willful misconduct of
Landlord, Landlord shall not be in default hereunder nor be liable for any
damages directly or indirectly resulting from, nor shall the Rent be abated,
for any interruption of or diminution in the quality or quantity of Utilities
or Building Services, when the same is occasioned, in whole or in part, by a)
repairs, replacements, or improvements; b) by inability to secure or
limitation, curtailment, or rationing of, or restrictions on, use of
electricity, gas, water, or other form of energy serving the Premises, the
Building or the Project; c) by any accident or casualty; d) by act or Default
by Tenant or other parties; or e) by Force Majeure. Landlord shall not be
liable under any circumstances for a loss of or injury to property or business,
however occurring, through or in connection with or incidental to failure of
Utilities or failure to furnish any Building Services. No failure, delay or
diminution in Utilities or Building Services shall ever 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. Furthermore, Landlord shall not be liable under any circumstances for
loss of, or injury to, property or for injury to, or interference with,
Tenant’s business, including, without limitation, loss of profits, however
occurring, through or in connection with or incidental to a failure of
Utilities or failure to furnish any of the Building Services. 

          8.4. Safety
and Security Devices, Services, and Programs. The parties acknowledge that
safety and security devices, services, and programs provided by Landlord, if
any, while intended to deter crime and ensure safety, may not in given
instances prevent theft or other criminal acts or ensure safety of persons or
property. The risk that any safety or security device, service, or program may
not be effective, or may malfunction, or be circumvented by a criminal, is
assumed by Tenant with respect to Tenant’s property and interests; and Tenant
shall obtain insurance coverage to the extent Tenant desires protection against
such criminal acts and other losses. Tenant agrees to cooperate in any
reasonable safety or security program developed by Landlord or required by Law.

          8.5. Government
Energy or Utility Controls. In the event of imposition of any government
controls, rules, regulations, or restrictions on the use or consumption of
energy or other utilities during the Term, both Landlord and Tenant shall be
bound thereby, and the same shall not constitute a constructive eviction of
Tenant. In the event of a difference in interpretation by Landlord and Tenant
of any such controls, Landlord’s interpretation shall prevail, and Landlord
shall have the right to enforce compliance therewith, including, without
limitation, the right of entry into the Premises to effect compliance. 

          8.6. Telecommunications.
Tenant and Tenant’s telecommunications companies, including but not limited to
local exchange telecommunications companies and alternative access vendor
services companies (“Telecommunications Companies”), shall have no right of
access to or within the Project for the installation and operation of Tenant’s
Telecommunications System without Landlord’s prior consent. All work with
respect to Tenant’s Telecommunications System shall be subject to the terms of
this Lease governing alterations and improvements by Tenant. Without in any way
limiting Landlord’s right to withhold its consent to a proposed request for
access, Landlord shall have the right to consider whether a Telecommunications
Company is willing to pay reasonable monetary compensation for the use and
occupation of the Building for the Telecommunications System. 

ARTICLE 9

CONDITION OF THE PREMISES

Prior to the Possession Date, Landlord shall perform the Landlord Work,
if any, as described in Exhibit E-1. Except as expressly provided in Exhibit
E-1, Tenant acknowledges that Tenant is leasing the Premises on an “as is,
where is” basis. Tenant’s taking possession of the Premises shall be deemed
conclusive evidence that, as of the date of taking possession, the Premises
were in good order and satisfactory condition, except for reasonable Punchlist
Items delivered in accordance with Exhibit E-1. No promise of Landlord
to alter, remodel, repair, or improve the Premises, the Building or the
Project, and no representation, express or implied, respecting any matter or
thing relating to the Premises, the Building, the Project or this Lease
(including, without limitation, the condition thereof) have been made to Tenant
by Landlord or its broker or sales agent, other than as may be expressly
contained in this Lease. 

ARTICLE 10

REPAIRS AND MAINTENANCE

          10.1. Landlord’s
Obligations. This Lease is intended to be a net lease; accordingly,
Landlord’s maintenance obligations are limited to the repair and maintenance of
the Building Structure. The Building Structure does not include windows,
skylights, glass or plate glass, doors, special fronts, or office entries,
mechanical systems, fire prevention systems, electrical systems, or plumbing
systems, all of which shall be maintained by Tenant. Landlord reserves the
right to contract for maintenance of such systems on behalf of Tenant and to
bill Tenant 

9

directly for the cost of such maintenance. Tenant shall give Landlord
prompt notice of any damage or condition that Landlord is obligated to repair. 

          10.2. Tenant’s
Obligations. Tenant, at Tenant’s sole expense, shall maintain, repair and
replace all portions of the Premises that are not Landlord’s responsibility
under the preceding Section in good order, condition, and repair, including
without limitation, the following: (a) all HVAC, plumbing, electrical, sewerage
and mechanical systems serving the Premises; (b) all fixtures, interior walls,
floors, carpets, draperies, window coverings, and ceilings; (c) all windows,
doors, entrances, and plate glass; and (d) any fire detection or extinguisher
equipment that Landlord does not maintain. Tenant shall also maintain the
lighting in the Premises (including replacement of bulbs and batteries). Tenant
shall conduct quarterly tests on emergency lighting and provide Landlord a copy
of each such test promptly after Landlord’s written request. Bulbs, ballasts
and light fixtures shall be replaced whenever they fail. All bulbs, batteries,
ballasts and fixtures of the lighting systems must be in working order upon
lease termination. Tenant’s obligations shall include all necessary repairs and
replacements, ordinary as well as extraordinary, foreseen as well as
unforeseen. All such repairs and replacements shall be of first class quality
and sufficient for the proper maintenance and operation of the Premises. Tenant
shall keep and maintain the Premises safe, secure and clean, specifically
including, but not by way of limitation, removal of waste and refuse matter.
Tenant shall not permit anything to be done upon the Premises (and shall
perform all maintenance and repairs thereto so as not) to invalidate, in whole
or in part any warranties, or prevent the procurement of any insurance policies
that may, at any time, be required under the provisions of this Lease. Tenant
shall not obstruct or permit the obstruction of any parking area, adjoining
street or sidewalk. 

          10.3. Additional
Maintenance Obligations. Without limiting the generality of the foregoing,
Tenant agrees as follows: 

                    10.3.1.
If the Premises have a septic sewer system, Tenant agrees to indemnify, defend
(with counsel approved by Landlord) and hold harmless Landlord against any and
all loss, liability, cost, expense, claim or damage asserted or claimed against
Landlord or incurred by Landlord relating to the septic sewer system of the
improvements and water leaking from leach fields. Promptly after Landlord’s
written request, Tenant will furnish to Landlord, on an annual basis, evidence
reasonably satisfactory to Landlord that the septic tanks have been properly
pumped and that the leach field is functioning properly. 

                    10.3.2.
Tenant shall enter into a maintenance contract or contracts, in form and
substance and with a firm reasonably satisfactory to Landlord and with
Landlord’s prior consent, for the maintenance and regular repair of the
mechanical systems, including but not limited to the heating, ventilating and
air conditioning systems, including exhaust fans. Said maintenance contract(s)
shall provide, at a minimum, for quarterly inspections, service and cleaning of
said units and systems and shall include (but not be limited to) those
requirements appearing on Exhibit I attached hereto and made a part hereof.
Tenant’s maintenance obligation shall specifically include such adjustments and
servicing as each such inspection discloses to be required, and all repairs,
testing and servicing as shall be necessary or reasonably required by Landlord
or Landlord’s insurance underwriter. If replacement of equipment, fixtures,
units, systems and appurtenances thereto are necessary, Tenant shall replace
the same with equipment, fixtures, units, systems and appurtenances of the same
quality, and repair all damage done in or by such replacement. Tenant shall
provide Landlord with a current copy of such maintenance contract and the scope
of work to be performed thereunder. Landlord, at its election, may enter into
such contract in place of Tenant and charge Tenant for the cost thereof.
Further, at Landlord’s option, Landlord may perform routine filter changes and
other preventative maintenance required to be performed by Tenant hereunder and
in such case, Tenant shall reimburse Landlord the costs therefor.
Notwithstanding the foregoing, in the event the costs for any such HVAC repairs
or replacements exceed $1,000.00 in each instance, Landlord shall reimburse
Tenant for such excess within thirty (30) days of Landlord’s receipt copies of
paid invoices and lien releases therefor. 

                    10.3.3.
Tenant shall be responsible for the maintenance and upkeep of the entire fire
sprinkler system. Tenant shall conduct quarterly flow checks on the sprinkler
system. In addition Tenant shall be responsible for fire pump inspection and
testing on an annual basis. 

                    10.3.4.
Tenant shall keep and maintain written reports of the maintenance and repair to
the mechanical systems, and the fire sprinkler system and forward copies of
each inspection report to Landlord, upon Landlord’s written request within ten
(10) days of each inspection (or the date of such written request, whichever is
later). Tenant shall also provide information and backup for major repairs to
any building systems, including any warranties on the work, that occurred at
any time during the Term. 

                    10.3.5.
Tenant shall maintain the lighting in the Premises (including replacement of
bulbs and batteries). Tenant shall conduct quarterly tests will be conducted on
emergency lighting and provide Landlord a copy of each such test. Bulbs,
ballasts and light fixtures shall be replaced whenever they fail. All bulbs,
batteries, ballasts and fixtures of the lighting systems must be in working
order upon lease termination. 

                    10.3.6.
Tenant shall maintain roll-up doors in good condition, including but not
limited to repair of major dents and replacement of missing rollers and step
plates. 

                    10.3.7.
Cobweb removal will take place on a continual basis. Roof insulation will be
taped and/or reattached between the joists when necessary. 

                    10.3.8.
Tenant will lubricate all dock levelers, adjust springs and remove debris from
pits at least semi-annually. Side seals will be replaced if damaged. 

10

                    10.3.9.
Tenant shall indemnify, defend (with counsel approved by Landlord) and hold
Landlord harmless from any and all loss, liability, cost, expense, claim or
damage claimed or asserted against Landlord or incurred by Landlord that may
result from the condition of the concrete interior/exterior walls or floors and
any cracks therein or requirement of replacement or repair thereof made or
caused by Tenant or any Tenant Related Parties, to the extent same is not
covered by the warranty or guaranty of a contractor or subcontractor or to the
extent Landlord is unable to recover under any such guaranty or warranty. 

          10.4. Damage
by Tenant. Except for ordinary wear and tear, Tenant shall promptly
reimburse Landlord for any costs that Landlord may incur in making repairs and
alterations in and to the Premises, the Building, the Building Structure, the
Project or facilities, systems or equipment of the Project, where the need for
such repairs or alterations is caused by any of the following: a) Tenant’s use
or occupancy of the Premises in a fashion that contravenes any provision of
this Lease; b) the installation, removal, use, or operation of Tenant’s
Property; c) the moving of Tenant’s Property into or out of the Building; or d)
any tortious act, omission, misuse, or negligence of any Tenant Related
Parties. 

          10.5. Load
and Equipment Limits. Tenant shall not place a load upon the Premises that
exceeds the load per square foot that the structural portions of the Premises
were designed to carry, as determined by Landlord or Landlord’s structural
engineer. If Landlord or Landlord’s structural engineer determines that any
improvement or load placed upon the Premises exceeds the load per square foot
that the structural portions of the Premises were designed to carry, then
Tenant shall remove such load or otherwise remedy such fact to Landlord’s
satisfaction. Upon demand, Tenant shall pay the cost of any such determination.

ARTICLE 11

ALTERATIONS AND ADDITIONS

          11.1. Tenant’s
Alterations. Tenant shall not make any additions, alterations, or
improvements to the Premises without the prior consent of Landlord, which
consent shall be requested by Tenant at least thirty (30) days prior to the
commencement of any work. Landlord’s consent may be conditioned, among other
things, on Tenant’s removing any such additions, alterations, or improvements
at the Expiration Date and restoring the Premises to the same condition as on
the Possession Date. All additions, alterations, and improvements shall be a)
made in a good and workmanlike manner using only good grades of materials; b)
performed by properly qualified and licensed personnel approved by Landlord; c)
performed so as not to cause or create any jurisdictional or other labor
disputes, including, without limitation, use of union labor if required by
Landlord; d) performed in such manner as not to obstruct access to the Building
or the Common Areas, and as not to obstruct the business of Landlord or other tenants
in the Building; and e) diligently prosecuted to completion. Notwithstanding
the foregoing, Tenant shall have the right during the Term to make additions,
alterations, or improvements as Tenant may reasonably deem desirable or
necessary, following ten (10) days’ notice to Landlord, but without Landlord’s
consent, provided that such work (i) is of a non-structural nature; (ii) is not
visible from outside of the Premises; (iii) does not affect any system serving
the Premises; (iv) does not, in the aggregate, exceed $5,000 for alterations
other than floor and wall covering in any twelve (12) month period; and (v)
does not require any license, permit or approval under applicable Law. 

          11.2. Payment
and Indemnification. Tenant shall pay the costs of any work done on the
Premises by or on behalf of Tenant and shall keep the Premises, the Building,
and the Project free and clear of liens of any kind. Tenant shall indemnify,
defend against, and keep Landlord free and harmless from all claims, demands,
liability, loss, damage, costs, reasonable attorneys’ fees, and any other
expense incurred on account of claims by any person performing work or
furnishing materials or supplies for Tenant or any person claiming under
Tenant, including but not limited to resolution of any jurisdictional or other
labor disputes. 

          11.3. Notices
and Liens. Tenant agrees not to suffer or permit any lien of any mechanic
or materialman to be placed or filed against the Premises, the Building or the
Project. In case any such lien shall be filed, Tenant shall satisfy and release
such lien of record within twenty (20) days (or such shorter period as may be
required by any Mortgagee) after the earlier to occur of (a) receipt of notice
thereof from Landlord; or (b) Tenant’s actual knowledge or notice of such lien
filing. If Tenant shall fail to have such lien satisfied and released of record
as provided herein, Landlord may, on behalf of Tenant, without being
responsible for making any investigation as to the validity of such lien and
without limiting or affecting any other remedies Landlord may have, pay the
same and Tenant shall reimburse Landlord on demand for such amount together
with any other reasonable costs of Landlord, including, without limitation,
reasonable attorneys’ fees. Notwithstanding the foregoing, Tenant shall have
the right to contest any such lien claim diligently and in good faith, and
during such contest shall not be obligated to pay such lien claim, provided
that Tenant is not in breach of any of its obligations under this Lease and
provided, Tenant, at its sole cost and expense, bonds the lien, or bonds over
such lien in accordance with applicable statutory requirements, including,
without limitation, O.C.G.A. §44-14-364, thereby freeing the Property from any
claim of lien. Notwithstanding any such contest or title insurance, Tenant
shall pay any such claim in full within five (5) days following the entry of an
unstayed judgment or order of sale. All materialmen, contractors, artisans,
mechanics, laborers and any other person now or thereafter furnishing any
labor, services, materials, supplies or equipment to Tenant with respect to
Premises or any portion thereof, are hereby charged with notice that they must
look exclusively to Tenant to obtain payment for the same. Notice is hereby
given that Landlord shall not be liable for any labor, services, materials,
supplies, skill, machinery, fixtures or equipment furnished to or to be
furnished to Tenant upon credit and that no mechanic’s lien or any other lien
for any such labor, services, materials, supplies, machinery, fixtures or
equipment shall attach to or effect the state or interest of Landlord in and to
the Premises or the Project, or any portion thereof. Before the actual
commencement of any work for which a claim or lien may be filed, Tenant shall
give Landlord notice of the intended commencement date a sufficient time before
that date to enable Landlord to post notices of nonresponsibility or any other
notices that Landlord deems necessary for the 

11

protection of Landlord’s interest in the Premises, Building or the
Project, and Landlord shall have the right to enter the Premises and post such
notices at any reasonable time. 

          11.4. Construction
Requirements. Any work performed at the Building or on the Premises by
Tenant or Tenant’s contractor in connection with improvements shall be subject
to the General Conditions set forth in Exhibit E, including, without
limitation, the insurance requirements relating to Tenant’s contractors and the
Construction Rules and Regulations. 

ARTICLE 12

CERTAIN RIGHTS RESERVED BY LANDLORD

Landlord reserves the following rights, exercisable without liability
to Tenant for (a) damage or injury to property, person, or business; (b)
causing an actual or constructive eviction from the Premises; or (c) disturbing
Tenant’s use, possession, or beneficial and quiet enjoyment of the Premises: 

          12.1. Name.
To change the name or street address of the Building or the Project. 

          12.2. Signage.
To install and maintain signs on the exterior of the Building and the Project. 

          12.3. Keys.
To have passkeys to the Premises and all doors within the Premises, excluding
Tenant’s vaults and safes. 

          12.4. Inspection
and Entry. Landlord may enter the Premises on reasonable prior notice to
Tenant (except in the event of an emergency, in which case no notice shall be
required) (a) to inspect the Premises; (b) to show the Premises to any
prospective purchaser or Mortgagee of the Project, or to others having an
interest in the Project or Landlord; (c) during the existence of a Default; (d)
during the last six (6) months of the Term, to show the Premises to prospective
tenants; (e) to make inspections, repairs, alterations, additions, or
improvements to the Premises or the Building; and (f) to take all steps as may
be necessary or desirable for the safety, protection, maintenance, or
preservation of the Premises or the Building or Landlord’s interest therein, or
as may be necessary or desirable for the operation or improvement of the
Building or in order to comply with Laws. 

          12.5. Renovations.
Landlord may during the Term renovate, improve, alter, or modify (collectively,
the “Renovations”) the Building, the Premises, or the Project, including without
limitation Common Areas, roof, and structural portions of the Building.
Renovations may include, without limitation, modifying the Common Areas and
tenant spaces to comply with applicable Laws, including, without limitation,
regulations relating to the physically disabled, seismic conditions, and
building safety and security. In connection with such Renovations, Landlord
may, among other things, erect scaffolding or other necessary structures in the
Building, limit or eliminate access to portions of the Building or Project,
including, without limitation, portions of the Common Areas, or perform work in
the Building that may create noise, dust or leave debris. Tenant hereby agrees
that such Renovations and Landlord’s actions in connection with such Renovations
shall in no way constitute a constructive eviction of Tenant nor entitle Tenant
to any abatement of Rent. Landlord shall have no responsibility or for any
reason be liable to Tenant for any direct or indirect injury to or interference
with Tenant’s business arising from the Renovations, nor shall Tenant be
entitled to any compensation or damages from Landlord for inconvenience,
annoyance or loss of the use of any part of the Premises or of Tenant’s
Property resulting from the Renovations. 

          12.6. Common
Areas. Landlord shall have the right to eliminate or change the size,
location and arrangement of the Common Areas; to enter into, modify and
terminate easements and other agreements pertaining to the use and maintenance
of the Common Areas; to close all or any portion of the Common Areas as may be
necessary to prevent a dedication thereof or the accrual of any rights to any
person or to the public therein; to close temporarily any or all portions of
the Common Areas; and to do and perform such other acts in and to the Common
Areas as Landlord shall determine to be advisable for the convenience and use
thereof by owners, occupants, tenants and invitees of the Building. 

In the exercise of the foregoing rights, Landlord shall (except in an
emergency) take reasonable steps to minimize any interference with Tenant’s
business. 

