Document:

Exhibit 10.13

 

STANDARD FORM OF OFFICE LEASE

The Real Estate Board of New York, Inc.

 

Agreement of Lease,
made as of this 2nd day of February in the year 2007, between

1790 BROADWAY ASSOCIATES LLC, a New York limited liability company,

c/o Goodhope Management Corp., 1790 Broadway, New York, N.Y. 10019,

party of the first part, hereinafter referred to as OWNER, and CREDITCARDS.COM,
INC., a Delaware

corporation, having an address at 1790 Broadway, New York, N.Y. 10019

 

party
of the second part, hereinafter referred to as TENANT.

 

Witnesseth:
Owner hereby leases to Tenant and Tenant hereby hires from
Owner that rentable portion of the seventh
(7th) floor as Suite 705, identified on the Floor Plan attached hereto, in
the building known as 1790 Broadway
in the Borough of Manhattan, City
of New York, for the term of five (5) years
and five (5) months (or until such term shall sooner cease and
expire as hereinafter provided) to commence on the See Art. 54 day of See Art.
54 in the year See Art. 54,
and to end on the See Art. 54 day
of See Art. 54 in the year See Art. 54, and both dates inclusive, at
the annual rental rate of See Article 41

 

which Tenant agrees to
pay in lawful money of the United States, which hall be legal tender in payment
of all debts and dues, public and private, at the time of payment, in equal
monthly installments in advance on the first day of each month during said
term, at the office of Owner or such other place as Owner may designate,
without any setoff or deduction whatsoever, except that Tenant shall pay the
first one (1) monthly
installment(s) on the execution hereof (unless this lease be a renewal).

 

In the event that,
at the commencement of the term of this lease, or thereafter, Tenant shall be
in default in the payment of rent to Owner pursuant to the terms of another
lease with Owner or with Owner’s predecessor in interest, Owner may at Owner’s
option and without notice to Tenant add the amount of such arrears to any
monthly installment of rent hereunder and the same shall be payable to Owner as
additional rent.

 

The parties
hereto, for themselves, their heirs, distributees, executors, administrators,
legal representatives, successors and assigns, hereby covenant as follows:

 

Rent:

 

1. Tenant shall
pay the rent as above and as hereinafter provided.

 

Occupancy:

 

2. Tenant shall use and occupy the demised premises
for executive office use only and
for no other purpose.

 

Tenant
Alterations:

 

3. Tenant shall make no
changes in or to the demised premises of any nature without Owner’s prior written
consent. Subject to the prior written consent of Owner and to the provisions of
this article, Tenant at Tenant’s expense, may make alterations, installations,
additions or improvements which are non-structural and which do not affect
utility services or plumbing and electrical lines, in or to the interior of the
demised premises, by using contractors or mechanics first approved in each
instance by Owner. Tenant shall, before making any alterations, additions,
installations or improvements, at its expenses, obtain all permits, approvals
and certificates required by any governmental or quassi-governmental bodies and
(upon completion) certificates of final approval thereof, and shall deliver
promptly duplicates of all such permits, approvals and certificates to Owner,
and tenant agrees to carry, and will cause Tenant’s contractors and
sub-contractors to carry, such worker’s compensation, commercial general
liability, personal and property damage insurance as Owner may require. If any
mechanic’s lien is filed against the demised premises, or the building of which
the same forms a part, for work claimed to have been done for, or materials
furnished to, Tenant, weather or not done pursuant to this article, the same
shall be discharged by Tenant within thirty days thereafter, at Tenant’s
expenses, by payment or filing a bond as permitted by low. All fixtures and all
paneling, partitions, railings and like installations installed in the demised
premises at any time, either by Tenant or by Owner on Tenant’s behalf, shall,
upon installation, become the property of Owner an shall remain upon and be
surrendered with the demised premises unless Owner, by notice to Tenant no
later than twenty days prior to the date fixed as the termination of this
lease, elects to relinquish Owner’s right thereto and to have them removed by
Tenant, in which event the same shall be removed from the demised premises by
Tenant prior to the expiration of the lease, at Tenant’s expenses. Nothing in
this article shall be constructed to give Owner title to, or to prevent Tenant’s
removal of, trade fixtures, moveable office furniture and equipment, but upon
removal of same from the demised premises or upon removal, of other
installations as may be required by Owner. Tenant shall immediately, and at its
expenses, repair and restore the demised premises to the condition existing
prior to any such installations, and repair any damage to the demised premises
or the building due to such removal. All property permitted or required to be
removed by Tenant at the end of the term remaining in the demised premises
after Tenant’s removal shall be deemed abandoned and may, at the election of
Owner, either be retained as Owner’s property or may be removed from the
demised premises by Owner, at Tenant’s expenses.

 

Maintenance
and Repairs:

 

4. Tenant shall,
throughout the term of this lease, take good care of the demised premises and
the fixtures and appurtenances therein. Tenant shall be responsible for all
damage or injury to the demised premises or any other part of the building and the systems and equipment thereof,
whether requiring structural or nonstructural repairs caused by, or resulting from,  carelessness,
omission, neglect or improper conduct of Tenant, Tenant’s subtenants, agents,
employees, invitees or licensees, or which arise out of any work, labor,
service or equipment done for,  or applied to, Tenant or any
subtenant, or arising out of the installation, use or operation of the property
or equipment of Tenant or any subtenant. Tenant shall also repair all damage to
the building and the demised premises caused by the moving of Tenant’s
fixtures, furniture and equipment. Tenant shall promptly make, at Tenant’s
expense, all repairs in and to the demised premises for which Tenant is
responsible, using only the contractor for the trade or trade in question,
selected from a list of at least two contractors per trade submitted by Owner.
Any other repairs in or to the building of the facilities and systems thereof,
for which Tenant is responsible, shall be performed by Owner at the Tenant’s
expense. Owner shall maintain in good working order and repair the exterior and
the structural portions of the building, including the structural portions of
the demised premises, and the public portions of the building interior and the
building plumbing, electrical, heating and ventilating systems (to the extent
such systems presently exist) serving the demised premises. Tenant agrees to
give prompt notice of any defective condition to the demised premises for which
Owner may be responsible hereunder. There shall be no allowance to Tenant for
diminution of rental value and no liability on the part of Owner by reason of
inconvenience, annoyance or injury to business arising from Owner or others
making repairs, alterations, additions or improvements in or to any portion of
the building or the demised premises, or in and to the fixtures, appurtenances
or equipment thereof. It is specifically agreed that Tenant shall not be
entitled to any setoff or reduction of rent by reason of any failure of Owner
to comply with the covenants of this or any other article of this lease. Tenant
agrees that Tenant’s sole remedy or law in such instance will be by way of an
action for damages for breach of contract. The provision of this Article &
shall not apply in the case of fire or other casualty, which are dealt with in
Article 9 hereof.

 

Window
Cleaning:

 

5. Tenant will not clean
nor require, permit, suffer or allow any window in the demised premises to be
cleaned from the outside in violation of Section 202 of the Labor Law or any
other applicable law, or of the Rules of the Board of Standards and Appeals, or
of any other Board or body having or assorting jurisdiction.

 

Requirements
of Law, Fire Insurance, Floor Lands:

 

6. Prior to the
commencement of the lease term. If Tenant is then in possession, and at all
times thereafter, Tenant, at Tenant’s sole cost and expense, shall promptly
comply with all present and future laws, orders and regulations of all state,
federal, municipal and local government, departments, commissions and boards
and any direction of any public officer pursuant to law, and all orders, rules
and regulations of the New York Board of fire Underwriters, Insurance Services
Office, or any similar body which shall impose any violation, order or duty
upon Owner or Tenant with respect to the demised premises, arising out of
Tenant’s manner of use thereof, (including Tenant’s permitted use) or, with
respect to the building if arising out of Tenant’s manner of use of the demised
premises or the building (including the use permitted under the lease). Nothing
herein shall require Tenant to make structural repairs or alterations unless
Tenant has by its manner of use of the demised premises or method of operation
therein, violated any such laws, ordinances, orders, rules, regulations or
requirements with respect thereto. Tenant may, after recurring Owner to Owner’s
satisfaction against all damages, interest, penalties and expenses, including,
but not limited to, reasonable attorney’s fees, by cash deposit or by surety
bond in an amount and in a company satisfactory to Owner, contest and appeal
any such laws, ordinances, orders, rules, regulations or

 

 

requirements provided
same is done with all reasonable promptness and provided such appeal shall not
subject Owner to prosecution for a criminal offense, or constitute a default
under any lease or mortgage under which Owner may be obligated, or cause the
demised premises or any part thereof to be condemned or vacated. Tenant shall
not do or permit any act or thing to be done in or to the demised premises
which is contrary to law, or which will invalidate or be in conflict with
public liability, fire or other policies of insurance at any time carried by or
for the benefit of Owner with respect to the demised premises or the building
of which the demised premises form a part, or which shall or might subject
Owner to any liability or responsibility to any person, or for property damage.
Tenant shall not keep anything in the demised premises, except as now or
hereafter permitted by the Fire Department, Board of Fire Underwriters, Fire
Insurance Rating Organization or other authority having jurisdiction, and then
only in such manner and such quantity so as not to increase the rate for fire
insurance applicable to the building, nor use the demised premises in a manner
which will increase the insurance rate for the building or any property located
therein over that in effect prior to the commencement of Tenant’s occupancy.
Tenant shall pay all costs, expenses, fines, penalties, or damages, which may
be imposed upon Owner by reason of Tenant’s failure to comply with the
provisions of this article, and if by reason of such failure the fire insurance
rate shall, at the beginning of this lease, or at any time thereafter, be
higher than it otherwise would be, then, Tenant shall reimburse Owner, as
additional rent hereunder, for that portion of all fire insurance premiums
thereafter paid by Owner which shall have been charged because of such failure
by Tenant. In any action or proceeding wherein Owner and Tenant are parties, a
schedule or “make-up” of rate for the building or the demised premises issued
by the New York Fire Insurance Exchange, or other body making fire insurance
rates applicable to said premises shall be conclusive evidence of the facts
therein stated and of the several items and charges in the fire insurance rates
then applicable to said premises. Tenant shall not place a load upon any floor
of the demised premises exceeding the floor load per square foot area which it
was designed to carry and which is allowed by law. Owner reserves the right to
prescribe the weight and position of all sales, business machines and
mechanical equipment. Such installations shall be placed and maintained by
Tenant, at Tenant’s expense, in actings sufficient, in Owner’s judgment, to
absorb and prevent vibration, noise and annoyance.

 

Subordination:

 

7. This lease is subject
and subordinate to all ground or underlying leases and to all mortgages which
may now or hereafter affect such leases or the real property of which the
demised premises are a part, and to all renewals, modifications,
consolidations, replacements and extensions of any such underlying leases and
mortgages. This clause shall be self-operative and no further instrument of
subordination shall be required by any ground or underlying lease or by any
mortgagee, affecting any lease or the real property of which the demised
premises are a part. In confirmation of such subordination. Tenant shall from
time to time execute promptly any certificate that Owner may request.

 

Property  Loss, Damage
Reimbursement Indemnity:

 

8. Owner or its agents
shall not be liable for any damage to property of Tenant or of others entrusted
to employees of the building nor for loan of or damage to any property of
Tenant by theft or otherwise, nor for any injury or damage to persons or
property resulting from any cause of whatsoever nature, unless caused by, or
due to, the negligence of Owner, its agents, servants or employees. Owner or
its agents will not be liable for any such damage caused by other tenants or
persons in, upon or about said building, or caused by operations in
construction of any private, public or quasi public work. If at any time any
windows of the demised premises are temporarily closed, darkened or bricked up
(or permanently closed, darkened or bricked up, if required by law) for any
reason whatsoever including, but not limited to, Owner’s own acts. Owner shall
not be liable for any damage Tenant may sustain thereby, and Tenant shall not
be entitled to any compensation therefore, nor abatement or diminution of rent,
nor shall the same release Tenant from its obligations hereunder, nor
constitute an eviction. Tenant shall indemnify and save harmless Owner against
and from all liabilities, obligations, damages, penalties, claims, costs and
expenses for which Owner shall not be reimbursed by insurance, including
reasonable attorneys’ fees paid, suffered or incurred as a result of any breach
by Tenant, Tenant’s agents, contractors, employees, invitees, or licensees, of
any covenant or condition of this lease, or the carelessness, negligence or
improper conduct of the Tenant, Tenant’s agents, contractors, employees,
invitees or licensees. Tenant’s liability under this lease extends to the acts
and omissions of any Subtenant, and any agent, contractor, employee, invitee or
licenses of any Subtenant. In case any action or proceeding is brought against
Owner by reason of any such claim, Tenant, upon written notice from Owner, will,
at Tenants expense, resist or defend such action or proceeding by counsel
approved by Owner in writing, such approval not to be unreasonably withheld.

 

Destruction,
Fire and Other Casualty:

 

9. (a) If the demised
premises or any part thereof shall be damaged by fire or other casualty, Tenant
shall give immediate notice thereof to Owner, and this lease shall continue in
full force and effect except as hereinafter set forth. (b) If the demised
premises are partially damaged or rendered partially unusable by fire or other
casualty, the damages thereto shall be repaired by, and all the expense of,
Owner, and the rent and other items of additional rent, until such repair shall
be substantially completed, shall be apportioned from the day following the
casualty, according to the part of the demised premises which is usable. (c) If
the demised premises are totally damaged or rendered wholly unusable by fire or
other casualty, then the rent and other items of additional rent, as
hereinafter expressly provided, shall be proportionately paid up to the time of
the casualty, and henceforth shall cease until the date when the demised
premises shall have been repaired and restored by the Owner (or if sooner
reoccupied in part by the Tenant then rent shall be apportioned as provided in
subsection (b) above), subject to Owner’s right to elect not to restore the
same as hereinafter provided. (d) If the demised premises are rendered wholly
unusable or (whether or not the demised premises are damaged in whole or in
part) if the building shall be so damaged that Owner shall decide to demolish
it or to rebuild it, then, in any of such events, Owner may elect to terminate
this lease by written notice to Tenant, given within ninety (90) days after
such fire or casualty, or thirty (30) days after adjustment of the insurance
claim for such fire or casualty, whichever is sooner, specifying a date for the
expiration of the lease, which date shall not be more than sixty (60) days
after the giving of such notice, and upon the date specified in such notice the
term of this lease shall expire as fully and completely as if such date were
the date set forth above for the termination of this lease, and Tenant shall
forthwith quit, surrender and vacate the demised premises without prejudice however,
to Landlord’s rights and remedies against Tenant under the lease provisions in
effect prior to such termination, and any rent owing shall be paid up to such
date, and any payments of rent made by Tenant which were on account of any
period subsequent to such date shall be returned to Tenant. Unless Owner shall
serve a termination notice as provided for herein. Owner shall make the repairs
and renovations under the conditions of (b) and (c) hereof, with all reasonable
expedition, subject to delays due to adjustment of insurance claims, labor
troubles and causes beyond Owner’s control. After any such casualty, Tenant
shall cooperate with Owner’s restoration by removing from the demised premises
as promptly as reasonably possible, all of Tenant’s salvageable inventory and
movable equipment, furniture, and other property. Tenant’s liability for rent
shall resume five (5) days after written notice from Owner that the demised
premises are substantially ready for Tenant’s occupancy. (e) Nothing contained
hereinabove shall relieve Tenant from liability that may exist as a result of
damage from fire or other casualty. Notwithstanding anything contained to the
contrary in subdivisions (a) through (e) hereof, including Owner’s obligation
to restore under subparagraph (b) above, each party shall look first to any
insurance in its favor before making any claim against the other party for
recovery for loss or damage resulting from fire or other casualty, and to the
extent that such insurance is in force and collectible, and to the extent
permitted by law, Owner and Tenant each hereby releases and waives all right of
recovery with respect to subparagraphs (b), (d), and (e) above, against the
other, or any one claiming through or under each of them by way of subrogation
or otherwise. The release and waiver herein referred to shall be deemed to
include any loss or damage to the demised premises and/or to any personal
property, equipment, trade fixtures, goods and merchandise located therein. The
foregoing release and waiver shall be in force only if both releasers’
insurance policies contain a clause providing that such a release or waiver
shall not invalidate the insurance. If, and to the extent, that such waiver can
be obtained only by the payment of additional premiums, then the party
benefiting from the waiver shall pay such premium within ten days after written
demand or shall be deemed to have agreed that the party obtaining insurance
coverage shall be free of any further obligation under the provisions hereof
with respect to waiver of subrogation. Tenant acknowledges that Owner will not
carry insurance on Tenant’s furniture and/or furnishings or any fixtures or
equipment, improvements, or appurtenances removable by Tenant, and agrees that
Owner will not be obligated to repair any damage thereto or replace the same.
(f) Tenant hereby waives the provisions of section 227 of the Real Property Law
and agrees that the provisions of this article shall govern and control in lieu
thereof.

 

Eminent
Domain:

 

10. If the whole or any
part of the demised premises shall be acquired or condemned by Eminent Domain
for any public or quasi public use or purpose, then, and in that event, the
term of this lease shall cease and terminate from the date of title vesting in
such proceeding, and Tenant shall have no claim for the value of any unexpired
term of said lease, and assigns to Owner, Tenant’s entire interest in any such
award. Tenant shall have the right to make an independent claim to the
condemning authority for the value of Tenant’s moving expenses and personal
property, trade fixtures and equipments, provided Tenant is entitled pursuant
to the terms of the lease to remove such property, trade fixtures and equipment
at the end of the term, and provided further such claim does not reduce Owner’s
award.

 

Assignment,
Mortgage, Etc.:

 

11. Tenant, for itself,
its heirs, distributors, executors, administrators, legal representatives,
successors and assigns, expressly covenants that it shall not assign, mortgage
or encounter this agreement, nor underlet, or suffer or permit the demised
premises or any part thereof to be used by others, without the prior written
consent of Owner in each instance. Transfer of the majority of the stock of a
corporate Tenant or the majority interest in any partnership or other legal
entity which is Tenant shall be deemed an assignment. If this lease be
assigned, or if the demised premises or any part thereof be underlet or
occupied by anybody other than Tenant, Owner may, after default by Tenant,
collect rent from the assignee, under-tenant or occupant, and apply the net
amount collected to the rent herein reserved, but no such assignment,
underletting, occupancy or collection shall be deemed a waiver of this
covenant, or the acceptance of the assignee, undertenant or occupant as tenant,
or a release of Tenant from the further performance by Tenant of covenants on
the part of Tenant herein contained. The consent by Owner to an assignment or
underletting shall not in any way be construed to relieve Tenant from obtaining
the express consent in writing of Owner to any further assignment or
underletting.

 

[GRAPHIC]

 

Electric
Current:

 

12. Rates and conditions
in respect to subletting or rent inclusion, as the case may be, to be added in
RIDER attached hereto. Tenant covenants and agrees that at all times its use of
electric current shall not exceed the capacity of existing feeders to the
building or the risers or wiring installation, and Tenant may not use any
electrical equipment which, in Owner’s opinion, reasonably exercised, will
overload such installations or interfere with the use thereof by other tenants
of the building. The change at any time of the character of electric service
shall in no way make Owner liable or responsible to Tenant, for any loss,
damages or expenses which Tenant may sustain.

 

Access to
Premises:

 

13. Owner or Owner’s
agents shall have the right (but shall not be obligated) to enter the demised
premises in any emergency at any time, and, at other reasonable times, to
examine the same and to make such repairs, replacements and improvements as
Owner may deem necessary and reasonably desirable to the demised premises or to
any other portion of the building or which Owner may elect to perform. Tenant
shall permit Owner to use and maintain and replace pipes, ducts, and conduits
in and through the demised premises and to elect new pipes, ducts, and conduits
therein, provided they are concealed within the walls, floor, or ceiling. Owner
may, during the progress of any work in the demised premises, take all
necessary materials and equipment into said premises without the same
constituting an eviction, nor shall the Tenant be entitled to any abatement of
rent while such work is in progress, nor to any damages by reason of loss or
interruption of business or otherwise. Throughout the term hereof, Owner shall
have the right to enter the demised premises at reasonable hours for the
purpose of showing the same to prospective purchasers or mortgagees

 

[GRAPHIC]

 

Rider to
be added if necessary

 

 

of the building and during the last six months of the term. for the
purpose of showing the same to prospective tenants. If Tenant is not present to
open and permit an entry in to the demised premises. Owner or Owner’s agents
may enter the same whenever such entry may be necessary or permissible by
master key or forcibly, and provided reasonable care is exercised to safeguard
Tenant’s property, such entry shall not render Owner or its agents liable
therefore, nor in any event shall the obligations of Tenant hereunder be affected.
If during the last month of the term Tenant shall have removed all or
substantially all of Tenant’s property therefrom. Owner may immediately enter,
alter, renovate or redecorate the demised premises without limitation of
abatement of rent, or incurring liability to Tenant for any compensation, and
such act shall have no effect on this lease or Tenant’s obligations hereunder.

 

Vault, Vault Space, Area:

 

14. No vaults, vault space or area, whether or not enclosed or covered,
not within the property line of the building, is leased hereunder, anything
contained in or indicated on any sketch, blue print or plan, or anything
contained elsewhere in this lease to the contrary notwithstanding. Owner makes
no representation as to the location of the property line of the building. All
vaults and vault space and all such areas not within the property line of the
building. Which Tenant may be permitted to use and/or occupy, is to be used
and/or occupied under a revocable license, and if any such license be revoked, or
if the amount of such space or upon be diminished or required by any federal,
state or municipal authority or public utility. Owner shall not be subject to
any liability, nor shall Tenant be entitled to any compensation or diminution
or abatement of rent, nor shall such revocation, diminution or requisition be
deemed constructive or actual eviction. Any tax, fee or charge of municipal
authorities for such vault or area shall be paid by Tenant.

 

Occupancy:

 

15. Tenant will not at any time use or occupy the demised premises in
violation of the certificate of occupancy issued for the building of which the
demised premises are a part. Tenant has inspected the demised premises and
accepts them as is, subject to the riders annexed hereto with respect to Owner’s
work, if any. In any events, Owner makes no representation as to the condition
of the demised premises, and Tenant agrees to accept the same subject to
violations, whether or not of record.

 

Bankruptcy:

 

16.                          (a)
Anything elsewhere in this lease to the contrary notwithstanding, this lease
may be cancelled by Owner by the sending of a written notice to Tenants within
a reasonable time after the happening of any one or more of the following
events: (1) the commencement of a case in bankruptcy or under the laws of any
state earning Tenant (or a guarantor of any of Tenant’s obligations under this
lease) as the debtor; or (2) the making by Tenant (or a guarantor of any of
Tenant’s obligations under this lease) of an assignment or any other
arrangement for the benefit of creditors under any state statute. Neither
Tenant nor any person claiming through or under Tenant, or by reason of any
statute or order of court, shall thereafter be entitled to possession of the
premises demised but shall forthwith quit and surrender the demised premises.
If this lease shall be assigned in accordance with its terms, the provisions of
this Articles 16 shall be applicable only to the party then owning Tenant’s
interest in this lease.

 

(b) It is stipulated and
agreed that in the event of the termination of this lease pursuant to (a)
hereof, Owner shall forthwith, notwithstanding any other provisions of this
lease to the contrary, be entitled to recover from Tenant as and for liquidated
damages, an amount equal to the difference between the rent receives hereunder
for the unexpired portion of the term demised and the fair and reasonable
rental value of the demised premises for the same period. In the computation of
such damages the difference between any installment of rent becoming due hereunder
after the date of termination, and the fair and reasonable rental value of the
demised premises for the period for which such installment was payable, shall
be discounted to the date of termination at the rate of four present (4%) per
annum. If such demised premises or any part thereof be re-let by the Owner for
the unexpired term of paid lease, or any part thereof, before presentation of
proof of such liquidated damages to any court, commission or tribunal, the
amount of rent reserved upon such re-letting shall be deemed to be the fair and
reasonable rental value for the part or the whole of the demised premises so
re-let during the term of the re-letting. Nothing herein contained shall limit
or prejudice the right of the Owner to prove for and obtain an liquidated
damages, by reason of such termination, an amount equal to the maximum allowed
by any statute or rule of law in effect at the time when, and governing the
proceedings in which, such damages are to be proved, whether or not such amount
be greater, equal to, or less than, the amount of the difference referred to
above.

 

Default:

 

17.                          (1)               If Tenant defaults
in fulfilling any of the covenants of this lease other than the covenants for
the payment of rent or additional rent; or if the demised premises become
vacant or deserted, or if any execution or attachment shall be issued against
Tenant or any of Tenant’s property, whereupon the demised premises shall be
taken or occupied by someone other than Tenant; or if this lease be rejected
under §6.5 of Title 11 of the U.S. Code (Bankruptcy Code), or if Tenant shall
have failed, after five (5) days written notice, to redeposit with Owner any
portion of the security deposit hereunder which Owner has applied to the
payment of any rent and additional rent due and payable hereunder; or if Tenant
shall be in default with respect to any other lease between Owner and Tenant,
or if Tenant shall fail to move into or take possession of the demised premises
within thirty (30) days after the commencement of the term of this lease, then,
in any one or more of such events, upon Owner serving a written fifteen (15)
days notice upon Tenant specifying the nature of said default, and upon the
expiration of said fifteen (15) days, if Tenant shall have failed to comply with
or remedy such default, or if the said default or omission complained of shall
be of a nature that the same cannot be completely cured or remedied within said
fifteen (15) day period, and if Tenant shall not have diligently commenced
curing such default within such fifteen (15) day period, and shall not
thereafter with reasonable diligence and in good faith, proceed to remedy or
cure such default, then Owner may serve a written five (5) days notice of
cancellation of this lease upon Tenant, and upon the expiration of said five
(5) days this lease and the term thereunder shall end and expires as fully and
completely as if the expiration of such five (5) day period were the day herein
definitely fixed for the end and surrender the demised premises to Owner, but
Tenant shall remain liable as hereinafter provided.