ARTICLE 13 

RULES AND REGULATIONS

Tenant shall comply with (and cause all Tenant Related Parties to
comply with) the Rules and Regulations. Landlord shall not be responsible for
any violation of the Rules and Regulations by other tenants or occupants of the
Building or Project. All Rules and Regulations, whether now existing or
hereafter adopted by Landlord, shall be non-discriminatory in nature. 

ARTICLE 14 

TRANSFERS

Except as provided in this Article, Tenant shall not, without the prior
consent of Landlord, make any Transfer. 

          14.1. Notice.
Tenant shall notify Landlord of any proposed Transfer (a “Transfer Notice”).
The date of the proposed Transfer must be not less than forty-five (45) days or
more than one hundred eighty (180) days after the date of the Transfer Notice.
The Transfer Notice shall include a) the proposed effective date of the
Transfer; b) a description of the portion of the Premises to be transferred
(the “Subject Space”); c) all of the terms of the proposed Transfer and the
consideration therefor, including, without limitation, a calculation of the
Transfer Premium (as 

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defined below); d) the name and address of the Transferee; e) current
financial statements of the Transferee certified by an officer, partner or
owner thereof; f) any other information that will enable Landlord to determine
the financial responsibility, character, and reputation of the Transferee and
the nature of such Transferee’s business; and g) the proposed use of the
Subject Space. Landlord shall respond to any properly delivered Transfer Notice
within thirty (30) days. 

          14.2. Fees.
Whether or not Landlord shall grant consent, Tenant shall pay Landlord
concurrently with any request for consent, a $750 administrative review and
processing fee, as well as any reasonable legal fees incurred by Landlord,
within thirty (30) days after written request by Landlord. 

          14.3. Consent.
Landlord’s consent shall not be required for any Permitted Transfer. Landlord
shall not unreasonably withhold or delay its consent to any other proposed
Transfer. It shall be reasonable under this Lease and under any applicable Law
for Landlord to withhold consent to any proposed Transfer where one or more of
the following apply, without limitation as to other reasonable grounds for
withholding consent: 

                    14.3.1.
The Transferee is of a character or reputation or engaged in a business that is
not consistent with the quality of the Building. 

                    14.3.2.
The Transferee intends to use the Subject Space for purposes that are not
permitted under this Lease. 

                    14.3.3.
The Transferee is either a governmental agency or instrumentality thereof. 

                    14.3.4.
The Transfer will result in more than a reasonable and safe number of occupants
within the Subject Space. 

                    14.3.5.
The Transferee is not a party of reasonable financial worth or financial
stability in light of the responsibilities involved under the Lease on the date
consent is requested, as determined by Landlord. 

                    14.3.6.
The Transfer would cause a violation of another lease or any agreement to which
Landlord is a party, or would give an occupant of the Building a right to
cancel its lease. 

                    14.3.7.
The Transfer would occur at a time when Landlord has similarly-sized space
available in the Building and the rent charged by Tenant to such Transferee
during the term of such Transfer, calculated using a present value analysis, is
less than ninety-five percent (95%) of the rent that would be quoted by
Landlord at the time of such Transfer for such similarly-sized space for a
comparable term, calculated using a present value analysis. 

                    14.3.8.
Either the Transferee or an Affiliate of the Transferee (a) occupies space in
the Building at the time of the request for consent; (b) is negotiating with
Landlord to lease space in the Building at such time; or (c) has negotiated
with Landlord during the twelve (12)-month period immediately preceding the
Transfer Notice. 

          14.4. Completion
of Transfer. If Landlord consents to any Transfer (and does not exercise
any recapture rights Landlord may have under this Lease), Tenant may within six
(6) months after Landlord’s consent, enter into the approved Transfer, upon
substantially the same terms and conditions as are set forth in the Transfer
Notice. If there are any material changes in the terms and conditions from
those specified in the Transfer Notice a) such that Landlord would initially
have been entitled to refuse its consent to such Transfer; or b) that would
cause the proposed Transfer to be more favorable to the Transferee than the
terms set forth in the Transfer Notice, Tenant shall again submit the Transfer
to Landlord for its approval and other action under this Article (including,
without limitation, exercise any of recapture rights Landlord may have under
this Lease). 

          14.5. Transfer
Premium. If Landlord consents to a Transfer, Tenant shall pay to Landlord
fifty percent (50%) of any Transfer Premium received by Tenant. “Transfer
Premium” shall mean a) all rent, additional rent or other consideration payable
by such Transferee in excess of the Rent payable by Tenant under this Lease on
a per rentable square foot basis; b) all key money and bonus money paid by
Transferee; and c) any payment in excess of fair market value for services
rendered by Tenant to Transferee. The “Transfer Premium” shall (i) be reduced
by all out-of-pocket expenses incurred by Tenant in connection with the
Transfer, such as customary brokerage commissions and reasonable attorneys’
fees; and (ii) shall not include any compensation for the fair market value of
Tenant’s Property nor reasonable compensation for the sale of Tenant’s business
that is not attributable to the value of Tenant’s leasehold interest hereunder.
Tenant shall pay the Transfer Premium to Landlord within five (5) days
following receipt by Tenant. Tenant shall furnish upon Landlord’s request a
complete statement, certified by an independent certified public accountant, or
Tenant’s chief financial officer, setting forth in detail the computation of
any Transfer Premium. Within one (1) year following the date of the Transfer,
Landlord shall have the right at all reasonable times to audit the books,
records and papers of Tenant relating to any Transfer as necessary to confirm
the calculation of the Transfer Premium. If the Transfer Premium shall be found
understated, Tenant shall, within thirty (30) days after demand, pay the
deficiency, together with interest thereon at the Interest Rate and Landlord’s
costs of such audit. 

          14.6. Recapture.
Notwithstanding anything to the contrary contained in this Article, Landlord
shall have the option, by giving notice to Tenant within twenty (20) days after
receipt of any Transfer Notice, to recapture the Subject Space. Such recapture
notice shall cancel and terminate this Lease with respect to the Subject Space
as of the effective date of the proposed Transfer (or upon the demise of the
Subject Space separate from the Premises if the Subject Space being recaptured
is less than the entire Premises). In the event of a recapture by Landlord, if
this Lease shall be canceled with respect to less than the entire Premises, the
Rent reserved herein shall be prorated on 

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the basis of the Rentable Area retained by Tenant in proportion to the
Rentable Area of the Premises, and this Lease as so amended shall continue
thereafter in full force and effect. Upon request of either party, the parties
shall execute written confirmation of the foregoing. 

          14.7. Effect
of Transfer. If Landlord consents to a Transfer, a) no terms or conditions
of this Lease shall be deemed to have been waived or modified; b) such consent
shall not be deemed consent to any further Transfer; c) no Transfer shall be
valid, and no Transferee shall take possession of the Premises, until an
executed counterpart of all documentation pertaining to the Transfer has been
delivered to Landlord; and d) no Transfer shall relieve Tenant or any Guarantor
from primary liability under this Lease. The acceptance of Rent by Landlord
from any party shall not be deemed to be a waiver of Landlord of any provision
hereof. In the event of Default by a Transferee in the performance of any of
the terms hereof, Landlord may proceed directly against Tenant without the
necessity of exhausting remedies against such Transferee. Landlord may consent
to subsequent assignments of the Lease or sublettings or amendments or
modifications to the Lease by Transferees without notifying Tenant, and without
obtaining its consent thereto, and any such actions shall not relieve Tenant of
liability under this Lease. Any Transfer for which Landlord’s consent is
required but not obtained pursuant hereto shall constitute a Default under this
Lease and shall be void and, if such Transfer results in the insolvency of
Tenant and/or Tenant is unable to pay its debts (including the Rent due hereunder)
as such debts become due, then the obligations of Tenant under this Lease shall
be personal liabilities of the owners of the ownership interests in Tenant and
Landlord shall have the right to look to such owners for the performance of all
of the Tenant obligations under this Lease as if such owners had personally
guaranteed this Lease. 

          14.8. Tenant
Remedy for Landlord Refusal to Consent. Notwithstanding any provision of
this Lease or any applicable Laws to the contrary, Landlord and Tenant hereby
expressly agree that if a court of competent jurisdiction determines that
Landlord unreasonably withheld consent to a proposed Transfer, then Tenant’s
sole and exclusive remedy for such breach by Landlord shall be limited to
termination of this Lease as of the date of such court determination. Tenant
hereby expressly waives the right to recover monetary damages of any kind
whatsoever and attorney’s fees incurred on account of any such breach. 

ARTICLE 15

DESTRUCTION OR DAMAGE

          15.1. Landlord
Termination Rights. If the Premises or the portion of the Building or the
Project necessary for Tenant’s occupancy is damaged by fire, earthquake,
terrorism, act of war, act of God, the elements or other casualty, then
Landlord may terminate this Lease upon notice given to Tenant within sixty (60)
days after the date of such casualty, effective as of the date of the casualty
if a) in Landlord’s opinion, repairs necessary for Tenant’s occupancy cannot be
completed within ninety (90) days; b) any other portion of the Building or the
Project is damaged to the extent that, in Landlord’s opinion, repair thereof
cannot be completed within ninety (90) days; c) the Premises or the portion of
the Building or the Project necessary for Tenant’s occupancy is damaged during
the final twelve (12) months of the Term, unless Tenant shall exercise its next
available renewal option (if any) within ten (10) days following receipt of
Landlord’s termination notice, or unless both parties agree on an extension of
this Lease within such ten (10) day period; d) the insurance proceeds available
to Landlord are not sufficient to complete repair or restoration; e) Landlord’s
lender does not elect to make insurance proceeds available to Landlord for
repair and restoration; or f) Tenant has vacated the Premises or is in Default
under this Lease. 

          15.2. Repairs.
If this Lease is not terminated as provided above, it shall continue in full
force and effect, and Landlord shall promptly and diligently, subject to
reasonable delays for insurance adjustment, and subject to all other terms of
this Article, restore the base, shell, and core of the Premises, the Common
Areas and the portions of the Project serving the Premises. Such restoration
shall be to substantially the same condition of such items as prior to the
casualty, except for modifications a) required by Law; b) required by the
holder of a mortgage on the Building, or the lessor of a ground or underlying
lease with respect to the Property; or c) to the Common Areas reasonably deemed
desirable by Landlord, and which are consistent with the character of the
Project. No such modifications shall materially impair access to the Premises
and any Common Areas serving the Premises. Tenant shall be responsible, at its
sole cost and expense, for the repair, restoration, and replacement of any
leasehold improvements installed by Tenant (unless Landlord has elected to
insure the same, in which case such repair shall be Landlord’s responsibility
to the extent Landlord receives proceeds from such insurance for such repair)
and Tenant’s Property. Landlord shall not be liable for any loss of business,
inconvenience, or annoyance arising from any casualty or any repair or
restoration of any portion of the Premises, the Building, or the Project as a result
of any damage from any casualty. Following Landlord’s repair of the Premises,
Tenant shall repair and restore any improvements installed by Tenant to
substantially the same condition as prior to the casualty, except for
modifications required by Law. All work by Tenant shall be subject to the
conditions set forth in this Lease governing alterations and additions. 

          15.3. Tenant’s
Termination Rights. If Landlord does not elect to terminate this Lease
pursuant to Landlord’s termination right as provided above, and the repairs
cannot be completed within three hundred sixty five (365) days after being
commenced (the “Repair Period”) as determined by an architect or contractor
designated by Landlord, Tenant may elect, no earlier than sixty (60) days after
the date of the casualty and not later than ninety (90) days after the date of
such casualty, to terminate this Lease by notice to Landlord, effective as of
the date specified in the notice, which date shall not be less than thirty (30)
days nor more than sixty(60) days after such notice. In addition, in the event
that the Premises or the Building is destroyed or damaged to any substantial
extent during the last twelve (12) months of the Term, then Tenant shall have
the option to terminate this Lease by giving notice to Landlord within thirty
(30) days after such casualty, in which event this Lease shall cease and
terminate as of the date of such notice. Tenant shall also have the right to
terminate this Lease if Landlord does not complete repairs within the Repair
Period by thirty (30) days’ notice to Landlord after the expiration of the
Repair Period; 

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provided however, if Landlord completes repair within such thirty (30)
day period, such termination shall be nullified and this Lease shall continue
in full force and effect. 

          15.4. Apportionment
of Rent. Upon any termination of this Lease pursuant to this Article,
Tenant shall pay the Rent, properly apportioned up to such date of termination,
and both parties hereto shall thereafter be freed and discharged of all further
obligations hereunder, except as provided for in provisions of this Lease that
by their terms survive the expiration or earlier termination of this Lease. 

          15.5. Abatement.
The Rent shall abate on an equitable basis to the extent Tenant’s use of the
Premises is impaired, commencing with the date of the casualty and continuing
until completion of the repairs required of Landlord; provided that if the
damage is due to the negligence or willful misconduct of any Tenant Related
Party, Rent shall only abate to the extent the same is covered by rent loss
insurance, if any, carried by Landlord. 

          15.6. Express
Agreement. This Lease shall be considered an express agreement governing
any case of damage to or destruction of the Premises or the Project by fire or
other casualty; and any present or future Law that purports to govern the
rights of Landlord and Tenant in such circumstances in the absence of express
agreement is hereby waived by the parties and shall have no application. 

ARTICLE 16 

EMINENT DOMAIN

          16.1. Entire
Premises. If the whole of the Building or the Premises is lawfully taken by
condemnation or in any other manner for any public or quasi-public purpose,
this Lease shall terminate as of the earlier of the date of the date title
vests or the date possession is given, and Rent shall be prorated to such date.

          16.2. Partial
Condemnation. If less than the whole of the Building or the Premises is so
taken, this Lease shall be unaffected by such taking, except that (a) Tenant
shall have the right to terminate this Lease by notice to Landlord given within
ninety (90) days after the date of such taking if twenty-five percent (25%) or
more of the Premises is taken and the remaining area of the Premises is not
reasonably sufficient for Tenant to continue operation of its business; and (b)
Landlord shall have the right to terminate this Lease by notice to Tenant given
within ninety (90) days after the date of such taking. If either Landlord or
Tenant so elects to terminate this Lease, this Lease shall terminate on the
thirtieth (30th) day after either such notice. Rent shall be prorated to the
date of such termination. If this Lease continues in force upon such partial
taking, the Base Rent and Tenant’s Proportionate Share shall be equitably
adjusted according to the remaining Rentable Area of the Premises and the
Project. 

          16.3. Proceeds
of Award. In the event of any taking, partial or whole, all of the proceeds
of any award, judgment, or settlement payable by the condemning authority shall
be the exclusive property of Landlord, whether awarded as compensation for the
damages to Landlord’s or Tenant’s interest in the Premises and whether or not
awarded as compensation for diminution in value of the leasehold or to the fee
of the Premises, and Tenant hereby assigns to Landlord all of its right, title,
and interest in any award, judgment, or settlement from the condemning
authority. Tenant, however, shall have the right, to the extent that Landlord’s
award is not reduced or prejudiced, to claim from the condemning authority (but
not from Landlord) such compensation as may be recoverable by Tenant in its own
right for relocation expenses and damage to Tenant’s Property. 

          16.4. Repairs.
In the event of a partial taking of the Premises that does not result in a
termination of this Lease, Landlord shall restore the remaining portion of the
Premises as nearly as practicable to its condition prior to the condemnation or
taking. Tenant shall be responsible at its sole cost and expense for the
repair, restoration, and replacement of Tenant’s Property. 

ARTICLE 17

INDEMNIFICATION, WAIVER, RELEASE AND LIMITATION OF LIABILITY

          17.1. Tenant’s
Indemnity. EXCEPT FOR ANY INJURY OR DAMAGE TO PERSONS OR PROPERTY ON THE
PREMISES THAT IS PROXIMATELY CAUSED BY OR RESULTS PROXIMATELY FROM THE GROSS
NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD, NO LANDLORD RELATED PARTIES SHALL
BE LIABLE FOR, AND TENANT WILL AND DOES HEREBY INDEMNIFY, DEFEND AND HOLD
HARMLESS THE LANDLORD RELATED PARTIES AGAINST AND FROM ALL LIABILITIES,
OBLIGATIONS, SUITS, DAMAGES, PENALTIES, CLAIMS, COSTS, CHARGES AND EXPENSES,
INCLUDING, WITHOUT LIMITATION, REASONABLE ATTORNEYS’ FEES AND OTHER
PROFESSIONAL FEES (IF AND TO THE EXTENT PERMITTED BY LAW), THAT MAY BE IMPOSED
UPON, INCURRED BY, OR ASSERTED AGAINST LANDLORD OR ANY OF THE LANDLORD RELATED
PARTIES AND ARISING, DIRECTLY OR INDIRECTLY, OUT OF OR IN CONNECTION WITH
TENANT’S USE, OCCUPANCY OR MAINTENANCE OF THE PREMISES, THE BUILDING OR THE
PROJECT, INCLUDING, WITHOUT LIMITATION, ANY OF THE FOLLOWING: A) ANY WORK OR
THING DONE IN, ON OR ABOUT THE PREMISES, THE BUILDING OR THE PROJECT OR ANY
PART THEREOF BY ANY TENANT RELATED PARTY; B) ANY INJURY OR DAMAGE TO ANY PERSON
OR PROPERTY; C) ANY FAILURE ON THE PART OF TENANT TO PERFORM OR COMPLY WITH ANY
OF THE COVENANTS, AGREEMENTS, TERMS OR CONDITIONS CONTAINED IN THIS LEASE; AND
D) ANY NEGLIGENT OR OTHERWISE TORTIOUS ACT OR OMISSION OF ANY TENANT RELATED
PARTY. At Landlord’s request, Tenant shall, at Tenant’s expense and by counsel
selected by Landlord, defend Landlord in any action or proceeding arising from
any such claim or liability and shall indemnify Landlord against all costs,
reasonable attorneys’ fees, expert witness fees, and any other expenses
incurred in such action or proceeding. 

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          17.2. Assumption
of Risk. TENANT HEREBY ASSUMES ALL RISK OF DAMAGE OR INJURY TO ANY PERSON
OR PROPERTY IN, ON, OR ABOUT THE PREMISES FROM ANY CAUSE OTHER THAN THE GROSS
NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD. TENANT, TO THE FULLEST EXTENT
PERMITTED BY LAW AND AS A MATERIAL PART OF THE CONSIDERATION TO LANDLORD FOR
THIS LEASE, HEREBY WAIVES AND RELEASES ALL CLAIMS AGAINST ANY LANDLORD RELATED
PARTIES WITH RESPECT TO ALL MATTERS FOR WHICH LANDLORD HAS DISCLAIMED LIABILITY
PURSUANT TO THE PROVISIONS OF THIS LEASE. TENANT AGREES THAT, UNLESS EXPRESSLY
PROVIDED HEREIN, NO LANDLORD RELATED PARTIES WILL BE LIABLE FOR ANY LOSS,
INJURY, DEATH, OR DAMAGE TO PERSONS, PROPERTY, OR TENANT’S BUSINESS RESULTING
FROM ANY OF THE FOLLOWING, REGARDLESS OF WHETHER THE SAME IS DUE TO THE ACTIVE
OR PASSIVE NEGLIGENCE OF ANY LANDLORD RELATED PARTY: A) THEFT; B) FORCE
MAJEURE, ORDER OF GOVERNMENTAL BODY OR AUTHORITY, FIRE, EXPLOSION, OR FALLING OBJECTS;
C) ANY ACCIDENT OR OCCURRENCE IN THE PREMISES OR ANY OTHER PORTION OF THE
BUILDING OR THE PROJECT CAUSED BY THE PREMISES OR ANY OTHER PORTION OF THE
BUILDING OR THE PROJECT BECOMING OUT OF REPAIR OR BY THE OBSTRUCTION, BREAKAGE
OR DEFECT IN OR FAILURE OF EQUIPMENT, PIPES, SPRINKLERS, WIRING, PLUMBING,
HEATING, VENTILATION AND AIR-CONDITIONING OR LIGHTING FIXTURES OF THE BUILDING
OR THE PROJECT OR BY BROKEN GLASS OR BY THE BACKING UP OF DRAINS, OR BY GAS,
WATER, STEAM, ELECTRICITY OR OIL LEAKING, ESCAPING OR FLOWING INTO OR OUT OF
THE PREMISES; D) CONSTRUCTION, REPAIR OR ALTERATION OF ANY OTHER PREMISES IN
THE BUILDING OR THE PREMISES, UNLESS DUE TO SOLELY TO THE GROSS NEGLIGENCE OR
WILLFUL MISCONDUCT OF LANDLORD; E) BUSINESS INTERRUPTION OR LOSS OF USE OF THE
PREMISES; F) ANY DIMINUTION OR SHUTTING OFF OF LIGHT, AIR OR VIEW BY ANY
STRUCTURE ERECTED ON THE LAND OR ANY LAND ADJACENT TO THE PROJECT, EVEN IF
LANDLORD IS THE ADJACENT LAND OWNER; G) MOLD OR INDOOR AIR QUALITY; H) ANY ACTS
OR OMISSIONS OF ANY OTHER TENANT, OCCUPANT OR VISITOR OF THE BUILDING OR THE
PROJECT; OR I) ANY CAUSE BEYOND LANDLORD’S CONTROL. IN NO EVENT SHALL LANDLORD
BE LIABLE FOR INDIRECT, CONSEQUENTIAL, OR PUNITIVE DAMAGES, INCLUDING, WITHOUT
LIMITATION, ANY DAMAGES BASED ON LOST PROFITS. NONE OF THE FOREGOING SHALL BE
CONSIDERED A CONSTRUCTIVE EVICTION OF TENANT, NOR SHALL THE SAME ENTITLE TENANT
TO AN ABATEMENT OF RENT. 

          17.3. Waiver
of Subrogation. Anything in this Lease to the contrary notwithstanding,
Landlord and Tenant each hereby waives any and all rights of recovery, claim,
action or cause of action against the other for any loss or damage to any
property of Landlord or Tenant, arising from any cause that (a) would be
insured against under the terms of any property insurance required to be
carried hereunder; or (b) is insured against under the terms of any property
insurance actually carried, regardless of whether the same is required
hereunder. The foregoing waiver shall apply regardless of the cause or origin of
such claim, including but not limited to the negligence of a party, or such
party’s agents, officers, employees or contractors. The foregoing waiver shall
not apply if it would have the effect, but only to the extent of such effect,
of invalidating any insurance coverage of Landlord or Tenant. The foregoing
waiver shall also apply to any deductible, as if the same were a part of the
insurance recovery. 

          17.4. Limitation
of Landlord Liability. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY
SHALL HAVE ANY PERSONAL LIABILITY WITH RESPECT TO ANY OF THE PROVISIONS OF THE
LEASE, OR THE PREMISES. IF LANDLORD IS IN BREACH OR DEFAULT WITH RESPECT TO
LANDLORD’S OBLIGATIONS UNDER THE LEASE, TENANT SHALL LOOK SOLELY TO THE EQUITY
INTEREST OF LANDLORD IN THE BUILDING FOR THE SATISFACTION OF TENANT’S REMEDIES
OR JUDGMENTS. NO OTHER REAL, PERSONAL, OR MIXED PROPERTY OF ANY LANDLORD
RELATED PARTIES, WHEREVER SITUATED, SHALL BE SUBJECT TO LEVY TO SATISFY SUCH
JUDGMENT. UPON ANY TRANSFER OF LANDLORD’S INTEREST IN THIS LEASE OR IN THE
PROJECT, THE TRANSFERRING LANDLORD SHALL HAVE NO LIABILITY OR OBLIGATION FOR
MATTERS ARISING UNDER THIS LEASE FROM AND AFTER THE DATE OF SUCH TRANSFER. 

ARTICLE 18 

TENANT’S INSURANCE

          18.1. Required
Coverage. Tenant shall maintain the following coverages in the following
amounts. 

                    18.1.1.
Commercial General Liability Insurance (or its equivalent) covering the insured
against claims of bodily injury and death, 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 Two Million and No/100 Dollars
($2,000,000.00) combined single limit per occurrence and Five Million and
No/100 Dollars ($5,000,000.00) combined single limit annual aggregate. 

                    18.1.2.
Property Insurance covering (a) Tenant’s Property, (b) any improvements and
alterations other than the Landlord Work, made by Tenant or at Tenant’s
request. Such insurance shall be written on a “Causes of Loss – Special Form”
basis (or its equivalent), for the full replacement cost (as shall be approved
by Landlord) without deduction for depreciation, and shall include coverage for
vandalism, malicious mischief and sprinkler leakage. The proceeds of such insurance
shall be used for the repair or replacement of the property so insured. Upon
termination of this Lease following a casualty as set forth herein the proceeds
under (a) shall be paid to Tenant and the proceeds under (b) in excess of
Tenant’s unamortized cost associated therewith shall be paid to Landlord.
Notwithstanding the foregoing, Landlord shall have the option at any time, upon
three (3) months’ notice to Tenant, to procure property insurance covering
leasehold improvements on all the premises throughout the Building, and Tenant
shall thereafter pay Tenant’s Proportionate Share of the premium of such policy
as an element of Project Operating Costs. 

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                    18.1.3.
Business Income and Extra Expense insurance (or its equivalent) in such amounts
as will reimburse Tenant for direct or indirect loss of earnings attributable
to all perils commonly insured against by prudent tenants or attributable to
prevention of access to the Premises or to the Building as a result of such
perils, for a period of not less than twelve (12) months. 

                    18.1.4.
Statutory worker’s compensation, together with employers liability coverage at
limits of: 

$1,000,000
Each Accident 

$1,000,000 Each Employee by Disease 

$1,000,000 Policy Limit by Disease 

          18.2. Form
of Policies. The minimum limits of policies of insurance required of Tenant
under this Lease shall in no event limit the liability of Tenant under this
Lease. All liability insurance shall a) name Landlord, Landlord’s asset
manager, Landlord’s property management agent, and at Landlord’s request, any
Mortgagee, each as an additional insured, as their respective interests may
appear; b) specifically cover the liability assumed by Tenant under this Lease,
including, but not limited to, Tenant’s indemnity obligations under this Lease;
c) be issued by an insurance company having a rating of not less than A- IX in
Best’s Insurance Guide or that is otherwise acceptable to Landlord and licensed
to do business in the State; d) be primary insurance as to all claims
thereunder and provide that any insurance carried by Landlord shall be excess
and non-contributing with any insurance requirement of Tenant; e) provide that
said insurance shall not be canceled, expire or coverage reduced unless thirty
(30) days’ prior notice shall have been given to Landlord; and f) if Tenant has
a tangible net worth of less than Ten Million and No/100 Dollars
($10,000,000.00), have a deductible not greater than Five Thousand and No/100
Dollars ($5,000.00). 

          18.3. Evidence
of Insurance. Tenant shall deliver a copy of each paid-up policy
(authenticated by the insurer) or other evidence of insurance reasonably
satisfactory to Landlord, evidencing the existence and amount of each insurance
policy required hereunder on or before the Possession Date and at least thirty
(30) days before the expiration dates of the applicable policies. Landlord may,
at any time and from time to time, inspect or copy any insurance policies that
this Lease requires Tenant to maintain. Tenant shall furnish Landlord with
renewals or “binders” of each policy at least ten (10) days prior to the
expiration thereof. Tenant agrees that, if Tenant does not obtain and maintain
such insurance, Landlord may (but shall not be required to) after five (5)
days’ notice to Tenant during which time Tenant does not supply Landlord
evidence of the required insurance, procure said insurance on Tenant’s behalf
and charge Tenant the premiums therefor, payable upon demand. Tenant shall have
the right to provide the insurance required hereunder pursuant to blanket
policies obtained by Tenant, provided such blanket policies afford coverage as
required by this Lease. 

          18.4. Additional
Insurance Obligations. Landlord may require (a) that Tenant obtain
additional types of insurance, including but not limited to earthquake,
sprinkler leakage by earthquake, environmental and terrorism insurance; to the
extent such coverages are either (i) standard for similar properties in the
same geographic area as the Property and are available at commercially
reasonable rates, or (ii) are otherwise reasonably required by Landlord; and
(b) from time to time, but not more frequently than every three (3) years
during the Term, increases in the policy limits for all insurance to be carried
by Tenant as set forth herein, in order to reflect standard limits for similar
properties. 

          18.5. Independent
Obligations. Tenant acknowledges and agrees that Tenant’s insurance
obligations under this Lease are independent of Tenant’s indemnity obligations,
liabilities and duties under this Lease. 

ARTICLE 19 

DEFAULT

          19.1. Tenant’s
Default. A “Default” shall mean the occurrence of any one or more of the
following events: 

                    19.1.1.
Tenant’s failure to pay any Rent within five (5) days of when due. 

                    19.1.2.
If any representation or warranty made by Tenant or any Guarantor to Landlord
is false in any material respect when made. 

                    19.1.3.
Tenant fails to deliver any estoppel certificates or subordination agreements
within three (3) business days after Tenant’s receipt of written notice that
Tenant failed to deliver such items during the applicable periods set forth in
this Lease therefor. 

                    19.1.4.
The levy of a writ of attachment or execution on this Lease or on any of
Tenant’s property or that of any Guarantor. 

                    19.1.5.
Tenant’s or any Guarantor’s general assignment for the benefit of creditors or
arrangement, composition, extension, or adjustment with its creditors. 

                    19.1.6.
Tenant or any Guarantor becomes insolvent or bankrupt or admits in writing its
inability to pay its debts as they mature. 

                    19.1.7.
Proceedings for the appointment of a trustee, custodian or receiver of Tenant
or any Guarantor or for all or a part of Tenant’s or such Guarantor’s property
are filed by or against Tenant or any 

17

Guarantor, and, if filed against Tenant or such Guarantor
involuntarily, are not dismissed within sixty (60) days of filing. 

                    19.1.8.
Proceedings in bankruptcy, or other proceedings for relief under any law for
the relief of debtors, are instituted by or against Tenant or any Guarantor,
and, if instituted against Tenant or such Guarantor involuntarily, are not
dismissed within sixty (60) days of filing. 

                    19.1.9.
Tenant makes an anticipatory breach of this Lease. “Anticipatory breach” shall
mean either (a) Tenant’s repudiation of this Lease in writing; or (b) the
combination of (i) Tenant’s desertion or vacation of the Premises or removal of
all or a substantial amount of Tenant’s inventory, equipment, furniture and
fixtures from the Premises; and (ii) Tenant’s failure to pay any Rent under
this Lease when due. 

                    19.1.10.
Tenant fails to perform any other covenant, condition, or agreement contained
in this Lease not covered by the preceding subsections, where such failure
continues for thirty (30) days after notice thereof from Landlord to Tenant, or
such additional period as is reasonably necessary to effect cure, provided
Tenant commences cure within such thirty (30) day period and diligently pursues
the same to completion within ninety (90) days following Landlord’s notice. 

                    19.1.11.
Tenant shall repeatedly fail to pay Rent when due or any other charges required
to be paid, or shall repeatedly default in keeping, observing or performing any
other covenant, agreement, condition or provision of this Lease, whether or not
Tenant shall timely cure any such payment or other default. For the purposes of
this subsection, the occurrence of similar defaults two (2) times during any
twelve (12) month period shall constitute a repeated default. 

Any notice periods provided for under this Section shall run
concurrently with any statutory notice periods and any notice given hereunder
may be given simultaneously with or incorporated into any such statutory
notice. 

          19.2. Landlord’s
Default. Tenant shall promptly notify Landlord of the need for any repairs
or action with respect to other matters that are Landlord’s obligation under
this Lease. If Landlord fails to perform any covenant, condition, or agreement
contained in this Lease within thirty (30) days after receipt of notice from
Tenant, or if such default cannot reasonably be cured within thirty (30) days,
and if Landlord fails to commence to cure within such thirty (30) day period or
to diligently prosecute the same to completion, then, subject to the other
limitations set forth elsewhere in this Lease, Landlord shall be liable to
Tenant for any damages sustained by Tenant as a result of Landlord’s breach;
provided that in no event shall (a) Landlord be liable for indirect,
consequential or punitive damages, including, without limitation, any damages
based on lost profits; or (b) Tenant have the right to terminate this Lease on
account of a Landlord default. Tenant shall not have the right to withhold,
reduce or offset any amount against any payments of Rent or any other charges
due and payable under this Lease unless Tenant has obtained a final,
non-appealable judgment against Landlord for the amount due. 

ARTICLE 20

LANDLORD REMEDIES AND DAMAGES

          20.1. Remedies.
In the event of a Default, then in addition to any other rights or remedies
Landlord may have at law or in equity, Landlord shall have the right, at
Landlord’s option, without further notice or demand of any kind, to do any or
all of the following without prejudice to any other remedy that Landlord may
have: 

                    20.1.1.
Terminate this Lease and Tenant’s right to possession of the Premises by giving
notice to Tenant. Tenant shall immediately surrender the Premises to Landlord,
and if Tenant fails to do so, Landlord may re-enter the Premises and take
possession thereof and expel or remove Tenant and any other party who may be
occupying the Premises, or any part thereof, whereupon Tenant shall have no
further claim to the Premises or under this Lease. 

                    20.1.2.
Continue this Lease in full force and effect, whether or not Tenant has vacated
or abandoned the Premises, and sue upon and collect any unpaid Rent or other
charges, that have or thereafter become due and payable. 

                    20.1.3.
Continue this Lease in effect, but terminate Tenant’s right to possession of
the Premises and re-enter the Premises and take possession thereof, whereupon
Tenant shall have no further claim to the Premises without the same
constituting an acceptance of surrender. 

                    20.1.4.
In the event of any re-entry or retaking of possession by Landlord, Landlord
shall have the right, but not the obligation, (a) to expel or remove Tenant and
any other party who may be occupying the Premises, or any part thereof; and (b)
to remove all or any part of Tenant’s or any other occupant’s property on the
Premises and to place such property in storage at a public warehouse at the
expense and risk of Tenant. 

          Landlord may relet the Premises without thereby avoiding or terminating
this Lease (if the same has not been previously terminated), and Tenant shall
remain liable for any and all Rent and other charges and expenses hereunder.
For the purpose of reletting, Landlord is authorized to make such repairs or
alterations to the Premises as may be necessary in the sole discretion of
Landlord for the purpose of such reletting, and if a sufficient sum is not
realized from such reletting (after payment of all costs and expenses of such
repairs, alterations and the expense of such reletting (including, without
limitation, reasonable attorney and brokerage fees) and the collection of rent
accruing therefrom) each month to equal the Rent, then Tenant shall pay such
deficiency each month upon demand therefor. Actions to collect such amounts may
be brought from time to time, on one or more occasions, without the necessity
of Landlord’s waiting until the expiration of the Term. 

18

                    20.1.5.
Without any further notice or demand, Landlord may enter upon the Premises, if
necessary, without being liable for prosecution or claim for damages therefor,
and do whatever Tenant is obligated to do under the terms of the Lease Tenant
agrees to reimburse Landlord on demand for any reasonable expenses that
Landlord may incur in effecting compliance with Tenant’s obligations under the
Lease. Tenant further agrees that Landlord shall not be liable for any damages
resulting to Tenant from such action, unless caused by the gross negligence or
willful misconduct of Landlord (but subject to the other limitations on
Landlord’s liability set forth in this Lease). Notwithstanding anything herein
to the contrary, Landlord will have no obligation to cure any Default of
Tenant. 

                    20.1.6.
Landlord shall at all times have the right, without prior demand or notice
except as required by Law, to seek any declaratory, injunctive or other
equitable relief, and specifically enforce this Lease, or restrain or enjoin a
violation or breach of any provision hereof, without the necessity of proving
the inadequacy of any legal remedy or irreparable harm. 

                    20.1.7.
To the extent permitted by applicable Law, Landlord shall have the right,
without notice to Tenant, to change or re-key all locks to entrances to the
Premises, and Landlord shall have no obligation to give Tenant notice thereof
or to provide Tenant with a key to the Premises. 

                    20.1.8.
The rights given to Landlord in this Article are cumulative and shall be in
addition and supplemental to all other rights or remedies that Landlord may
have under this Lease and under applicable Laws or in equity. 

          20.2. Damages.
Should Landlord elect to terminate this Lease or Tenant’s right to possession
under the provisions above, Landlord may recover the following damages from
Tenant: 

                    20.2.1.
Past Rent. The worth at the time of the award of any unpaid Rent that
had been earned at the time of termination; plus 

                    20.2.2.
Rent Prior to Award. The worth at the time of the award of the unpaid
Rent that would have been earned after termination, until the time of award;
plus 

                    20.2.3.
Rent After Award. The worth at the time of the award of the amount by
which the unpaid Rent for the balance of the term after the time of award
exceeds the amount of the rental loss that Tenant proves could have been
reasonably avoided, if any; plus 

                    20.2.4.
Proximately Caused Damages. Any other amount necessary to compensate
Landlord for all detriment proximately caused by Tenant’s failure to perform
its obligations under this Lease or that in the ordinary course of things would
be likely to result therefrom, including, but not limited to, any costs or
expenses (including, without limitation, reasonable attorneys’ fees), incurred
by Landlord in (a) retaking possession of the Premises; (b) maintaining the
Premises after Default; (c) preparing the Premises or any portion thereof for
reletting to a new tenant, including, without limitation, any repairs or
alterations, whether for the same or a different use; (d) reletting the
Premises, including but not limited to, advertising expenses, brokers’
commissions and fees; and (e) any special concessions made to obtain a new
tenant. 

                    20.2.5.
Other Damages. At Landlord’s election, such other amounts in addition to
or in lieu of the foregoing as may be permitted from time to time by Law. 

As used in subsections 20.2.1 and 20.2.2, the phrase “worth at the time
of the award” shall be computed by adding interest on all such sums from the
date when originally due at the Interest Rate. As used in subsection 20.2.3,
the phrase “worth at the time of the award” shall be computed by discounting
the sum in question at the Federal Reserve rate promulgated by the Federal Reserve
office for the district in which the Project is located, plus one percent (1%).

          20.3. Rent
after Termination. Tenant specifically acknowledges and agrees that
Landlord shall have the right to continue to collect Rent after any termination
(whether said termination occurs through eviction proceedings or as a result of
some other early termination pursuant to this Lease) for the remainder of the
Term, less any amounts collected by Landlord from the reletting of the
Premises, but in no event shall Tenant be entitled to receive any excess of any
such rents collected over the Rent. 