 

(2)                     If the notice
provided for in (1) hereof  shall have
been given, and the term shall expire on aforesaid, or if Tenant shall make
default in the payment of the rent reserved herein, or any item of additional
rent herein mentioned, or any part of either, or in making any other payment
herein required, than, and in any of such events, Owner may without notice,
re-enter the demised premises either by force or otherwise, and disposes Tenant
by summary proceedings or otherwise, and the legal representative of Tenant or
other occupant of the demised premises, and remove their effects and hold the
demised premises as if this lease had not been made, and Tenant hereby waives
the service of notice of intention to re-enter or to institute legal
proceedings to that end. If Tenant shall make default hereunder prior to the
date fixed as the commencement of any renewal or extension of this lease. Owner
may cancel and terminate such renewal or extension agreement by written notice.

 

Remedies
of Owner and waiver of Redemption:

 

18. In case of any such
default, re-entry, expiration and/or disposses by summary proceedings or
otherwise, (a) the rent shall become due thereupon and be paid up to the time
of such re-entry, disposes and/or expiration, (b) Owner may re-let the demised
premises or any part or parts thereof, either in the name of Owner or
otherwise, for a term or terms, which 
may at Owner’s option be less than or exceed the period which would
otherwise have constituted the balance of the term of this lease, and may grant
concessions or free rent or charge a higher rental than that in this lease,
and/or (c) Tenant or the legal representatives of Tenant shall also pay to
Owner as liquidated damages for the failure of Tenant to observe and
perform  said Tenant’s covenants therein
continued, any deficiency between the rent hereby received and/or covenanted to
be paid and the net amount, if any, of the rents collected on account of the
lease or leases of the demised premises for each month of the period which
would otherwise have continued the balance of the term of this lease. The
failure of Owner to re-let the demised premises, or any part or parts thereof,
shall not release or affect Tenant’s liability for damages in computing such
liquidated damages there shall be added to the said deficiency such expenses as
Owner may incur in connection with re-letting, such as legal expenses,
reasonable attorney’s fees, brokerage, advertising and for keeping the demised
premises in good order or for preparing the same for re-letting. Any such
liquidated damages shall be paid in monthly installments by Tenant on the [ ]
day specified in this lease, and may not brought to collect the amount of the
deficiency for any month shall not prejudice in any way the rights of Owner to
collect the deficiency for any subsequent month by a similar proceedings.
Owner, in pulling the demises premises in good order or preparing the same for
re-rental may, at Owner’s option, make such alternations, repairs,
replacements, and/or decorations in the demised premises of Owner, or Owner’s
solo judgment, considers advisable and necessary for the purpose of re-leasing
the demised premises, and the making of such alternations, repairs,
replacements, and/or decorations shall not operate or be continued to release
Tenant from liability hereunder as aforesaid. Owner shall in no event be liable
in any way whatsoever for failure to re-let the demised premises, or in the
event that the demised premises are re-let, for failure to collect the rent
thereof under such re-letting, and in no event shall Tenant be entitled to
receive any excess, if any, of such not rents collected over the sums payable
by Tenant to Owner hereunder. In the event of a breach or threatened breach by
Tenant of any of the covenants  or
provisions hereof, Owner shall have the right of injunction and the right to
invoke an remedy allowed at law of in equity as if re-entry, summary
proceedings and other remedies were not herein provided for. Mention in this
lease of any particular remedy, shall not preclude Owner from any other remedy,
in law or in equity. Tenant hereby expressly waives any and all right of
redemption granted by or under any present or future laws in the event of
Tenant being evicted or dispossessed for any cause, or in the event of Owner
obtaining possession of the demised premises, by reason of the violation by
Tenant of any of the covenants and conditions of this lease, or otherwise.

 

Fees and
Expenses

 

19. If tenant shall
default in the observances or performance of any term or covenant on Tenant’s
part to be observed or performed under, or by virtue of, any of the terms or
provisions in any articles of this lease, after notice, if required, and upon
expiration of any applicable grace period, if any, (except in an emergency),
then, unless otherwise provided elsewhere in this lease. Owner may immediately,
or at any time thereafter and without notice, perform the obligation of Tenant
hereunder. If Owner, in connection with the foregoing, or in connection with
any default by Tenant in the covenant to pay rent hereunder, makes any
expenditures or incurs any obligations for the payment of money, including but
not limited to reasonable attorney’s fees, in instituting, prosecuting or defending
any action or proceeding, and prevails in any such action or proceeding, then
Tenant will reimburse Owner for such sums so paid, or obligations incurred,
with internal and costs. The forgoing expenses incurred by reason of Tenant’s
default shall be deemed to be additional rent thereunder,  and shall be paid by Tenant to Owner within
ten (10) days of rendition or any bill or statement to Tenant therefore. If
Tenant’s lease term shall have expired at the time of making of such
expenditures or incurring of such obligations, such sums shall be recoverable
by Owner, as damages.

 

Budding
Alterations and Management:

 

20. Owner shall have the
right at any time without the same constituting an eviction and without
incurring liability to Tenant therefore, to change the arrangement and/or
location of public entrances, passageways, doors, doorways, corridors,
elevators, stairs, toilets or other public parts of the building, and to change
the name, number or designation by which the building may be known. There shall
be no allowance to Tenant for diminution of rental value and no liability on
the part of Owner by reason of inconvenience, annoyance or injury to business
arising from Owner or other Tenants making any repairs in the building or any
such alterations, additions and improvements. Furthermore, Tenant shall not
have any claim against Owner by reason of Owner’s imposition of such controls
of the manner of access to the building by Tenant’s social or business visitors
as the Owner may [ ] necessary for the security of the building and its
occupants.

 

No
representative Owner:

 

21. Neither Owner nor
Owner’s agents have made any representations or promises with respect to the
physical condition of the building, the land upon which it is erected or the
demised premises, the rents, leases, expenses of operation or any other matter
or

 

 

thing affecting or
related to the demised premises, except as herein expressly set forth, and no
rights, easements or licenses are acquired by Tenant by implication or
otherwise, except as expressly set forth in the provisions of this lease.
Tenant has inspected the building and the demised premises and is thoroughly
acquired with their condition and agrees to take the same “as-is” and
acknowledges that the taking of possession of the demised premises by Tenant
shall be conclusive evidence that the said premises and the building of which
the same form a part were in good and satisfactory condition at the time such
possession was so taken, except as to latent defects. All understandings and
agreements heretofore made between the parties hereto are merged in this
contract, which alone fully and completely expresses the agreement between
Owner and Tenant, and any executory agreement hereafter made shall be
ineffective to change, modify, discharge or effect an abandonment of it in
whole or in part, unless such executory agreement is in writing and signed by
the party against whom enforcement of the change, modification, discharge or
abandonment is sought.

 

End of
Terms

 

22. Upon the expiration
or other termination of the term if this lease, Tenant shall quit and surrender
to Owner the demised premises, “broom-clean”, in good order and condition,
ordinary wear and damages which Tenant is not required to repair as provided
elsewhere in this lease excepted, and Tenant shall remove all its property.
Tenant’s obligation to observe or perform this covenant shall survive the
expiration or other termination of this lease. If the last day of the term of
this lease or any renewal thereof, falls on Sunday, this lease shall expire at
noon on the preceding Saturday, unless it be a legal holiday, in which case it
shall expire at noon on the preceding business day.

 

Quiet
Enjoyment:

 

23. Owner covenants and
agrees with Tenant that upon Tenant paying the rent and additional rent and
observing and performing all the terms, covenants and conditions, on Tenant’s
part to be observed and performed. Tenant may peaceably and quietly enjoy the
premises hereby demised, subject, nevertheless, to the terms and conditions of
this lease including, but not limited to, Article 31 hereof, and to the ground
leases, underlying leases and mortgages hereinbefore mentioned.

 

Failure
to Give Possession:

 

24. If Owner is unable to
give possession of the demised premises on the date of the commencement of the
term hereof because of the holding-over or rejection of possession of any
tenant, undertenant or occupants, or if the demised premises are located in a
building being constructed, because such building has not been sufficiently completed
to make the demised premises ready for occupancy, or because of the fact that a
certificate of occupancy has not been procured, or for any other reason. Owner
shall not be subject to any liability for failure to give possession on said
date and the validity of the lease shall not be impaired under such
circumstances, nor shall the same be construed in any way to extend the term of
this lease, but the rent payable hereunder shall be abated (provided Tenant is
not responsible for Owner’s inability to obtain possession or complete
construction) until after Owner shall have given Tenant written notice that the
Owner is able to deliver possession in condition required by this lease. If
permission is given to Tenant to enter into possession of the demise premises,
or to occupy premises other than the demised premises, prior to the date
specified as the commencement of the term of this lease, Tenant covenants and
agrees that such possession and/or occupancy shall be deemed to be under all
the terms, covenants, conditions and provisions of this lease, except the
obligation to pay the fixed annual rent set forth in the preamble to this
lease. The provisions of this article are intended to constitute “an express
provision to the contrary” within the meaning of Section 223-a of the New York
Real Property Law.

 

No
Waiver:

 

25. The failure of Owner
to seek redress for violation of, or to insist upon the strict performance of,
any covenant or condition of this lease or of any of the Rules or Regulations,
set forth or hereafter adopted by Owner, shall not prevent a subsequent act
which would have originally constituted a violation from having all the force
and effect of an original violation. The receipt by Owner of rent and/or
additional rent with knowledge of the breach of any covenant of this lease
shall not be deemed a waiver of such breach, and no provision of this lease
shall be deemed to have been waived by Owner unless such waiver be in writing
signed by Owner. No payment by Tenant or receipt by Owner of a lesser amount
than the monthly rent herein stipulated shall be deemed to be other than on
account of the earliest stipulated rent, nor shall any endorsement or statement
of any check or any letter accompanying any check or payment as rent be deemed
as accord and satisfaction, and Owner may accept such check or payment without
prejudice to Owner’s right in recover the balance of such rent or pursue any
other remedy in this lease provided. No act or thing done by Owner or Owner’s
agents during the term hereby demised shall be deemed an acceptance of a
surrender of the demised premises, and no agreement to accept such surrender
shall be valid unless in writing signed by Owner. No employee of Owner or Owner’s
agent shall have any power to accept the keys of said premises prior to the
termination of the lease, and the delivery of keys to any such agent or
employee shall not operate as a termination of the lease or a surrender of the
demised premises.

 

Waiver
of Trial by Jury:

 

26. It is mutually agreed
by and between Owner and Tenant that the respective parties hereto shall, and
they hereby do, waive trial by jury in any action proceeding or counterclaim
brought by either of the parties hereto against the other (except for personal
injury or property damage) on any matters whatsoever arising out of, or in any
way connected with, this lease, the relationship of Owner and Tenant, Tenant’s
use of, or occupancy of, the demised premises, and any emergency statutory or
any other statutory remedy. It is further mutually agreed that in the event
Owner commences any proceeding or action for possession, including a summary
proceeding for possession of the demised premises. Tenant will not interpose
any counterclaim of whatever nature or description in any such proceeding,
including a counterclaim under Article 4, except for statutory mandatory
counterclaims.

 

Inability
to Perform:

 

27. This lease and the
obligation of Tenant to pay rent hereunder and perform all of the other
covenants and agreements hereunder on part of Tenant to be performed shall in
no way be affected, impaired or excused to because Owner is unable to fulfill
any of its obligations under this lease, or to supply or is delayed in
supplying any service expressly or impliedly to be supplied, or is unable to
make, or is delayed in making, any repair, additions, alterations, or
decorations, or is unable to supply, or is delayed in supplying, any equipment,
fixtures, or other materials, if Owner is prevented or delayed from so doing by
reason of strike or labor troubles or any cause whatsoever including, but not
limited to, government [illegible] or restrictions, or by reason of any rule,
order or regulation of any department or subdivision thereof of any government
agency, or by reason of the conditions which have been or are affected, either
directly or indirectly, by war or other emergency.

 

Bills
and Notices:

 

28. Except as otherwise
in this lease provided, any notice, statement, demand or other communication
required or permitted to be given, rendered or made by either party to the
other, pursuant to this lease or pursuant to any applicable law or requirement
of public authority, shall be in writing (whether or not so stated elsewhere in
this lease) and shall be deemed to have been properly given, rendered or made,
if sent by registered or certified mail (express mail, if available), return
receipt requested, or by courier guaranteeing overnight delivery and furnishing
a receipt in evidence thereof, addressed to the other party at the address
hereinabove set forth (except that after the date specified as the commencement
of the term of this lease, Tenant’s address, unless Tenant shall give notice to
the contrary, shall be the building), and shall be deemed to have been given,
rendered or made (a) on the date delivered, if delivered to Tenant personally,
(b) on the date delivered, if delivered by overnight courier or (c) on the date
which is two (2) days after being mailed. Either party may, by notice as
aforesaid, designate a different address or addresses for notices, statements,
demand or other communications intended for it. Notices given by Owner’s
managing agent shall be deemed a valid notice if addressed and set in
accordance with the provisions of this Article. At Owner’s option, notices and
bills to Tenant may be sent by hand delivery.

 

[GRAPHIC]

 

Services
Provided by Owner:

 

29. As long as Tenant is
not in default under any of the covenants of this lease beyond the applicable
grace period provided in this lease for the curing of such defaults, Owner
shall provide: (a) necessary elevator facilities on business days from 8 a.m.
to 6 p.m. and have one elevator subject to call at all other times; (b) heat to
the demised premises when and as required by law, on business days from 8 a.m.
to 6 p.m.; (c) water for ordinary lavatory purposes, but if Tenant uses or
consumes water for any other purposes or in unusual quantities (of which fact
Owner shall be the sole judge), Owner may install a water meter at Tenant’s
expense, which Tenant shall thereafter maintain at Tenant’s expense in good
working order and repair, to register such water consumption, and Tenant shall
pay for water consumed as shown on said meter as additional rent as and when
bills are rendered; (d) cleaning service for the demised premises on business
days at Owner’s expense provided that the same are kept in order by Tenant. If,
however, said premises are to be kept clean by Tenant, it shall be done at
Tenant’s sole expense, in a manner reasonably satisfactory to Owner, and no one
other than persons approved by Owner shall be permitted to enter said premises
or the building of which they are a part for such purpose. Tenant shall pay
Owner the cost of removal of any of Tenant’s refuse and rubbish from the
building; (e) if the demised premises are serviced by Owner’s air
conditioning/cooling and ventilating system, air conditioning/cooling will be
furnished to Tenant from May 15th through September 30th on business days
(Mondays through Fridays, holidays excepted) from 8:00 a.m. to 6:00 pm., and
ventilation will be furnished on business days during the aforesaid hours
except when air conditioning/cooling is being furnished as aforesaid. If Tenant
requires air conditioning/cooling or ventilation for more extended hours on
Saturdays, Sundays or on holidays, as defined under Owner’s contract with the
applicable Operating Engineers contract, Owner will furnish the same at Tenant’s
expense. RIDER to be added in respect to rules and conditions for such
additional service; (f) Owner reserves the right to stop services of the
heating, elevators, plumbing, air-conditioning, electric, power systems or
cleaning or other services, if any, when necessary by reason of accident, or
for repairs, alterations, replacements or improvements necessary or desirable
in the judgment of Owner, for as long as may be reasonably required by reason
thereof. If the building of which the demised premises are a part supplies
manually operated elevator service, Owner at any time may substitute automatic
control elevator service and proceed diligently with alterations necessary
therefor without in any way affecting this lease or the obligations of Tenant
hereunder.

 

Captions:

 

30. The Captions are
inserted only as a matter of convenience and for reference, and in no way
define, limit or describe the scope of this lease nor the intent of any
provisions thereof.

 

Definitions:

 

31. The term “office”, or
“offices”, wherever used in this lease, shall not be construed to mean premises
used as a store or stores, for the sale or display, at any time, of goods, wares
or merchandise, of any kind, or as a restaurant, shop, booth, bootblack or
other stand, barber shop, or for other similar purposes, or for manufacturing.
The term “Owner” means a landlord or lessor, and as used in this lease means
only the owner, or the mortgagee in possession for the time being, of the land
and building (or the owner of a lease of the building or of the land and
building) of which the demised premises form a part, so that in the event of
any sale or sales or conveyance, assignment or transfer of said land and
building, or of said lease, or in the event of a lease of said building, or of
the land and building, the said Owner shall be, and hereby is, entirely freed
and relieved of all covenants and obligations of Owner hereunder, and it shall
be deemed and construed without further agreement between the parties or their
successors in interest, or between the parties and the purchaser, at any such
sale, or the said leasee of the building, or of the land and building, that the
purchaser, grantee, assignee or transferee or the lessee of the building has
assumed and agreed to carry out any and all covenants and obligations of Owner,
hereunder. The words “re-enter” and “re-entry” as used in this lease are not
restricted to their technical legal meaning. The term “business days” as used
in this lease shall exclude Saturdays, Sundays and all days as observed by the
State or Federal Government as legal holidays and those designated as holidays
by the applicable building service union employees service contract, or by the
applicable Operating Engineers contract with respect to HVAC service. Wherever
it is expressly provided in this lease that consent shall not be unreasonably
withheld, such consent shall not be unreasonably delayed.

 

[GRAPHIC]

 

Rider to
be added if necessary.

 

 

Adjacent
Excavation- Shoring:

 

32.
If an excavation shall be made upon land adjacent to the demised premises, or
shall be authorized to be made. Tenant shall afford to the person causing or
authorized to cause such excavation, a license to enter upon the demised
premises for the purpose of doing such work as said person shall deem necessary
to preserve the wall or the building, of which demised premises form a part,
from injury or damage, and to support the [Illegible] by proper foundations,
without any claim for damages or indemnity against Owner, or diminution or abatement
of rent.

 

Rules
and Regulations:

 

33.
Tenant and Tenant’s servants, employees, agents, visitors, and licensees shall
observe faithfully, and comply strictly with the Rules and Regulations and such
other and further reasonable Rules and Regulations as Owner and Owner’s agents
may from time to time adopt. Notice of any additional Rules or Regulations
shall be given in such manner as Owner may elect. In case Tenant disputes the
reasonableness of any additional Rules or Regulations hereafter made or adopted
by Owner or Owner’s agents, the parties hereto agree to submit the question of
the reasonableness of such Rules or Regulations for decision to the New York
office of the American Arbitration Association, whose determination shall be
final and conclusive upon the parties hereto. The right to dispute the
reasonableness of any additional Rules or Regulations upon Tenant’s part shall
be deemed waived unless the same shall be asserted by service of a notice, in
writing, upon Owner, within fifteen (15) days after the giving of notice
thereof. Nothing in this lease contained shall be construed to impose upon
Owner any duty or obligation to enforce the Rules and Regulations or terms,
covenants or conditions in any other lease, as against any other tenant, and
Owner shall not be liable to Tenant for violation of the same by any other
tenant, its servants, employees, agents, visitors or licensees.

 

[GRAPHIC]

 

Security:

 

34.
Tenant has deposited with Owner the sum of Zero $ See Art. 63 as security for
the faithful performance and observance by Tenant of the terms, provisions and
conditions of this lease; it is agreed that in the event Tenant defaults in
respect of any of the terms, provisions and conditions of this lease,
including, but not limited to, the payment of rent and additional rent. Owner
may use, apply or retain the whole or any part of the security so deposited to
the extent required for the payment of any rent and additional rent, or any
other sum as to which Tenant is in default, or for any sum which Owner may
expend or may be required to expend by reason of Tenant’s default in respect of
any of the terms, covenants and conditions of this lease, including but not limited
to, any damages or deficiency in the re-letting of the demised premises,
whether such damages or deficiency accrued before or after summary proceedings
or other re-entry by Owner. In the case of every such use, application or
retention. Tenant shall, within five (5) days after demand, pay to Owner the
sum so used, applied or retained which shall be added to the security deposit
so that the same shall be replenished to its former amount. In the event that
Tenant shall fully and faithfully comply with all of the terms, provisions,
covenants and conditions of this lease, the security shall be returned to
Tenant after the date fixed as the end of the lease and after delivery of
entire possession of the demised premises to Owner. In the event of a sale of
the land and building, or leasing of the building, of which the demised
premises form a part. Owner shall have the right to transfer the security to
the vendee or lessee, and Owner shall thereupon be released by Tenant from all
liability for the return of such security; and Tenant agrees to look to the new
Owner solely for the return of said security, and it is agreed that the
provisions hereof shall apply to every transfer or assignment made of the
security to a new Owner. Tenant further covenants that it will not assign or
encumber, or attempt to assign or encumber, the monies deposited herein as
security, and that neither Owner nor its successors or assigns shall be bound
by any such assignment, encumbrance, attempted assignment or attempted
encumbrance.

 

Estoppel
Certificate:

 

35.
Tenant, at any time, and from time to time, upon at least ten (10) days prior
notice by Owner, shall execute, acknowledge and deliver to Owner, and/or to any
other, person, firm or corporation specified by Owner, a statement certifying
that this lease is unmodified and in full force and effect (or, if there have
been modifications, that the same is in full force and effect as modified and
stating the modifications), stating the dates to which the rent and additional
rent have been paid, and stating whether or not there exists any default by
Owner under this lease, and, if so, specifying each such default and such other
information as shall be required of Tenant.

 

Successors
and Assigns:

 

36.
The covenants, conditions and agreements contained in this lease shall bind and
inure to the benefit of Owner and Tenant and their respective heirs,
distributees, executors, administrators, successors, and except as otherwise
provided in this lease, their assigns. Tenant shall look only to Owner’s estate
and interest in the land and building, for the satisfaction of Tenant’s
remedies for the collection of a judgment (or other judicial process) against
Owner in the event of any default by Owner hereunder, and no other property or
assets of such Owner (or any partner, member, officer or director thereof,
disclosed or undisclosed), shall be subject to levy, execution or other
enforcement procedure for the satisfaction of Tenant’s remedies under, or with
respect to, this lease, the relationship of Owner and Tenant hereunder, or
Tenant’s use and occupancy of the demised 
premises.

 

[GRAPHIC]

 

Rider to
be added if necessary.

 

See Rider attached hereto and made an
integral part hereof.

 

In
Witness Whereof, Owner and Tenant have respectively signed
and sealed this lease as of the day and year first above written.

 

 

	
  Witness for Owner:

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  1790 BROADWAY ASSOCIATES LLC

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  /s/ Illegible

  	
   

  	
   

  	
  /s/ Illegible

  
	
   

  	
   

  	
  By: 

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Witness for Tenant:

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  /s/ Elisabeth DeMarse

  
	
   

  	
   

  	
   

  	
  CREDITCARDS. COM, INC.

  
	
   

  	
   

  	
   

  	
   

  
	
  /s/ Gaye Dunstan

  	
   

  	
  By:  

  	
  /s/ Elisabeth DeMarse

  
	
   

  	
   

  	
   

  	
  Elisabeth DeMarse

  

 

ACKNOWLEDGEMENT

 

STATE OF
NEW YORK,

 

SS.:

 

COUNTY
OF

 

On the                  
day of                            
in the year                      ,
before me, the undersigned, a Notary Public in and for said State, personally
appeared                                                
                                               ,
personally known to me or proved to me on the basis of satisfactory evidence to
be the individual(s) whose name(s) is (are) subscribed to the within instrument
and acknowledged to me that he/she/they executed the same in his/her/their
capacity(ies), and that by his/her/their signature(s) on the instrument, the
individual(s), or the person upon behalf of which the individual(s) acted,
executed the instrument.

 

	
   

  	
   

  
	
   

  	
  NOTARY PUBLIC

  

 

 

GUARANTY

 

FOR VALUE
RECEIVED, and in consideration for, and as an inducement to Owner making the
within lease with Tenant, the undersigned guarantees to Owner, Owner’s
successors and designs, the fall performance and observance of all the
covenants, conditions and agreements, therein provided to be performed and
observed by Tenant, including the “Rules and Regulations” as therein provided,
without requiring any notice of non-payment, non-performance, or
non-observance, or proof, or notice, or demand, whereby to charge the
undersigned therefor, all of which the undersigned hereby expressly waives and
expressly agrees that the validity of this agreement and the obligations of the
guarantor hereunder shall in no way be terminated, affected or impaired by
reason of the [Illegible] by Owner against Tenant of any of the rights or
remedies reserved to Owner pursuant to the provisions of the within lease. The
undersigned further covenants and agrees that this guaranty shall remain and
continue in full force and effect as to [Illegible] renewal, modification or
extension of this lease and during any period when Tenant is occupying the
demised premises as a “statutory tenant.” As a further inducement to Owner to
make this lease, and in consideration thereof. Owner and the undersigned
[Illegible] and agree that is any action or proceeding brought by either Owner
or the undersigned against the other on any matters whatsoever arising out of,
under, or by virtue of the terms of this lease or of this guarantee, that Owner
and the undersigned shall and do hereby waive trial by jury.

 

 

	
  Dated:

  	
   

  	
   

  	
  In the year

  	
   

  
	
   

  
	
  Guarantor

  	
   

  
	
   

  	
   

  
	
  Witness

  	
   

  
	
   

  	
   

  
	
  Guarantor’s Residence

  	
   

  
	
   

  	
   

  
	
  Business Address

  	
   

  
	
   

  	
   

  
	
  Firm Name

  	
   

  
	
   

  	
   

  
	
  STATE OF NEW YORK            

  	
   

  	
  ) ss:

  
	
   

  	
   

  	
   

  
	
  COUNTY OF

  	
  )

  	
   

  
														

 

On the                                                                       day
of                                                        in
the year before me, the undersigned, a Notary Public in and for said State,
personally appeared
                                      
                    
               
, personally known to me or proved to me on the basis of satisfactory evidence
to be the individual(s) whose name(s) is (are) subscribed is the within
instrument and acknowledged to me that he/she/they executed the name in
his/her/their capacity(ies), and that by his/her/their signature(s) on the
instrument, the individual(s), or the person upon behalf of which the
individual(s) acted, [Illegible].