          20.4. No
Termination. A termination of this Lease by Landlord or the recovery of
possession of the Premises by Landlord or any voluntary or other surrender of
this Lease by Tenant or a mutual cancellation thereof, shall not work a merger
and shall at the option of Landlord, terminate all or any existing franchises
or concessions, licenses, permits, subleases, subtenancies or the like between
Tenant and any third party with respect to the Premises, or may, at the option
of Landlord, operate as an assignment to Landlord of Tenant’s interest in same.
Following a Default, Landlord shall have the right to require any subtenants to
pay all sums due under their subleases directly to Landlord. 

          20.5. Waiver
of Demand. All demands for Rent and all other demands, notices and entries,
whether provided for under common law or otherwise, that are not expressly
required by the terms hereof, are hereby waived by Tenant. Notwithstanding the
foregoing waiver of notices, Landlord may elect to serve such notices
(including statutory notices) and combine such notices with any notices
required under the provisions of this Lease. 

          20.6. Waiver
of Redemption. Tenant hereby waives, relinquishes and releases for itself
and for all those claiming under Tenant any right of occupancy of the Premises
following termination of this Lease, and any right to redeem or reinstate this
Lease by order or judgment of any court or by any legal process or writ. Tenant

19

acknowledges that the Premises are to be used for commercial purposes,
and Tenant hereby expressly waives the protections and rights set forth in
O.C.G.A. § 44-7-52. 

          20.7. Deficiency.
If it is necessary for Landlord to bring suit in order to collect any
deficiency, Landlord shall have the right to allow such deficiencies to
accumulate and to bring an action on several or all of the accrued deficiencies
at one time. Any such suit shall not prejudice in any way the right of Landlord
to bring a similar action for any subsequent deficiency or deficiencies. 

          20.8. Counterclaim.
Tenant hereby waives any right to plead any counterclaim, offset or affirmative
defense in any action or proceedings brought by Landlord against Tenant for
possession of the Premises or otherwise, for the recovery of possession based
upon the non-payment of Rent or any other Default. The foregoing shall not,
however, be construed as a waiver of Tenant’s right to assert any claim in a
separate action brought by Tenant against Landlord. In the event Tenant must,
because of applicable court rules or statutes, interpose any counterclaim or
other claim against Landlord in such proceedings, Landlord and Tenant agree
that, in addition to any other lawful remedy of Landlord, upon motion of
Landlord, such counterclaim or other claim asserted by Tenant shall be severed
from the proceedings instituted by Landlord (and, if necessary, transferred to
a court of different jurisdiction), and the proceedings instituted by Landlord
may proceed to final judgment separately and apart from and without
consolidation with or reference to the status of any such counterclaim or any
other claim asserted by Tenant. 

          20.9. Mitigation
of Damages. Both Landlord and Tenant shall each use commercially reasonable
efforts to mitigate any damages resulting from a default of the other party
under this Lease; provided that any failure by Landlord to mitigate damages in
accordance with the foregoing shall not give rise to any liability of Landlord
for breach of this Lease, but shall only serve to reduce the recovery by
Landlord by the amount of damages that Tenant proves could reasonably have been
avoided. Subject to the foregoing, Landlord’s obligation to mitigate damages
after a Default shall be satisfied in full if Landlord undertakes to lease the
Premises to another tenant (a “Substitute Tenant”) in accordance with the
following criteria: 

                    20.9.1.
Landlord shall have no obligation to solicit or entertain negotiations with any
Substitute Tenant until Landlord obtains full and complete possession of the
Premises including, without limitation, the final and unappealable legal right
to relet the Premises free of any claim of Tenant. 

                    20.9.2.
Landlord shall not be obligated to offer the Premises to a Substitute Tenant
when other premises in the Project suitable for that tenant’s use are (or soon
will be) available. 

                    20.9.3.
Landlord shall not be obligated to lease the Premises to a Substitute Tenant
for a rental amount less than the greater of (a) the current fair market rental
then prevailing for similar uses in comparable buildings in the same market
area as the Project, and (b) the rental rate payable under this Lease, nor
shall Landlord be obligated to enter into a new lease under other terms and
conditions that are unacceptable to Landlord under Landlord’s then current
leasing policies for comparable space in the Project. 

                    20.9.4.
Landlord shall not be obligated to enter into a lease with any Substitute
Tenant whose use would: 

                              1.
Violate any restriction, covenant, or requirement contained in the lease of
another tenant of the Project or any other agreement to which Landlord is a
party; 

                              2.
Be incompatible with the operation of the Project as a first-class project. 

                    20.9.5.
Landlord shall not be obligated to enter into a lease with any Substitute
Tenant that does not have, in Landlord’s reasonable opinion, sufficient
financial resources or operating experience to operate the Premises in a
first-class manner. 

                    20.9.6.
Landlord shall not be required to expend any amount of money to alter, remodel,
or otherwise make the Premises suitable for use by a Substitute Tenant unless: 

                              1.
Tenant pays any such sum to Landlord in advance of Landlord’s execution of a
lease with such Substitute Tenant (which payment shall not be in lieu of any
damages or other sums to which Landlord may be entitled as a result of Tenant’s
Default); or 

                              2.
Landlord determines that any such expenditure is financially justified in
connection with entering into any such lease. 

          20.10. Upon
compliance with the above criteria regarding the releasing of the Premises
after a Default, Landlord shall be deemed to have fully satisfied Landlord’s
obligation to mitigate damages under this Lease and under any Law, and Tenant
waives and releases, to the fullest extent legally permissible, any right to
assert in any action by Landlord to enforce the terms of this Lease, any
defense, counterclaim, or rights of setoff or recoupment respecting the
mitigation of damages by Landlord, unless and to the extent Landlord
maliciously or in bad faith fails to act in accordance with the requirements of
this Section. Until Landlord is able, through such efforts, to relet the
Premises, Tenant must pay to Landlord, on or before the first day of each
calendar month, the monthly Rent and any other charges provided in this Lease.
No such reletting shall be construed as an election on the part of Landlord to
terminate this Lease unless Landlord gives Tenant a notice of such intention.
Notwithstanding any such reletting without termination, Landlord may at any
time thereafter elect to terminate this Lease for such previous breach. 

20

ARTICLE 21 

BANKRUPTCY

In the event a petition is filed by or against Tenant under the
Bankruptcy Code, Tenant, as debtor and debtor in possession, and any trustee
who may be appointed agree to adequately protect Landlord as follows: 

          21.1. to
pay monthly in advance on the first day of each month as reasonable
compensation for use and occupancy of the Premises an amount equal to all Rent
due pursuant to this Lease; 

          21.2. to
perform each and every obligation of Tenant under this Lease until such time as
this Lease is either rejected or assumed by order of a court of competent
jurisdiction; 

          21.3. to
determine within one hundred twenty (120) days after the filing of such
petition whether to assume or reject this Lease; 

          21.4. to
give Landlord at least thirty (30) days’ prior notice, unless a shorter period
is agreed to in writing by the parties, of any proceeding relating to any
assumption of this Lease; 

          21.5. to
give at least thirty (30) days’ prior notice of any vacation or abandonment of
the Premises, any such vacation or abandonment to be deemed a rejection of this
Lease; and 

          21.6. to do
all other things to benefit Landlord otherwise required under the Bankruptcy
Code. 

This Lease shall be deemed rejected in the event of the failure to
comply with any of the above. 

          21.7. In
order to provide Landlord with the assurance contemplated by the Bankruptcy
Code, the following obligations must be fulfilled, in addition to any other
reasonable obligations that Landlord may require, before any assumption of this
Lease is effective: a) all monetary Defaults under this Lease must be cured
within ten (10) days after the date of assumption; b) all other Defaults (other
than those arising solely on account of the bankruptcy filing) must be cured
within fifteen (15) days after the date of assumption; c) all actual monetary
losses incurred by Landlord (including, but not limited to, reasonable
attorneys’ fees) must be paid to Landlord within ten (10) days after the date
of assumption; and d) Landlord must receive within ten (10) days after the date
of assumption a security deposit in the amount of six (6) months’ Base Rent and
an advance prepayment of three (3) months’ Base Rent. 

          21.8. In
the event this Lease is assumed in accordance with the requirements of the
Bankruptcy Code and this Lease, and is subsequently assigned, then, in addition
to any other reasonable obligations that Landlord may require and in order to
provide Landlord with the assurances contemplated by the Bankruptcy Code,
Landlord must be provided with (a) a financial statement of the proposed
assignee prepared in accordance with generally accepted accounting principles
consistently applied, though on a cash basis, which reveals a net worth in an
amount sufficient, in Landlord’s reasonable judgment, to assure the future
performance by the proposed assignee of Tenant’s obligations under this Lease;
or (b) a written guaranty by one or more guarantors with financial ability
sufficient to assure the future performance of Tenant’s obligations under this
Lease, such guaranty to be in form and content satisfactory to Landlord and to
cover the performance of all of Tenant’s obligations under the Lease. 

          21.9.
Neither Tenant nor any trustee who may be appointed in the event of the filing
of a petition under the Bankruptcy Code shall conduct or permit the conduct of
any “fire,” “bankruptcy,” “going out of business” or auction sale in or from
the Premises. 

ARTICLE 22 

LIEN FOR RENT 

In consideration of the mutual benefits arising under this Lease,
Tenant hereby grants to Landlord a lien and security interest on all property
of Tenant now or hereafter placed in or upon the Premises, and such property
shall be and remain subject to such lien and security interest of Landlord for
payment of all Rent. The provisions of this Article relating to such lien and
security interest shall constitute a security agreement under the Uniform
Commercial Code in force in the State (the “UCC”) so that Landlord shall have
and may enforce a security interest on all property of Tenant now or hereafter
placed in or on the Premises, including, but not limited to, all fixtures,
machinery, equipment, furnishings and other articles of personal property now
or hereafter placed in or upon the Premises by Tenant. Landlord, as secured
party, shall be entitled to all of the rights and remedies afforded a secured
party under the UCC in addition to and cumulative of Landlord’s liens and
rights provided by law or by the other terms and provisions of this Lease, and
Landlord shall have the right to file a Financing Statement reflecting such
lien. 

ARTICLE 23 

HOLDING OVER

If after expiration of the Term, Tenant remains in possession of the
Premises, Landlord may, at its option, serve notice upon Tenant that such hold
over constitutes either: (a) a month-to-month tenancy upon all the provisions
of this Lease (except as to Term and Base Rent); or (b) a tenancy at
sufferance. If Landlord does not give said notice, Tenant’s hold over shall
create a tenancy at sufferance, subjecting Tenant to all the covenants and
obligations of this Lease. In either event, the monthly installments of Base
Rent shall be increased to one hundred twenty-five percent (125%) of the
monthly installments of Base Rent in effect at the expiration of the Term. If a
month-to-month tenancy is created, either party may terminate such tenancy by
giving the other party at least thirty (30) days advance notice of the date of
termination. In the case of a month-to-month tenancy or tenancy at sufferance,
if 

21

Tenant shall hold over without the consent of Landlord after Landlord
has given Tenant thirty (30) days prior written notice of termination, then
Tenant shall also protect, defend, indemnify and hold Landlord harmless from
all claims, losses, costs and expenses resulting from retention of possession
by Tenant, including, without limiting the generality of the foregoing, any
claims made by any succeeding tenant founded upon such failure to surrender and
any lost rents or profits to Landlord resulting therefrom. The provisions of
this Article shall not constitute a waiver by Landlord of any right of re-entry
as otherwise available to Landlord, nor shall receipt of any rent or any other
act appearing to affirm the tenancy operate as a waiver of the right to
terminate this Lease for a breach by Tenant hereof. 

ARTICLE 24 

SURRENDER OF PREMISES

          24.1. Upon
the expiration or earlier termination of this Lease, Tenant shall peaceably
surrender the Premises to Landlord broom-clean and in the same condition as on
the date Tenant took possession, except for (a) reasonable wear and tear; (b)
loss by fire or other casualty; and (c) loss by condemnation. All fixtures,
improvements, and appurtenances attached to or built into the Premises at the
commencement of or during the Term, whether or not by or at the expense of Tenant,
other than Tenant’s Property, shall be and remain a part of the Premises, shall
be the property of Landlord, and shall not be removed by Tenant, except as
directed by Landlord. Tenant shall not be required to remove any leasehold
improvements unless (i) such removal is necessary to ensure that the Premises
and Building comply with applicable code at the time of surrender, including
but not limited to removal of wires located in risers and plenums without
raceways or conduits; (ii) they were made without the consent of Landlord; or
(iii) Landlord notified Tenant that removal would be required at the time
Landlord approved Tenant’s plans therefor. Tenant’s Property shall be and shall
remain the property of Tenant and may be removed by Tenant at any time during
the Term; provided that, if any of Tenant’s Property is removed, Tenant shall
promptly repair any damage to the Premises or to the Building resulting from
such removal. Internal floor coating/concrete hardener shall be left in sealed
condition, including, without limitation, any areas that may be damaged by
removal of Tenant’s fixtures. All interior walls should be left in good
condition, and any holes from removal of Tenant’s fixtures must be patched. 

          24.2. If
Tenant abandons or surrenders the Premises or is dispossessed by process of law
or otherwise, any of Tenant’s Property left on the Premises shall be deemed
abandoned, and, at Landlord’s option, title shall pass to Landlord under this
Lease as by a bill of sale. If Landlord elects to remove all or any part of
such Tenant’s Property, the reasonable cost of removal, storage and disposal of
Tenant’s Property, including, without limitation, repairing any damage to the
Premises or Building caused by such removal, shall be paid by Tenant. On the
Expiration Date, Tenant shall surrender all keys, parking cards and other means
of entry to the Premises, the Building and the Project, and shall inform
Landlord of the combinations and access codes for any locks and safes located
in the Premises. It is specifically agreed that any and all telephonic,
coaxial, ethernet, or other computer, word processing, facsimile, or electronic
wiring (“Telecom Wiring”) and any other components of Tenant’s
Telecommunications System may be removed at Tenant’s cost at the expiration of
the Term. 

ARTICLE 25 

BROKERAGE FEES

Tenant warrants and represents that it has not dealt with any real
estate broker or agent in connection with this Lease or its negotiation except
as set forth on the Lease Summary. Tenant shall indemnify, defend and hold
Landlord harmless from any cost, expense, or liability, (including, without
limitation, costs of suits and reasonable attorneys’ fees) for any
compensation, commission, or fees claimed by any other real estate broker or
agent in connection with this Lease (including but not limited to any
expansions of the Premises and renewals) or its negotiation. 

ARTICLE 26 

NOTICES

Any notice, demand, request, consent, covenant, approval or other
communication to be given by one party to the other must be in writing and
(except for statements and invoices to be given in the ordinary course
hereunder, which may be sent by regular U.S. Mail) (a) delivered personally;
(b) mailed by certified United States mail, postage prepaid, return receipt
requested (except for statements and invoices to be given in the ordinary
course hereunder, which may be sent by regular U.S. Mail); (c) sent by
nationally recognized overnight courier; or (d) sent by telecopy and confirmed
by one of the other methods set forth herein. The effective date of notice
shall be (i) for any notice delivered in person, the date of delivery; (ii) for
any notice by U.S. mail, three (3) days after the date of certification
thereof; (iii) for any notice by overnight courier, the next Business Day after
deposit with the courier; and (iv) for any notice by telecopy, the date of
confirmation of receipt, if before 5:00 p.m. at the location delivered, or the
next day if after 5:00 p.m. All notices shall be delivered or addressed to the
parties at their respective addresses set forth on the Lease Summary. Either
party may change the address at which it desires to receive notice upon giving
notice of such request to the other party in the manner provided herein.
Landlord and Tenant, and their respective counsel, hereby agree that notice may
be given hereunder by the parties’ respective counsel, and that if any
communication is to be given hereunder by Landlord’s or Tenant’s counsel, such
counsel may communicate directly with all principals, as required to comply
with the foregoing provisions. 

22

ARTICLE 27 

INTENTIONALLY OMITTED

ARTICLE 28 

SIGNAGE

          28.1.
Tenant shall have the right to install a Building sign with Tenant’s name and
suite number at the main entrance to the Premises, at Tenant’s expense and
subject to Landlord’s approval. 

          Additionally,
subject to this Article 28, Tenant shall be entitled to install, at its sole
cost and expense, one (1) sign on the exterior of the Building identifying the
name of Tenant, which may include Tenant’s logo (“Exterior Signage”). The
graphics, materials, size, color, design, lettering, lighting (if any),
specifications and exact location of the Exterior Signage (collectively, the
“Exterior Signage Specifications”) shall be subject to the prior written
approval of Landlord. In addition, the Exterior Signage and all Exterior
Signage Specifications therefor shall be subject to Tenant’s receipt of all
required governmental permits and approvals, shall be subject to all applicable
Laws and all covenants, conditions and restrictions affecting the Building.
Tenant hereby acknowledges that, notwithstanding Landlord’s approval of the
Exterior Signage and/or the Exterior Signage Specifications therefor, Landlord
has made no representations or warranty to Tenant with respect to the
probability of obtaining such approvals and permits. In the event Tenant does
not receive the necessary permits and approvals for the Exterior Signage,
Tenant’s and Landlord’s rights and obligations under the remaining provisions of
this Lease shall not be affected. The cost of installation of the Exterior
Signage, as well as all costs of design and construction of such Exterior
Signage and all other costs associated with such Exterior Signage, including,
without limitation, permits, maintenance and repair, shall be the sole
responsibility of Tenant. The rights to the Exterior Signage shall be personal
to the Named Tenant (and any Permitted Transferee) and may not be otherwise
transferred. Should the Exterior Signage require maintenance or repairs as
determined in Landlord’s reasonable judgment, Landlord shall have the right to
provide written notice thereof to Tenant and Tenant shall cause such repairs
and/or maintenance to be performed within thirty (30) days after receipt of
such notice from Landlord at Tenant’s sole cost and expense. Should Tenant fail
to perform such maintenance and repairs within the period described in the
immediately preceding sentence, Landlord shall have the right to cause such
work to be performed and to charge Tenant for the cost of such work. 

          28.2. No
other signage shall be permitted without the prior consent of Landlord. If
Landlord grants such consent, the signage will be at Tenant’s expense. Tenant
shall not affix, paint, erect, or inscribe any sign, projection, awning,
signal, or advertisement of any kind to any part of the Premises, the Building
or the Project, including, without limitation, the inside or outside of windows
or doors, without the consent of Landlord. Landlord shall have the right to
remove any signs or other matter installed without Landlord’s permission
without being liable to Tenant by reason of such removal and to charge the
reasonable cost of removal to Tenant, payable within ten (10) days of written
demand by Landlord. 

          28.3. Any
damage to any portion of the Project upon installation, maintenance, or removal
of any Tenant signage (including the Exterior Signage) shall be Tenant’s sole
responsibility. Upon removal of the Exterior Signage, the area affected thereby
shall be repaired and restored pursuant to Landlord’s specifications to a
condition acceptable to Landlord, at Tenant’s sole expense. Upon the expiration
or earlier termination of this Lease, Tenant will remove all of its signage
(including the Exterior Signage). Upon removal of its signage, Tenant shall
repair and restore all areas affected by such signage pursuant to Landlord’s
specifications to a condition acceptable to Landlord. More specifically, with
respect to the Exterior Signage (at such time as such Exterior Signage is
removed), Tenant shall repair and/or replace, in a manner satisfactory to
Landlord, the portion of the Building (and the building materials) affected by
the Exterior Signage and its removal, so that such areas and materials are restored
to a condition consistent with the remainder of the exterior of the Building.
Depending on the design of any sign installed by or for Tenant (including the
Exterior Signage), Landlord may require a deposit in the amount determined by
Landlord to be the cost of the removal of such sign and repair and restoration
of the façade or other portion of the Building exterior. 