 

 

	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Notary Public

  

 

[GRAPHIC] IMPORTANT – PLEASE READ [GRAPHIC]

 

RULES AND REGULATIONS ATTACHED TO AND

MADE A PART OF THIS LEASE

IN ACCORDANCE WITH ARTICLE 33.

 

1.                          The
sidewalks, entrances, driveways, passages, courts, elevators, vestibules, stairways,
corridors or halls shall not be obstructed or encumbered by Tenant or used for
any purpose other than for ingress or egress from the demised premises, and for
delivery of merchandise and equipment in a prompt and efficient manner using
elevators and passageways designated for such delivery by Owner. There shall
not be used in any space, or in the public hall of the building, either by any
tenant or by jobbers or others in the delivery or receipt of merchandise, any
[Illegible], except those equipped with rubber [Illegible] and safeguards. If
said premises are situated on the ground floor of the building. Tenant thereof
shall further, as Tenant’s expense, keep the sidewalk and curb in front of said
premises [Illegible] and free from ice, [Illegible], dirt and rubbish.

 

2.                          The
water and wash closets and plumbing fixtures shall not be used for any purposes
other than those for which they were designed or constructed, and so sweepings,
rubbish, [Illegible], acids or other substances shall be deposited therein, and
the expenses of any breakage, stoppage, or damage resulting from the violation
of this rule shall be borne by the Tenant, whether or not caused by the Tenant,
or its [Illegible], agents, employees or visitors.

 

3.                          No
carpet, rug or other article shall be hung or shaken out of any window of the
building and Tenant shall not sweep or know, or permit to be swept or thrown,
from the [Illegible] premises and dirt or other substance into any of the
corridors or halls, elevators, or out of the doors or windows or stairways of
the building, and Tenant shall not use, keep or permit to be used or kept, any
food or noxious gas or substance in the demised premises, or permit or suffer
the demised premises to be occupied or used in a manner offensive or objectionable
to Owner or other occupants of the building by reason of noise, odors, and/or
vibrations, or interfere in any way with other tenants or those having business
therein, nor shall any bicycles, vehicles, animals, fish, or birds be kept is
or about the building. Smoking or carrying lighted cigars or cigarettes is the
elevators of the building is prohibited.

 

4.                          No
awnings or other projections shall be attached to the outside walks of the
building without the prior written consent of Owner.

 

5.                          No
sign, advertisement, notice or other lettering shall be exhibited, inscribed, printed
or affiliated by Tenant on any part of the outsides of the demised premises or
the building, or on the [Illegible] of the [Illegible] premise. If the name if
visible from the outside of the demised premises, without the prior written
consent of Owner, except that the name of Tenant may appear on the entrance
door of the demised premises. In the event of the violates of the foregoing by
Tenant. Owner may remove some without any liability, and may charge the expense
incurred by such removal to Tenant. Interior signs on door and directory tablet
shall be inscribed, printed or affixed for Tenant by Owner in the expenses of
Tenant, and shall be of a size, color and style acceptable to Owner.

 

6.                          Tenant
shall not mark, point, drill into, or in any way defence, any parts of the
demised premises or the building of which they form a part. No baring, cutting
or arranging of wires shall be permitted, except with the prior written consent
of Owner, and as Owner may direct. Tenant shall not lay liabilities, or other linoleum,
or other similar floor covering, so that the [Illegible] shall come in direct
contact with the floor of the demised premises, and, if linoleum or other
similar floor covering is [Illegible] to be used, an [Illegible] of builder’s
[Illegible] be firm affixed to the floor, by a [Illegible] or other material, soluble
in water, the use of cement or other similar adhesive material being
[Illegible] prohibited.

 

7.                          No
additional locks or bolts of any kind shall be placed upon any of the doors or
windows by Tenant, nor shall any changes be made in existing locks or mechanism
thereof. Tenant must, upon the termination of his tenancy, restore to Owner all
keys of stores, offices and toilet rooms, either furnished to or otherwise procured
by, Tenant and in the event of the loss of any keys to furnished. Tenant shall
pay to Owner the cost thereof.

 

8.                          Freight,
furniture, business equipment, merchandise and bulky [Illegible] of any description
shall be delivered to and removed from the demised premises only on the freight
elevators and through the service entrances and corridors, and only during
hours and in a manner [Illegible] by Owner. Owner reserves the right to impact
all freight to be brought into the building and to exclude from the building all
freight which violates any of these Rules and Regulations of the lease, or
which these Rules and Regulations are a part.

 

9.                          Canvassing,
soliciting and peddling in the building is prohibited and Tenant shall cooperate
to prevent the [Illegible].

 

10.                    Owner
reserves the right to exclude from the building all persons who do not present
a pass to the building signed by Owner. Owner will furnish passes to persons
for whom Tenant requests [Illegible] in writing. Tenant shall be responsible
for all persons for whom be request such pass, and shall be liable to Owner for
all acts of such persons. Tenant shall not have a claim against Owner by reason
of Owner excluding from the building any person who does not present such pass.

 

11.                    Owner
shall have the right to prohibit any advertising by Tenant which is Owner’s
opinion, [Illegible] to impair the reputation of the building or its
desirability as a building for offices, and upon written notice from Owner;
Tenant shall refrain from or discontinue such advertising.

 

12.                    Tenant
shall not being or permit to be brought or kept in or on the [Illegible]
premises, any inflammable, combustible, explosive, or hazardous fluid,
material, chemical or substance, or cause or permit any odors of cooking or
other processes, or any unusual or other objectionable odors, to permeate in or
emanate from, the demised premises.

 

13.                    If
the building contains central air conditioning and ventilation, Tenant agrees
to keep all windows closed at all times and to abide by all rules and
regulations issued by Owner with respect to each services. If Tenant requires
air conditioning or ventilation after the usual hours. Tenant shall give
notices in writing to the building superintendent prior to 3:00 p.m. in the
[Illegible] of services required on weekdays and prior to 3:00 p.m. on the day
prior is [Illegible] of [Illegible] service required so weekends or on
holidays. Tenant shall cooperate with Owner in obtaining maximum effectiveness
of the cooling system by lowering and closing venetian blinds and/or drapes and
curtains when the sun's rays fall directly on the windows of the [Illegible]
premises.

 

14.                    Tenant
shall not move any safe, heavy machinery, heavy equipment, bulky matter, or fixtures
into or over of the building without Owner’s prior written consent, if such safe,
machinery, equipment, bulky matter or fixtures requires special handling, all
work in connection therewith shall comply with the Administrative Code of the
City of New York and all other laws and regulations applicable thereto, and
shall be done during such hours as Owner may designate.

 

15.                    Refund
and [Illegible]. (1) Compliance by Tenant. Tenant [Illegible] and agrees, at
its role cost and expense, to comply with all present and future laws, orders,
and regulations, of all state, federal, municipal, and local governments,
departments, commissions and boards regulating the collection, sorting, separation
and recycling of waste products, garbage, refuse and trash. Tenant shall sort and
separate such waste products, garbage, refuse and trash into categories as
provided by law. Each separately sorted category of waste products, garbage,
reflect and trash shall be placed in separate receptacles reasonably approved
by Owner. Such separate receptacles may, at Owner’s option, be removed from
this demised premise in accordance with a collection schedules prescribed by
law. Tenant shall remove, or clear to be removed by a contractor acceptable to
Owner, at Owner’s sole discretion, such items as Owner may expressly designate.
(2) Owner’s Rights in Event of Noncompliance. Owner has the option to refuse to
collect or accept from Tenants waste products, garbage refuse or trash (a) that
is not separated and sorted required by law of (b) which consists of such items
as Owner may expressly designate for Tenant’s removal, and to require Tenant to
arrange for such collection at Tenant’s sole [Illegible] expense, utilizing a
contractor satisfactory to Owner. Tenant shall pay all costs, expenses, fines,
penalties, or damages that may be imposed on Owner or Tenant by reason of
Tenant’s failure to comply with the provisions of this Building Rule 15, and,
at Tenant’s sole cost and expense, shall indemnify, defend and hold Owner
harmless (including reasonable legal fees and expenses) from and against any
actions, claims and suits arising from such noncompliance, utilizing counsel
reasonably satisfactory to Owner.

 

	
  Address

  	
  1790 Broadway, N.Y.,
  N.Y.

  	
   

  
	
   

  	
  Suite 705

  	
   

  

 

Premises

 

TO

 

STANDARD FORM OF

 

[GRAPHIC]                                    Office                                    [GRAPHIC]

 

Lease

 

The Real Estate Board of New York, Inc.

Copyright
2004 All rights Reserved

Reproduction in whole or in part prohibited.

 

	
  Dated

  	
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  Rent Per Month

  	
   

  
	
   

  	
   

  
	
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  From

  	
   

  
	
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  Entered by 

  	
   

  
	
   

  	
   

  
	
  Approved by

  	
   

  
						

 

	
  Company:

  	
  John
  P. O’Donnell, P.C.

  	
  S/N:

  	
  PCF5-11967

  
	
   

  	
   

  	
   

  	
   

  
	
  Provided by: 

  	
  John
  O’Donnell

  	
   

  	
  [Illegible]

  
							

 

 

RIDER ATTACHED TO AND FORMING PART OF THE AGREEMENT OF LEASE,
DATED FEBRUARY 2, 2007, BY AND BETWEEN 1790 BROADWAY ASSOCIATES LLC, AS OWNER,
AND CREDITCARDS.COM, INC., AS TENANT, OF PREMISES LOCATED AT 1790 BROADWAY, NEW
YORK, NEW YORK 10019-1412.

 

37.                  APPLICATION
OF THIS RIDER.

 

If and to the extent
that any of the provisions of this Rider conflict or are otherwise inconsistent
with any of the preceding printed provisions of this lease, whether or not such
inconsistency is expressly noted in this Rider, then, unless the contrary be
stated, the provisions of this Rider shall prevail.

 

38.                  ADDITIONAL
DEFINITIONS.

 

For the purposes
of this lease and all agreements supplemental to this lease, and all
communications with respect thereto, unless the context otherwise requires:

 

(1)                     The term “fixed
rent” shall mean rent at the annual rental rate or rates provided for in the
granting clause appearing at the beginning of this lease.

 

(2)                     The term “additional
rent” shall mean all sums of money, other than fixed rent, as shall become due
and payable from Tenant to Owner hereunder, and Owner shall have the same
remedies therefor as for a default in payment of fixed rent, including any
remedies provided by law.

 

(3)                     The term “rents”
shall mean fixed rent and additional rent hereunder.

 

(4)                     The term “Landlord”
shall be deemed synonymous with the term “Owner”.

 

(5)                     Any provision
in this lease that Tenant shall do or not do or shall cause or permit or not
cause or permit a particular act, condition or circumstance shall be deemed to
mean that Tenants so covenants. Tenant’s obligations hereunder shall be
construed in every instance as conditions as well as covenants.

 

(6)                     The term “Tenant”
shall mean Tenant herein named or any permitted assignee or other successor in
interest (immediate or remote) of Tenant herein named, when Tenant herein named
or such assignee or other successor in interest, as the case may be, is in
possession of the demised premises as owner of the Tenant’s estate and interest
granted by this lease, and also, if Tenant is not an individual, corporation,
limited liability company, limited liability partnership, all of the
individuals, firms and/or corporations or other entities comprising Tenant.

 

(7)                     Any transfer,
by operation of law or otherwise, of Tenant’s interest in this lease or of a
50% or greater interest in Tenant (whether stock, membership interest,
partnership interest or otherwise) shall be deemed an assignment of this lease
within the meaning of Article 11.

 

(8)                     The term “in
full force and effect” whenever used in reference to this lease as a condition
to the existence of exercise of a right on the part of Tenant shall be
construed in each instance as including the further condition that at the time
in question no material default on the

 

1

 

part of Tenant exists,
and no event has occurred which has continued to exist for such period of time
(after the notice, if any, required by this lease) as would entitle Owner in
either such instance to terminate this lease or to dispossess Tenant.

 

(9)                     The words “include”,
“including” and “such as” shall each be construed as if followed by the phrase “without
being limited to”. The words “herein”, “hereof”, “hereby”, “hereunder” and
words of similar import shall be construed to refer to this lease as a whole
and not to any particular Article or subdivision thereof unless expressly so
stated. The rule of eisudem generis shall not be applicable to limit a general
statement following or referable to any enumeration of specific matters to
matters similar to the matters specifically mentioned. Words and phrases used
in the singular shall be deemed to include the plural and vice versa and nouns
and pronouns used in any particular gender shall be deemed to include any other
gender, as the sense of the context may permit.

 

(10)               The term “Building”
shall mean 1790 Broadway, New York, New York, the structure and the land of
which the demised premises form a part.

 

39.                  QUALIFICATION
OF CERTAIN PRECEDING PRINTED ARTICLES.

 

A.                      The demised
premises shall not include any common areas of the Building or any rooms used
for mechanical, heating or air conditioning equipment or for storage by Owner,
and Tenant shall not use or keep or store anything in any such rooms in the
Building. Tenant shall have a non-exclusive license to use the common restrooms
on the seventh (7th) floor of the Building.

 

B.                        Subject to
the provisions of this Article, Tenant shall use and occupy the demised
premises for executive offices (including normal and customary ancillary uses
thereto) and for and for no other purposes.

 

C.                        Supplementing
Article 33 and Rule 15 of the Rules and Regulations attached to and made a part
of this lease:

 

(1)                     Tenant agrees
not to permit the accumulation (unless in concealed, sealed metal or plastic
containers) of any rubbish or garbage in, on or about the demised premises or
the Building, subject to the provisions of paragraph N of this Article.

 

(2)                     Owner shall
collect and dispose of all normal office use garbage or rubbish, excluding any
and all medical waste, from the demised premises at Owner’s expense. Tenant
shall not place any rubbish or garbage (in metal or plastic containers only) in
or outside the demised premises for collection except at such times and in
compliance with such rules and regulations as Owner may from time to time
establish.

 

(3)                     Tenant
covenants to comply with all applicable requirements and regulations of the
Department of Health of the City of New York, the New York City Department of
Sanitation and all other governmental agencies or instrumentalities having
jurisdiction over the removal and disposal of rubbish end waste, including,
without limitation thereto, any and all regulations now or hereafter enacted
pertaining to the disposal of medical waste and with respect to recycling.

 

(4)                     Tenant, at Tenant’s
sole cost and expense, shall take whatever steps are necessary to properly
handle, transport and dispose of any medical waste, toxic substances or
hazardous materials from the demised premises in accordance with the rules and
regulations of any governmental agency having jurisdiction over such medical
waste or toxic substances or Hazardous Substances including, without
limitation, Local Law 57. At Owner’s option, Owner may arrange for the disposal
of such medical waste, toxic substances or Hazardous Substances from the
demised premises at Tenant’s expense, provided, however, that Tenant shall not
be responsible for expenses attributable to the removal of any asbestos or
hazardous materials which were present on the demised premises upon the Lease
Commencement Date, providing the

 

2

 

same were not introduced
into the demised premises by Tenant. Notwithstanding anything to the contrary.
Tenant shall have no obligation regarding and shall have no liability for
expenses related to asbestos or hazardous substances present upon the demised
premises upon the Lease Commencement Date, providing the same were not
introduced into the demised premises by Tenant.

 

(5)                     Tenant shall
indemnify, defend, and hold Owner harmless from and against all liability and
all cost and expense (including reasonable attorneys’ fees) incurred by Owner
in connection with any such medical waste, toxic substances or Hazardous
Substances, appertaining to the demised premises (unless the same were present
upon the demised premises on the Lease Commencement Date) including but not
limited to, any act or omission of Tenant in connection with the removal or
failure to properly remove the same.

 

(6)                     Tenant agrees
not to generate, store, manufacture, refine, transport, treat, dispose of, or
otherwise permit to be present on or about the demised premises any Hazardous
Substances. Hazardous Substances shall be defined as any “hazardous chemical”
or “hazardous substance” or similar term as defined in any applicable federal,
state or local law, rule or regulation dealing with environmental protection,
except as may be permitted by all applicable laws and regulation for ordinary
office chemicals and supplies generally used and available for unrestricted public
consumption. It is understood that the provisions in this paragraph shall be
applicable notwithstanding the fact that any substance shall not be deemed a
Hazardous Substance at the time of execution of this lease but shall thereafter
be deemed to be a Hazardous Substance. Tenant shall indemnify and hold Owner
harmless from any and all liabilities, damages, claims, losses, judgments,
causes of action, costs and expenses (including the reasonable fees and
expenses of counsel) which may be incurred by Owner or threatened against Owner
relating to or arising out of any breach by Tenant of the undertakings set
forth in this paragraph, said indemnity to survive the expiration of this lease
or its sooner termination.

 

D.                       The use of
the demised premises for the purposes specified in Article 2 shall not in any
event be deemed to include, and Tenant shall not ever use, or permit the use
of, the demised premises or any part thereof for:

 

(1)                     the conduct
of a stock or real estate brokerage office or business serving walk-in retail
customers or the general public; or

 

(2)                     the conduct
of a public auction of any kind or of any gaming or gambling activities, or of
any political or club activities, whether private or public; or

 

(3)                     the conduct
of a school, college, university or educational institution of any kind,
whether or not for profit; or

 

(4)                     the conduct
of a cafeteria or restaurant, excluding the use of Tenant’s own pantry, if any;
or

 

(5)                     the conduct
of any business, occupation or activity which, in the reasonable judgment of
Owner, may (i) create or foster an unusual risk to the security of the Building
or of any of its tenants or occupants, (ii) impair the reputation of the
Building as a high quality office building, (iii) interfere with or disturb the
occupancy of other tenants in the Building, or (iv) violate any Federal, State
or local law or ordinance, including, but not limited to, the provisions of
Chapter 655 of the Laws of 1990 of the State of New York; or

 

(6)                     the conduct
of any business, not engaged in by Tenant at the date of this lease, if use of
the demised premises for such business shall conflict with any negative
covenant as to use contained in any other lease of space in the Building in
effect prior to use of the demised premises for such business; and Owner
promptly shall advise Tenant, upon Tenant’s written request for such
information, of the existence of such negative covenant; Owner hereby advises
Tenant that two such negative covenants exist, namely with respect to the
conduct of the business of a bank or savings and loan association or similar
business which engages in the taking of deposits from or rendering of other
banking services to the general public, and for the

 

3

 

use as a medical facility
and/or medical practice specializing in radiology and Tenant acknowledges and
represents that its use of the demised premises does not and will not
constitute any of the foregoing prohibited uses; or

 

(7)                     the conduct
of an employment agency; or

 

(8)                     any use by a
government, whether domestic or foreign, or any subdivision or agency thereof;
or

 

(9)                     a facility
for the sale or distribution of tickets for railroad, steamship, airline or bus
transportation or as a travel agency or any use related thereto; or

 

(10)               wholesale or retail
sales or as a showroom facility; or

 

(11)               for a labor union
office, dance studio, barber shop or beauty salon; or

 

(12)               for the sale of
traveler’s checks, money orders, drafts, foreign exchange or letters of credit
or for the receipt of money for transmission; or

 

(13)               for a methadone
clinic or otherwise as a clinic for the treatment of addiction to drugs,
alcohol or other similar substances; or

 

(14)               for a union health
clinic or as a clinic where a substantial number of patients are worker’s
compensation cases.

 

E.                         Tenant
acknowledges the importance of the above representations and provisions to
Owner and acknowledges that Owner’s damages resulting from any breach of the
provisions of this Article 39 A, B, C and D are difficult, if not impossible,
to ascertain and acknowledges and concedes that, among other remedies for such
breach permitted by law or by the provisions of this lease. Owner shall be
entitled to enjoin Tenant from any violation of such provisions.

 

F.                         Tenant
shall, at its sole cost and expense, obtain end maintain any certificate of
occupancy which may be required for the conduct of Tenant’s business at the
demised premises and all other necessary permits, licenses and governmental
approvals requisite to the operation of such business thereat.

 

G.                        Supplementing
Article 3:

 

(1)                     Tenant, at
its expense, shall cause any permitted alterations, decorations, installations,
additions or improvements in or about the demised premises referred to herein
and in Article 3 (hereinafter referred to as “Tenant’s Changes”) to be
performed in compliance with all applicable requirements of insurance bodies
having jurisdiction, and in such manner as not to interfere with, delay, impose
any additional expenses upon Owner in the construction, maintenance or
operation of the Building.

 

(2)                     Tenant, at
its expense, and with diligence and dispatch, shall procure the cancellation or
discharge of all notices of violation arising from or otherwise connected with
Tenant’s Changes which shall be issued by the Department of Buildings or any
other public authority having or asserting jurisdiction.

 

(3)                     Any Tenant’s
Changes to the demised premises made by or on behalf of Tenant pursuant to
Article 3 or this Article shall be done only by contractors approved in writing
by Owner which approval shall be obtained prior to the commencement of Tenant’s
Changes. Owner shall not unreasonably withhold or delay its consent to Tenant’s
selection of any contractor providing such selection otherwise complies with
the provisions of this lease and of the Building Standards and Regulations.

 

4

 

(4)                     Tenant shall
submit to Owner plans and specifications to any proposed Tenant’s Changes and
in granting its consent to any Tenant’s Changes Owner may impose such
conditions (in addition to those expressly provided in this lease) as to
guaranty of completion and payment and of restoration if Tenant shall have
commenced any Tenant’s changes and abandoned or failed to properly execute or
finish such Tenant’s Changes and otherwise as Owner may reasonably consider
desirable. Tenant shall submit to Owner for Owner’s approval complete and
detailed architectural, mechanical and engineering plans and specifications
showing the alterations requested by Tenant to the demised premises. Such plans
and specifications shall be prepared by Tenant at Tenant’s own cost and
expense, in accordance with all applicable laws, rules, regulations and
requirements of any governmental agency having jurisdiction over the
construction of the Building and/or the demised premises, and be sufficient and
in the form required to obtain any and all governmental permits and approvals
for such alterations. All such permits and approvals shall be obtained by
Tenant at Tenant’s own cost and expense. In no event shall Owner shall be
required to permit, and Tenant shall not request, work that would: (i) require
changes to structural components of the Building or the exterior design of the
Building; (ii) require any material modification to the Building’s mechanical
installations or installations outside the demised premises; (iii) adversely
affect the proper functioning of any of the mechanical, sanitary or other
service systems of the Building; (iv) not comply with all applicable laws,
rules, regulations and requirements of any governmental agency having
jurisdiction over the construction of the Building and/or the demised premises;
(v) be incompatible with the Building plans filed with the Department of
Buildings of the City of New York or with the occupancy of the Building as a
first class office building. Owner may require Tenant to pay Owner’s reasonable
fees for review of Tenant’s plans and specifications for such work and
supervision of compliance with the requirements of this lease in the
performance of such Tenant’s Changes.

 

(5)                     Owner shall
not, under any circumstances, be liable to pay for any work, labor or services
rendered or materials furnished to or for the account of Tenant in respect of
Tenant’s Changes. Tenant shall not suffer or permit any mechanic’s liens or
other liens for work or materials to attach or affect the reversionary or other
estate or interest of the Owner in or to the demised premises or the Building
or any alterations, repairs or improvements to be erected or made thereon.
Notwithstanding, Tenant shall defend and hold Owner harmless from all liens, or
charges, of whatsoever nature or description, arising from, or in consequence
of, any alterations or improvements that the Tenant shall make or cause to be
made upon the demised premises.

 

(6)                     Tenant shall
not cause or permit suspended ceilings to be hung or otherwise installed below
the window heads of the Building.

 

(7)                     If Tenant
shall commence any Tenant’s Changes in or to the demised premises, Tenant
covenants (i) to prosecute and complete the same in good faith and with due
diligence, and (ii) in the event such Tenant’s Changes are abandoned or not
completed, to restore the demised premises with a new building installation at
least equal in standard and quality to that provided by Owner to other tenants
in the Building.

 

(8)                     Tenant
covenants that all Tenant’s Changes shall be carried out in conformity with
Owner’s Building Standards and Regulations for 1790 Broadway. A copy of Owner’s
Building Standards and Regulations is annexed hereto and shall form an integral
part of this lease.

 

(9)                     Any architect
or designer acting for or on behalf of Tenant shall be deemed an agent of and
authorized to bind Tenant with respect to architectural and design matters.

 

(10)               Notwithstanding the
provisions of Article 3 to the contrary, Tenant shall not be required to remove
any approved Tenant’s Changes, including the Tenant’s Changes constituting
Tenant’s Initial Construction as provide in Article 54 of this lease, from the
demised premises at the termination of this lease.

 

5

 

H.                       Supplementing
Article 4, Tenant shall make all interior structural and non-structural repairs
to the demised premises and the fixtures and appurtenances therein as may be
required by reason of the making of any Tenant’s Changes made in the demised
premises, or the use or operation of Tenant’s property in the demised premises.
If Tenant fails after ten (10) days notice to proceed with reasonable diligence
to commence and prosecute repairs required to be made by Tenant, the same may
be made by Owner at Tenant’s expense, and the expense thereof incurred by Owner
shall be collectible as additional rent upon rendition of a bill or statement
therefor. Except if required by the neglect or other fault of Owner, Tenant, at
his expense, shall replace all scratched, damaged or broken doors or other
interior glass (i.e., other than Building exterior window glass) in the
demised premises and shall be responsible for all maintenance and repair of
lighting fixtures and wall and floor coverings in the demised premises.