ARTICLE 29 

LENDER PROVISIONS

          29.1. Subordination.
This Lease is subject and subordinate to all present and future ground or underlying
leases of the Property and to the lien of any mortgages, deeds to secure debt
or trust deeds, now or hereafter in force against the Property or the Building,
if any, and to all renewals, extensions, modifications, consolidations and
replacements thereof (collectively, “Mortgages”), and to all advances made or
hereafter to be made upon the security of such Mortgages. Tenant covenants and
agrees in the event any proceedings are brought for the foreclosure of any
mortgage, deed to secure debt or trust deed, or if any ground or underlying
lease is terminated, to attorn, without any deductions or set-offs whatsoever,
to the purchaser upon any such foreclosure sale, or to the lessor of such
ground or underlying lease, as the case may be (the “Purchaser”), if so
requested to do so by the Purchaser, and to recognize the Purchaser as the
lessor under this Lease. In no event shall Tenant have a right of offset
against amounts due any Purchaser on account of any defaults by Landlord under
this Lease that pre-date the time the Purchaser becomes the lessor hereunder,
nor shall any Purchaser be liable for any such defaults by Landlord. Tenant
shall, within ten (10) Business Days of request by Landlord, execute such
further instruments or assurances as Landlord may reasonably deem necessary to
evidence or confirm the subordination or superiority of this Lease to any
Mortgages. Tenant waives the provisions of any current or future statute, rule
or law that may give or purport to give Tenant any right or election to terminate
or otherwise adversely affect this Lease and the obligations of Tenant
hereunder in the event of any foreclosure proceeding or sale. Notwithstanding
the provisions hereof, should any Mortgagee require that this Lease be prior
rather than subordinate to its Mortgage, or require that Tenant attorn to any
Purchaser, then in such event, this Lease shall become prior and superior to
such Mortgage, or 

23

Tenant shall so attorn, upon notice to that effect to Tenant from such
Mortgagee. The aforesaid superiority of this Lease to any Mortgage shall be
self-operative upon the giving of such notice and no further documentation
other than such notice shall be required to effectuate such superiority or
attornment. In the event Landlord or such Mortgagee desires confirmation of
such superiority or attornment, Tenant shall, promptly upon request therefor by
Landlord or such Mortgagee, and without charge therefor, execute a document
acknowledging such priority or attornment obligation to the Mortgagee as
Landlord in the event of foreclosure or deed in lieu thereof or termination of
a ground lease. Within thirty (30) days after the full execution and delivery
of this Lease, Landlord shall use commercially reasonably efforts to obtain a
commercially reasonable subordination, nondisturbance and attornment agreement
(“SNDA”) from the current lender of the Building. Tenant shall be responsible
for all review, processing and any other fees charged by Landlord’s lender in
connection with the SNDA. 

          29.2. Estoppel
Certificates. Within ten (10) days after written request from Landlord,
Tenant shall execute and deliver to Landlord, or Landlord’s designee, a written
statement certifying (a) that this Lease is unmodified and in full force and
effect or is in full force and effect as modified and stating the
modifications; (b) the amount of Base Rent and the date to which Base Rent and
Additional Rent have been paid in advance; (c) the amount of any security
deposit with Landlord; (d) that Landlord is not in default hereunder or, if
Landlord is claimed to be in default, stating the nature of any claimed
default; and (e) such other matters as may be requested. Landlord and any
purchaser, assignee, or Mortgagee may rely upon any such statement. Tenant’s
failure to execute and deliver such statement within the time required shall be
conclusive against Tenant (1) that this Lease is in full force and effect and
has not been modified except as represented by Landlord; (2) that there are no
uncured defaults in Landlord’s performance and that Tenant has no right of
offset, counterclaim, or deduction against Rent; (3) not more than one (1)
month’s Rent has been paid in advance; and (4) as to the truth and accuracy of
any other matters set forth in the statement as submitted to Tenant. 

          29.3. Notice
and Cure Rights. Tenant agrees to notify any Mortgagee whose address has
been furnished to Tenant, of any notice of default served by Tenant on
Landlord. If Landlord fails to cure such default within the time provided for
in this Lease, such Mortgagee shall have an additional thirty (30) days to cure
such default; provided that, if such default cannot reasonably be cured within
that thirty (30) day period, then such Mortgagee shall have such additional
time to cure the default as is reasonably necessary under the circumstances. 

          29.4. Changes
Requested by Mortgagee. Tenant shall not unreasonably withhold its consent
to changes or amendments to this Lease requested by a Mortgagee, so long as
such changes do not alter the basic business terms of this Lease or otherwise
materially diminish any rights or materially increase any obligations of
Tenant. 

          29.5. Mortgagee
Approval. Notwithstanding anything to the contrary contained in this Lease,
to the extent the consent of any Mortgagee is required under the applicable
Mortgage in order for Landlord to enter into this Lease, Landlord may terminate
this Lease by written notice to Tenant if such consent is not obtained (in
which event this Lease shall be of no force or effect). 

ARTICLE 30 

MISCELLANEOUS

          30.1. Parking.
Tenant shall be permitted to park automobiles as set forth in Exhibit H.
In addition to the provisions of Exhibit H, Tenant shall comply with all
parking rules and regulations established by Landlord for the Building, as the
same may be revised from time to time. 

          30.2. Quiet
Enjoyment. Tenant, upon paying the Rent and performing all of its
obligations under this Lease, shall peaceably and quietly enjoy the Premises,
subject to the terms of this Lease and to any mortgage, deed of trust, lease,
or other agreement to which this Lease may be subordinated. 

          30.3. No
Air Rights. This Lease does not grant Tenant any rights to any view or to
light or air over any property, whether belonging to Landlord or any other
person. If at any time any windows of the Premises are temporarily darkened or
the light or view therefrom is obstructed by reason of any repairs,
improvements, maintenance or cleaning in or about the Building, the same shall
be without liability to Landlord and without any reduction or diminution of
Tenant’s obligations under this Lease. 

          30.4. Force
Majeure. Any prevention, delay, or stoppage of work to be performed by
Landlord or Tenant that is due to Force Majeure shall excuse performance of the
work by that party for a period equal to the duration of that prevention,
delay, or stoppage. Nothing in this Section shall excuse or delay Tenant’s
obligation to pay Rent or other charges under this Lease. 

          30.5. Accord
and Satisfaction; Allocation of Payment. No payment by Tenant or receipt by
Landlord of a lesser amount than the Rent provided for in this Lease shall be
deemed to be other than on account of the earliest due Rent; nor shall any
endorsement or statement on any check or letter accompanying any check or
payment as Rent be deemed an accord and satisfaction. Landlord may accept such
check or payment without prejudice to Landlord’s right to recover the balance
of the Rent or pursue any other remedy provided for in this Lease. In
connection with the foregoing, Landlord shall have the absolute right in its
sole discretion to apply any payment received from Tenant to any account or
other payment of Tenant then not current and due or delinquent. 

          30.6. Attorneys’
and Other Fees. Should either party institute any action or proceeding to
enforce or interpret this Lease or any provision hereof, for damages by reason
of any alleged breach of this Lease or of any provision hereof, or for a
declaration of rights hereunder, the prevailing party in any such action or
proceeding shall be awarded from the other party all costs and expenses,
including, without limitation, attorneys’ and other fees, reasonably incurred
in good faith by the prevailing party in connection with such action or
proceeding. Landlord 

24

and Tenant hereby acknowledge and agree that the phrases “attorneys
fees” and/or “reasonable attorneys fees”, and any similar terms or phrases used
in this Lease shall mean and refer to fifteen percent (15%) of any unpaid
indebtedness, in accordance with O.C.G.A. § 13-1-11. The term “action or
proceeding” shall mean and include actions, proceedings, suits, arbitrations,
appeals and other similar proceedings. 

          30.7. Construction.
Headings at the beginning of each Article, Section and subsection are solely
for the convenience of the parties only and in no way define, limit, or enlarge
the scope or meaning of this Lease. Except as otherwise provided in this Lease,
all exhibits referred to herein are attached hereto and are incorporated herein
by this reference. This Lease shall not be construed as if either Landlord or
Tenant had prepared it, but rather as if both Landlord and Tenant had prepared
it. 

          30.8. Confidentiality.
Tenant acknowledges that the content of this Lease and any related documents
are confidential information. Tenant shall keep such confidential information
strictly confidential and shall not disclose such confidential information to
any person or entity other than Tenant’s financial, legal, and space planning
consultants or as required by Law. In addition to any other remedies to which
Landlord may be entitled if Tenant breaches the foregoing covenant, Landlord
shall have the right to increase the Rent to then current market rent for the
Building. 

          30.9. Governing
Law. This Lease shall be governed by, interpreted under, and construed and
enforced in accordance with the Laws of the State applicable to agreements made
and to be performed wholly within the State. 

          30.10. Consent.
Unless otherwise expressly set forth herein, all consents and decisions
required or permitted of Landlord hereunder shall be granted, withheld and made
in Landlord’s sole discretion. All consents and approvals required from
Landlord hereunder shall be subject to the requirement that Landlord be
reimbursed within fifteen (15) days of Landlord’s written demand for attorneys’
and consultants’ fees and costs incurred in connection therewith. Tenant shall
have no claim and hereby waives the right to any claim against Landlord for
money damages by reason of any refusal, withholding, or delaying by Landlord of
any consent, approval, statement, or satisfaction that Landlord has agreed
shall be subject to a standard of reasonableness. In such event, Tenant’s only
remedy therefor shall be an action for specific performance, injunction, or
declaratory judgment to enforce any right to such consent, approval, statement,
or satisfaction. 

          30.11. Authority.
Tenant shall, at Landlord’s request, deliver a certified copy of a resolution
of its board of directors, if Tenant is a corporation, or other satisfactory
documentation, if Tenant is another type of entity, authorizing execution of
this Lease. 

          30.12. Duplicate
Originals; Counterparts; Fax/Email/Electronic Signatures. This Lease may be
executed in any number of duplicate originals, all of which shall be of equal
legal force and effect. Additionally, this Lease may be executed in
counterparts, but shall become effective only after each party has executed a
counterpart hereof; all said counterparts, when taken together, shall
constitute the entire single agreement between the parties. This Lease may be
executed by a party’s signature transmitted by facsimile (“fax”) or email or by
a party’s electronic signature, and copies of this Lease executed and delivered
by means of faxed or emailed copies of signatures or originals of this Lease
executed by electronic signature shall have the same force and effect as copies
hereof executed and delivered with original wet signatures. All parties hereto
may rely upon faxed, emailed or electronic signatures as if such signatures
were original wet signatures. Any party executing and delivering this Lease by
fax or email shall promptly thereafter deliver a counterpart signature page of
this Lease containing said party’s original signature. All parties hereto agree
that a faxed or emailed signature page or an electronic signature may be
introduced into evidence in any proceeding arising out of or related to this
Lease as if it were an original wet signature page. 

          30.13. Offer.
The submission and negotiation of this Lease shall not be deemed an offer to
enter the same by Landlord but the solicitation of such an offer by Tenant.
Tenant agrees that its execution of this Lease constitutes a firm offer to
enter the same which may not be withdrawn for a period of thirty (30) days
after delivery to Landlord (or such other period as may be expressly provided
in any other agreement signed by the parties). During such period and in
reliance on the foregoing, Landlord may, at Landlord’s option, proceed with any
plans, specifications, alterations, or improvements, and permit Tenant to enter
the Premises; but such acts shall not be deemed an acceptance of Tenant’s offer
to enter this Lease, and such acceptance shall be evidenced only by Landlord’s
signing and delivering this Lease to Tenant. 

          30.14. Further
Assurances. Landlord and Tenant each agree to execute any and all other
documents and to take any further actions reasonably necessary to consummate
the transactions contemplated hereby. 

          30.15. Financial
Statements. In order to induce Landlord to enter into this Lease, Tenant
agrees that it shall promptly furnish Landlord, from time to time, upon
Landlord’s written request (which request shall not be made more than one (1)
time per calendar year), with financial statements reflecting Tenant’s current
financial condition. Tenant represents and warrants that all financial
statements, records, and information furnished by Tenant to Landlord in
connection with this Lease are true, correct, and complete in all material
respects. 

          30.16. Recording.
Tenant shall not record this Lease without the prior consent of Landlord. 

          30.17. Right
to Lease. Landlord reserves the absolute right to create such other
tenancies in the Building as Landlord shall determine to best promote the
interests of the Building and the Project. Tenant does not rely on the fact,
nor does Landlord represent, that any specific tenant or type or number of
tenants shall, during the Term, occupy any space in the Building or the
Project. 

25

          30.18. Severability.
In the event any portion of this Lease shall be declared by any court of
competent jurisdiction to be invalid, illegal or unenforceable, such portion
shall be deemed severed from this Lease, and the remaining parts hereof shall
remain in full force and effect, as fully as though such invalid, illegal or
unenforceable portion had never been part of this Lease. 

          30.19. Survival.
All indemnity and other unsatisfied obligations set forth in this Lease shall
survive the termination or expiration hereof. 

          30.20.
WAIVER OF TRIAL BY JURY. TO THE EXTENT PERMITTED BY APPLICABLE LAW, THE
PARTIES HEREBY IRREVOCABLY WAIVE ANY AND ALL RIGHT TO TRIAL BY JURY IN ANY
LEGAL PROCEEDING ARISING OUT OF OR RELATING TO THIS LEASE, OR THE TRANSACTIONS
OR MATTERS RELATED HERETO OR CONTEMPLATED HEREBY. 

          30.21. Successors
and Assigns. Subject to the terms and conditions of Article 14 of this
Lease, this Lease shall apply to and bind the heirs, personal representatives,
and permitted successors and assigns of the parties. 

          30.22. Integration
of Other Agreements; Amendments. This Lease sets forth the entire agreement
and understanding of the parties with respect to the matters set forth herein
and supersedes all previous written or oral understandings, agreements,
contracts, correspondence and documentation with respect thereto. Any oral
representations or modifications concerning this Lease shall be of no force or
effect. No provisions of this Lease may be amended or added to except by an
agreement in writing signed by the parties or their respective successors in
interest. 

          30.23. TIME
OF THE ESSENCE. TIME IS OF THE ESSENCE OF THIS LEASE AND EACH AND EVERY
TERM AND PROVISION HEREOF. 

          30.24. Waiver.
The waiver by a party of any breach of any term, covenant, or condition of this
Lease shall not be deemed a waiver of such term, covenant, or condition or of
any subsequent breach of the same or any other term, covenant, or condition. No
delay or omission in the exercise of any right or remedy of a party shall
impair such right or remedy or be construed as a waiver of any default of the
other party. Consent to or approval of any act by a party requiring consent or
approval of the other party shall not be deemed to waive or render unnecessary
such consent to or approval of any subsequent act. Any waiver must be in
writing and shall not be a waiver of any other matter concerning the same or
any other provision of this Lease. 

          30.25. No
Surrender. No act or conduct of Landlord, including, without limitation,
the acceptance of keys to the Premises, shall constitute an acceptance of the
surrender of the Premises by Tenant before the expiration of the Term. Only a
written notice from Landlord to Tenant shall constitute acceptance of the
surrender of the Premises and accomplish a termination of the Lease. 

          30.26. Number
and Gender. As used in this Lease, the neuter includes masculine and
feminine, the singular includes the plural and the use of the word “including”
shall mean “including without limitation.” 

          30.27. Days.
The term “days,” as used herein, shall mean actual days occurring, including
Saturdays, Sundays and Holidays. 

          30.28. Joint
and Several Liability. If Tenant consists of two (2) or more parties, each
of such parties shall be liable for Tenant’s obligations under this Lease, and
all documents executed in connection herewith, and the liability of such
parties shall be joint and several. 

          30.29. No
Third Party Beneficiaries. Except as otherwise provided herein, no person
or entity shall be deemed to be a third party beneficiary hereof, including but
not limited to any brokers, and nothing in this Lease, (either expressed or
implied) is intended to confer upon any person or entity, other than Landlord
and Tenant (and their respective nominees, successors and assigns), any rights,
remedies, obligations or liabilities under or by reason of this Lease. 

          30.30. No
Other Inducements. It is expressly warranted by each of the undersigned
parties that no promise or inducement has been offered except as herein set
forth and that this Lease is executed without reliance upon any statement or
representation of any person or party or its representatives concerning the
nature and extent of damages, costs and/or legal liability therefor. 

          30.31. Rule
Against Perpetuities. Notwithstanding any provision hereof to the contrary,
in the event that the Commencement Date has not occurred within five (5) years
of the date of the execution of this Lease by all parties hereto, then this
Lease shall automatically terminate and be without further force and effect.
The parties acknowledge that the terms of the foregoing sentence are included
herein for the purposes of ensuring that this Lease comply with the common law
Rule Against Perpetuities, and in no way is said five (5) year period intended
as an estimate of the expected timing of the Commencement Date. 

          30.32. Independent
Covenants. This Lease shall be construed as though the covenants herein
between Landlord and Tenant are independent and not dependent. Tenant hereby
expressly waives the benefit of any Laws to the contrary and agrees that if
Landlord fails to perform any of its obligations set forth herein, Tenant shall
not be entitled to make any repairs or perform any acts hereunder at Landlord’s
expense or to any setoff of Rent. 

          30.33. Arbitration.
If this Lease contains options where rental rates are expressly subject to
arbitration, and the parties do not agree upon the rental rate within the
stipulated time, no later than five (5) Business Days 

26

following the expiration of the stipulated time, each party shall
submit to the other party its final determination of such rental rate and if
the rental rates differ by less than five percent (5%), the rental rate shall
be the average of the two rates. If the rental rates differ by five percent
(5%) or more, each party shall select an arbitrator having not less than ten
(10) years’ actual experience in the commercial real estate brokerage business,
and the arbitrators so selected shall immediately meet for the purpose of
hearing and deciding the dispute and fixing the relevant rate of rent which
shall in any event be one of the two final determinations submitted by the
parties. If the two arbitrators selected agree on the rental rate, their
decision shall be binding on both parties. If the two arbitrators selected
cannot agree on the rental rate within ten (10) Business Days after appointment
(the “Initial Review Period”), then no later than five (5) Business Days
following the expiration of the Initial Review Period, the two arbitrators
shall select an independent third arbitrator with qualifications similar to
their own. Within ten (10) Business Days following appointment, the third
arbitrator shall select one of the two rental rates promulgated by the parties as
the rental rate for this Lease. If the arbitrators cannot agree on the third
arbitrator, they shall petition the presiding judge of the local State court
having jurisdiction to appoint such arbitrator to act as an umpire between the
arbitrators selected by Landlord and Tenant. The decision of the third
arbitrator or presiding judge, as the case may be, shall be binding on both
parties. Landlord and Tenant shall each be responsible to pay their respective
arbitrators and will share equally the cost of the third arbitrator. 