 

I.                            As
used in Articles 4 and 9, the term “other casualty” appearing in the phrase “fire
or other casualty” shall be deemed to mean and shall include explosion,
electrical short circuit, bursting or leaking of pipes or other vessels and any
other casualty then covered by Owner’s insurance.

 

J.                           Supplementing
Article 16:

 

(1)                    Insert at the
beginning thereof, in place of the first sentence thereof, the following:

 

“(a)               If upon the
commencement of the term of this lease or if at any time during the term hereby
demised:

 

(i)                       Tenant
shall file a petition commencing a voluntary case under the Federal Bankruptcy
Code (Title 11 of the United States Code), as now or hereafter in effect, or
under any similar law, or file a petition in bankruptcy or for reorganization
or for an arrangement pursuant to any state bankruptcy law or any similar state
law; or

 

(ii)                    an involuntary
case against Tenant as debtor is commenced by a petition under the Federal
Bankruptcy Code (Title 11 of the United States Code), as now or hereafter in
effect, or under any similar law, or a petition or answer proposing the
adjudication of Tenant as a bankrupt or its reorganization pursuant to any
state bankruptcy law or any similar state law shall not be dismissed,
discharged or denied within ninety (90) days after the filing thereof, or if
Tenant shall consent or acquiesce in such appointment; or

 

(iii)                 a custodian,
receiver, United States Trustee, trustee or liquidator of Tenant or of all or
substantially all of Tenant’s property or of the demised premises shall be
appointed in any proceeding brought by Tenant; or if any such custodian,
receiver, United States Trustee, trustee or liquidator shall be appointed in
any proceedings brought against Tenant and shall not be discharged within
ninety (90) days after such appointment, or if Tenant shall consent to or
acquiesce in such appointment; or

 

(iv)                if Tenant shall
generally not pay Tenant’s debts as such debts become due, or shall make an
assignment for the benefit of creditors, or shall admit in writing his
inability to pay his debts generally as they become due;

 

then Owner may, at its
option, cancel and terminate this lease by giving Tenant written notice to such
effect within a reasonable time after receipt of notice of the happening of any
one or more of such events.”

 

(2)                    Add at me end
thereof, the following:

 

“(c)                If Tenant assumes
this lease and proposes to assign the same pursuant to the provisions of the
Bankruptcy Code, 11 U.S.C. Section 101 et seq. (the “Bankruptcy

 

6

 

Code”) to any person or
entity who shall have made a bona fide offer to accept an assignment of this
lease on terms acceptable to Tenant, then notice of such proposed assignment,
setting forth (i) the name and address of such person, (ii) all of the terms
and conditions of such offer, and (iii) the adequate assurance to be provided
to Owner to assure such person’s future performance under the lease, including,
without limitation thereto, the assurance referred to in Section 365C(b)(3) of
the Bankruptcy Code, shall be given to Owner by Tenant not later than twenty
(20) days after receipt by Tenant but in no event later than ten (10) days
prior to the date that Tenant shall make application to a court of competent
jurisdiction for authority and approval to enter into such assignment and
assumption, and Owner shall thereupon have the prior right and option, to be
exercised by notice to Tenant given at any time prior to the effective date of
such proposed assignment, to accept an assignment of this lease upon the same
terms and conditions and for the same consideration, if any, as the bona fide
offer made by such person, less any brokerage commissions which may be payable
out of the consideration to be paid by such person for the assignment of this
lease.

 

(d)                     If this lease
is assigned to any person or entity pursuant to the provisions of the
Bankruptcy Code, any and all monies or other considerations payable or
otherwise delivered in connection with such assignment shall be paid or
delivered to Owner, shall be and remain the exclusive property of Owner and
shall not constitute property of Tenant or of the estate of Tenant within the meaning
of the Bankruptcy Code. Any and all monies or other considerations constituting
Owner’s property under the preceding sentence not paid or delivered to Owner
shall be held in trust for the benefit of Owner and shall be promptly paid to Owner.

 

(e)                      Any person
or entity to which this lease is assigned pursuant to the provisions of the
Bankruptcy Code, shall be deemed without further act or deed to have assumed
all of the obligations arising under this lease on or after the date of such
assignment. Any such assignee shall upon demand execute and deliver to Owner an
instrument confirming such assumption.

 

(f)                        Nothing
contained in this Article shall in any way constitute a waiver of the provision
of this lease relating to assignment. Tenant shall not, by virtue of this
Article, have any further rights relating to assignment other than those
granted in the Bankruptcy Code.

 

(g)                     Notwithstanding
anything in this lease to the contrary, all amounts payable by Tenant to or on
behalf of Owner under this lease, whether or not expressly denominated as rent,
shall constitute rent for the purposes of Section 502(b)(6) of the Bankruptcy
Code.

 

(h)                     The term “Tenant”
as used in this Article includes any trustee, debtor in possession, receiver,
custodian or other similar officer.”

 

K.                       Supplementing
the provisions of Article 17:

 

(1)                     In case of a
default in the payment of rent or additional rent reserved herein, Tenant shall
have a grace period of five (5) days within which to cure such default, after
receipt of written notice from Owner and if such payment is not made before the
expiration of such five (5) day grace period, Owner may serve a five (5) day
notice of cancellation of this lease as and with the effects provided in
Article 17(1). Tenant’s right to receive such written notice from Owner, shall,
however, be rescinded and terminated in the event that Tenant shall have
defaulted in the timely payment of rent and Owner shall given Tenant written
notice of such default on three (3) successive occasions during the term of this
lease, whether or not such defaults were thereafter cured by Tenant.

 

7

 

(2)                     In the case
of any other default referred to in Article 17(1), the grace period shall be
fifteen (15) business days after written notice from Owner within which to cure
such default, except where failure to cure within a  shorter period will subject Owner to criminal action or
penalty, in which case the provisions of Article 17(1), as written, shall
govern and except, further, that where any such default cannot be completely
cured or remedied in the exercise of due diligence within such grace period of
fifteen (15) business days, such grace period shall be deemed extended to such
period as may be reasonably necessary to do the work, or to take such other
steps, as shall be required to correct such default, provided Tenant shall have
diligently commenced curing such default promptly after receipt of notice
thereof and shall thereafter proceed diligently and completely to remedy the same.

 

(3)                     If Tenant
shall fail to pay any installment of fixed rent or any amount of additional
rent for more than five (5) days after it shall have become due, Tenant shall
pay Owner, on demand, a late charge of three (3) cents for each dollar of the
amount of such fixed rent or additional rent as shall not have been paid to
Owner within five (5) days after becoming due.

 

(4)                     In every case
in which Tenant is required, by the terms of this lease, to pay a sum of money
and payment is not made within five (5) days after such sum of money shall
become due, then, at Owner’s option, a “late charge” shall become due and
payable to Owner, as additional rent, from the date it becomes due until
payment is made, at the rate of interest of three (3.00%) percentage points
greater than the so-called “prime rate” as established by Citibank, N.A., at
such time, but in no event shall the rate of interest computed above exceed the
maximum rate of interest permitted under the laws of the State of New York.
Such late charge(s) shall be without prejudice to any of Owner’s rights and
remedies hereunder or at law for non-payment or late payment of rent and shall
be in addition thereto.

 

(5)                     Without
incurring any liability to Tenant, Owner may permit access to the demised
premises and open the same, whether or not Tenant shall be present, upon demand
of any receiver, trustee, assignee for the benefit of creditors, sheriff,
marshal or court officer entitled to, or reasonably purporting to be entitled
to, such access for the purpose of taking possession of, or removing, Tenant’s
property or for any other lawful purpose (but this provision and any action
taken by Owner hereunder shall not be deemed a recognition by Owner that the
person or official making such demand has any right or interest in or to this
lease, or in or to the demised premises), or upon demand of any representative
of the fire, police, building, sanitation or other department of the city,
state or federal governments.

 

(6)                     No receipt of
monies by Owner from Tenant, after any reentry or after the cancellation or
termination of this lease in any lawful manner, shall reinstate the lease; and
after the service of notice to terminate this lease, or after the commencement
of any action, proceeding or other remedy, Owner may demand, receive and
collect any monies due, and apply them on account of Tenant’s obligations under
this lease but without in any respect affecting such notice, action or
proceeding or remedy, except that if a money judgment is being sought in any
such action or proceeding, the amount of such judgment shall be reduced by such
payment.

 

(7)                     If Tenant is
in arrears in the payment of fixed rent or additional rent, Tenant waives its
right, if any, to designate the items in arrears against which any payments
made by Tenant are to be credited and Owner may apply any of such payments to
any such items in arrears as Owner, in its sole discretion, shall determine,
irrespective of any designation or request by Tenant as to the items against
which any such payments shall be credited.

 

(8)                     No payment by
Tenant nor receipt by Owner of a lesser amount that may be required to be paid
hereunder shall be deemed to be other than on account of such payment, nor
shall any endorsement or statement on any check or any letter accompanying such
check tendered as payment be deemed an accord and satisfaction and Owner may
accept such check or payment without prejudice to Owner’s right to recover the
balance of such payment due or pursue any other remedy in this lease provided
or at law.

 

8

 

(9)                     If in this lease it is provided that Owner’s
consent or approval as to any matter will not be unreasonably withheld, and it
is established by a court or body having final jurisdiction thereover that Owner
has been unreasonable, the only effect of such finding shall be that Owner
shall be deemed to have given its consent or approval, but that Owner shall not
be liable to Tenant in any respect for money damages by reason of withholding
its consent.

 

(10)               Tenant hereby agrees to pay, as additional
rent, all reasonable attorneys’ fees and disbursements (and all other court
costs or expenses of legal proceedings) which Owner may incur or pay out by
reason of, or in connection with:

 

(i)                       any action
or proceeding by owner to terminate this lease;

 

(ii)                    any other
action or proceeding by Owner against Tenant (including, but not limited to,
arbitration proceedings);

 

(iii)                 any default by
Tenant in the observance or performance of any obligation under this lease (including,
but not limited to, matters involving: payment of rent and additional rent;
computation of escalations; alterations or Tenant’s Changes; and subletting and
assignment) whether or not Owner commences any action or proceeding against
Tenant;

 

(iv)                any action or
proceeding brought by Tenant against Owner or Owner’s managing agent of the
Building (or against any officer, partner, or employee of Owner or of Owner’s
managing agent) in which Tenant fails to secure a final unappealable judgment
against Owner.

 

(v)                   any other
appearance by Owner (or any officer, partner, or employee of Owner or of Owner’s
managing agent) as a witness or otherwise in any action or proceeding
whatsoever involving or affecting Owner, Tenant or this lease.

 

Tenant’s
obligations under this paragraph shall survive the expiration of the term
hereof or any other termination of this lease. This paragraph is intended to
supplement (and not limit) other provisions of this lease pertaining to
indemnities and/or attorneys’ fees.

 

L.                         Supplementing Article 29, when used in the
lease, “business days” means Monday through Friday, except for the following
holidays: New Year’s Day, Washington’s Birthday, Good Friday, Memorial Day,
Independence Day, Labor Day, Columbus Day, Thanksgiving Day, Day after
Thanksgiving, Christmas Day and Martin Luther King’s Day, plus any additional
Federal or State bank holidays which may hereinafter be created.

 

M.                    Supplementing Article 29, Owner shall not in
any manner be liable or responsible to Tenant for any loss or damage or expense
which Tenant may sustain or incur for failure to supply either the quantity or
character of the services to be provided hereunder to Tenant due to causes
beyond Owner’s control.

 

N.                       Supplementing Article 29 (d), Owner shall
provide, at Owner’s cost and expense, the cleaning service for the demised
premises set forth in the Cleaning Schedule attached hereto.

 

O.                       Supplementing Article 28, Owner shall also
give a duplicate original of any notice sent to Tenant in the same manner to
each of the following (i) Elizabeth DeMarse, CEO and President of
Creditcards.com, Inc., 13809 Research Blvd., Suite 906, Austin, TX 78750, and
(ii) Andrew A. Lance, Esq. Gibson, Dunn & Crutcher LLP, 200 Park Avenue,
47th Floor, New York, NY 10166, Fax No.: (212) 351-5348.

 

9

 

40.                  ELECTRICITY.

 

Supplementing
Article 12 are the following Articles:

 

A.                      RENT
INCLUSION.

 

(1)                     If and for so
long as Owner furnishes electricity to Tenant based upon the method of
including the use thereof within the rent, then and in that event, Tenant
agrees to have the rent reserved herein increased to compensate Owner for
supplying the current as an additional service as hereinafter provided. Owner
will furnish electricity to Tenant through presently installed electrical
facilities for Tenant’s reasonable use of such lighting, electrical appliances
and equipment as Owner may permit to be installed in the demised premises.

 

(2)                     Tenant agrees
that an independent electrical consultant, unaffiliated with Owner but selected
by Owner (“Owner’s Electrical Consultant”), may make a survey following the
commencement of Tenant’s normal business activities in the demised premises, of
the full value to Tenant of electric services supplied by Owner, to wit: the
estimated consumption of electrical energy supplied to Tenant annually based
upon the connected load and utilization of electricity by Tenant and the then
current applicable rates of the public utility company serving the demised
premises. Owner’s Electrical Consultant shall certify such determination in
writing to Owner and Tenant. The determination of Owner’s Electrical Consultant
shall be conclusive and binding upon the parties and Tenant shall pay the same
as additional rent, monthly on the first day of each and every month, in
advance, from the commencement of the demised term. If Owner’s electric rates
and/or charges be increased, then the aforesaid additional rent shall be
increased in the same percentage. Tenant shall make no alterations or additions
to the electrical equipment and/or appliances without first obtaining written
consent from Owner in each instance. Owner, his agent or Owner’s Electrical
Consultant, is given the right to make surveys in the demised premises from
time to time covering the electrical equipment appliances and/or fixtures and
use of current therein.

 

(3)                     Notwithstanding
the foregoing, and only in the event Tenant shall dispute the findings of a
survey performed pursuant to subparagraph (2) above, Tenant may, within ten (10)
business days of receiving notice of the survey results, designate by written
notice to Owner a consultant to make, at Tenant’s sole cost and expense,
another electric survey of the demised premises, the results of which survey
shall be delivered to Owner promptly upon completion thereof and in no event
later than thirty (30) days after Tenant’s designation of its consultant. If
the consultant selected by Tenant shall determine that the estimated cost of
electricity consumed in the demised premises is less than as determined by
Owner’s Electrical Consultant and the two consultants are unable to resolve
such difference within forty-five (45) days of the delivery by Tenant to Owner
of Tenant’s consultant’s findings, the dispute shall be resolved by a third
consultant appointed by Owner’s Electrical Consultant and Tenant’s consultant
within twenty (20) days after such forty-five (45) day period. If Owner’s
Electrical Consultant and Tenant’s consultant fail to select a third
consultant, then either party may seek arbitration before the American
Arbitration Association to resolve the dispute. Such third consultant shall
render his survey findings within forty-five (45) days after appointment, and
such third consultant’s findings shall bind the parties hereto. Owner and
Tenant shall share equally the cost of such third consultant. Pending a final
determination pursuant to such third consultant’s report, however, the findings
of Owner’s Electrical Consultant shall be binding upon the parties hereto. If
it is thereafter determined that Tenant has overpaid (or underpaid), Owner
shall reimburse Tenant (or Tenant shall pay to Owner) for any overpayment (or
underpayment), within twenty (20) days of receipt of such third consultant’s
findings, for the period beginning on the date Tenant shall have made its first
installment of the Electricity Rent Inclusion Charge (as hereinafter defined)
as determined by Owner’s Electrical Consultant and ending on the date through
which such overpayment (or underpayment) shall have been paid. Tenant’s failure
to designate its consultant within the time periods provided herein shall be
deemed a waiver of any dispute as to the immediately preceding (and all prior)
surveys conducted by Owner’s Electrical Consultant, in which case the determination
by Owner’s Electrical Consultant in such immediately preceding survey shall be
binding and conclusive upon Tenant.

 

10

 

(4)                     Tenant
acknowledges and agrees that the fixed rent set forth in this lease does not
include the annual charge for electric service provided by Owner to the demised
premises (the “Electricity Rent Inclusion Charge”). It is further agreed and
understood between Owner and Tenant that such Electricity Rent Inclusion Charge
shall be Six Thousand one Hundred Fifty and 00/100 ($6,150.00) Dollars. Such
Electricity Rent Inclusion Charge shall at all times be subject to electrical
surveys by Owner’s Electrical Consultant as herein provided, and provided,
further, that in no event shall the Electricity Rent Inclusion Charge ever be
less than that in effect immediately after the commencement of this lease.
Tenant shall pay the Electricity Rent Inclusion Charge as additional rent to
Owner in advance in equal monthly installments, on the first day of each month
during the term of this lease, without abatement or setoff whatsoever.

 

B.                        SUBMETERING.

 

(1)                     Owner and
Tenant acknowledge that, subject to the provisions of this Electricity Rider,
the method by which electricity is furnished to Tenant may, at Owner’s option,
be changed from rent inclusion to submetering. If Owner so elects, Owner agrees
to install, at Owner’s expense, such submeter(s) as may be required to measure
Tenant’s consumption of electric current at the demised premises. The provisions
of this Article pertaining to rent inclusion shall remain in full force and
effect until such time as all necessary submeter(s) are installed in the
demised premises and are fully operational. Thereafter, the method by which
electricity is furnished to Tenant shall be amended to that set forth in this
paragraph 12 B. Owner shall give Tenant notice of the effective date of such
change of method.

 

(2)                     If and for so
long as Owner furnishes electricity based upon a submetering basis, then in
that event Tenant’s consumption of electrical current at the demised premises
shall be measured by a submeter(s) installed by Owner. In the event that any
alteration, change, repair, or relocation of any such submeter(s) or any wiring
thereto should be required by reason of the making of any Tenant’s Changes in
the demised premises subsequent to the date hereof or by reason of the
negligence or improper conduct of Tenant, then any and all such alterations,
changes, repairs, or relocations thereof shall be made by Owner at Tenant’s
sole cost and expense.

 

(3)                     Tenant
acknowledges and agrees that the fixed rent set forth in Article 41 of this
lease does not include any payment for electricity service provided by Owner to
the demised premises. Tenant agrees to purchase alt electric current from Owner
or Owner’s designated agent at a charge equal to One Hundred and Twelve (112%)
percent of what Tenant would be charged if it were purchasing electricity for
the demised premises from the public utility company serving the Building on
the basis of Owner’s rate schedule from time to time in effect (including fuel,
taxes and other applicable factors relating to the rate schedule) applied to
readings made from time to time during the term of this lease of the
submeter(s) measuring Tenant’s consumption of electricity for the demised
premises. Such charges for electricity shall be in addition to the fixed rent
reserved in this lease and be payable as additional rent to Owner.

 

(4)                     Owner shall
retain an independent electricity consultant (“Owner’s Electrical Consultant”)
to read Tenant’s submeter(s), who shall prepare billings pursuant thereto. Such
billings may be rendered either by Owner or by Owner’s Electrical Consultant,
at Owner’s option.

 

(5)                     Where more
than one submeter measures Tenant’s consumption of electricity, the service
rendered through each submeter may be computed and billed separately in
accordance with the provisions hereof. Bills therefor shall be rendered at such
times as Owner may elect and shall be payable within ten (10) days of demand
therefor as additional rent. Owner presently intends to render such electricity
bills on a monthly basis to Tenant.

 

(6)                     Owner’s
failure to render any electricity bill with respect to any period of
electricity service at the end thereof shall not prejudice Owner’s right to
thereafter render a bill with respect to such period or with respect to any
subsequent period. Each electricity bill rendered by Owner or by Owner’s
Electrical Consultant shall be conclusive and binding upon

 

11

 

Tenant unless within
thirty (30) days after receipt thereof Tenant shall notify Owner that it
disputes the correctness of Owner’s electricity bill, specifying the particular
respects in which it is claimed to be incorrect and, except as so specified,
Owner’s electricity bill shall be conclusive and binding upon Tenant. During
such thirty (30) day period. Owner and/or Owner’s Electrical Consultant shall
provide Tenant with such information relating to the calculation of Tenant’s
electricity bill as Tenant may reasonably request If Tenant shall dispute Owner’s
electricity bill within such thirty (30) day period, such dispute shall be
reviewed and resolved by Owner’s Electrical Consultant, whose decision shall be
conclusive and binding upon Owner and Tenant. Until such time as Owner’s
Electrical Consultant may otherwise determine, Tenant shall be obligated to pay
the electricity bill rendered by Owner, without prejudice to Tenant’s position.

 

(7)                     If for any
reason Owner is not legally permitted to charge to Tenant, or Tenant ceases to
be legally liable to pay Owner, for submetered electric energy as provided
herein, in whole or in put, then, in such event, Owner shall have the right,
upon thirty (30) days written notice to Tenant, to discontinue supplying
electric energy to Tenant in accordance with the provisions of this Article,
and elect instead to either (a) furnish electric energy to Tenant on a rent
inclusion basis based upon the full value to Tenant of electrical service
supplied by Owner, to wit, the estimated consumption of electrical energy
supplied to Tenant annually based upon the connected load and utilization of
electricity by Tenant and the then current applicable rates of the public
utility serving the Building as determined from time to time by Owner’s
Electrical Consultant or (b) to require Tenant to obtain electric energy
directly from the public utility serving the Building. In the event that Owner
shall exercise the option contained in clause (a) above, the fixed annual rent
reserved in this lease shall be increased by the amount determined from time to
time by Owner’s Electrical Consultant. Recourse by Owner to the right afforded
it pursuant to clause (a) of this paragraph shall not prevent Owner at any time
thereafter from again furnishing electric energy to Tenant in accordance with
the submetering provisions of this Article, provided that Owner shall give
Tenant not less than thirty (30) days written notice of such change.

 

C.                        If
pursuant to any legal requirement the amount which Owner may charge to Tenant
pursuant to paragraphs A and B of this Article shall be reduced below that to
which Owner is entitled under such paragraph, then, to the extent permitted by
law, Owner shall also have the right, as an alternative to that provided for in
subparagraph (1) above, to elect to have the deficiency paid by Tenant as
additional rent within ten (10) days after being billed therefor by Owner, as
compensation for the operation and maintenance of the electric redistribution
system of the Building.

 

D.                       If any tax
is imposed upon Owner’s receipt from the sale or resale of electrical energy to
Tenant by any federal, state, municipal or other governmental authority, Tenant
covenants and agrees that the amount of such taxes shall constitute additional
rent and shall be paid by Tenant to Owner within ten (10) days after being
billed therefor. Tenant’s obligation hereunder shall be retroactive to the
Commencement Date of this lease in the event that any such tax imposed upon
Owner may be made similarly retroactive back to such date.

 

E.                         All sums
payable to Owner or its agent under this Article shall be payable as additional
rent. The obligations of Tenant with respect to payments to be made with
respect to Tenant’s use of electricity during the term of this lease shall
survive the termination of this lease, and payments shall be made
notwithstanding the fact that any of Owner’s electricity bills may be furnished
to Tenant after the expiration or other termination of the term of this lease.

 

F.                         Owner
shall not in any manner be liable or responsible to Tenant for any loss or
damage or expense which Tenant may sustain or incur if either the quantity or
character of electric service is changed or is no longer available or suitable
for Tenant’s electrical requirements or for any failure or defect in the supply
or character thereof.

 

G.                        Tenant
covenants and agrees that at all times its use of electrical current shall
never exceed the capacity of existing feeders to the Building or the risers or
wiring installation serving the demised premises. In order to insure that such
capacity is not exceeded and to avert possible adverse effect upon the Building’s
electric service, Tenant shall not, without Owner’s

 

12

 

prior written consent in
each instance, connect any additional fixtures, machinery, appliances or
equipment to the Building’s electrical distribution system (except in the case
of ordinary business fixtures, machinery, appliances or equipment not
requiring, a separate circuit) or make any alteration or addition to Tenant’s
machinery, appliances or equipment, or to the electric system of the demised
premises. Should Owner grant such consent, all additional risers or other
equipment required therefor shall be provided by Owner if, in Owner’s sole
judgment, the same are necessary and will not cause or create a dangerous or
hazardous condition or entail excessive or unreasonable alterations, repairs or
expense or interfere with or disturb other tenants or occupants, and if
sufficient electrical capacity in the Building is available therefor. In
addition to the installation of such riser or risers, Owner will also, at the
sole cost and expense of Tenant, install all other equipment proper and
necessary in connection therewith subject to the aforesaid terms and
conditions. Any such riser shall be installed by Owner at Tenant’s sole cost
and expense, which expense shall also include, in addition to the cost of
installation of such riser and other necessary equipment, a charge to
compensate Owner for the provision and redistribution to Tenant of such
additional electrical capacity, and the cost thereof shall be paid by Tenant
upon Owner’s demand. Owner, his agent or Owner’s Electrical Consultant, is
given the right to make surveys from time to time in the demised premises
covering the electrical equipment appliances and/or fixtures and use of
current.

 

H.                       Owner
reserves the right to terminate the furnishing of electricity at any time, upon
thirty (30) days written notice to Tenant (or any longer period reasonably
required by Tenant to obtain its own electric service acting in good faith and
with due diligence) in which event, Tenant may make application directly to the
utility company servicing the building for Tenant’s entire separate supply.
Owner, upon the expiration of the aforesaid thirty (30) days written notice to
Tenant (or any longer period reasonably required by Tenant to obtain its own
electric service acting in good faith and with due diligence) may discontinue
furnishing the electric current, in which latter event, Tenant’s liability for
additional rent provided for in this paragraph shall terminate as of the date
of discontinuance of the supplying of electric current but this lease shall
otherwise remain in full force and effect. Tenant shall be solely responsible
for the cost of installing any required meter which will thereafter serve the
demised premises.

 

I.                            Owner
shall famish and install all lighting tubes, lamps, bulbs and ballasts required
in the demised premises, at Tenant’s expense, and Tenant shall pay Owner’s
charges therefor on demand.

 

J.                           Owner
represents that the demised premises will be provided with not less than six
(6) watts per rentable square foot (agreed to be 2,050 s.f.) of electrical
capacity on a connected load basis (exclusive of base building HVAC).

 

41.                  FIXED RENT.

 

For the term of
this lease, Tenant covenants and agrees to pay to Owner, without previous
demand or bill therefor, and without setoff or deduction whatsoever, a rental
(sometimes referred to as “fixed rent”) at the rate of NINETY THOUSAND TWO
HUNDRED AND 00/100 ($90,200.00) DOLLARS per year payable in equal monthly
installments in advance on the first day of each calendar month of SEVEN
THOUSAND FIVE HUNDRED SIXTEEN AND 67/100 ($7,516.67) DOLLARS, plus the
Electricity Rent Inclusion Charge.

 

13

 

42.                  REAL ESTATE
TAX ESCALATION.

 

A.                      For purposes
hereof:

 

(1)                     “Real Estate
Taxes” shall mean all the real estate taxes and assessments, including without
limitation thereto, business improvement district assessments and water and
sewer charges, imposed by any governmental authority having jurisdiction upon
the Building and the land upon which it is located (“Land”) or any tax or
assessment hereafter imposed in whole or in part in substitution for such real
estate taxes or assessments. If at any time during the term of this lease the
methods of taxation prevailing at the commencement of the term shall be altered
so that in lieu of or as an addition to or as a substitute for the whole or any
part of the taxes, assessments, levies, impositions or charges now levied on
real estate and the improvements thereon, there shall be levied, assessed or
imposed (i) a tax, assessment, levy, imposition or charge wholly or partially
as capital levy or otherwise on the rents received therefrom, or (ii) a tax,
assessment, levy, imposition or charge measured by or based in whole or in part
upon the demised premises and imposed upon Owner, or (iii) a license fee
measured by the rents payable by Tenant to Owner, or (iv) any other tax,
assessment, levy, imposition, charge or licensing fee, however described or
imposed, then all such taxes, assessments, levies, impositions, charges or
fees, or the part thereof so measured or based, shall be deemed to be included
within the term “Real Estate Taxes” for the purposes hereof.

 

(2)                     “Base Year
Taxes” shall mean the Real Estate Taxes as finally determined for the tax
fiscal year July 1, 2006 through June 30, 2007 (“Base Year”).

 

(3)                     “Subsequent
Year” shall mean the period from July 1 to June 30 (or such other period as
hereafter may be duly adopted by the City of New York as its fiscal year for
real estate tax purposes), commencing with the tax fiscal year July 1, 2007
through June 30, 2008.

 

(4)                     “Tenant’s
Share” shall mean One Point One Seven (1.17%) Percent.

 

B.                        If the
Real Estate Taxes for any Subsequent Year during the Term exceed the Base Year
Taxes (whether finally determined or as initially imposed, if not finally
determined when a payment is due pursuant to subdivision (C)), Tenant shall pay
Owner Tenant’s Share of such excess as additional rent due and payable to
Owner.

 

C.                        Such
payment shall be due within ten days (10) days after the Real Estate Taxes for
any Subsequent Year become due. If, however, Owner shall elect to charge such
payment by way of monthly installments, or shall charge all other tenants of
the Building by way of monthly installments, then Tenant shall pay the Real
Estate Tax Escalation by way of monthly installments of one-twelfth (1/12th) of
Owner’s estimate of Tenant’s Share of the increase in Real Estate Taxes. If the
estimated payments made by Tenant pursuant to this Article for a Subsequent
Year exceed the amount payable to the Owner for such Subsequent Year pursuant
to this Article, such excess shall, at the option of Owner, either be paid to
Tenant or be credited (without interest) against the next ensuing payments
provided for in this Article, except that if no such payment shall be due or be
coming due, such excess shall be paid (without interest) by Owner to Tenant. If
the amount payable by Tenant for such Subsequent Year pursuant to this Article
exceeds the estimated payments made by Tenant pursuant to this Article, Tenant
shall pay the difference within ten (10) days after Owner furnishes Tenant with
a statement therefor.

 

D.                       If the Base
Year Taxes ultimately are less than the Real Estate Taxes initially imposed
upon the Land and Building for the Base Year, Tenant shall pay Owner, promptly
upon demand, any additional amount thereby payable pursuant to subdivision (B)
for all applicable Subsequent Years. Any additional rent for increased Real
Estate Taxes shall be paid by Tenant as provided herein notwithstanding that Tenant
may be exempt, in whole or in part, from the payment of any taxes by reason of
Tenant’s diplomatic or exempt status or for any other reason whatsoever.

 

14

 

E.                         If Owner
receives any refund of Real Estate Taxes for any Subsequent Year for which
Tenant has made a payment pursuant hereto. Owner shall (after deducting from
such refund all expenses, including attorneys’ fees incurred in connection
therewith) pay Tenant, if not in default hereunder, Tenant’s Share of the net
refund. Tenant also shall pay Owner Tenant’s Share of all reasonable expenses
incurred by Owner for any successful or unsuccessful attempt to reduce any
assessed valuation of the Land and/or the Building.

 

F.                         If any
Subsequent Year is only partially within the term of this lease, all payments
pursuant hereto shall be appropriately prorated, based upon the portion of the
Subsequent Year which is within the term. Tenant’s obligation to make the
payments required by paragraphs B, C, D and E of this Article shall survive the
expiration date or any sooner termination of this lease, and Owner’s obligation
to make the payments required by paragraph E of this Article shall survive the
expiration date or any sooner termination of this lease.

 

F.                         In no event
shall the fixed rent ever be reduced by operation of this Article. The rights
and obligations of Owner and Tenant under the provisions of this Article shall
survive the termination of this Lease, and payments shall be made pursuant to
this Article notwithstanding the fact that an escalation statement is furnished
to Tenant after the expiration or other termination of the term of this lease.

 

43.                  Intentionally
deleted.

 

44.                  Intentionally
deleted.

 

45.                  EXPENSE
ESCALATION.

 

A.                      For the
purposes of this Article, the following words and terms shall have the
following meanings:

 

(1)                     The term “Base
Year” shall mean the period from January 1st through December 31st of the
calendar year 2007.

 

(2)                     The term “Operating
Year” shall mean each calendar year commencing January 1st and ending December
31st after the Base Year, which includes any part of the term of this lease.

 

(3)                     The term “Tenant’s
Share” shall mean One Point One Seven (1.17%) Percent.

 

(4) “Expenses”
shell mean any or all expenses (and taxes thereon, if any) incurred by Owner in
connection with the operation and maintenance of the Building and the services
provided to the tenants of the Building, including, without limitation, the
costs and expenses incurred as a result of Owner’s compliance with any of its
obligations hereunder, the costs and expenses with respect to: steam, gas and
any other fuel or utilities; water rates and sewer rents; air conditioning for
areas other than those leased to individual tenants; heating and related
ventilation; electricity as indicated by meter for areas other than those
leased to individual tenants, or if there be no meter, as determined by Owner’s
Electrical Consultant whose determinations shall be binding on Owner and
Tenant; elevators and escalators; metal, elevator cab, lobby, plaza, sidewalk,
curb and other public area maintenance and cleaning; interior and exterior
landscaping and decoration; painting of non-tenant areas; window cleaning;
building standard cleaning service supplied to tenants by Owner; the purchase
price or rental cost, as applicable, of all building and cleaning supplies,
tools, materials, machinery and equipment; depreciation of hand tools and other
movable equipment used in the operation or maintenance of the Land and
Building; fire, extended coverage, boiler and machinery, sprinkler apparatus,
public liability and property damage, loss of rental, fidelity and plate glass
insurance and any other insurance required by the holder of any mortgage or
ground lease covering the Land and/or

 

15

 

Building or customarily
carried with respect to buildings similar to the Building; wages, salaries,
bonuses, disability benefits, hospitalization, medical, surgical, union and
general welfare benefits (including group life insurance), any pension,
retirement or life insurance plan and other benefit or similar expense
respecting employees of the Owner up to and including the level of building
manager, uniforms and working clothes of such employees and the cleaning and
replacement thereof; expenses imposed on the Owner pursuant to law or to any
collective bargaining agreement with respect to such employees; workmen’s
compensation insurance, payroll, social security, unemployment and other
similar taxes with respect to such employees; salaries of bookkeepers and
accountants; professional and consulting fees, including legal and accounting
fees; charges for independent contractors performing work included within the
definition of Expenses; association fees or dues (limited to those of The Real
Estate Board of New York, Inc. and the Realty Advisory Board on Labor
Relations, Inc.); Building stationery; guards, watchmen, and other security
personnel services and/or systems; directory; Building telephone(s); repairs,
replacements and improvements which are necessary or appropriate for the
continued operation of the Building as a first-class office building; and
management fees for the management of the Building, or if no managing agent is
employed by Owner, a sum in lieu thereof and identified as such upon the books
of Owner which is not in excess of the then prevailing rates for management
fees in the Borough of Manhattan for first-class buildings similar and
similarly located to the Building.

 

The following
costs and expenses shall be excluded or deducted, as appropriate, from the
foregoing costs and expenses:

 

(1)                     the cost of
electricity, if any, furnished to the demised premises and other space leased
to tenants as measured by meters, or if there by no meter, as determined by Owner’s
Electrical Consultant;

 

(2)                     leasing
commissions;

 

(3)                     salaries for
Owner’s executives above the grade of building manager;

 

(4)                     amounts
received by Owner through proceeds of insurance to the extent the proceeds are
compensation for expenses which were previously included in Expenses hereunder;

 

(5)                     cost of
repairs or replacements incurred by reason of fire or other casualty or
condemnation to the extent to which Owner is compensated therefore through
proceeds of insurance or condemnation award;

 

(6)                     advertising
and promotional expenditures other than for prospective building employees of
the Owner (which expenditures shall be included within the definition of
Expenses);

 

(7)                     Taxes;

 

(8)                     costs for
performing Owner’s Work for any individual tenant or for performing work or
furnishing services to or for individual tenants at such tenant’s expense;

 

(9)                     expenditures
for capital improvements except those which under generally applied real estate
practice are expensed or regarded as deferred expenses and except that if Owner
shall purchase any item of capital equipment or make any capital expenditures
designed to result in savings or reductions in Expenses, then the costs for
same shall be included in Expenses. The costs of such capital equipment or
capital expenditures are to be included in Expenses for the year (Base Year or
Operating Year) in which the costs are incurred and subsequent years, on a
straight line basis, to the extent that such items are amortized over such
period of time as reasonably can be estimated as the time in which such savings
or reductions in Expenses are expected to equal Owner’s cost for such capital
equipment or capital expenditure, with interest at an annual rate of Three (3)
per centum over Prime Rate. If Owner shall lease any such item of capital
equipment designed to result in savings or reductions in Expenses, then the
rentals and other costs paid pursuant to such leasing shall be included in
Expenses for the year

 

16

 

(Base Year or Operating
Year) in which they were incurred.

 

(10)               payments on account
of rent under a ground lease (if any) of the Land and/or Building and on
account of or under any mortgage on the Land and/or Building and the costs and
expenses of refinancing same.

 

B.                        If the
Expenses for any Operating Year exceed the Expenses for the Base Year, Tenant
shall pay to Owner as additional rent for such Operating Year a sum equal to
Tenant’s Share of the amount by which the Expenses for such Operating Year
exceed the Expenses for the Base Year (“Tenant’s Expense Payment”).

 

C.                        Owner
shall have the right to furnish Tenant for each Operating Year an Escalation
Statement (subject to revision as hereinafter provided) setting forth Owner’s
estimate of Tenant’s Expense Payment for such Operating Year. Tenant shall
thereupon pay to Owner on the first day of each month during such Operating
Year an amount equal to one-twelfth (1/12) of Owner’s estimate of Tenant’s
Expense Payment for such Operating Year. If Owner shall furnish such estimate
for an Operating Year after the commencement of such year then (a) until the
first day of the month following the month in which such estimate is furnished
to Tenant, Tenant shall pay to Owner on the first day of each month an amount
equal to the monthly sum payable by Tenant to Owner under this Article for the
last month of the preceding Operating Year, (b) Owner shall notify Tenant in
the Escalation Statement containing such estimate whether the installments of
Tenant’s Expense Payment previously paid for such Operating Year were more or
less than the installments which should have been paid for such Operating Year
pursuant to such estimate and (i) if there shall be an underpayment, Tenant
shall pay the amount thereof within ten (10) days after being furnished with
such Escalation Statement or (ii) if there shall be an overpayment, Tenant
shall be entitled to a credit in the amount thereof against subsequent payments
under this Article and (c) on the first day of the month following the month in
which such estimate is furnished to Tenant and monthly thereafter for the
balance of such Operating Year. Tenant shall pay to Owner an amount equal to
one-twelfth (1/12) of Tenant’s Expense Payment as shown on such estimate. Owner
may at any time and from time to time (but not more often than one (1) time in
any Operating Year) furnish to Tenant an Escalation Statement setting forth
Owner’s revised estimate of Tenant’s Expense Payment for a particular Operating
Year and Tenant’s Expense Payment for such Operating year shall be adjusted and
paid or credited, as applicable, in the same manner as provided in the
preceding sentence.

 

D.                       Alter the
end of each Operating Year, Owner shall submit to Tenant an annual Escalation
Statement prepared by Owner setting forth the Expenses for the preceding
Operating Year and the balance of Tenant’s Expense Payment. If such annual
Escalation Statement shall show that the sums paid by Tenant under this Article
exceeded Tenant’s Expense Payment for such Operating Year, Tenant shall be
entitled to a credit in the amount of such excess against subsequent payments
under this Article. If such annual Escalation Statement shall show that the
sums paid by Tenant were less than Tenant’s Expense Payment for such Operating
Year, Tenant shall pay the amount of such deficiency to Owner within ten (10)
days after being furnished with such annual Escalation Statement.

 

E.                         The
annual Escalation Statement with respect to Expenses to be furnished by Owner
as provided above shall be in reasonable detail but need not be audited or
certified by accountants. Owner may use operating cost allocations and
estimates if such allocations or estimates are required for this Article. The
Escalation Statement thus furnished to Tenant shall constitute a final determination
as between Owner and Tenant of the expenses for the periods represented
thereby. Tenant shall be entitled, upon request, to be furnished by Owner with
reasonable supports for items included as expenses by Owner, but shall not be
entitled to withhold or delay any payments due pursuant to this article by
reason of such request.

 

F.                         Tenant
shall pay to Owner within ten (10) days of demand, as additional rent, any
occupancy tax or rent tax now in effect or hereafter enacted, which Owner is
now or hereafter required to pay with respect to the demised premises or this
Lease.

 

17

 

G.        If the date of the
expiration or other termination of this lease shall be a day other than the
last day of an Operating Year, then Tenant’s Expense Payment for such partial
year shall be equitably adjusted taking into consideration the portion of such Operating
Year falling within the term. Owner shall, as soon as reasonably practicable,
cause an Escalation Statement with respect to Expenses for the Operating Year
in which the term expires to be prepared and furnished to Tenant.

 

H.        In no event shall the
fixed rent ever by reduced by operation of this Article. The rights and
obligations of Owner and Tenant under the provisions of this Article shall
survive the termination of this lease, and payments shall be made pursuant to
this Article notwithstanding the fact that an Escalation Statement is furnished
to Tenant after the expiration or other termination of the term of this lease.

 

46.      NO WAIVER.

 

Supplementing
Article 25:

 

Owner’s failure
timely or at all to render any bill, statement or other demand for payment of
any rents, fees, expenses, costs, or other sums of any kind whatsoever which
may become due from Tenant pursuant to any of the provisions of this lease or
by operation of law or in equity, including, but not limited to, any of the
cost or expense statements referred to in Articles 42, 43, 44 and 45 of this
lease with respect to any year, including, without limitation thereto, any Base
Year, Subsequent Year, Comparison Year, Operating Year or any other year, shall
not prejudice Owner’s right at any time thereafter to render such bill,
statement or other demand with respect thereto. The foregoing shall be deemed
to constitute an express waiver by Tenant of any limitation or bar to any claim
by Owner arising hereunder pursuant to any statute of limitation, equitable
doctrine of laches, or any other or similar legal limitation or proscription.

 

47.      INDEMNIFICATION AND LIABILITY OF OWNER.

 

A.       Tenant shall not do or
permit any act or thing to be done upon the demised premises which may subject
Owner, Owner’s partners or agents to any liability or responsibility for injury
or damage to persons or property or to any liability by reason of any violation
of law or of any legal requirement of a public authority, but shall exercise
such control over the demised premises as to fully protect Owner, its partners
and agents against such liability.

 

B.        Tenant shall indemnify and
save harmless Owner, its partners and agents against and from any and all
claims (i) arising from (x) the conduct of business in or management of the
demised premises or (y) any work or thing whatsoever done, or any condition
created, or accident, injury or damage caused to any person or property in or
about the demised premises during the term of this lease or during the period
of time prior to the date of this lease that Tenant may have been given access
to the demised premises, or (ii) arising from any act, omission or negligence
of Tenant or any of its subtenants or licensees or its or their employees, and
liabilities (including, without limitation, reasonable attorney’s fees and
disbursements) incurred in or in connection with each such claim or action or
proceeding brought thereon, and the defense thereof. In case any action or
proceeding be brought against Owner, its partners or agents by reason of any
such claim. Tenant, upon notice from Owner, shall resist and defend such action
or proceeding by counsel satisfactory to Owner. Tenant shall keep Owner fully
apprised at all times of the status of such defense. The foregoing shall not be
deemed to require Tenant to indemnity Owner with respect to claims arising from
Owner’s negligence or breach of Owner’s obligations under this lease.

 

18

 

C.        Tenant shall look only to
Owner’s estate and interest in the Building for the satisfaction of Tenant’s
remedies for the collection of any judgment (or other judicial process)
requiring the payment of money by Owner in the event of any default by Owner
under this lease, and no other property or other assets of Owner shall be
subject to levy, execution or other enforcement procedure for the satisfaction
of Tenant’s remedies under or with respect to this lease, the relationship of
Owner and Tenant hereunder or Tenant’s use and occupancy of the demised premises.
Neither the members, partners, shareholders, directors nor officers of Owner
nor of Owner’s agents (the “Parties”) shall be liable for the performance of
Owner’s obligations hereunder. Tenant shall not make any claims against nor
seek damages from any of the Parties, nor shall Tenant look to the property or
assets of any of the Parties in seeking either to enforce Owner’s obligations
under this lease or to satisfy a judgment for Owner’s failure to perform such
obligations.

 

48.      SUBMISSION TO JURISDICTION,
ETC.

 

This lease shall
be deemed to have been made in New York County, and shall be construed in
accordance with the laws of the State of New York. All actions or proceedings
relating, directly or indirectly, to this lease shall be litigated only in the
courts located within the County of New York. Tenant, any guarantor of the
performance of its obligations hereunder (“Guarantor”) and their successors and
assigns hereby subject themselves to the jurisdiction of any state or federal
court located within such county, waive the personal service of any process
upon them in any action or proceeding therein and consent that such process may
be served by certified or registered mail, return receipt requested, directed
to the Tenant and any successor at Tenant’s address hereinabove set forth, to
Guarantor and any successor at the address set forth in the instrument of
guaranty and to any assignee at the address set forth in the instrument of
assignment. Such service shall be deemed made two days after such process is so
mailed.

 

49.      HOLDING OVER.

 

A.       Tenant acknowledges the
extreme importance to Owner that possession of the demised premises be
surrendered, at the stated expiration and in the condition required by this
lease, at the expiration or sooner termination of this lease. Tenant agrees to
indemnify and save Owner harmless against any and all costs, claims, losses or
liabilities directly or indirectly resulting from delay by Tenant in so
surrendering the demised premises, including, without limitation, any claims
made by any succeeding tenant founded upon such delay, any loss of profit
suffered by Owner, any expenses incurred by Owner due to the cancellation or
modification of a new lease for the succeeding term, and any other extra
expenses of reletting the demised premises. The rights and obligations
hereunder and under Article 22 shall survive the termination or expiration of
this lease.

 

B.        If Tenant holds over in
possession after the expiration or sooner termination of the original term or
of any extended term of this lease, such holding over shall not be deemed to
extend the term or to renew the lease, but such holding over thereafter shall
continue upon the covenants and conditions herein set forth except that the
charge for use and occupancy of such holding over for each calendar month or
part thereof (even if such part shall be a small fraction of a calendar month)
shall be the sum of:

 

(a)       1/12 of the highest annual
rent set forth in Article 41 of this lease, times 1.5 during the first (30)
days following the termination of this lease, then 1/12 of the highest annual
rent set forth in Article 41 of this lease times 2.0; plus

 

(b)       1/12 of all other items of
annual additional rent, which annual additional rent would have been payable
pursuant to this lease had this lease not expired; plus

 

19

 

(c)       those other items of
additional rent (not annual additional rent) which would have been payable
monthly pursuant to this lease, had this lease not expired;

 

which total sum Tenant
agrees to pay Owner promptly upon demand, in full, without set-off or
deduction. Neither the billing nor the collection of use and occupancy in the
above amount shall be deemed a waiver of any right of Owner to collect damages
after the expiration or sooner termination of this lease.

 

C.        In the event that Owner
shall have collected any such charges for use and occupancy from Tenant as
provided in paragraph B of this Article and shall additionally seek and collect
damages from Tenant for such holding over pursuant to paragraph A of this
Article, the amount of such charges for use and occupancy in excess of 1.0
times the highest annual rent set forth in Article 41 of this lease shall be
credited against and reduce the amount of any such damages awarded to or
collected by Owner.

 

50.      LIMITATION ON RENT;
EXTENSION OF TERM.

 

A.       If at the commencement of,
or at time during the term of this lease, the rent reserved in this lease is
not fully collectible by reason of any Federal, State, County or City law,
proclamation, order or regulation, or direction of a public official or body
pursuant to law, Tenant agrees to take such lawful and reasonable steps as
Owner may request to permit Owner to collect the maximum which may be legally
permissible from time to time during the continuance of such legal rent
restriction (but not in excess of the amounts reserved therefore under this
lease). In the event such steps shall impose any cost or expense upon Tenant,
the same shall be reimbursed by Owner, providing, however, that to the extent
Tenant shall have control over such expenses, such expenses shall be reasonable
and be actually incurred. Upon the termination of such legal rent restriction,
Tenant shall pay to Owner, to the extent permitted by law, an amount equal to
(a) the rents which would have been paid pursuant to this lease but for such
legal rent restriction less (b) the rents paid by the Tenant to Owner during
the period such legal rent restriction was in effect.

 

B.        If at the commencement of,
or at time during the term of this lease, the term thereof may be subject to
extension at the option of Tenant by reason of any Federal, State, County or
City law, proclamation, order or regulation, or direction of a public official
or body pursuant to law. Tenant agrees to take such lawful and reasonable steps
as Owner may request to permit Owner to collect the maximum rent, additional
rent and/or other charges which may be legally collected by Owner from time to
time during the continuance of such period of legal lease extension. In the
event such steps shall impose any cost or expense upon Tenant, the same shall
be reimbursed by Owner, providing, however, that to the extent Tenant shall
have control over such expenses, such expenses shall be reasonable and be actually
incurred. Upon the termination of such period of legal lease extension. Tenant
shall pay to Owner, to the extent permitted by law, an amount equal to (a) the
rents which would have been paid pursuant to the terms upon which Owner would
otherwise have leased the demised premises during the period of such legal
lease extension but for such legal lease extension less (b) the rents paid by
Tenant to Owner during the period such legal lease extension was in effect.
This obligation shall survive for the period of six (6) years following the
expiration or sooner termination of this lease.

 

51.      BROKERAGE.

 

Owner and Tenant
warrant and represent to each other that they have had no dealings with any
broker or agent other than Grubb & Ellis
New York, Inc. and Staubach Retail (the “Brokers”) in connection with this
lease and covenant and agree to hold harmless and indemnify each other from and
against any and all costs, expenses or liability for any compensation,
commissions, fees and charges claimed by any broker or agent other than the
Brokers with respect to this lease or the negotiation thereof arising out of
either’s acts. The obligation

 

20

 

contained in this Article
shall survive the expiration or earlier termination of this lease. Owner shall
be solely responsible for the payment of all fees or commissions due to said
Brokers in connection with this lease pursuant to Owner’s separate agreement
with said Brokers.

 

52.                 LEASE NOT
BINDING UNLESS EXECUTED AND DELIVERED; NO RECORDING.

 

It is specifically
understood and agreed that this lease is offered to Tenant for Tenant’s
signature, and that Tenant has hereunto affixed his signature with the
understanding that this lease shall not in any way bind Owner until such time
as the same has been approved and executed by Owner and delivered to Tenant.
The parties hereby agree that this lease shall not be recorded.

 

53.      CONDITIONAL LIMITATION.

 

In the event
Tenant shall default beyond the expiration of any applicable grace or cure
period in the payment of the rent reserved herein, or of any item of additional
rent herein mentioned, or any part of either, or in making any other payment
herein required for a total of two (2) months, whether or not consecutive, in
any calendar year, and Owner shall have served upon Tenant a petition and a
notice of petition to dispossess Tenant by summary proceedings, then,
notwithstanding that such defaults shall have been cured prior to the entry of
a judgment against Tenant, any further similar default shall be deemed to be
deliberate and Owner may serve a written five (5) days’ notice of cancellation
of this lease upon Tenant, and upon the expiration of said five (5) days, this
lease and the term thereunder shall end and expire as fully and completely as
if the expiration of such five (5) day period were the day herein definitely
fixed for the end and expiration of this lease and the term thereof, and Tenant
shall then quit and surrender the demised premises to Owner, but Tenant shall
remain liable as elsewhere provided in this lease.