          30.34. No
Discrimination. Tenant covenants by and for itself, its heirs, executors,
administrators and assigns, and all persons claiming under or through Tenant,
and this Lease is made and accepted upon and subject to the condition that
there shall be no discrimination against or segregation of any person or group
of persons, on account of race, color, creed, sex, religion, marital status,
ancestry or national origin in the leasing, subleasing, transferring, use, or
enjoyment of the Premises, nor shall Tenant itself, or any person claiming
under or through Tenant, establish or permit such practice or practices of
discrimination or segregation with reference to the selection, location,
number, use or occupancy, of tenants, lessees, sublessees, subtenants or
vendees in the Premises. 

          30.35. OFAC
Compliance. 

                    30.35.1.
As used herein “Blocked Party” shall mean any party or nation that (a) is
listed on the Specially Designated Nationals and Blocked Persons List
maintained by the Office of Foreign Asset Control, Department of the U.S.
Treasury (“OFAC”) pursuant to Executive Order No. 13224, 66 Fed. Reg. 49079
(Sept. 25, 2001) or other similar requirements contained in the rules and
regulations of OFAC (the “Order”) or in any enabling legislation or other
Executive Orders in respect thereof (the Order and such other rules,
regulations, legislation, or orders are collectively called the “Orders”) or on
any other list of terrorists or terrorist organizations maintained pursuant to
any of the rules and regulations of OFAC or pursuant to any other applicable
Orders (such lists are collectively referred to as the “Lists”); or (b) has
been determined by competent authority to be subject to the prohibitions
contained in the Orders. 

                    30.35.2.
As a material inducement for Landlord entering into this Lease, Tenant warrants
and represents that none of Tenant, any Affiliate of Tenant, any partner,
member or stockholder in Tenant or any Affiliate of Tenant, or any beneficial
owner of Tenant, any Affiliate of Tenant or any such partner, member or
stockholder of Tenant (collectively, a “Tenant Owner”): (a) is a Blocked Party;
(b) is owned or controlled by, or is acting, directly or indirectly, for or on
behalf of, any Blocked Party; or (c) has instigated, negotiated, facilitated,
executed or otherwise engaged in this Lease, directly or indirectly, on behalf
of any Blocked Party. Tenant shall immediately notify Landlord if any of the
foregoing warranties and representations becomes untrue during the Term. 

                    30.35.3.
Tenant shall not: (a) transfer or permit the transfer of any interest in Tenant
or any Tenant Owner to any Blocked Party; or (b) make a Transfer to any Blocked
Party or party who is engaged in illegal activities. 

                    30.35.4.
If at any time during the Term (a) Tenant or any Tenant Owner becomes a Blocked
Party or is convicted, pleads nolo contendere, or is indicted, arraigned, or
custodially detained on charges involving money laundering or predicate crimes
to money laundering; (b) any of the representations or warranties set forth in
this Section become untrue; or (c) Tenant breaches any of the covenants set
forth in this Section, the same shall constitute a Default. In addition to any
other remedies to which Landlord may be entitled on account of such Default,
Landlord may immediately terminate this Lease and refuse to pay any Allowance
or other disbursements due to Tenant under this Lease. 

          30.36. ERISA.
Tenant has been informed that one or more pension plans have an interest in the
Project. Tenant hereby represents and warrants that it is not a party in
interest to any pension plan, within the meaning of Section 3(14) of the
Employee Retirement Income Security Act of 1974, as amended. 

          30.37. No
Estate in Tenant. Tenant shall be granted a usufruct only in the Premises
under this Lease, and not a leasehold, estate for years or other estate in
land. Tenant’s interest hereunder is not subject to levy, execution and sale
and is not assignable except with Landlord’s prior written consent. 

27

IN WITNESS WHEREOF the parties
have executed this Lease, under seal, as of the date first-above written.

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
LANDLORD:

	
 

	
 

	
 

	
 

	
 

	
AZURE
SOUTHWOODS ATLANTA, LLC,

	
 

	
 

	
a Delaware
limited liability company

	
 

	
 

	
 

	
Witness:

	
 

	
By: FIRST
FIDUCIARY REALTY ADVISORS, INC.,

	
 

	
 

	
      a
California corporation, its Manager

	
 

	
 

	
 

	

	
 

	
 

	
Date:

	
 

	
 

	
By: 

	
 

	
 

	

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
Printed
Name:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
Title:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
Date:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
Witness:

	
 

	
 

	
 

	
 

	
TENANT:

	
 

	
 

	
 

	

	
 

	
 

	
Date:

	

	
 

	
UNIVERSAL
POWER GROUP, INC.,

	
 

	
 

	
a Texas
corporation

	
 

	
 

	
 

	
 

	
 

	
By:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
Printed
Name:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
Title:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
Date:

	
 

	
 

	
 

	
 

	

S-1

ADDENDUM #1

Renewal Option

          Subject
to the terms of Addendum #3 of this Lease, Tenant shall have two (2) personal
and non-transferable options to renew the Term of this Lease as set forth on
the Lease Summary (each, a “Renewal Option”). Each renewal term shall begin the
first day following the expiration of the immediately preceding Term. Tenant
shall have the right to exercise the Renewal Options conferred herein by giving
Landlord notice at least one hundred eighty (180) days, but not more than three
hundred sixty-five (365) days, prior to the expiration of the then current
Term. 

          The
Renewal Options shall be subject to all of the terms and conditions contained
in this Lease, except that Base Rent during each renewal term shall be Market
Rent, and the Security Deposit shall, to the extent applicable, be increased
(in no event shall the Security Deposit be decreased) to an amount equal to the
Base Rent scheduled to be paid by Tenant for the last full month of the
applicable renewal term. “Market Rent” shall be the anticipated rate in effect
for the Premises as of the commencement of the renewal term, together with any
market rate increases during the renewal term, based upon the rents generally
in effect for new leases of space in the area in which the Building is located
of equivalent quality, size, utility and location, and taking into account the
length of the renewal term and the credit standing of Tenant. In no event shall
the Market Rent be less than the Base Rent in effect for the immediately
preceding Term. Landlord shall lease the Premises to Tenant in their
then-current condition, and Landlord shall not provide to Tenant any allowances
(e.g., moving allowance, construction allowance, free rent or the like) or
other tenant inducements. In the event that Tenant shall exercise a Renewal
Option, then Landlord shall submit to Tenant Landlord’s initial determination
of Market Rent (“Landlord’s Initial Determination”). If Tenant disputes
Landlord’s determination of the Market Rent set forth in Landlord’s Initial
Determination, then the parties shall attempt to agree upon the Market Rent in
a meeting of the parties hereto held at least ninety (90) days prior to the
expiration of the then current Term. If the parties are able to agree on an amount
of Market Rent that is mutually satisfactory, then such agreements shall be
placed in writing and shall be signed by the parties hereto and shall thereupon
become a part of this Lease. 

          If
the parties hereto are unable to agree upon the Market Rent for the renewal
term at least forty-five (45) days prior to the commencement of any renewal
term, then the disagreement shall be promptly submitted to arbitration as
provided in this Lease. If Market Rent for the renewal term has not been
determined by the time the renewal term commences, then Landlord’s Initial
Determination shall apply as the Base Rent for the renewal term until such time
as Market Rent has been determined by arbitration under this Lease, in which
event an adjustment shall be made between Landlord and Tenant to account for
the difference, if any, between amounts paid by Tenant in accordance with
Landlord’s Initial Determination and the amount determined to be Market Rent by
such arbitration. 

          Failure
of Tenant properly to exercise any Renewal Option herein granted shall be
construed as a waiver of all options herein granted, and this Lease shall then
terminate at the expiration of the then current Term. 

Addendum #1, Page 1

ADDENDUM #2

Right of First Refusal

          Subject
and subordinate to then-existing rights of other tenants and occupants and the
right of Landlord to extend or renew the lease or other occupancy agreement of
any tenant or other occupant of the Refusal Space (as hereinafter defined) or
to enter into a new lease or other occupancy agreement with such tenant or
other occupant in lieu of an extension or renewal, regardless of whether or not
such tenant or other occupant has any current right to extend or renew (all
such tenants and other occupants are collectively referred to herein as the
“Priority Parties”), and subject to the terms of Addendum #3 of this Lease,
Landlord shall, prior to offering the same to any other party (other than the
then-current tenant or other occupant therein), first offer (the “Right of
First Refusal”) to lease to Tenant all, and not less than all, of the premises
immediately adjacent to the original Premises containing approximately 23,136
square feet of space (the “Refusal Space”) the first time, but not any
subsequent time (and, whether or not Tenant takes such space in accordance with
the terms and conditions of this Addendum #2, the Right of First Refusal shall
terminate), when Landlord receives a proposal for the Refusal Space from a
third party (other than a Priority Party) that Landlord would accept; such
offer shall be in writing and shall specify the lease terms for the Refusal
Space set forth in the proposal, including the rent to be paid for the Refusal
Space and the date on which the Refusal Space shall be included as part of the
Premises (the “Refusal Notice”). Within five (5) business days after Landlord
delivers to Tenant the Refusal Notice, Tenant shall notify Landlord in writing
whether Tenant elects to lease the entire Refusal Space on the terms set forth
in the Refusal Notice. If Tenant timely elects to lease the Refusal Space, then
Landlord and Tenant shall execute an amendment to this Lease, effective as of
the date the Refusal Space is to be included as part of the Premises, on the
terms set forth in the Refusal Notice and, to the extent not inconsistent with
the Refusal Notice terms, the terms of this Lease (provided, that the terms of
this Addendum #2 shall thereafter be void and of no further force or effect,
and Tenant’s Proportionate Share and the Security Deposit shall be equitably
and proportionately increased in proportion to the increase in the square
footage of the Premises); however, Tenant shall accept the Refusal Space in an
“AS-IS” condition and Landlord shall not provide to Tenant any allowances (e.g.,
moving allowance, construction allowance, and the like) or other tenant
inducements (including, without limitation, any rent credits or abatements)
unless otherwise specifically provided in the Refusal Notice. Notwithstanding
the foregoing, if prior to Landlord’s delivery to Tenant of the Refusal Notice,
Landlord has received an offer to lease all or part of the Refusal Space from a
third party (a “Third Party Offer”) and such Third Party Offer includes space
in excess of the Refusal Space, Tenant shall exercise the Right of First
Refusal, if at all, as to all of the space contained in the Third Party Offer. 

          If
Tenant fails or is unable to timely exercise the Right of First Refusal, then
the Right of First Refusal shall lapse, time being of the essence with respect
to the exercise thereof (it being understood that, whether or not Tenant takes
the Refusal Space, the Right of First Refusal is a one-time right only), and
Landlord may lease all or a portion of the Refusal Space to third parties on
such terms as Landlord may elect. In no event shall Landlord be obligated to
pay a commission with respect to any space leased by Tenant under this Addendum
#2, and Tenant shall protect, defend, indemnify and hold Landlord and its
agents and representatives harmless from and against any and all Claims in any
way arising or resulting from or in connection with or related to commissions
or other compensation claimed by any broker or agent thereto. 

          Notwithstanding
anything to the contrary contained in this Addendum #2, in addition to the
limitations contained in Addendum #3 to this Lease, the Right of First Refusal
shall terminate and be of no further force or effect if (a) this Lease or
Tenant’s right to possession of the Premises is terminated, (b) less than two
(2) years remain in the Term, (c) Tenant leases any other space from Landlord
in the Project (except for the original Premises) and such other space,
individually or in the aggregate, contains at least the same number of square
feet as the Refusal Space, (d) Landlord enters into an occupancy agreement with
any of the Priority Parties for the Refusal Space, (e) Landlord duly delivers
an Refusal Notice (subject to Tenant’s Right of First Refusal with respect to
the Refusal Space as provided in the Refusal Notice) or (f) Tenant does not
deliver with any acceptance of the Refusal Notice an audited financial
statement for the last completed calendar year demonstrating that, to
Landlord’s reasonable satisfaction, Tenant’s financial condition is at least as
strong, and Tenant’s tangible net worth and liquidity are at least as great, as
such financial condition, tangible net worth and liquidity exists as of the
date of this Lease. Tenant shall have no remedies for Landlord’s failure to
deliver possession of any portion of the Refusal Space to Tenant due to any
holding over by any other tenant or occupant of any portion of the Refusal
Space in violation of the terms of any lease or other agreement. 

Addendum #2, Page 1

ADDENDUM #3

Tenant’s Rights

As
used in this Section, “Tenant’s Rights” shall mean (a) the Renewal Options
granted to Tenant pursuant to Addendum #1, and (b) the Right of First Refusal
granted to Tenant pursuant to Addendum #2. 

The
Tenant’s Rights are personal to Named Tenant (as defined in the Lease Summary),
and any Permitted Transferee and may only be exercised by Named Tenant or a
Permitted Transferee to the extent that Named Tenant or a Permitted Transferee,
at the time of exercise and at the time such Tenant’s Right becomes effective,
has not assigned this Lease and occupies the entire Premises without the intent
of thereafter assigning this Lease or subletting the Premises or any portion
thereof and may not be exercised or be assigned, voluntarily or involuntarily,
by any person or entity other than Named Tenant and a Permitted Transferee. The
Tenant’s Rights are not assignable separate and apart from this Lease, nor may
Tenant’s Rights be separated from this Lease in any manner, whether by
reservation or otherwise. 

Notwithstanding
anything to the contrary contained in any of the applicable sections granting
such Tenant’s Rights, Named Tenant shall not have the right to exercise such
Tenant’s Right and the exercise of such Tenant’s Right may be nullified by
Landlord and deemed of nor force or effect if (i) Tenant shall be in default
under the terms of this Lease as of the exercise of such Tenant’s Right or
anytime after such exercise and prior to the commencement or effective date of
such Tenant’s Right, or (ii) Landlord shall have delivered to Tenant two (2) or
more notices of default during any prior consecutive twelve (12) month period,
whether or not such defaults were subsequently cured. Upon any termination of
this Lease or Tenant’s right of possession to the Premises, all of Tenant’s
Rights shall terminate and be of no further force or effect. 

Addendum #3, Page 1

EXHIBIT A – FLOOR PLAN OF PREMISES

Exhibit A, Page 1

EXHIBIT B – SITE PLAN OF BUILDING

Exhibit B, Page 1

EXHIBIT C – LEGAL DESCRIPTION

Parcel 300/400

          ALL
that tract or parcel of land lying or being in Land Lot 13, 13th
District, Clayton County, Georgia, and being more particularly described as
follows:

          Commencing
at the curved intersection of the easterly right-of-way line of U.S. Highway No. 41 (a.k.a. Old Dixie
Highway) (r/w varies) and the northerly right-of-way line of Southwoods Parkway (r/w
varies);

          THENCE
along the said curved intersection South 28 degrees 26 minutes 41 seconds East, a distance of 41.31
feet to a point;

          THENCE
continuing along the said curved intersection, southeasterly and easterly a distance of 57.97 feet
along the arc of a curve to the left, said curve having a radius of 65.00 feet
and being subtended by a chord which bears South 68 degrees 14 minutes 21
seconds East, for a distance of 56.07 feet, to a point on the northerly right-of-way line of
Southwoods Parkway (r/w varies);

          THENCE
along the said northerly right-of-way line, North 86 degrees 12 minutes 45 seconds East, a distance
of 83.01 feet to a point;

          THENCE
continuing along the said northerly right-of-way line, easterly a distance of 170.59 feet along the
arc of a curve to the right, said curve having a radius of 1073.50 feet and being subtended by a
chord which bears South 89 degrees 14 minutes 06 seconds East, for a distance of 170.41 feet,
to a point of compound curvatures;

          THENCE
continuing along the said northerly right-of-way line, easterly a distance of
26.16 feet along the arc of said curve to the left, said curve having a radius
of 1073.50 feet and being subtended by a chord which bears South 83 degrees 59
minutes 04 seconds East, for a distance of 26.16 feet, to the POINT OF
BEGINNING;

          THENCE
leaving the said northerly right-of-way line of Southwoods Parkway, proceed North 01 degree 14
minutes 50 seconds East, a distance of 204.84 feet to a point;

          THENCE
North 17 degrees 24 minutes 14 seconds West, a distance of 386.77 feet to an iron pin found, a 1-inch
open top pipe on the westerly line of Land Lot 13 (said lie being the easterly line of Land
Lot 12);

          THENCE
along the said westerly line of Land Lot 13 North 01 degree 14 minutes 50 seconds East, a distance
of 85.75 feet to an iron pin found, a 1-inch open top pipe;

          THENCE
leaving the said Land Lot line, proceed South 89 degrees 17 minutes 17 seconds East, a distance
of 794.12 feet to a point;

          THENCE
South 00 degrees 32 minutes 02 seconds West, a distance of 303.58 feet to a point;

Exhibit C, Page 1

Legal Description, Building 500 Site, Southwoods Office Park

     ALL
THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT 13 OF THE 13TH DISTRICT OF
CLAYTON COUNTY, GEORGIA AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

     COMMENCING
AT THE CURVED INTERSECTION OF THE EASTERLY RIGHT-OF-WAY LINE OF U.S. HIGHWAY
NO. 41 (A.K.A, OLD DIXIE HIGHWAY) (R/W VARIES) AND THE SOUTHERLY RIGHT-OF-WAY
LINE OF SOUTHWOODS PARKWAY (R/W VARIES);

     THENCE
ALONG THE SAID CURVED INTERSECTION, PROCEED NORTHERLY, NORTHEASTERLY AND
EASTERLY A DISTANCE OF 58.15 FEET ALONG THE ARC OF A CURVE TO THE RIGHT,
SAID CURVE HAVING A RADIUS OF 40.00 FEET AND BEING SUBTENDED BY A CHORD WHICH BEARS NORTH 48
DEGREES 25 MINUTES 57 SECONDS EAST, FOR A DISTANCE OF 53.16 FEET, TO A POINT;

     THENCE
ALONG THE SAID SOUTHERLY RIGHT-OF-WAY LINE OF SOUTHWOOD PARKWAY, SOUTH 89
DEGREES 55 MINUTES 26 SECONDS EAST FOR A DISTANCE OF 328.13 FEET TO A POINT,
SAID POINT BEING THE POINT OF BEGINNING:

     FROM
THE POINT OF BEGINNING AS THUS ESTABLISED, PROCEED ALONG THE SAID SOUTHERLY
RIGHT-OF-WAY LINE OF SOUTHWOOD PARKWAY, SOUTH 89 DEGREES 23 MINUTES 32 SECONDS
EAST FOR A DISTANCE OF 138.89 FEET TO A POINT;

     THENCE
CONTINUING ALONG THE SAID SOUTHERLY RIGHT-OF-WAY LINE, SOUTH 86 DEGREES 59
MINUTES 59 SECONDS EAST FOR A DISTANCE OF 295.34 FEET TO A POINT;

     THENCE
CONTINUING ALONG THE SAID SOUTHERLY RIGHT-OF-WAY LINE, ALONG THE ARC OF A
CURVE TO THE RIGHT, SAID CURVE HAVING A RADIUS OF 45.00 FEET, AND AN ARC
LENGTH OF 40.30 FEET AND BEING SUBTENDED BY A CHORD OF SOUTH 61 DEGREES 20
MINUTES 27 SECONDS EAST FOR A DISTANCE OF 38.97 FEET TO A POINT;

     THENCE
CONTINUING ALONG THE SAID SOUTHERLY RIGHT-OF-WAY LINE, ALONG THE ARC OF A
CURVE TO THE LEFT, SAID CURVE HAVING A RADIUS OF 75.00 FEET, AND ARC LENGTH OF 63.84 FEET AND
BEING SUBTENDED BY A CHORD OF SOUTH 60 DEGREES 04 MINUTES 05 SECONDS EAST FOR A DISTANCE OF 61.93 FEET TO A
POINT,

     THENCE
LEAVING THE SAID SOUTHERLY RIGHT-OF-WAY LINE OF SOUTHWOOD PARKWAY,
PROCEED SOUTH 05 DEGREES 32 MINUTES 44 SECONDS WEST FOR A DISTANCE OF 354.95 FEET TO A POINT;

     THENCE
NORTH 84 DEGREES 27 MINUTES 16 SECONDS WEST FOR A DISTANCE OF 509.19 FEET TO A
POINT;

     THENCE
NORTH 03 DEGREES 00 MINUTES 00 SECONDS EAST FOR A DISTANCE OF 371.12 FEET TO THE
POINT OF BEGINNING;

     SAID
TRACT OR PARCEL CONTAINS 198,419 SQUARE FEET OR 4,55507 ACRES.

Exhibit C, Page 2

Parcel 600

          All
that tract or parcel of land lying or being in Land Lot 13, 13th
District, Clayton County,
Georgia, and being more particularly described as follows:

Commencing
at the curved intersection of the easterly right-of-way line of U.S. Highway
No. 41 (a.k.a. Old Dixie Highway) (r/w varies) and the southerly right-of-way
line of Southwoods Parkway (r/w varies);

          Thence
along the said curved intersection, northerly, northeasterly and easterly a
distance of 58.15 feet
along the arc of a curve to the right, said curve having a radius of 40.00 feet
and being subtended by a chord which bears North 48 degrees 25 minutes 57
seconds East, for a distance of 53.16 feet, to a point;

          Thence
along the said southerly right-of-way line of Southwoods Parkway, South 89
degrees 55 minutes 26 seconds East, distance of 328.13 feet to a point;

          Thence
continuing along the said southerly right-of-way line of Southwoods Parkway,
South 89 degrees 23 minutes 32 seconds East, a distance of 138.89 feet to a
point;

          Thence
continuing along the said southerly right-of-way line of Southwoods Parkway,
South 86 degrees 59 minutes 59 seconds
East, a distance of 295.34 feet to a point;

          Thence
continuing along the said southerly right-of-way line of Southwoods Parkway, a distance of 40.30 feet along the arc of a
curve to the right, said curve having a radius of 45.00 feet and being
subtended by a chord which bears South 61 degrees 20 minutes 27 second East, for a distance of 38.97 feet, to a point of
reverse curvature;

          Thence
continuing along the said southerly right-of-way line, southeasterly and
easterly a distance of
63.84 feet along the arc of said curve to the left, said curve having a radius
of 75.00 feet and being subtended by a chord
which bears South 60 degrees 04 minutes 05 seconds East, for a distance of
61.93 feet, to the POINT OF BEGINNING.

          Thence
along the said northerly right-of-way line of Southwoods Parkway (r/w varies)
easterly, northeasterly and northerly a distance of 105.81 feet along the arc
of a curve to the left, said curve having a
radius of 75.00 feet and being subtended by a chord which bears North 55
degrees 07 minutes 45 seconds East, for a distance of 97.25 feet, to a point;

          Thence
leaving the said northerly right-of-way line, proceed South 75 degrees 17
minutes 26 seconds East,
a distance of 47.69 feet to a point;

          Thence
South 89 degrees 28 minutes 00 seconds East, a distance of 652.08 feet to a
point;

          Thence
South 00 degrees 12 minutes 34 seconds West, a distance of 369.49 feet to a point;

Exhibit C, Page 3

EXHIBIT D – TERM CERTIFICATION

The
undersigned, as Tenant, under that certain lease dated [______________________]
(the “Lease”), with [_________________________________ ],
as Landlord, hereby certifies as follows: 

          1.
That the undersigned has entered into occupancy of the Premises described in
the Lease. 

          2.
That the Lease is in full force and effect and has not been assigned, modified,
supplemented or amended in any way, except as follows:
____________________________________________________________. 

          3.
That the Lease represents the entire agreement between the parties as to said
leasing. 

          4.
That the Commencement Date of the Lease is: __________________________. The
Lease expires on __________________________. 

          5.
That all improvements to have been constructed or completed by Landlord have
been completed in a satisfactory manner and all conditions of the Lease to be
performed by Landlord and necessary to the enforceability of the Lease have
been satisfied. 

          6.
That there are no defaults by either Tenant or Landlord under the Lease. 

          7.
That no rents have been prepaid, other than as provided in the Lease. 

          8.
That on this date there are no existing defenses or offsets, which the
undersigned has against the enforcement of the Lease by Landlord. 

          9.
That the undersigned has received ___ set(s) of keys to the Premises on this
date. 

          EXECUTED this ________ day of ___________________________, 20___. 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
TENANT:

	
 

	
 

	
 

	
 

	
 

	
[_______________________________________

	
], 

	
 

	
 

	
 

	
 

	
a [_______________] 

	
 

	
 

	
 

	
 

	
 

	
By: 

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
Printed Name: 

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
Title: 

	
 

	
 

	
 

	
 

	

	
 

							

Exhibit D, Page 1

EXHIBIT E – CONSTRUCTION

This
Exhibit sets forth the terms and conditions relating to construction work in
the Premises. All references in this Exhibit to capitalized terms or “this
Lease” shall mean the relevant portion of the lease to which this Exhibit is
attached and of which this Exhibit forms a part. 

	
 

	
 

	
A.

	
GENERAL
CONDITIONS FOR CONSTRUCTION BY TENANT. 

          1.
Inspection by Landlord. Landlord shall have the right to inspect work at
all times; provided however, Landlord’s failure to inspect any work shall in no
event constitute a waiver of any of Landlord’s rights hereunder, nor shall
Landlord’s inspection of the work constitute Landlord’s approval thereof.
Should Landlord disapprove any work, Landlord shall notify Tenant in writing of
such disapproval and shall specify the items disapproved. In the event Landlord
disapproves of any matter that might adversely affect the Building Structure,
any Building system or the exterior appearance of the Building or any other
tenant, Landlord may take such action as Landlord deems necessary, at Tenant’s
expense and without incurring any liability on Landlord’s part, to correct any
such matter, including, without limitation, causing the cessation of the
applicable work. 

          2.
Insurance. In addition to any insurance that may be required under this
Lease, Tenant shall secure, pay for and maintain or cause Tenant’s contractors
to secure, pay for and maintain during the continuance of any work, the
following insurance: 

                    (a)
Worker’s Compensation Insurance with a limit of not less than the greater of
(i) $500,000, or (ii) the amount required from time to time by applicable Laws.

                    (b)
Employer’s Liability Insurance with a limit of not less than $1,000,000. 

                    (c)
Commercial General Liability Insurance (including Contractor’s Protective
Liability) in an amount not less than $1,000,000 per occurrence, whether
involving bodily injury liability (or death resulting therefrom) or property
damage liability or a combination thereof with a minimum aggregate limit of
$2,000,000, and with umbrella coverage with limits not less than $5,000,000
($10,000,000 if the cost of the work is greater than $1,000,000). Such
insurance shall provide for explosion and collapse, completed operations
coverage and broad form blanket contractual liability coverage and shall insure
against any and all claims for bodily injury, including death resulting
therefrom, and damage to the property of others and arising from its operations
under the contracts whether such operations are performed by Tenant’s
contractors or by anyone directly or indirectly employed by any of them. 

                    (d)
Automobile Liability Insurance, including the ownership, maintenance and
operation of any automotive equipment, owned, hired, or non-owned in an amount
not less than $1,000,000 for bodily injury and property damage combined in any
one accident. Such insurance shall insure against any and all claims for bodily
injury, including death resulting therefrom, and damage to the property of
others arising from its operations under the contracts, whether such operations
are performed by Tenant’s contractors, or by anyone directly or indirectly
employed by any of them. 

                    (e)
“All-risk” builder’s risk insurance for the full insurable value of the work
(including all stored material and equipment), as approved by Landlord. This insurance
shall include the interests of Landlord and Tenant (and their respective
contractors and subcontractors of any tier to the extent of any insurable
interest therein) in the work and shall insure against physical loss or damage
including, without duplication of coverage, theft, vandalism and malicious
mischief. If any materials or equipment will be stored offsite or will be in
transit to the job site and are not covered under said “all-risk” builder’s
risk insurance, then Tenant shall effect and maintain similar property
insurance on such materials and equipment. Any loss insured under said
“all-risk” builder’s risk insurance shall be adjusted with Landlord and Tenant
and made payable to Landlord, as trustee for the insureds, as their interests
may appear. 

                    (f)
Commercial Catastrophe or “Umbrella” Excess Liability Insurance, as stated
above, on an “occurrence” basis with a limit of not less than $5,000,000 (or
$10,000,000, as applicable) per occurrence and in the aggregate. 

                    (g)
Professional Liability Insurance with limits of not less than the amount that
would prudently be maintained for comparable work, which shall in no event be
less than $1,000,000 per claim and in the aggregate. 

                    (h)
Pollution Liability and Environmental Impairment Insurance with limits of not
less than $2,000,000 per claim and $5,000,000 in the aggregate. 

          The
liability policies required in paragraphs (c) and (f) above shall be endorsed
to include all additional insureds required or permitted herein with coverage
equivalent to that provided by ISO form CG 20 10 11 85. Such additional insured
endorsements shall be separate from the certificates of insurance required
herein. 

          All
other policies (except the worker’s compensation policy) shall be endorsed to
include the Landlord Related Parties as additional insureds. All insurance
policies shall provide that all additional insureds shall be given thirty (30)
days’ prior written notice of any reduction, cancellation or non-renewal of
coverage (except that ten (10) days’ notice shall be sufficient in the case of
cancellation for non-payment of premium) and shall provide that the insurance
coverage afforded to the additional insureds shall be primary to any insurance
carried independently by said additional insureds. Certificates for all
insurance required hereunder shall be delivered to Landlord before the 

Exhibit E, Page 1

commencement
of construction and before any contractor’s equipment is moved onto the Property.
Tenant shall cause Tenant’s contractors to provide Landlord with an endorsement
evidencing that each required policy herein contains a waiver of subrogation in
favor of the additional insureds required or permitted herein. Insurance
companies shall have a rating of A VI, or higher, in the most currently
available “Best Insurance Guide”. 

          3.
Lien Free Completion. 

                    (a)
Landlord may require, at Landlord’s sole option, that Tenant provide to
Landlord such security as reasonably determined by Landlord to protect Landlord
against any liability in connection with the work, including but not limited to
a lien and completion bond naming Landlord as a co-obligee. 

                    (b)
Upon completion of the work, Tenant shall furnish Landlord with full and final
waivers of liens and contractors’ affidavits and statements, in such form as
may be required by Landlord, Landlord’s title insurance company and any
Mortgagee, from all parties performing labor or supplying materials or services
in connection with the work showing that all of said parties have been
compensated in full. 

                    (c)
If Tenant fails to make any payment relating to the work, Landlord, as its
option, may complete the work, make such payment and hold Tenant liable for the
costs thereof. 

          4.
Plan Approval. Landlord’s approval of Tenant’s plans will not be
unreasonably withheld, provided that (a) they comply with all Laws; (b) the
improvements do not adversely affect (as determined by Landlord) the Building
Structure, any Building systems, the exterior appearance of the Building, or
the appearance of the Common Areas; (c) the plans are sufficiently detailed to
allow construction of the improvements in a good and workmanlike manner; and
(d) construction of the improvements conforms to the requirements set forth in
this Exhibit. Notwithstanding that any plans submitted to Landlord in
connection with this Lease (including, without limitation, pursuant to this
Exhibit E) are reviewed by Landlord and notwithstanding any comments, advice or
assistance that Landlord may render to Tenant, in no event shall any such
review, comments, advice or assistance constitute a representation or warranty
as to the completeness, design, accuracy or sufficiency of such plans,
compliance of such plans with Laws or as to any other matter, and Landlord
shall have no liability whatsoever with respect thereto.  

          5.
Change Orders. Tenant shall make no changes or modifications to the
plans approved by Landlord without Landlord’s prior written consent. Such
approval shall not be unreasonably withheld or delayed, as long as such
requested change meets (a) through (d) in Section 4 above and the same would
not delay the completion of the work. If any change order would increase the
cost of construction, as a condition of such approval Landlord may require that
Tenant deposit any increased cost with Landlord, or provide Landlord with other
security therefor acceptable to Landlord. 

          6.
Pre-Construction Activity. At least thirty (30) days prior to
commencement of any work, Tenant shall submit the following information and
items to Landlord for Landlord’s review and approval: 

                    (a)
The proposed plans. 

                    (b)
A detailed critical path construction schedule containing the major components
of the work and the time required for each, including the scheduled
commencement date of construction of the work, milestone dates and the
estimated date of completion of construction. 

                    (c)
An itemized statement of estimated construction cost, including fees for
permits and architectural and engineering fees. 

                    (d)
Evidence satisfactory to Landlord in all respects of Tenant’s ability to pay
the cost of the work as and when payments become due. 

                    (e)
The names and addresses of Tenant’s contractors (and said contractors’
subcontractors) and materialmen to be engaged by Tenant for the work
(individually, a “Tenant Contractor,” and collectively, “Tenant’s
Contractors”). Landlord may designate a list of approved contractors for
performance of those portions of work involving electrical, mechanical,
plumbing, heating, air conditioning or life safety systems, from which Tenant
must select its contractors for such designated portions of work (“Approved
Contractors”). Landlord has the right to disapprove any of Tenant’s Contractors
that are not Approved Contractors. 

                    (f)
Certificates of insurance as required herein. 

          No
work by Tenant shall proceed until Landlord has approved all of the foregoing
items. 

          7.
Performance of Work. 

                    (a)
All work by Tenant shall be performed under a valid permit when required, a
copy of which shall be furnished to Landlord before commencement of such work. 

                    (b)
All work shall comply in all respects with (i) all applicable Laws; (ii)
applicable standards of the American Insurance Association (formerly, the
National Board of Fire Underwriters) and the National Electrical Code; and
(iii) building material manufacturer’s specifications. 

Exhibit E, Page 2

                    (c)
Tenant’s contractors, approved by Landlord pursuant to Section 6(e) of this
Exhibit E, shall be licensed contractors, possessing good labor relations
(including use of union labor if required by Landlord), capable of performing
quality workmanship and working in harmony with Landlord’s contractors and
subcontractors in the Building. All work shall be coordinated with any other construction
or other work in the Building in order not to adversely affect construction
work being performed by or for Landlord or its tenants.  

                    (d)
Tenant shall use only new, first-class materials, except where explicitly shown
in the plans approved by Landlord. All work shall be done in a good and
workmanlike manner. Tenant shall obtain contractors’ warranties of at least one
(1) year duration from the completion of the work against defects in materials
and workmanship. 

                    (e)
At Tenant’s expense, Tenant shall engage the services of an on-site project
manager approved in advance by and reasonably acceptable to Landlord, who will
be charged with the task of performing daily supervision of the work. Such
on-site manager shall be familiar with the Rules and Regulations, the
Contractor Rules and Regulations and the construction procedures for the
Building and all personnel of the Building engaged directly or indirectly in
the management, operation and construction of the Building. Such on-site
project manager shall be accountable and responsible to Tenant and to Landlord
and, where necessary, shall serve as a liaison between Landlord and Tenant with
respect to the work. 

                    (f)
Tenant shall pay to Landlord a percentage of the cost of any tenant work (such
percentage, which shall vary depending upon whether or not Tenant orders the
work directly from Landlord, to be established by Landlord on a uniform basis
for the Building) sufficient to compensate Landlord for all overhead, general
conditions, fees and other costs and expenses arising from Landlord’s
supervision of or involvement with such work. 

          8.
As-Built Plans and Specifications. Immediately after completion of any
work on the Premises by Tenant, Tenant shall deliver to Landlord “as-built”
plans and specifications (including all working drawings) for the work. 

          9.
Miscellaneous. All construction work shall be performed in conformity
with the Contractor Rules and Regulations set forth in Exhibit E-2. Landlord
shall have the right to order Tenant or any of Tenant’s contractors who violate
the requirements imposed on Tenant or Tenant’s contractors in performing work
to cease work and remove its equipment and employees from the Building.  

	
 

	
 

	
B.

	
INITIAL
BUILD-OUT

          1.
Definitions. 

                    (a)
“Substantial Completion” of the Premises shall occur upon the completion of
construction of the Tenant Improvements in the Premises, with the exception of
any Punchlist Items and any tenant fixtures, work-stations, built-in furniture,
or equipment to be installed by Tenant. Substantial Completion shall have
occurred even though minor details of construction, decoration, landscaping or
mechanical adjustments remain to be completed. 

                    (b)
“Tenant Delay” shall mean each day of delay in the performance of the work that
occurs because of (i) Tenant’s failure to timely deliver or approve any
required documentation; (ii) any change order or change by Tenant to the Tenant
Improvements; (iii) any specification by Tenant of materials or installations
in addition to or other than Landlord’s standard finish-out materials or
Tenant’s requirement for materials, components, finishes or improvements that
are not available in a commercially reasonable time given the anticipated
Possession Date; (iv) postponement of any work at the request of Tenant; (v)
the failure by Tenant’s architect, space planner or other agent or contractor,
to timely prepare plans, pull permits, provide approvals or perform any other
act required hereunder; (vi) the failure of Tenant to pay, when due, any
amounts required to be paid by Tenant; (vii) Tenant’s failure to attend any
meeting with Landlord, any architect, design professional, or any contractor,
or their respective employees or representatives, as may be required or
scheduled hereunder or otherwise necessary in connection with the preparation
or completion of any construction documents or in connection with the
performance of any work; (viii) a breach by any Tenant Related Parties of the
terms of this Exhibit or this Lease; and (ix) any other acts or omissions of
any Tenant Related Parties including, without limitation, any interference with
the Landlord Work. 

                    (c)
“Tenant Improvements” shall mean the improvements to the Premises set forth in
Exhibit E-1.  

          2.
Intentionally Omitted. 

          3.
Punchlist. Landlord will notify Tenant when Landlord considers
Substantial Completion to have occurred. Within three (3) Business Days
thereafter, Landlord’s representative and Tenant’s representative shall conduct
a walk-through of the Premises and identify any necessary touch-up work,
repairs and minor completion items that are necessary for final completion of
the Tenant Improvements (the “Punchlist Items”). Neither Landlord’s
representative nor Tenant’s representative shall unreasonably withhold his or
her agreement on Punchlist Items. Landlord shall use reasonable efforts to
complete all Punchlist Items within thirty (30) days after agreement thereon;
however, Landlord shall not be obligated to engage overtime labor in order to
complete such items. 

          4.
Warranties. Landlord shall use reasonable efforts to obtain a warranty
from Landlord’s contractor against defects in materials and workmanship for one
(1) year following Substantial Completion. Landlord hereby 

Exhibit E, Page 3

assigns
to Tenant all warranties and guaranties by the contractor, and Tenant hereby
waives all claims against Landlord relating to, or arising out of the
construction of, the Tenant Improvements. 