 

54.                 AS IS; OWNER’S WORK; OWNER’S
CONTRIBUTION;

TENANT’S INITIAL CONSTRUCTION; RENT COMMENCEMENT.

 

A.       “As Is”. Tenant acknowledges that
it has inspected the demised premises and Tenant agrees to accept the demised
premises in their “AS IS” physical
condition. Owner hereby agrees to make the following contribution to Tenant’s
leasehold improvements, namely to carry out Owner’s Work (as hereinafter
defined) and to provide Owner’s Contribution (as hereinafter defined) to
Tenant. Tenant acknowledges that, save as herein provided, Owner shall not be
obligated to make any other improvements or alterations to the demised
premises.

 

B.        Owner’s Work.

 

Owner agrees to
provide, at Owner’s cost and expense, the following leasehold improvements
(collectively “Owner’s Work”) for Tenant:

 

(1)       Within thirty (30) days of
the date of the mutual execution and delivery of this lease by Owner and
Tenant, demolish (if not already done so) the leasehold improvements presently
built in the demised premises and deliver the same to Tenant vacant and in
broom clean condition.

 

(2)       Within thirty (30) days of
the mutual execution and delivery of this lease by Owner and Tenant, remove,
(if not already done so) as required by applicable laws or regulations, any
asbestos or asbestos containing materials or Hazardous Substances from the
demised premises, if any, and provide an “ACP-5” Certificate to Tenant in
connection with

 

21

 

Tenant’s Initial
Construction (as hereinafter defined).

 

(3)       Provide that all
mechanical, plumbing, and electrical systems serving the demised premises, to
the extent the same may exist as of the Lease Commencement Date, shall be in
good working order and condition at the time of Lease Commencement Date.
Nothing herein shall be deemed to limit Owner’s obligation to provide the
electrical capacity specified in Article 40 J of this lease.

 

(4)       At such time or times as
may be appropriately integrated into the performance of Tenant’s Initial
Construction, make available all necessary connection facilities from the
demised premises to the Building’s Class “E” fire alarm system, providing,
however, that all such work shall paid for by Tenant and shall be carried out
by the electrical contractor selected by Owner and/or by the manufacturer or
maintenance and service contractor retained by Owner for the Building Class’s “E”
fire alarm system.

 

(5)       Repaint the seventh floor
public hallway with Building standard paint on or before December 31, 2007.

 

C.        Owner’s
Contribution:

 

(1)       Owner agrees to contribute
up to the amount of Sixty One Thousand Five Hundred and 00/100 ($61,500.00)
dollars (such contribution being hereinafter referred to as “Owner’s
Contribution”) towards Tenant’s cost of making leasehold improvements,
including, but not limited to, hung ceilings, electrical wiring, outlets,
switches and lighting, plumbing, bathrooms, kitchens, air-conditioning unit(s)
and ductwork, walls, partitions, millwork, hardware and doors, flooring and carpeting,
painting, fire safety alarms, lights and systems, telephone and data systems,
architectural, engineering or other professional fees or expenses and
permitting costs (all such improvements shall constitute Tenant’s Changes
within the meaning of Articles 3, 4, 39 (G) and 39 (H) of this lease and are
hereinafter defined as “Tenant’s Initial Construction”).

 

(2)       Owner’s Contribution shall
be paid by Owner to Tenant in progress payments only after Owner receives proof
reasonably satisfactory to Owner and its counsel that such improvements have
actually been made and that the amounts due to labor and materialmen shall not
become a lien or charge against the demised premises or the Land or the
Building. Tenant shall submit the following documents: (i) a certificate from
Tenant’s architect requesting such progress payment which shall certify to
Owner that such portion of Tenant’s Initial Construction that has been
performed to date has been performed in a good and workmanlike manner in
accordance with the Approved Plans, (ii) receipted invoices for all labor and
materials performed as part of Tenant’s Initial Construction to date and (iii)
a waiver and/or release of all mechanic’s or materialmen’s lien(s) with respect
to the work or materials for which payment of Owner’s Contribution is being
requested. Tenant’s architect shall deliver any and all certificates requested
by Owner within three (3) business days of request therefor.

 

(3)       In the event that this
lease shall ever be terminated by reason of Tenant’s default then in that
event, in addition to any and all rights and remedies available to Owner it is
hereby agreed that the unamortized portion of any and all such Owner’s
Contribution paid by Owner to Tenant shall be repayable to Owner as additional
rent.

 

D.        Tenant’s
initial Construction.

 

(1)       Plans
and Work.

 

(a) Tenant shall
submit to Owner complete and detailed architectural, mechanical and engineering
plans and specifications showing the alterations required by Tenant to the
demised premises in order to prepare the demised premises for Tenant’s
occupancy. Such plans and specifications shall be prepared by Tenant at Tenant’s
own cost and expense, in accordance with all applicable laws, rules,
regulations and requirements of any governmental agency having jurisdiction
over the construction of the Building and/or the demised premises, and be
sufficient and in the form required to obtain any and all governmental permits
and approvals for such

 

22

 

alterations. Tenant’s
plans and specifications shall be submitted to Owner for Owner’s approval no
later than thirty (30) days following execution of this lease. Owner shall
promptly review Tenant’s plans and specifications and either approve same, or
notify Tenant, within fifteen (15) business days, of any objections or changes
thereto required by Owner. If Owner shall object thereto or require changes to
Tenant’s plans and specifications. Tenant shall within fifteen (15) business
days after such notice amend its plans and specifications in such manner and in
all respects sufficient to satisfy Owner’s objection(s) thereto and submit such
amended plans and specifications to Owner. Owner shall not unreasonably
withhold or delay approval of Tenant’s plans and specifications, saving that
approval of any component of Tenant’s plans and specifications relating to the
structure of the Building or the mechanical, utility or electrical
installations or services of the Building shall remain solely within Owner’s
discretion. Upon final approval thereof by Owner, the plans and specifications,
as approved by Owner, are hereinafter referred to as the “Approved Plans” and
all work required by the Approved Plans is hereinafter referred to as “Tenant’s
Initial Construction”.

 

(b)       Notwithstanding the
foregoing, in no event shall Owner shall be required to permit, and Tenant
shall not request, work that would: (i) require changes to structural
components of the Building or the exterior design of the Building; (ii) require
any material modification to the Building’s mechanical installations or
installations outside the demised premises; (iii) affect the proper functioning
of any of the mechanical, sanitary or other service systems of the Building;
(iv) not comply with all applicable laws, rules, regulations and requirements
of any governmental agency having jurisdiction over the construction of the
Building and/or the demised premises; (v) be incompatible with the Building
plans filed with the Department of Buildings of the City of New York or with
the occupancy of the Building as a first class office building. Owner may
require Tenant to pay Owner’s reasonable fees for review of Tenant’s plans and
specifications for such work and supervision of compliance with the
requirements of this lease in the performance of such Tenant’s Initial
Construction, which fees shall be charged against, and form a part of, Owner’s
Contribution.

 

(c)       Any changes required by any
governmental agency affecting the construction of the Building and/or the
demised premises shall not be deemed to be a violation of Tenant’s drawings,
plans and specifications or any provision of this Article, and shall be
reasonably accepted by Tenant and its architect after notice of such proposed
changes are given to Tenant and its architect and Tenant and its architect are
given a reasonable opportunity to modify the Approved Plans in accordance
therewith.

 

(2)       Permit and Approvals.

 

Prior to the
commencement of Tenant’s Initial Construction, Tenant shall have obtained, and
at all times during the performance of Tenant’s Initial Construction shall
maintain, all necessary and appropriate permits, licenses, authorizations and
approvals from all governmental authorities having or asserting jurisdiction in
connection with such construction and shall have delivered true copies thereof
to Owner.

 

(3)       Mechanic’s Liens.

 

Owner shall not,
under any circumstances, be liable to pay for any work, labor or services
rendered or materials furnished to or for the account of Tenant in respect of
Tenant’s Initial Construction, except to the extent of the payment of Owner’s
Contribution as required pursuant to paragraph C of this Article. Tenant shall
not suffer or permit any mechanic’s liens or other liens for work or materials
to attach or affect the reversionary or other estate or interest of the Owner
in or to the demised premises or the Building or any alterations, repairs or
improvements to be erected or made thereon.

 

(4)       Lease Provisions
Applicable.

 

Anything in this
Article to the contrary notwithstanding, except as herein specifically
provided, all terms and conditions of Articles 3, 4, 39 (G) and 39 (H) with
respect to Tenant’s Changes shall apply to Tenant’s Initial Construction.

 

23

 

(5)       Tenant’s Architect.

 

Any architect or
designer acting for or on behalf of Tenant shall be deemed an agent of and
authorized to bind Tenant with respect to architectural and design matters.

 

(6)       Freight Elevator Usage -
Tenant’s Initial Construction & Move-In.

 

Owner agrees not
to charge Tenant for the freight elevator usage in connection with Tenant’s
initial move into the Building upon completion of Tenant’s Initial
Construction. Owner also agrees to allow Tenant free use of the freight
elevator during the performance of Tenant’s Initial Construction for four (4)
periods each consisting of eight (8) hours during nights and weekends, such
times to be arranged with Owner upon reasonable prior notice.

 

G.        Lease Term; Lease
Commencement Date.

 

The term of the
lease shall be for five (5) years and five (5) months, and shall commence upon
satisfaction of the following conditions, namely (i) mutual execution and
delivery of this lease by Owner and Tenant, (ii) substantial completion of
Owner’s Work, and (iii) delivery of the demised premises to Tenant in vacant
condition (the “Lease Commencement Date”) and shall terminate (unless such term
shall sooner cease and expire pursuant to any of the provisions of this lease
or pursuant to law) on the last day of the calendar month occurring sixty-five
(65) months thereafter.

 

H.        Rent
Commencement/Abatement.

 

(1)       Notwithstanding the Lease
Commencement Date of the term of this lease. Tenant’s obligation for the
payment of fixed rent (but not any charges for the provision of electricity to
the demised premises or for any other additional rent) shall be abated until,
and shall not commence until the earlier of either (i) June 1, 2007 or (ii) the
date that Tenant shall have substantially completed Tenant’s Initial
Construction. The phrases “substantial completion” or “substantially completed”
shall mean that, with me exception of minor punch list items not materially
interfering with Tenant’s use of the demised premises, Tenant’s Initial
Construction shall have been completed in accordance with the Approved Plans.
In any event, Tenant’s taking of occupancy of the demised premises shall be
deemed to constitute substantial completion of Tenant’s Initial Construction.

 

(2)       In the event that Tenant
shall have taken occupancy of the demised premises prior to May 1, 2007 such
period of time between the date of taking occupancy and May 1, 2007 shall be
herein defined as the “Abatement Period”. It is further understood and agreed
that during the Abatement Period, Tenant shall be subject to all the other
terms, covenants and conditions including, but not limited to, Tenant’s
obligation to pay for electricity consumption, escalations, and any other
charges provided for in this lease. It is further understood that the benefit
of the Abatement Period herein provided is subject to Tenant not being in
material default in any of the terms, covenants and conditions of this lease

 

I.         “ADA” Access.

 

Tenant
acknowledges and agrees that the pre-existing entrance doors to the existing
toilets and the toilet stalls therein originally constructed and presently
existing on the floor of the Building on which the demised premised are located
may not have entrance doors and/or toilet stalls that are sufficiently wide to
accommodate persons in wheelchairs in material compliance with Title III of the
Americans with Disabilities Act of 1990 (the “ADA”), and that the widening of
such entrance doors and/or toilet stalls may not be readily achievable having
regard to the existing architectural limitations of the Building. Tenant agrees
that if Tenant requires one or more bathroom(s) on such floor of the Building
having an entrance sufficiently wide to accommodate wheelchairs, then, in that
event. Tenant shall plan for, design and construct such additional bathroom(s)
within the demised premises as part of Tenant’s Initial Construction.

 

24

 

J.         Supplementing Article 24
of this lease, Tenant shall have immediate access to the demised premises
following execution of this lease and prior to the Lease Commencement Date
specified in paragraph G of this Article hereof for the purposes of Tenant’s
Initial Construction, notwithstanding that Owner may not have completed Owner’s
Work as specified in paragraph B of this Article, provided that such access shall
not interfere with or delay Owner’s Work.

 

K.        Supplementing Articles 3,
39 G (3), and Section 6 of the Building Standards and Regulations and Paragraph
D (4) of this Article, Owner hereby pre-approves StructureTone, Inc., as Tenant’s
selected contractor for Tenant’s Initial Construction. Owner further waives the
10% fee for supervision of Tenant’s Initial construction and also waives the
right to require any performance or completion bond from StructureTone, Inc.

 

55.                 GOVERNMENTAL
REGULATIONS.

 

If, at any time
during the term of this lease, Owner expends any sums for alterations or
improvements to the Building, which alterations or improvements are made in
compliance with any law, ordinance or governmental regulation enacted or taking
effect after the Lease Commencement Date, Tenant shall pay to Owner, as
additional rent, the same percentage of such cost as is set forth in the
provision of this lease which requires Tenant to pay increases in Real Estate
Taxes, within ten (10) days after demand therefor. If, however, the cost of
such alteration or improvement is one which is required to be amortized over a
period of time pursuant to applicable governmental regulations, Tenant shall
pay to Owner, as additional rent, during each year in which occurs any part of
the lease term, the above stated percentage of the annual amortization of the
cost of any alteration or improvement made. For the purposes of this Article,
the cost of any alteration or improvement made shall be deemed to include the
cost of preparing any necessary plans, including, without limitation thereto,
professional and legal fees, and the fees for filing such plans.

 

56.                 GENERAL
LIABILITY/PROPERTY DAMAGE INSURANCE.

 

A.       Tenant, at its cost and
expense, shall secure and maintain through the term hereof:

 

(1)       Comprehensive general
public liability insurance covering general liability to the public for injury
or death in an amount of not less than Three Million ($3,000,000) Dollars in
respect of any one accident and property damage in an amount not less than
Three Million ($3,000,000) Dollars covering the demised premises;

 

(2)       All necessary workmen’s
compensation insurance covering all persons employed by Tenant in and about the
demised premises;

 

(3)       Such other insurance in
such amounts as may from time to time be reasonably required by Owner against
other hazards which at the time are commonly insured against with regard to
premises similarly situated, due regard being given to the character of the
Building, its use and occupancy.

 

B.        Tenant shall not violate
or permit to be violated any of the conditions or provisions of any insurance
policy required hereby and shall so perform and satisfy the requirements of the
companies writing such policies in order that at all times such companies shall
be willing to write and/or continue such insurance; in the event of any
violation or attempted violation of the provisions of this section, Tenant
shall take steps, immediately upon knowledge of such violation or attempted
violation, to remedy or prevent the same, as the case may be.

 

25

 

C.        All insurance policies
provided for in this Article or elsewhere in this lease shall name Owner as an
additional insured and shall be effected under valid and enforceable policies
issued by insurers of recognized responsibility which are licensed to do
business in the State of New York and which have been approved by Owner, such
approval not to be unreasonably withheld. Original certificates evidencing the
issuance of such policy or policies, together with evidence of the payment of
premiums, shall be delivered to Owner on or before any use, occupancy or
possession of the demised premises or prior to the commencement of the term of
this lease, whichever is sooner, and, thereafter, not later than fifteen (15)
days prior to the expiration dates of expiring policies furnished pursuant to
this Article.

 

D.        Tenant shall maintain in
all insurance policies required hereunder, and shall cause any permitted
subtenant of the demised premises to maintain in similar policies, provisions
to the effect that such policies shall not be invalidated should the insured
waive, in writing, prior to a loss, any or all right of recovery against any
party for any loss occasioned by a casualty which is an insured risk under such
policies. Tenant hereby waives, and agrees to cause any permitted subtenant of
the demised premises to execute and deliver to Owner written instruments
waiving, any right of recovery against Owner and any employees, agents or contractors
of Owner for any loss occasioned by any casualty which is an insured risk under
such policies. Tenant, or any permitted subtenant of the demised premises, as
the case may be, shall look solely to the proceeds of such insurance to
compensate Tenant or such permitted subtenant for any loss occasioned by any
casualty.

 

E.        Tenant further covenants
and agrees to notify Owner in writing at least fifteen (15) days prior to the
termination or cancellation date of any of the policies of insurance set forth
above. If such premiums shall not be so paid and/or the policies therefor shall
not be so delivered, Owner may procure and/or pay for the same and the amounts
so paid for by Owner, with interest thereon at the rate of One and One-half
(1.50%) percent above Citibank’s Prime Rate from the time of payment, shall be
added to the installment of monthly rent becoming due on the first day of the
next succeeding month and shall be collected as additional rent.

 

57.                 AIR
CONDITIONING/ELECTRICAL USAGE.

 

A.       Owner represents that the
Building and the demised premises are not served by a central
air-conditioning/cooling and ventilating system but that the demised premises
are to be individually served by their own air-conditioning unit to be
installed by Owner. Owner agrees to install, at Owner’s cost and expense, one
(1) new, water cooled, floor standing, air-conditioning unit of seven and one
half (7.5) tons capacity (hereinafter the “Air-conditioning Equipment”) to
serve the demised premises, such unit to be selected by Owner and to be
installed by Owner at Owner’s cost and expense, in, on or about the demised
premises. Tenant agrees and acknowledges, however, that the demised premises
are hereby leased to Tenant and accepted by Tenant “as is” and in an unfinished
condition and without ductwork or related systems and controls within the
demised premises required to distribute air-conditioned air from the
Air-conditioning Equipment to and within the demised premises. Tenant agrees
and acknowledges that it is Tenant’s sole responsibility, at Tenant’s sole cost
and expense, to design, construct and install all necessary air-conditioning
ductwork and related controls and systems necessary to distribute
air-conditioned air from such new Air-conditioning Equipment from, to and within
the demised premises and to connect same to the Air-conditioning Equipment in
or about the demised premises. Tenant shall utilize and directly pay for the
air-conditioning contractor and mechanical engineer selected by Owner in
connection with the foregoing work. Subject to all of the provisions of this
lease, air-conditioning shall be furnished to Tenant during the season and
during the times specified in Article 29 (e) of this lease. All electricity
consumed by the use or operation of the Air-conditioning Equipment shall
constitute electricity furnished by Owner to Tenant pursuant to the provisions
of Article 40 of this lease.

 

26

 

B.        Owner shall supply
air-conditioning to the demised premises from 8:00 a.m. to 6:00 p.m. on
business days during the cooling season specified in Article 29 (e) of this
lease (May 15th through September 30th and hereinafter referred to as the “Cooling
Season”). Tenant shall, however, have the option to purchase additional air-conditioning
service to the demised premises after the stated hours and on Saturdays,
Sundays and holidays during the Cooling Season and at any time outside of the
Cooling Season, at Owner’s standard Building charges therefor.

 

C.        Tenant shall, throughout
the term of this lease, take good care of the Air-conditioning Equipment and
shall observe and comply with all rules and regulations prescribed by Owner for
the operation thereof, including, but not limited to, rules and regulations
requiring the proper use of shades and/or blinds to reduce sunload and the
closing of doors and windows to maintain the efficiency of the heating,
ventilating and air-conditioning systems of the demised premises and the
Building. Tenant shall make no changes to the Air-conditioning Equipment
without Owner’s prior written consent. Tenant shall maintain throughout the
term of this lease a service and maintenance contract with respect to the
Air-conditioning Equipment to provide regular maintenance of the
Air-conditioning Equipment as designated and arranged for by Owner at Tenant’s
expense. Tenant shall be solely responsible for any costs of repair or
replacement of the Air-conditioning Equipment not covered by said service and
maintenance contract. Tenant shall pay for any refrigeration and/or
air-conditioning permit fees required with respect to the Air-conditioning
Equipment imposed or assessed by the Fire Department of the City of New York,
or other governmental agencies having jurisdiction thereover.

 

D.        Tenant shall not install
or operate any window air conditioning unit or window fan unit without first
obtaining Owner’s written consent.

 

58.                 UNCOLLECTIBLE
FUNDS.

 

In the event that
Tenant shall make any payments due hereunder by ordinary check, and, on at
least two (2) occasions, such checks shall be returned for insufficient funds
or uncollected funds, or the account being closed, Owner shall not thereafter
be obligated to accept any payment from or on behalf of Tenant other than in
the form of certified check, official bank check or cash. In the event any
payment made by Tenant to Owner shall be returned for any of the above reasons,
there shall be an additional charge to Tenant of such amount as may from time
to time be fixed by Owner for returned checks.

 

59.                 RESTRICTIONS
ON SIGNS.

 

No lettering,
sign, advertisement, notice or object shall be displayed in or on the windows
or doors, or on the outside of the Building or the demised premises, where the
same might be visible outside of the Building or demised premises, except that
the name of the Tenant may be displayed on or next to the entrance door of the
demised premises, subject to the approval of the Owner as to the size,
material, color, style and location of such display. Owner may require that the
inscription of the name of the Tenant on or next to the door of the demised
premises be done by Owner at the expense of Tenant. Tenant shall be entitled,
at Owner’s cost, to have a reasonable number of names placed in the Building’s
directory upon the initial taking of possession of the demised premises by
Tenant; thereafter, changes in such directory listings shall be made by Owner
at Tenant’s expense.

 

27

 

60.                 NOTICE TO
SUPERIOR LESSORS AND MORTGAGEES.

 

A.       The ground and underlying
leases and mortgages referred to in Article 7, to which this lease is now or
may hereinafter be subject and subordinate, are hereinafter sometimes called “superior
leases” and “superior mortgages”, respectively, and the lessor of a lease or
its successor in interest at the time referred to is hereinafter sometimes
called the “lessor” of such superior lease. No prepayment of more than one
month’s fixed rent shall be valid or binding upon the holder of a superior
mortgage or the lessor of a superior lease unless expressly approved in writing
by such holder or lessor.

 

B.        In the event of any act or
omission of Owner which would give Tenant the right, immediately or after lapse
of a period of time, to cancel or terminate this lease, or claim a partial or
total eviction, Tenant shall not exercise such right (i) until it has given
written notice of such act or omission to the holder of each superior mortgage,
and the lessor of each superior lease, whose name and address shall have
previously been furnished to Tenant in writing, and (ii) unless such act or
omission shall be one which is not capable of being remedied by Owner or such
mortgage holder or lessor within a reasonable period of time, until a
reasonable period for remedying such act or omission shall have elapsed
following the giving of notice and following the time when such holder or
lessor shall have become entitled under such superior mortgage or superior
lease, as the case may be, to remedy the same (which reasonable period shall in
no event be less than the period to which Owner would be entitled under this
lease or otherwise, after similar notice, to effect such remedy), provided such
holder or lessor shall with due diligence give Tenant written notice of its
intention to, and thereafter commence and continue to, remedy such act or
omission.

 

C.        If the lessor of a
superior lease or the holder of a superior mortgage shall succeed to Owner’s
estate in the Building or the rights of Owner under this lease, whether through
possession or foreclosure action or delivery of a new lease or a deed or
otherwise, then Tenant shall attorn to and recognize such successor owner as
Tenant’s owner under this lease, and shall promptly execute and deliver any
instrument that such successor owner may reasonably request to evidence such
attornment. Tenant hereby waives any right Tenant may have under any present or
future law to terminate this lease or surrender the demised premises by reason
of the institution of any proceeding to terminate a superior lease or action to
foreclose a superior mortgage and this lease shall not be affected by any such
proceeding or action.

 

D.        If in connection with the
procurement, continuation or renewal of any financing for which the Land and/or
the Building or the interest of the lessee therein under a superior lease, if
any, represents collateral in whole or in part, an institutional lender shall
request reasonable modifications of this lease as a condition of such
financing. Tenant shall not withhold its consent thereto provided that such
modifications do not materially increase the obligations of Tenant under this
lease or materially and adversely affect any rights of Tenant under this lease.

 

61.                 ASSIGNMENT
AND SUBLETTING.

 

Supplementing the
provisions of Article 11:

 

A.       Except as expressly provided
in this Article, Tenant shall not without, in each instance, obtaining the
prior consent of Owner, assign or otherwise transfer this lease or the term and
estate hereby granted, sublet all or any part of the demised premises or allow
the same to be used or occupied by others in violation of the terms of this
lease, or mortgage, pledge or encumber this lease or all or any part of the
demised premises in any manner by reason of any act or omission on the part of
the Tenant. Tenant agrees to furnish Owner upon demand at any time and from
time to time such information and assurances as Owner may reasonably request
that neither Tenant, nor any subtenant, shall have violated the provisions of
this Article.

 

28

 

B.        Any permitted assignment
or transfer shall not be effective unless and until the assignee shall execute,
acknowledge and deliver to Owner a recordable agreement, in form and substance
reasonably satisfactory to Owner, whereby the assignee shall assume the
obligations and performance of this lease and agree to be personally bound by
all of the covenants, agreements, terms, provisions and conditions hereof on
the part of the Tenant to be performed or observed on or after the effective
date of any such assignment, and agree that the provisions of this Article
shall, notwithstanding such assignment or transfer, continue to be binding upon
it in the future. Tenant covenants that, notwithstanding any assignment or
transfer, whether or not in violation of the provisions of this lease, and
notwithstanding the acceptance of fixed annual rent by Owner from an assignee
or transferee or any other party, Tenant shall remain fully and primarily and
jointly and severally liable for the payment of the fixed annual rent and all
additional rent due and to become due under this lease and for the performance
and observance of all of the covenants, agreements, terms, provisions and
conditions of this lease on the part of Tenant to be performed or observed.