          5.
Miscellaneous. 

                    (a)
Provided the same will not interfere with the Landlord Work, Landlord shall
allow Tenant access to the Premises prior to the Substantial Completion of the
Landlord Work for the purpose of installing Tenant’s equipment or fixtures
(including Tenant’s data and telephone equipment) in the Premises. Prior to
Tenant’s entry into the Premises as permitted by the terms of this section,
Tenant shall submit a schedule detailing the timing and purpose of Tenant’s
entry to Landlord for its approval. Any such early occupancy shall be on all
the terms and conditions contained in this Lease, except for the payment of
Base Rent and Tenant’s Cost Allocation. 

                    (b)
Unless otherwise indicated, all references herein to a “number of days” shall
mean and refer to calendar days. If any item requiring approval is timely
disapproved by Landlord, the procedure for preparation of the document and
approval thereof shall be repeated until Landlord approves the document. 

                    (c)
Notwithstanding any provision to the contrary contained in this Lease, if a
Default has occurred at any time prior to Substantial Completion, then (i) in
addition to all other rights and remedies granted to Landlord pursuant to this
Lease, Landlord shall have the right to cause the contractor to cease the
construction of the Premises (in which case, Tenant shall be responsible for
any delay in Substantial Completion caused by such work stoppage); and (ii) all
other obligations of Landlord under the terms of this Exhibit shall be forgiven
until such time, if any, as such Default may be cured. 

Exhibit E, Page 4

EXHIBIT E-1 – TENANT IMPROVEMENT WORK

          Landlord
shall perform the following work in the Premises: 

          •
Install one (1) “Big Ass Fan” or a comparable product (as reasonably determined
by Landlord), in a location mutually agreed upon by Landlord and Tenant; and 

          •
Install one (1) 30,000 pound edge of dock leveler, in a location mutually
agreed upon by Landlord and Tenant. 

          Any
other additions, alterations or improvements desired to be made by Tenant shall
be subject to the terms of Article 11 of this Lease. 

Exhibit E-1, Page 1

EXHIBIT E-2

CONTRACTOR RULES AND REGULATIONS

          1.
All contractors, subcontractors, and materialmen (“Contractor Parties”) will
check in and out with Building management. 

          2.
All Contractor Parties will be appropriately dressed: shirts with sleeves
(T-shirts with company name are acceptable), pants (no shorts), work shoes with
socks, and whatever other clothing as may be appropriate. No torn or worn-out
clothing is permitted. Contractor Parties will display a courteous demeanor
towards tenants, customers, visitors and general public. No Contractor Parties
shall remain in the Building after work hours. 

          3.
All Contractor Parties shall clean the job site after meals are eaten.
Alcoholic beverages and drugs are not to be brought into, or consumed in the
Building. Personnel appearing to be under the influence of either alcoholic
beverages or drugs will not be allowed into the Building. 

          4.
Parking for all personnel must be arranged prior to commencement of work, and
will be provided in designated areas only. Vehicles in unapproved areas will be
subject to citation and towing without notice. Any parking charges are the sole
responsibility of the Contractor Parties. 

          5.
All materials are to be stored at the job site or in designated storage areas.
No materials are to be stored in public areas. Landlord may provide minimum
secured storage for materials with prior arrangement. 

          6.
Contractor Parties must arrange
access to areas other than job site at least 24 hours in advance. 

          7.
All work areas are to be visually and materially protected from the tenants and
general public. If required by Landlord, the job site shall be sealed off from
the balance of the adjoining space so as to minimize the disbursement of dirt,
debris and noise. 

          8.
Radios or other excessive noise
are not permitted. 

          9.
The use of toxic materials or odor-causing liquids must be scheduled with
Landlord in advance and prior notice must be given to the tenants adjacent to
the job site. 

          10.
All non-job site areas are to be kept clean and dust free. No material residue
shall be tracked through public areas. 

          11.
Contractor Parties shall ensure the job site is left clean and secure at the
completion of each work day. Trash and excess materials shall (a) not remain
on, in, or at the job site; (b) be disposed of in bins or by truck promptly;
(c) not be staged in storage at the job site in any public or adjacent areas;
and (d) shall not be disposed of in the Building’s trash receptacles. 

Exhibit E-2, Page 1

EXHIBIT F – BUILDING SERVICES

          Subject
to all Laws applicable thereto and the Rules and Regulations, Landlord agrees
to furnish the following services in a manner that such services are
customarily furnished to comparable projects in the area: 

          1.
Landlord shall maintain the parking areas, driveways, alleys and grounds
surrounding the Premises in a clean and sanitary condition, consistent with the
operation of a first-class industrial flex building, including, without
limitation, the exterior of the Building (including, without limitation,
painting), exterior irrigation systems, trash removal and water/sewage lines
outside the Premises exterior walls, and any items normally associated with the
foregoing. All costs in performing the work described in this Section shall be
included in Operating Costs. 

          2.
Landlord makes no representation or warranty, written or oral, express or
implied, that any security will be provided to the Project, or if provided,
what the level of that security may be. Landlord does not guarantee any level
of security and is released from any responsibility for any claims based upon
assertions that Landlord failed to provide adequate security to the Project, the
Premises, or otherwise. 

Exhibit F, Page 1

EXHIBIT G – RULES AND REGULATIONS

          1. The Common Areas shall not be obstructed by any of the tenants or used by them
for any purpose other than for ingress to and egress from their respective
premises. The Common Areas are not for the general public, and Landlord shall
in all cases retain the right to control and prevent access thereto of all
persons whose presence in the judgment of Landlord would be prejudicial to the
safety, character, reputation, and interest of the Building and its tenants;
provided that nothing herein contained shall be construed to prevent such
access to persons with whom any tenant normally deals in the ordinary course of
its business, unless such persons are engaged in illegal activities. If the
responsibility for the HVAC system is not a tenant’s, no tenant and no employee
or invitee of any tenant shall go upon the roof of the Building except in the
case of maintenance of the HVAC system. 

          2. No cooking shall be done or permitted on the Premises except that private use
by Tenant of approved microwave ovens, equipment for brewing coffee, tea, hot
chocolate, and similar beverages shall be permitted, provided that such use is
in accordance with all Laws. 

          3. No
animals (except for seeing eye dogs) shall be brought or kept in the Premises
or the Building. 

          4. Landlord shall in no case be liable for damages for any error with regard to
the admission to or exclusion from the Building of any person in the case of
invasion, mob, riot, public excitement, or other circumstances rendering such
action advisable in Landlord’s opinion. Landlord reserves the right to prevent
access to the Building during the continuance of the same by such action as
Landlord may deem appropriate, including closing doors. 

          5.
No curtains, draperies, blinds, shutters, shades, screens, or other coverings,
hangings, or decorations shall be attached to, hung, or placed in, or used in
connection with, any window of the Building without the prior consent of
Landlord. 

          6.
Tenant shall ensure that all water faucets, water apparatus, and utilities are
shut off before Tenant or Tenant’s employees leave the Premises so as to
prevent waste or damage. For any default or carelessness in this regard, Tenant
shall make good all injuries sustained by other tenants or occupants of the
Building or Landlord. 

          7.
The toilet rooms, toilets, urinals, wash bowls, and other apparatus shall not
be used for any purpose other than that for which they are constructed, no
foreign substance of any kind whatsoever shall be thrown therein, and the
expense of any breakage, stoppage, or damage to the portions of the sewer line
that are Landlord’s responsibility, if any, resulting from the violation of
this rule shall be borne by the tenants who, or whose employees or invitee,
shall have caused it. 

          8.
No tenant shall install any radio or television antenna, loudspeaker, or other
device on the roof or exterior walls of the Building without prior consent of
Landlord. No TV or radio or recorder shall be played in such a manner as to
cause a nuisance to any other tenant. 

          9.
No material shall be placed in the trash bins or receptacles if such material
is of such nature that it may not be disposed of in the ordinary and customary
manner of removing and disposing of trash and garbage in the locale without
being in violation of any law or ordinance governing such disposal. Tenant
shall not overload or cause to be overloaded the trash bins or trash container
areas. Landlord shall have the right to charge Tenant for any extra trash
removal necessitated by extraordinary trash volume from the Premises. Each
tenant shall comply with any and all Laws regarding recycling. 

          10.
Canvassing, soliciting, distribution of handbills, or any other written
material and peddling in the Building are prohibited, and each tenant shall
cooperate to prevent the same. 

          11.
Except in a case of emergency, the requirements of tenants will be attended to
only upon application in writing at the office of the Building or by facsimile
transmitted to the office of the Building manager. Employees of Landlord shall
not perform any work or do anything outside of their regular duties unless
under special instructions from Landlord. 

          12.
Tenant shall not conduct in or about the Building any auction, public or
private, without the prior written approval Landlord. 

          13.
Tenant shall not cause improper noises, vibrations, or odors within the
Building. 

          14.
Tenant shall not mark, paint, drill into, cut, string wires within, or in any
way deface any part of the Building, without the prior consent of Landlord, and
as Landlord may direct. 

          15.
Tenant will not place objects on window sills or otherwise obstruct the
exterior wall window covering. 

          16.
Tenant will keep all fire doors and all smoke doors closed at all times. 

          17.
Tenant shall not use any portion of the Premises for lodging. 

          18.
Landlord reserves the right to exclude or expel from the Building any person
who, in the judgment of Landlord is intoxicated or under the influence of
liquor or drugs, or who shall in any manner do any act in violation of any of
these rules and regulations. 

Exhibit G, Page 1

          19.
Tenant shall not park or attach any bicycle or motor driven cycle on or to any
part of the Premises or Building. 

          20.
Provided Landlord acts in good faith pursuant to sound operating procedures,
Landlord may waive any one or more of these Rules and Regulations for the
benefit of any particular tenant or tenants, but no such waiver by Landlord
shall be construed as a waiver of such Rules and Regulations in favor of any
other tenant or tenants, nor prevent Landlord from thereafter enforcing any
such Rules and Regulations against any or all of the tenants of the Building. 

          21.
These Rules and Regulations are in addition to, and shall not be construed to
in any way modify or amend, in whole or in part, the agreements, covenants,
conditions, and provisions of any lease of premises in the Building. 

          22.
Landlord reserves the right to modify the foregoing and promulgate such other
rules and regulations as Landlord may from time to time decide are needed for
the safety, care, or cleanliness of the Building, for the preservation of good
order therein, or as changed conditions or particular circumstances may
require. 

Exhibit G, Page 2

EXHIBIT H – PARKING AGREEMENT

          Tenant’s
use of the parking areas serving the Building shall be subject to the
following: 

          1.
All parking areas shall be under the control of Landlord, and Tenant agrees
that all Tenant Related Parties shall conform to such reasonable written
parking regulations, conditions and provisions as may from time to time be
prescribed by Landlord, provided the same do not increase Tenant’s obligations
or decrease Tenant’s rights. 

          2.
If Tenant is not permitted to utilize any parking space in the parking areas at
any time through no direct intentional act of Landlord, such facts shall never
be deemed to be a default by Landlord so as to permit Tenant to terminate this
Lease (either in whole or in part) or pursue other remedies. Landlord agrees to
use reasonable efforts to provide alternate parking for use by Tenant in
reasonable proximity to the Building. Landlord shall not be responsible for
enforcing Tenant’s parking rights against any third parties. 

          3.
The parking areas shall include those areas designated by Landlord as
unrestricted parking areas, including the six (6) spaces directly in front of
the Premises. Any restricted parking areas shall be leased only by separate
license agreement with Landlord. 

          4.
Landlord will be entitled to utilize whatever access device Landlord deems
necessary (including but not limited to the issuance of parking stickers or
access cards) to assure that only those persons using the parking spaces are
those who have the right to do so. In the event any Tenant Related Parties wrongfully
park in any parking spaces, Landlord will be entitled and is hereby authorized
to impose upon Tenant a charge of $25.00 for each such occurrence. Tenant
hereby agrees to pay all amounts becoming due hereunder as Additional Rent upon
demand therefor, and the failure to pay any such amount will additionally be
deemed a Default. 

          5.
All vehicles are to be currently licensed, in good operating condition, parked
for business purposes having to do with Tenant’s business operated in the
Premises, parked within designated parking spaces, one (1) vehicle to each
space. No vehicle shall be parked as a “billboard” vehicle in the parking lot.
Any vehicle parked improperly may be towed away. Any Tenant Related Parties who
do not operate or park their vehicles as required shall subject the vehicle to
being towed at the expense of the owner or driver. Landlord may place a “boot”
on the vehicle to immobilize it and may levy a charge of $50.00 to remove the
“boot.” Tenant shall indemnify, hold and save harmless Landlord of any
liability arising from the towing or booting of any unauthorized vehicles. 

          6.
Tenant acknowledges and agrees that Landlord may, without incurring any
liability to Tenant and without any abatement of Rent under this Lease, from
time to time, close-off or restrict access to the parking area, or relocate
Tenant’s parking spaces to other parking areas within a reasonable distance of
the Premises, for purposes of permitting or facilitating any such construction,
alteration or improvements with respect to the parking area or to accommodate
or facilitate renovation, alteration, construction or other modification of
other improvements or structures located on the Property. 

Exhibit H, Page 1

EXHIBIT I - MINIMUM SERVICES REQUIRED FOR

HVAC EQUIPMENT MAINTENANCE CONTRACT

INCLUDING ROOF TOP, FAN COILS AND EXHAUST SYSTEM

Tenant
will provide a minimum of (4) inspections per calendar year, conducted by a
qualified and licensed contractor approved by Landlord, which will include, at
a minimum, the following items: 

LUBRICATE MOTORS &
BEARINGS AS APPLICABLE.

CHANGE AIR FILTERS QUARTERLY.

CHECK BELTS FOR WEAR.
ADJUST TO 1” DEFLECTION. 

INSPECT EVAPORATOR &
CONDENSING COILS. CLEAN AS REQUIRED.

USE FOAM ACTION CLEANER OF H.P. CLEANER OF
300 psi. MAX.

CLEAN CONDENSATE DRAINS. 

INSPECT FAN & COMPRESSOR
CONTACTORS FOR ARCING DAMAGE. CLEAN OR REPLACE IF EVIDENCED. 

CHECK ATMOSPHERIC BURNERS AND
PILOT ASSEMBLY. CLEAN AS REQUIRED. 

INSPECT EVAPORATOR &
CONDENSER FAN BLADES & WHEELS FOR BALANCED OPERATION & CLEANLINESS.
CLEAN AS REQUIRED. 

INSPECT REFRIGERANT PIPING
& INSULATION FOR DETERIORATION AND EVIDENCE OF REFRIGERANT LEAKAGE. 

CHECK THERMOSTAT ACCURACY (+
or - 2°). 

CHECK OPERATING PRESSURES,
O.A. TEMP., SUCTION, DISCHARGE. 

CHECK GENERAL CONDITION OF
CABINETRY, DUCTING, CURB FLASHING AND UTILITY OPENING.

VISUALLY INSPECT WHEEL
FOR EXCESSIVE DIRT OR GREASE BUILD-UP. CLEAN AS REQUIRED.

CHECK GREASE DRAINS,
FIRE DAMPERS & FUSIBLE LINKS (KITCHEN FANS ONLY). 

CHECK EXTERNAL MOUNTING
PLATES, BOLTS, COVER HOLD-DOWNS FOR FATIGUE OR STRESS CRACKS OR EXCESSIVE
VIBRATION. 

VISUALLY INSPECT COUPLINGS
& SPRINGS FOR FATIGUE OR WATER/OIL LEAKAGE.

VISUALLY INSPECT FOR LEAKAGE,
FATIGUE CRACKS & GASKET FAILURE.

PHYSICALLY REMOVE ANY EXTERIOR DIRT
ACCUMULATION. 

Exhibit I, Page 1

	
 

	
 

	
 

	
TABLE OF
CONTENTS 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Page

	
 

	
 

	

	
 

	
 

	
 

	
ARTICLE 1 LEASE OF PREMISES

	
 

	
1

	
 

	
 

	
 

	
ARTICLE 2 DEFINITIONS

	
 

	
1

	
 

	
 

	
 

	
ARTICLE 3 PREMISES AND
DELIVERY OF POSSESSION

	
 

	
5

	
 

	
 

	
 

	
ARTICLE 4 RENT

	
 

	
5

	
 

	
 

	
 

	
ARTICLE 5 SECURITY DEPOSIT

	
 

	
7

	
 

	
 

	
 

	
ARTICLE 6 USE

	
 

	
7

	
 

	
 

	
 

	
ARTICLE 7 HAZARDOUS
MATERIALS

	
 

	
8

	
 

	
 

	
 

	
ARTICLE 8 SERVICES AND
UTILITIES

	
 

	
9

	
 

	
 

	
 

	
ARTICLE 9 CONDITION OF THE
PREMISES

	
 

	
9

	
 

	
 

	
 

	
ARTICLE 10 REPAIRS AND
MAINTENANCE

	
 

	
9

	
 

	
 

	
 

	
ARTICLE 11 ALTERATIONS AND
ADDITIONS

	
 

	
11

	
 

	
 

	
 

	
ARTICLE 12 CERTAIN RIGHTS
RESERVED BY LANDLORD

	
 

	
12

	
 

	
 

	
 

	
ARTICLE 13 RULES AND
REGULATIONS

	
 

	
12

	
 

	
 

	
 

	
ARTICLE 14 TRANSFERS

	
 

	
12

	
 

	
 

	
 

	
ARTICLE 15 DESTRUCTION OR
DAMAGE

	
 

	
14

	
 

	
 

	
 

	
ARTICLE 16 EMINENT DOMAIN

	
 

	
15

	
 

	
 

	
 

	
ARTICLE 17 INDEMNIFICATION,
WAIVER, RELEASE AND LIMITATION OF LIABILITY

	
 

	
15

	
 

	
 

	
 

	
ARTICLE 18 TENANT’S
INSURANCE

	
 

	
16

	
 

	
 

	
 

	
ARTICLE 19 DEFAULT

	
 

	
17

	
 

	
 

	
 

	
ARTICLE 20 LANDLORD
REMEDIES AND DAMAGES

	
 

	
18

	
 

	
 

	
 

	
ARTICLE 21 BANKRUPTCY

	
 

	
21

	
 

	
 

	
 

	
ARTICLE 22 LIEN FOR RENT

	
 

	
21

	
 

	
 

	
 

	
ARTICLE 23 HOLDING OVER

	
 

	
21

	
 

	
 

	
 

	
ARTICLE 24 SURRENDER OF
PREMISES

	
 

	
22

	
 

	
 

	
 

	
ARTICLE 25 BROKERAGE FEES

	
 

	
22

	
 

	
 

	
 

	
ARTICLE 26 NOTICES

	
 

	
22

	
 

	
 

	
 

	
ARTICLE 27 INTENTIONALLY
OMITTED

	
 

	
23

	
 

	
 

	
 

	
ARTICLE 28 SIGNAGE

	
 

	
23

	
 

	
 

	
 

	
ARTICLE 29 LENDER
PROVISIONS

	
 

	
23

	
 

	
 

	
 

	
ARTICLE 30 MISCELLANEOUS

	
 

	
24

(i)

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