 

C.        The liability of Tenant,
and the due performance by Tenant of the obligations on his part to be
performed under this lease, shall not be discharged, released or impaired in
any respect by an agreement or stipulation made by Owner or any grantee or
assignee of Owner, by way of mortgage or otherwise, with a third party,
extending the time of,  or
modifying any of the obligations contained in this lease, or by any waiver or
failure of Owner to enforce any of the obligations on Tenant’s part to be
performed under this lease, and Tenant shall continue to be liable hereunder,
except that if any such agreement or modification operates to increase the
obligations of the Tenant under this lease, the liability under this Article of
Tenant or of any of his successors in interest (unless such party shall have
expressly consented in writing to such agreement or modification), shall
continue to be no greater than if such agreement or modification had not been
made.

 

D.        If this lease is then in
full force and effect and Tenant shall desire to assign or otherwise transfer
this lease or to sublet the whole or any part of the demised premises. Tenant
shall submit to Owner a written request for Owner’s consent to such assignment
or subletting, which request shall contain or be accompanied by the following
information: (i) the name and address of the proposed assignee or subtenant;
(ii) the terms and conditions of the proposed assignment or subletting; (iii)
the nature and character of the business of the proposed assignee or subtenant
and of its proposed use of the demised premises; and (iv) current financial
information and such other information Owner may reasonably request with
respect to the proposed assignee or subtenant. Owner may then, by notice to
such effect given to Tenant within thirty (30) days after receipt of Tenant’s
request for consent and of such further information as Owner may have requested
pursuant to clause (iv) above, terminate the lease on a date to be specified in
said notice (the “Termination Date”) which shall be not earlier than one day
before the effective date of the proposed assignment or subletting or later
than sixty-one (61) days after said effective date. Tenant shall then vacate
and surrender the demised premises on or before the Termination Date. Owner
shall be free to, and shall have no liability to Tenant if Owner should, lease
the demised premises to Tenant’s prospective assignee or subtenant. If such
notice is not given by Owner and/or if Owner does not respond to Tenant’s
request to assign or sublease. Owner shall be deemed to have refused to
exercise its option to cause a surrender of the demised premises.

 

E.        If Owner shall not
exercise its right to terminate this lease pursuant to paragraph D hereof,
Owner shall not unreasonably withhold or delay its consent to an assignment of
this lease or to a subletting of the whole of the demised premises for
substantially the remainder of the term of this lease, provided:

 

(i)        Tenant is not then in
material default hereunder beyond the time provided to cure such default.

 

(ii)       Tenant shall furnish Owner
with the name and business address of the proposed subtenant or assignee,
information with respect to the nature and character of the proposed subtenant’s
or assignee’s business or activities, such references and current financial
information with respect to the net worth, credit and financial responsibility
as are reasonably satisfactory to

 

29

 

Owner, and an executed
counterpart of the sublease or assignment agreement.

 

(iii)      The proposed subtenant or
assignee is a reputable party whose financial net worth, credit, financial
responsibility and security is, considering the responsibilities involved,
reasonably satisfactory to Owner.

 

(iv)      The nature and character of
the proposed subtenant or assignee is consistent with the intended use of the
demised premises as specified in Article 2 of this lease and is, in Owner’s
judgment, in keeping with the standards of the Building.

 

(v)       The proposed subtenant or
assignee or any person which directly or indirectly, controls, is controlled
by, or is in common control with, the proposed sublessee or assignee, is not
then an occupant of any part of the Building or a party who dealt with Owner or
Owner’s agent (directly or through a broker) with respect to space in the
Building, during the twelve (12) months immediately preceding Tenant’s request
for Owner’s consent.

 

(vi)      Each assignment and sublease
shall specifically state that (1) it is subject to all the terms, covenants,
agreements, provisions, and conditions of this lease, (2) the subtenant or
assignee, as the case may be, will not have the right to further modify, amend
or extend the sublease or to assign or sublet all or any part of the demised
premises or to allow same to be used by others, without the consent of the
Owner in each instance (which consent may be withheld by Owner for any or no
reason), and such further modification, amendment, extension, assignment, or
subletting shall otherwise be without force or effect, (3) a consent by Owner
thereto shall not be deemed or construed to modify, amend or affect the terms
and provisions of this lease, or Tenant’s obligations hereunder, which shall
continue to apply to the demised premises and the occupants thereof as if the
sublease or assignment had not been made, (4) if Tenant defaults in the payment
of any rent, Owner is authorized to collect any rents due or accruing from any
assignee, subtenant or other occupant of the demised premises and to apply the
net amounts collected to the fixed annual rent and any additional rent due
hereunder, and (5) the receipt by Owner of any amounts from an assignee or
subtenant or other occupant of the demised premises shall not be deemed or
construed as releasing Tenant from Tenant’s obligations hereunder or the
acceptance of that party as a direct tenant.

 

(vii)     Tenant shall, together with
requesting Owner’s consent hereunder, have paid Owner any reasonable attorney’s
fees incurred by Owner to review the requested consent.

 

(viii)    There shall not be more than
one sub-tenant and in no event shall the demised premises be assigned or sublet
in part, but only as a whole.

 

(ix)      If Owner consents to an
assignment of this lease or to a sub-let of all of the demised premises, Tenant
shall, as soon as any such agreement is consummated but no later than ten (10)
days prior to the effective date thereof (the “Effective Date”) deliver to
Owner executed counterparts of any such agreement and all ancillary agreements
with the proposed assignee or sublessee.

 

F.        If Owner shall give its
consent to any assignment of this lease or to any sublease pursuant to the
provisions of subparagraph (E) hereof, Tenant shall in consideration therefor,
pay to Owner, as additional rent:

 

(i)        In the case of an
assignment, an amount equal to all sums and other considerations paid to Tenant
by the assignee for or by reason of such assignment (including, without
limitation, sums paid for the sale of Tenant’s fixtures, leasehold
improvements, equipment, furniture, furnishings or personal property less the
then net unamortized or undepreciated cost thereof determined on the basis of
Tenant’s federal income tax returns, or if Tenant does not file such returns,
on the same basis as carried on Tenant’s books) after deduction of reasonable
and customary brokerage and legal expenses actually incurred and paid by Tenant
to unrelated third parties in connection therewith; and

 

30

 

(ii)       In the case of a sublease,
an amount equal to all any rents, additional charges or other consideration
payable under the sublease in excess of the fixed rent and additional rent
accruing during the term of the sublease in respect of the subleased space (at
the rate per rentable square payable by Tenant hereunder) pursuant to the terms
hereof (including, without limitation, sums paid for the sale or rental of
Tenant’s fixtures, leasehold improvements, equipment, furniture or furnishings
or other personal property less the then net unamortized or undepreciated cost
thereof determined on the basis of Tenant’s federal income tax returns, or if
Tenant does not file such returns, on the same basis as carried on Tenant’s
books) after deduction of reasonable and customary brokerage and legal expenses
actually incurred and paid by Tenant to unrelated third parties in connection
therewith.

 

G.        Any consent of Owner to
any assignment or subletting shall apply only to that given transaction.
Neither Owner’s consent to any assignment or subletting nor anything contained
in this Article or otherwise in this lease shall be deemed to grant to any
assignee or subtenant or other person claiming through or under Tenant the
right to further assign or sublet or occupy the demised premises or to permit
the occupancy thereof by others.

 

H.        If this lease shall
terminate by reason of Tenant’s default, or if Owner shall recover or come into
possession of the demised premises before the expiration date of this lease for
any reason or cause, Owner, at its option, shall have the right to take over
any and all leases, letting agreements or subleases of tenants or occupants of
the demised premises or any portion thereof, and, at its option, to have and
succeed to all the rights and privileges as lessor of such leases, letting
agreements and subleases or such of them as Owner may elect to take over and
assume. Tenant, upon any such termination or recovery of possession by Owner,
hereby expressly assigns, transfers and sets over unto Owner such of the
leases, letting agreements and subleases as Owner may elect to take over and
assume as may exist at the time of such termination or recovery of possession.
Upon request of Owner, Tenant shall execute, acknowledge and deliver to Owner
such further assignments and transfers as may be necessary, sufficient and
proper to vest in Owner the then existing leases, letting agreements and
subleases of the demised premises as above specified.

 

I.         Notwithstanding anything
to the contrary contained in this lease, if Tenant shall desire to assign this
lease in connection with the sale of all or the majority of Tenant’s business,
whether by sale of Tenant’s stock or of Tenant’s assets, to an unrelated person
or entity who intends to carry on the business of Tenant from the demised
premises, or in connection with the merger of Tenant into another entity where
such other entity shall be the surviving entity, and the transfer of such
interest in Tenant is not merely a subterfuge to effect the assignment or
subletting of this lease. Owner agrees not to unreasonably withhold or delay
its consent to such assignment of this lease providing such assignment complies
with and satisfies the requirements set forth in subparagraph E of this Article
and such assignee, transferee, purchaser or successor by merger possesses in
Owner’s reasonable judgment a net worth following such transaction comparable
to or greater than the net worth of the Tenant immediately prior to such
transaction, and Owner shall not have the right to terminate this lease
pursuant to the provisions of paragraph D hereof, and the provisions of
paragraphs A, and F shall not be applicable thereto.

 

J.         Notwithstanding anything
to the contrary contained in this lease, and providing that Tenant is not in
default of any of the terms conditions or covenants of this lease beyond the
expiration of any applicable cure, notice and/or grace period, Tenant shall
have the right, without Owner’s consent but upon prior written notice to Owner,
to effect the sale or transfer of a majority interest in Tenant and without the
same constituting an assignment of this lease so long as Tenant remains in
occupation of the demised premises and the net worth of Tenant following such
sale or transfer is comparable to or greater than the net worth of Tenant
immediately prior to such sale or transfer if such sale or transfer; (i) is
made to a publicly owned corporation; or (ii) involves the sale or issuance of
shares which is effected through any nationally recognized stock exchange or “over
the counter” market; or (iii) is made between and amongst the existing stockholders,
partners or members of Tenant and their respective family members; or (iv)
results from the death of a stockholder, partner or member of Tenant; or (v) is
made by devise, bequest, gift, inheritance, intestacy or estate planning
purposes of a stockholder, partner or member of Tenant; or (vi) involves the
sale of shares in connection with “going public” or an initial public

 

31

 

offering. Tenant shall
give Owner ten (10) business days prior written notice of such proposed sale or
transfer, together with appropriate documentation that such proposed sale or
transfer qualifies hereunder.

 

K.        Notwithstanding anything
to the contrary contained in this lease, Owner agrees that a change of control
of Tenant shall not require the consent of Owner, and shall not be deemed an
assignment of this lease, so long as any of (i) Austin Ventures, American
Capital, Elisabeth DeMarse, John Durrett, Phil Siegel, David Lack, Brett Shobe,
Dan Smith (collectively, the “Current Principals”), and (ii) any future holders
of equity in Tenant who are approved by Owner, such approval not to be
unreasonably withheld, delayed or conditioned, and (iii) existing employees of
Tenant hold (including by control of warrants, options, calls or similar
instruments), in the aggregate, directly or indirectly (including through
trusts for the benefit of such persons or, for natural persons, for any such
person’s family members) not less than twenty percent (20%) of the outstanding
equity ownership of Tenant.

 

L.        Notwithstanding anything
to the contrary contained in this lease, for so long as this lease is in full
force and effect, Owner shall not unreasonably withhold or delay its consent to
Tenant to assign Tenant’s interest in this lease, or sublet the whole of the
demised premises to, or to permit the occupancy of the whole or any such part
of the demised premises by, a corporation or other entity which is: (a) a “Subsidiary
of Tenant” (as hereinafter defined); or (b) an “Affiliate of Tenant” (as
hereinafter defined), provided that: (i) Tenant, shall remain fully liable
during the unexpired term of this lease and shall execute, acknowledge and
deliver to Owner, prior to the proposed effective date of such assignment, an
agreement in form and substance reasonably satisfactory to Owner, whereby
Tenant shall agree to be, and remain, unconditionally liable to Owner for the
full and prompt payment when due of all rents and other charges payable by
Tenant’s assignee or subtenant and be, and remain, fully liable for the full
and timely performance and observance of all the covenants, terms, conditions,
and agreements provided in this lease to be performed and observed by Tenant
and by its assigns and subtenants, including, without limitation, for all reasonable
attorneys’ fees and disbursements incurred by Owner in the enforcement of its
rights under this lease, which liability shall be enforceable against Tenant
without the necessity of any suit or proceedings on Owner’s part of any kind or
nature whatsoever against Tenant’s assigns or subtenants, and without the
necessity of notice of nonpayment, nonperformance or nonobservance and without
need for demand for payment under the lease or of any other notice or demand to
which Tenant might otherwise be entitled, all of which Tenant hereby expressly
waives; and (ii) any such assignment or sublease shall be subject to all of the
terms, covenants, conditions, provisions and agreements of this lease, and
(iii) that (a) such assignee shall execute, acknowledge and deliver to Owner,
prior to the proposed effective date of such assignment, an agreement in form
and substance reasonably satisfactory to Owner, whereby such assignee shall
agree to be bound by and shall expressly assume all of the terms, covenants,
conditions, provisions and agreements set forth in this lease on the part of
Tenant to be performed, or (b) such subtenant shall execute, acknowledge and
deliver to Owner, prior to the proposed effective date of such sublease, an
agreement in form and substance reasonably satisfactory to Owner, whereby such
subtenant shall be bound by all of the obligations of this lease; and (iv) a
complete and accurate copy of all instruments in connection therewith shall be
delivered to Owner at least ten (10) days before the proposed effective date
thereof, together with appropriate documentation which corroborates that such
assignee or subtenant or occupant is the Subsidiary of Tenant, or Affiliate of
Tenant, and such other information concerning the proposed assignee or subtenant
or occupant as Owner shall require; and (v) the assignee or subtenant or
occupant will use the demised premises solely for the uses permitted by this
lease and for no other purposes; and (vi) Tenant is not then in default,
following the expiration of any applicable notice, grace and/or cure period, of
any of the material terms, covenants, conditions, provisions and agreements of
this lease, at the time of any notice to Owner, or on the effective date of
such assignment or sublease; and (vii) Tenant shall indemnify and hold Owner
and Owner’s managing agent harmless from and against any and all transfer
taxes, if any, in connection with such assignment (including, but not limited
to, the New York City Real Property Transfer Tax and New York State Real Estate
Transfer Tax). For the purposes of this paragraph (a): (a) “Subsidiary of
Tenant” shall be deemed to be a corporation or other entity, more man fifty
(50%) percent of the legal and beneficial interest is the issued and
outstanding shares of capital stock of which, in the case of a corporation, or
more than fifty

 

32

 

(50%) Percent of the
legal and beneficial interest in which, in the case of any other entity, is
owned directly by Tenant named herein; and (b) “Affiliate of Tenant” shall be
deemed to be a corporation, or other entity, which directly or indirectly is
controlled by, or is under common control with Tenant. The Parties acknowledge
that with respect to any such transfer to an Affiliate of Tenant or a
Subsidiary of Tenant, as permitted under this paragraph I, Owner shall not have
the right to terminate this lease pursuant to the provisions of paragraph D
hereof, and the provisions of paragraphs A, E and F hereof shall not be
applicable thereto, but Tenant shall be obligated to pay Owner any reasonable
attorney’s fees incurred by Owner to review the transfer permitted hereby.

 

62.      TAX IDENTIFICATION
NUMBERS.

 

A.       Owner represents that Owner’s
Federal Employer Identification number is: 13-3321546.

 

B.        Tenant represents that
Tenant’s Federal Employer Identification number is: 20-5575281.

 

63.      SECURITY.

 

A.       Supplementing Article 34 of
this lease, Tenant shall deposit with Owner the following security for the full
and faithful performance of Tenant’s obligations hereunder:

 

(1)       A sum equal to the product
of four (4) times the total of the monthly fixed rent plus the Electricity Rent
Inclusion Charge then reserved under this lease, i.e. an amount equal to
$32,117.00 at the commencement of the term of this lease and thereafter subject
to adjustment to reflect increases in the annual fixed rent and/or the
Electricity Rent Inclusion Charge, (such amount being referred to as the “Cash
Security Deposit”) as security for the full and faithful performance of Tenant’s
obligations hereunder; plus

 

(2)       Intentionally deleted.

 

B.        Intentionally deleted.

 

C.        Intentionally deleted.

 

D.        Owner shall deposit the
Cash Security Deposit in an account in a financial institution authorized to
accept deposits in the State of New York. Providing that Owner shall in good
faith deposit the Cash Security Deposit in an authorized institution which is
insured by the Federal Deposit Insurance Corporation, Owner shall not be liable
to Tenant for any loss of the Cash Security Deposit or of any interest earned
thereon by reason of the negligence, malfeasance or failure of or by such
institution, provided, however, that Owner shall cooperate promptly with all
Tenant’s efforts to recover such sums in such an instance, upon payment by
Tenant of any reasonable costs or expenses which may thereby be required to be
expended by Owner in so doing.

 

E.        Tenant shall have the
right either in lieu of depositing the Cash Security Deposit with Owner upon
execution of this lease or at any time thereafter, in substitution for the Cash
Security Deposit to deposit and maintain with Owner as the cash security
deposit a clean, irrevocable, automatically renewing, letter of credit (the “Letter
of Credit”) issued by a bank which is a member of the New York Clearing House
Association, and is in form and substance acceptable to Owner, naming Owner as
beneficiary, in the amount otherwise required to be deposited by Tenant from
time to time as the Cash Security Deposit.

 

33

 

F.        The Letter of Credit shall
serve as security for the full performance by Tenant of all of the terms of
this lease, and shall by its terms provide for the continuation thereof for the
period of at least one (1) year from the date of delivery to Owner and permit
Owner to draw down the full amount or any portion or portions thereof upon
presentation of a sight draft therefor. In the event Tenant defaults in the
performance of any of the terms of this lease, including the payment of rent,
following delivery to Tenant of any notice of such default that may be required
by this lease and the expiration of any applicable grace or cure period granted
under this lease, Owner may draw all or any part of the amount outstanding
under the Letter of Credit to the extent required for the payment of any rent
or for any sum which Owner may expend or may be required to expend by reason of
Tenant’s default in respect of any of the terms of this lease, including any
damages or deficiency in the re-letting of the demised premises, whether
accruing before or after summary proceedings or other re-entry by Owner.

 

G.        Whenever the Letter of
Credit is to expire by its terms prior to the expiration date of the term of
this lease, Owner may on fifteen (15) days notice to Tenant delivered no later
than twenty (20) days prior to the expiration of the Letter of Credit, and no
earlier than sixty (60) days prior to the expiration of the Letter of Credit,
draw upon the entire amount outstanding under the Letter of Credit, unless
Tenant shall, prior to the lapse of such fifteen (15) day period, deliver to
Owner in exchange for the Letter of Credit, a substitute letter of credit (or
monetary amount equal to the full original amount outstanding under the Letter
of Credit) on substantially the same terms and conditions as are contained in
the original letter of credit. In the event that Owner draws upon the Letter of
Credit as aforesaid, the proceeds of such drawing shall be held by Owner in
accordance with the terms of this Article, as if such proceeds constituted the
Cash Security Deposit.

 

H.        Tenant shall promptly
cooperate with Owner in securing any amendments to the Letter of Credit which
may be required by Owner and shall without charge execute, acknowledge and
deliver to Owner whatever instruments Owner may reasonably request with respect
to any such amendments of the Letter of Credit

 

I.         In the event that Owner
shall at any time during the term of this lease use, apply or retain the whole
or any part of the Cash Security Deposit, and/or draw down upon the Letter of
Credit, by reason of Tenant’s default in respect of any of the terms, covenants
and conditions of this lease, Tenant shall immediately, upon due demand
therefor by Owner, deposit an amount sufficient to replace the same so as to
restore the principal amount of the Cash Security Deposit to the full amount
required to be deposited by Tenant with Owner and/or deliver to Owner a new or
substitute Letter of Credit or additional Letter of Credit so that Owner shall
again have recourse to draw against a Letter of Credit in the full initial
amount provided herein.

 

J.         If Tenant shall fully
comply with all of the terms of this lease, the Letter of Credit shall be
returned to Tenant after the termination of this lease and delivery of
exclusive possession of the demised premises to Owner in accordance with the
terms of this lease.

 

K.        In the event of a sale or
lease of the Building, Owner shall have the right to transfer the Letter of
Credit or any other security to the vendee or lessee thereof and Owner shall ipso
facto be released by Tenant from all liability for the return of such
Letter of Credit or other security, and Tenant agrees to look solely to the
vendee or lessee thereof for the return of such Letter of Credit or other
security. The provisions of the preceding sentence shall apply to every
transfer or assignment made of the Letter of Credit or other security to a new
owner. Tenant shall promptly cooperate with Owner and shall and without charge
execute, acknowledge and deliver to Owner whatever instruments Owner may
reasonably request with respect to the transfer of the Letter of Credit or
other security by Owner.

 

L.        Tenant shall not assign or
encumber or attempt to assign or encumber the Letter of Credit, cash, or any
other instrument or monies deposited with Owner as security and neither Owner
nor its successors or assigns shall be bound by any such assignment,
encumbrance, or attempted assignment or encumbrance.

 

34

 

64.      EXECUTIVE ORDER 13224.

 

A.       Tenant hereby represents
and warrants that:

 

(1)       It is not designated as an
individual or entity that has been determined to have committed, or poses a
significant risk of committing, acts of terrorism that threaten the security of
U.S. nationals or the national security, foreign policy, or economy of the
U.S., which would violate the Executive Order 13224, entitled “Blocking
Property and Prohibiting Transactions with Persons Who Commit, Threaten to
Commit, or Support Terrorism”, which became effective on September 24, 2001
(the “Order”); and

 

(2)       It is not owned or
controlled by, or acting on behalf of an individual or entity which would
violate the Order, and

 

(3)       It has not and will never
assist in, sponsor, or provide financial, material, or technological support
for, or financial or other services to or in support of, acts of terrorism or
individuals or entities designated in or under the Order; and

 

(4)       It is not otherwise
associated with certain individuals or entities designated in or under the
Order, and

 

(5)       It shall not enter into any
lease or sublease of space within the demised premises with any person, group,
entity, or nation named in the Order or named as Specially Designated Nationals
and Blocked Persons (“SDNs”) on the SDN list which can be found at www.treas.gov/offices/enforcement/ofac/sdn
or at such other source as the United States Government may from time to time
provide; and

 

(6)       It shall not assign or
otherwise transfer this lease to any person, group, entity, or nation named in
the Order or named on the SDN list which can be found at www.treas.gov/offices/enforcement/ofac/sdn
or at such other source as the United States Government may from time to time
provide.

 

B.        Tenant hereby agrees to
defend, indemnify, and hold harmless the Owner, any parent, subsidiary or
affiliate of Owner, and their respective employees, agents, officers, members,
managers, directors, and shareholders from and against any and all fines,
penalties, actions, claims, damages, losses, liabilities, and expenses
(including attorney’s fees and costs) arising from or related to any breach of
the foregoing warranties and representations.

 

65.      CONDOMINIUM CONVERSION.

 

Tenant
acknowledges that the Building and the land of which the demised premises form
a part may be subjected to the condominium form of ownership prior to the end
of the term of the lease. Tenant agrees that if, at any time during the term of
the lease, the Building and the land shall be subjected to the condominium form
of ownership, then, the lease and all rights of Tenant hereunder are and shall
be subject and subordinate in all respects to any condominium declaration and
any other documents (collectively, the “Declaration”) which shall be recorded
in order to convert the Building and the land of which the demised premises
form a part to a condominium form of ownership in accordance with the
provisions of Article 9-B of the Real Property Law of the State of New York, or
any successor thereto. If any such Declaration is to be recorded, Tenant, upon request
of Owner, and at Owner’s expense, shall enter into an amendment of the lease in
such respects as shall be necessary to conform to such condominiumization,
including, without limitation, appropriate adjustments to any provisions of the
lease requiring the payment of additional rent with respect to any Real Estate
Tax Escalation, Expense Escalation, Utility Expense Escalation, Operating Cost
Escalation, or any or other similar rent escalation provision howsoever
described or characterized in the lease, provided that Tenant’s obligations
under the lease shall not be materially increased (and there shall be no

 

35

 

increase in Tenant’s
monetary obligations) and Tenant’s rights are not diminished as a result
thereof.

 

66.      ENTIRE AGREEMENT.

 

This lease
contains the entire agreement between the parties and all prior negotiations
are merged herein. This lease may not be orally changed, modified or
discharged, in whole or in part, unless such agreement is set forth in a
written instrument executed by the party against whom enforcement of the
change, modification or discharge is sought.

 

IN
WITNESS WHEREOF, Owner and Tenant have respectively executed
this lease rider as of the date and year first above written.

 

	
   

  	
   

  	
  Owner:

  	
   

  	
  1790
  BROADWAY ASSOCIATES LLC

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  /s/ Illegible

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Tenant:

  	
   

  	
  CREDITCARDS.COM,
  INC.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  /s/ Elisabeth DeMarse

  	
   

  
							

 

36

 

1790
BROADWAY

NEW YORK, NEW YORK 10019-1412

 

BUILDING STANDARD CLEANING SPECIFICATIONS

 

Daily:

 

1.                          Empty
wastepaper baskets, ash trays, waste receptacles.

 

2.                          Damp
dust desks (where desk surface is left uncovered - cleaning staff are directed not
to move or otherwise disturb or handle Tenant’s papers or equipment).

 

3.                          Remove
normal waste paper (plastic bags to be supplied by Owner, at Tenant’s cost).

 

4.                          Wash and
clean all water fountains.

 

5.                          Wash and
clean all toilets (toilet paper to be supplied by Owner, at Owner’s cost; all other
supplies, e.g. paper towels, soap, etc., as requested by Tenant, to be supplied
by Owner, at Tenant’s cost).

 

Bi-weekly:

 

1.         Vacuum carpets.

 

Tri-weekly:

 

1.         Sweep carpets on those
nights where not vacuumed, as above.

 

Weekly:

 

1.         Damp dust window sills.

 

2.         Under dust chairs and desks.

 

As
needed:

 

1.         Replace wastepaper basket
liners (liners to be supplied by Owner, at Tenant’s cost).

 

Tri-monthly:

 

1.         Clean all Building
exterior windows on both exterior and interior surfaces.

 

 

 

BUILDING STANDARDS AND REGULATIONS 

FOR 1790 BROADWAY

 

All work and materials
furnished shall be in accordance with your Lease and shall be equal to the
standard of the building. All wok shall be performed at the Tenant’s cost and
expense except as noted in the Lease Agreement and shall conform to the “General
Construction Standards” set forth herein, additional copies of which are
available from your Building Manager.

 

1)        HOISTING AND FREIGHT
ELEVATORS

 

a)        The use of the freight
elevator for hoisting materials, equipment and rubbish shall be arranged with
the Building Manager to avoid any conflict or interference with the building
operation. All deliveries must be made through the freight elevator before
8:30AM or after 5:15 PM. The charge for the use of the elevator is $100.00 per
hour for a minimum of one hour, subject to future increase.

 

b)        Tenant’s contractors shall
comply with the rules of the building as to the hours of availability of the
building elevators and the manner of handling materials, equipment and debris
to avoid conflict and interference with building operations. Contractor shall
be required to pay for the use of elevators after business hours on the basis
of then prevailing building-wide charges.

 

c)        No deliveries shall be
made through building lobby

 

d)        When necessary, and at the
discretion of the Building Manager, the freight car ceiling hatch may be opened
to hoist construction material. The delivery will be coordinated with the
elevator manufacturer’s service representative. The service man will be present
during the hoisting procedure and will be the sole judge as to the safety of
the elevator. The cost of the service mechanic’s time will be borne by the
tenant.

 

2)        SECURITY

 

a)        If, during the time of
demolition and construction, the schedule requires after-hours work, a security
man or men will be posted in the appropriate areas of the building. All
security men will be furnished by the Building Manager. The cost of the
security service will be borne by the Tenant on the basis of the then
prevailing building-wide charges.

 

1

 

3)        GENERAL OPERATING
PROCEDURES

 

a)        Only union labor shall be
employed for all trades.

 

b)        No noise or vibration
producing operations will be permitted between 8:00AM and 5:00PM.

 

4)        FIRE SAFETY

 

a)        No material shall be used
in alteration that shall cause a fire hazard. Fire ratings shall be submitted
to the Landlord for all material used.

 

b)        All built-in woodworking
must be fireproof construction, subject to specific approval by the Department
of Buildings and Local Law #5.

 

c)        Stockpiling of debris or
material that constitutes a fire hazard will not be permitted.

 

d)        Halon Systems Installed in
computer rooms must be filed for, and receive the approval of the New York
Department of Buildings, and any other agencies having jurisdiction. All code
requirements will be strictly adhered to.

 

e)        Welding and burning
operations must be done during working hours approved by the Building Manager.
Prior written notice and approval is required. A fire watch must be maintained.

 

5)        CITY CODE AND OWNER
APPROVALS

 

a)        All structural,
architectural and mechanical design and construction work shall comply with the
rules and regulations of city, state and federal governmental agencies having
jurisdiction.

 

b)        At the conclusion of the
alteration, the Tenant or his Agent(s) shall turn over three (3) sets of “As
Built” shop drawings, sepias, catalog cuts and specifications to the Landlord.

 

c)        Tenant’s architect and
contractor shall file drawings and receive approval from all local agencies
that have jurisdiction prior to commencement of work and secure all permits
required to comply

 

2

 

with the present rules of
the Department of Buildings. Written approvals of the work by the local
government agencies must be secured prior to Tenant occupancy, or alteration.
Copies of the approval shall be filed with the Building Manager and Owner.

 

d)        Preliminary layout
drawings as well as final architectural, mechanical and structural drawings
must be submitted to the Building Manager for review and approval prior to
commencement of work. A request form for alteration work is attached hereto.
This form must be completed, submitted and approved before the commencement of
any work.

 

e)        Where new or altered work
affects the building’s existing mechanical, electrical or structural
facilities, the Tenant’s drawings will be referred to Owner’s consulting
engineers for review. The cost of such review shall be borne by the Tenant. The
Tenant shall comply with all changes and requests that may be required by the
Owner’s engineers, before beginning demolition or construction.

 

f)         A minimum of four (4)
weeks shall be allowed for all plan review.

 

g)        The Tenant shall provide
sufficient sets of drawings of the engineering and architectural review
mentioned above and shall furnish the Owner with two additional complete sets
of working drawings at the Tenant’s cost and expense.

 

h)        Permits must be obtained
and posted prior to the commencement of any work. Copies must be turned over to
the Building Manager.

 

6.         APPROVED CONTRACTORS

 

a)        The Building Manager will
furnish upon request a list of suggested contractors for your guidance.
Alteration work will require the use of pre-approved contractors. Tenant shall
submit names of mechanical and electrical contractors installing electrical
work and air conditioning units or other similar equipment connected to
duct-work of the specific approval of the Building Manager.

 

b)        The Tenant’s contractor
must be familiar with the Building Rules and Regulations before work proceeds. Additional
copies are available from your Building Manager.

 

c)        The Tenant’s contractor
shall be responsible for defects in all workmanship that may appear during or after
the completion of construction. All work shall be guaranteed for a period of
one (1)

 

3

 

year.
Payment and Performance Bonds may be required at the discretion of the owner.

 

d)        If the Tenant does not use
a contractor suggested by the Owner, the Owner will charge 10% fee for
supervision of cost of alteration.

 

e)        The Landlord shall not be
responsible for any work performed by Tenant’s contractor.

 

f)         All structural and
electrical work for outside of Tenant’s space (for example, the stairwell) must
be performed  by our in-house
contractors.

 

7.         DEMOLITION AND
CONSTRUCTION

 

a)        Demolition, and other work
which may create a disturbance must be performed before 8:00AM and after 5:00PM
or on weekends. The delivery, handling and installation of materials, equipment
and removal of debris must be arranged to avoid any inconvenience and annoyance
to other tenants. Cleaning must be controlled to prevent dirt and dust from
infiltrating into adjacent tenant or mechanical areas.

 

b)        Dust barriers must be
erected to protect those areas common to other tenants or the general use of
the building.

 

c)        Tradesman are not
permitted to use the passenger elevators at anytime.

 

8.         INSURANCE

 

a)        Before commencement of
work, Tenant’s General Contractor and/or subcontractors shall furnish to the
Owner, certificates of Workmen’s Compensation insurance and certificates of
Comprehensive Liability and Property Damage insurance on an occurrence basis,
issued by an insurance carrier approved by Owner, covering all personnel
employed in the execution of the alteration. This includes those employed by
all sub-contractors, in the following minimum limits:

 

	
  Bodily injury

  	
   

  	
  Single Claim

  	
   

  	
  $

  	
  1,000,000

  	
   

  
	
   

  	
   

  	
  Multiple Claim

  	
   

  	
  $

  	
  3,000,000

  	
   

  
	
  Property Damage

  	
   

  	
  Single Claim

  	
   

  	
  $

  	
  1,000,000

  	
   

  
	
   

  	
   

  	
  Multiple Claim

  	
   

  	
  $

  	
  3,000,000

  	
   

  
	
  Workmen’s
  Compensation/Each Accident

  	
   

  	
   

  	
   

  	
  $

  	
  100,000

  	
   

  

 

4

 

b)        Insurance Certificates
shall indicate the location of the work and provide no cancellation without 10
days prior written notice.

 

9)        HOLD HARMLESS

 

a)        The Tenant’s contractor
and Tenant shall agree in writing to indemnify and save harmless the Owner and
Agent by law upon the Owner because of bodily injuries, including death, at any
time resulting therefrom, accidentally sustained by any person or persons, or
on account of damage to property, arising out of or in consequence of the
performance of such alteration, whether such injuries to persons or damage to
property are due to or claimed to be due to any negligence of the contractors,
the Tenant the Owner, their employees or Agents or any other persons.

 

10)      TENANT’S RESPONSIBILITY

 

a)        The Owner and/or Agent
shall not be responsible for any disturbance of deficiency created in the air
conditioning of other mechanical, electrical or structural facilities within
the building as a result of the alteration. If such disturbance or deficiency
results, it shall be the Tenant’s responsibility to correct the resulting
conditions and to restore the services to the complete satisfaction of the
Owner, its architect and engineers.

 

b)        Tenant shall install water
meters and pay for water consumed by any added equipment which uses water.

 

c)        The Tenant and/or Tenant’s
contractor shall submit certification to the Building Manager upon completion
or work including but not limited to: Building Notice Application approvals and
write-offs issued by the Department of Buildings, including fireproof wood test
reports and electrical and air-conditioning certificates issued by:

 

1.        Department of Water
Supply, Gas and Electricity

2.        Board of Fire Underwriters

3.        Any other agency having
jurisdiction

 

d)        All costs and expenses in
connection with or arising out of the performance of the work shall be borne by
the Tenant and all payments thereof shall be made by the Tenant promptly as
they become due, and evidence of such payments shall be furnished to Owner on
request. At no time shall Tenant do or permit anything to be done whereby Owner’s
property may be subject to any mechanic’s or other liens or encumbrances
arising out of work: and

 

5

 

Owner’s consent herein
shall not be deemed to constitute any consent or permission to do anything
which may create or be the basis of any lien or charge against the estate of
which they are a part. At any time so requested by Owner, Tenant will at its
expense, and as Owner requires, provide and furnish to Owner either 1) surety
company bond, or 2) court order discharging lien, or 3) other form of
protection against any such lien or encumbrances which may be filed, or 4) secure the release and/or discharge of
any claim alleged to constitute such lien or encumbrance and will hold the
Owner, its Agent and any of its subsidiaries harmless against same, and upon
your failure to comply herewith the same may be furnished by the Owner.

 

e)        Owner may refer Tenant’s
mechanical and architectural plans to a consultant and/or professional engineer
selected by Owner, and in such event, Tenant agrees to pay at cost of such
service immediately upon receipt of invoices either from Owner or from Owner’s
consultant. Tenant agrees to further comply with all changes and requirements
that may be recommended by Owner’s consultant.

 

f)         Nothing in the foregoing
conditions shall be deemed as superseding any part of your Lease.

 

g)        The Tenant shall provide
access to and security for their space, and notify the Building Manager of
procedures taken.

 

h)        The Tenant shall repair,
replace or at Owner’s option, reimburse the Owner for the cost of repairing or
replacing any portion of the building or item of its equipment or any of the
Owner’s real or personal property, that has been damaged, lost or destroyed
during the course of construction.

 

GENERAL CONSTRUCTION
STANDARDS

 

11)      PARTITIONS

 

a)        Masonry

 

1.         Walls shall run from
floor to arch in accordance with Code requirements.

2.         Core walls shall not be
disturbed.

3.         Gypsum Block shall not be
used.

 

b)        Drywall

 

6

 

1.         Stud size shall be either
2-2 1⁄2’  or 3-5/8’ depending on
height of wall. Stud spacing shall be 16” centers normally but may vary
depending on certain conditions.

2.         Studs at door jambs and
on tops and bottoms, both sides.

3.         Studs shall run from
floor to slab above. Double studs are required at jambs of door frames.

4.         In no event can studs
ever be fastened to duct work. Where tolerances are close, vibration isolation
must be installed.

5.         Wall board must be
extended above finished ceilings by a minimum of 3” if it does not extend to
the slab above.

6.         Two diagonal braces to
slab above are required at door openings and on long runs of straight
partitions.

7.         Wallboard joints must be
staggered above door openings, i.e. joints cannot be opposite each other on the
same stud at the door head.

8.         Wallboard at door jambs
must be screwed to each stud of the double stud arrangement, screws on 8”
centers on each stud.

9.         Walls abutting mullions
shall have wallboard terminated in metal trim fastened to terminal only and not
to window glassing beads.

10.       Where required by law, the
sheetrock shall go to the underside of slab above to form a demising wall, or
fire wall as may be required by code or special enactment.

11.       Compartmentation shall be
accomplished in accordance with Local Law #5 of 1973 and all subsequent
amendments.

12.       Corner beads shall be
installed before ceiling wall molding is installed.

13.       Include accommodation in
dry wall for all electrical work, fixtures and similar items furnished and
installed by others. The necessary cutting, fitting and back-up reinforcing for
these items shall be part of the work of this Contract and shall be performed
as hereinafter specified wherever required. Also include patching at switch and
outlet plates.

14.       Out-out openings required
for electric switches, etc. shall be made with cutting tools specifically
designed for this purpose. Openings shall be made in exact shapes and sizes
required. Also include cut-outs above ceilings for ducts and return air as
required.

15.       Dry wall studs shall be
channel type and shall be fabricated of roof formed 25 gauge galvanized steel
designed for screw attachment of wallboards. A minimum of two (2) holes shall
be punched in the web of each stud extending to the floor, one located
approximately 12” from each stud end, to facilitate the installation of
electric wiring. Vertical studs will be in lengths required to extend between
floor and concrete

 

7

 

fire proofed beams and/or
arches above in one piece. Studs shall be equal to DWS channel members as
manufactured by U.S. Gypsum or screw studs as manufactured by National Gypsum.
Partitions shall not be fastened or braced to mechanical, electrical or
plumbing systems.

16.       Wall boards shall be
fastened in place at intervals of 12” throughout the filed of the board and at
8” intervals staggered along vertical abutting edges. Fasten wallboard to floor
with a screw located midway between vertical studs. Screws shall be driven
through wallboard into portion of each stud flange located directly behind a
runner flange.

17.       All ends and edges of
wallboards shall be supported on framing members.

18.       The walls and door bucks
shall be true and square, and will not bow or bend and will be fastened to the
concrete floor ceiling and adjoining partitions.

19.       All walls common with
public corridors, elevators lobby’s, and vestibules shall carry sheetrock to
the underside of the floor above, in compliance with NYC Local Law #5 for
compartmentation.

20.       Where the fireproofing of
the building steel is disturbed, it must be replaced.

 

12.       DOORS AND HARDWARE

 

a)        All doors and bucks shall
be promptly fire rated with Standards & Appeals labels and shall match
existing doors and bucks in appearances and quality.

 

b)        Hardware shall match existing
in finish, style and manufacture.

 

c)        Locks shall be keyed and
master-keyed to conform Building Manager’s requirements.

 

13.       H.V.A.C.

 

a)        Air quantities shall be
checked to conform with design at risers before and after alterations by
contractor in the presence of the Building Manager.

 

b)        Systems shall be balanced
at completion of job and report submitted to the Building Manager and Design
Engineer for their acceptance. Balancing shall be done by an independent
testing and balancing firm, under the direct supervision of a professional
engineer, at Tenant’s expense.

 

8

 

c)        Contractors controlled
inspection forms, 10F & 10E, shall be submitted to Owner promptly.

 

d)        Exterior louvers will not
be permitted. No penetration of the building’s “curtain walls” will be
permitted.

 

e)        Peripheral units, valves,
covers and controls shall remain accessible at all times. New walls shall not
interfere with the removal of peripheral unit covers.

 

f)         Shop drawings shall be
prepared with complete dimensional information including dimension on
coordinated “finger” ducts and diffuser stubs. Elevation to the underside of
existing and new ducts shall be clearly indicated and carefully checked for
conformance with ceiling height requirements. All conflicts must be flagged on
the shop drawings.

 

g)        Contractors shall balance
and calibrate peripheral induction units, as witnessed by a professional
engineer. The contractor will request in writing that the Building Manager be
present to witness this test.

 

h)        Diffusers and registers
shall be Tuttle and Baily, Anemostate or approved equal. They will match
existing diffusers and registers and will have all screws concealed. Color
shall be off-white baked enamel. Six (6) cuts of each will be submitted for
approval. Availability must be indicated at the time. Ceiling air conditioning
or heating outlets will not be permitted in perimeter offices that are
approximately 15”-0” in depth from the induction units.

 

i)         All piping and duct work
subject to condensation shall be insulated in an approved manner.

 

j)         The plastic air grilles
on the convector enclosure shall be protected, cleaned and replaced.

 

k)        No window A/C units of any
type shall be permitted.

 

l)         Additional A/C service,
if requested by tenant, shall be effected by increasing the size and capacity
of the existing A/C equipment on the floor, including the water tower, if
possible, at tenant’s cost. Additional A/C service shall not be implemented by
installation of any secondary A/C unit or equipment, whether such equipment be
permanently installed or portable. See section 5(e).

 

9

 

14.       PLUMBING AND STEAMFITTING

 

a)        Riser shut-downs shall be
performed at Tenant’s cost at designated times under Building Manager’s
supervision and only with his approval. This work shall be performed after
building hours and at the sole expense of the Tenant.

 

b)        Exposed piping is not
permitted.

 

c)        Unused fixtures and piping
shall be removed and line capped at their respective risers.

 

d)        All hot and cold water
lines are to be insulated.

 

e)        Water meters shall be
installed for all equipment using water.

 

f)         When roughing must be
done above the ceiling and the Tenant below, arrangements for the protection,
repair and access to the area must be made with the Building Manager prior to
the scheduling work.

 

g)        All risers through the
floor slabs for plumbing and steam fitting shall be done with core drilling
machine at the direction of the Building Manager.

 

h)        All openings around the
pipe or conduit shall be caulked and sealed.

 

15.       CEILING TILE

 

a)        Construction shall be
concealed spline type (fire-rated where necessary) and shall conform to the
standard of the building tile and shall be approved by the Building Manager.
One spare case tile for each 1,000 square feet of space shall be left at the
Building Manager’s office.

 

b)        Where a partition(s) is
removed and the existing ceiling pattern of tile does not match that of an
adjoining area, the ceiling pattern shall be altered so that tiles shall be
lined-up to form a continue pattern.

 

c)        Access tile button type
shall be installed to allow work in the hung ceiling on dampers, valves or any
other adjustable device.

 

d)        Other types of ceilings
may be utilized only with the Building Manager’s approval.

 

10

 

e)        Corner molding shall be
installed at the juncture of the sheetrock partitions and ceiling tile.

 

16.       FLOORING

 

a)        Existing flooring shall be
removed unless it is being utilized and the concrete slab flash patched prior
to the installation of new floor covering. With the approval of the Building
Manager, the existing flooring. If it is a single layer of tile, may be left
and covered over with a second layer of tile carpenting.

 

17.       VENTETIAN BLINDS &
DRAFTS

 

a)        New or refurbished
Venetian blinds which match existing blinds in color and style shall be
installed to conform to new partition layout. All windows must have blinds next
to the glass. Blinds are to be compatible with the building standard.

 

b)        Drapery and curtain rods
shall be installed either in the Venetian blind pocket or attached to grounds
fastened to the ceiling purlines. They shall not be supported by the ceiling
splines.

 

c)        Drapes and curtains or
venetian blinds shall not interfere with the operation of the peripheral air
conditioning system.

 

18.       ELECTRICAL AND TELEPHONE

 

a)        Unless otherwise directed
or permitted:

 

1.         Rigid conduit or EMT
shall be used, minimum size 3⁄4” diameter BX or Greenfield is not permitted.

2.         Fixtures shall be
building standard fluorescent 2” x 4” unless otherwise permitted.

3.         All unused conduit and
wiring shall be removed from building.

4.         Wire molding and exposed
conduit is not permitted.

5.         Power for special usage
shall be taken from main distribution board, not from existing building panels
unless otherwise approved by Owner’s consulting engineer.

6.         Building Manager shall
supervise all riser shutdowns at designated hours.

7.         All general use recessed
incandescent or track lighting fixtures shall use 75ER30 bulbs. Fixtures shall
not have bulbs larger than 75 Watts.

 

11

 

8.         All lighting fixtures
removed and not reused shall be turned over to the Building Manager.

9.         All fluorescent light
fixtures will be relamped with G.E. Watt-Mizer II or Westinghouse Econo-Watt II
bulbs.

 

b.        Telephone

 

1.         All station cable shall
be concealed in conduit or thin wall tubing where running in walls or columns.

2.         Unshield cable may not be
run exposed within the hung ceiling, or other areas of environmental air
passage. Feeder cables, i.e. those cables running from telephone equipment room
to the switchboard, periphery or strip boxes shall be run concealed for its
entire length in conduit or thin wall tubing, in accordance with New York City
Electrical Code, Page 362, Paragraph 126.4.

3.         No telephone wire shall
be run exposed on baseboards or walls.

4.         Unused cable, conduit and
strip boxes shall be removed.

5.         The cost of removal and
replacement of the ceiling after the telephone installation is to be borne by
the Tenant.

 

19.       STRUCTURAL

 

A)       Floor loading and steel
work shall be subject to the approval of the Owner’s structural engineer. The
Tenant shall pay the engineer directly for this review.

 

b)        No equipment shall be
suspended from the reinforcing mesh or rods in the concrete arch unless
specifically approved by the Building Manager and the Owner’s structural
engineer.

 

c)        Fire watch shall be
provided during welding and burning operations.

 

d)        Welding and burning shall
be done by tradesman who have fitness certificates.

 

20.       WOODWORKING

 

a)        All materials and
installations shall conform with the Building Code including Directive #20 of
1971.

 

12

 

21.       SUPERVISION

 

a)        The General Contractor
shall have a complete superintendent on the premises at all times when work is
in progress. The superintendent name and both office and home telephone numbers
along with their sub-contractor will be on file with the Building Manager.

 

b)        The job shall be kept
clean and orderly.

 

c)        The General Contractor
shall be responsible for maintaining the cleanliness of the work area and the
areas involved in the delivery of his materials.

 

d)        The General Contractor
shall protect peripheral air conditioning units, windows and other remaining
equipment or installation and shall clean them to the satisfaction of the
Building Manager at the completion of this job.

 

e)        All window sills shall be
cleaned each day before leaving the work area.

 

f)         The Tenant’s
contractor(s) shall obtain a “Job Market” from the Building Manager prior to
construction.

 

22.       LOCAL LAW#5 – 1973

 

a)        All work shall conform to
the applicable provisions of this Fire Safety Code.

 

b)        Additional fire detector
and/or speakers may be required due to the Tenant’s alterations. The cost of
the material and labor shall be borne by the Tenant. As the Building Fire
Detection System is an integrated system, the additional parts and supervision
will be purchased from and supervised by the Owner’s representative.

 

23.       CONSTRUCTION SCHEDULE

 

a)        The General Contractor
shall submit a progress schedule in the form of a “Bar Graph” for all traders
and services.

 

24.       SIGNS AND GRAPHICS

 

a)        All floor and door signs
shall be submitted to the Building Manager for size, color and content. Signs
will be made on engraved aluminum, bronze or wood. Individual aluminum, bronze
or wood

 

13

 

lettering may be used at
the discretion of the Building Manager. All signs shall conform to the Building
Standards.

 

b)        Entrance door signs must
be approved by the Building Owner. If the Tenant is delayed in obtaining the
permanent signage for their entrance, a temporary sign may be used. The
temporary sign is to be made by graphics printer on 8” x 10” duck board, using
black letters. No hand lettered signs will be permitted. On multi- Tenant
floors, signs must be posted on the Tenant’s door. When a Tenant occupies an
entire floor, the location and design of the graphics shall be approved by the
Building Owner. The cost of the name plates will be borne by the Tenant.

 

c)        The name plate posted
within the elevator cabs, above the Tenant’s floor number must be approved by
the Building Owner. “Logos” on Multi-Tenant floors are not to be permitted in
the elevator cabs. The cost of elevator plates will be borne by the Tenant. All
lettering shall be the same type face as now exists.

 

25.       MULTI-TENANT ELEVATOR
LOBBIES

 

a)        All doors, bucks,
hardware, flooring, ceilings, finish materials shall conform to the Building
Standards. These items shall be submitted to the Landlord for prior approval.

 

26.       TERRA COTTA STRUCTURAL
CEILING SLAB

 

a)        Immediately following
demolition and prior to any construction, the general contractor and the Owner and
Superintendent shall meet to review the condition of the terra cotta structural
ceiling slab. The General Contractor (“GC”) shall patch and repair any and all
penetrations into the terra cotta with concrete (and rebars where damage is
extensive) as directed by the Building’s structural engineer. The GC shall
fireproof any and all exposed steel any acoustic, gypsum board or other
suspended ceiling supported by hangers inserted into the cells or joints of the
terra cotta blocks in the slab. Under no circumstances shall terra cotta blocks
be broken or damaged in any way. Any suspended ceiling or ductwork or any
mechanical equipment shall be suspended by hangers attached to the building’s
steel girders which will lie below the surface of the terra cotta onto which
steel bracing may be connected either by threaded bolts, welding or suitable
clamps. Minor cutting of the terra cotta cladding of such girders shall be
permitted only to the minimum extent needed to thread such bolts, weld or
installation done with a diamond blade rotary saw under the

 

14

 

supervision of the
Building Superintendent. All such work, loads, etc. shall be subject to
approval by Owner’s Structural Engineer.

 

27)      WINDOWS

 

a)        Immediately following
demolition and prior to any construction, the GC and the Building Owner and
Superintendent shall meet to review the condition of the windows in the
affected area under construction to ensure that the windows are properly
gasketed, that all glass panes are intact, and the chains and counterweights
are in working order. The GC shall be obliged to make any necessary repairs to
the windows prior the commencement of construction. Further, no windows may be
painted until all of the metal window frames, mullions, and other elements of
the window are thoroughly chemically stripped of all paint, sanded smooth and
primed with rust inhibiting primer (alkyd base).

 

28)      PLUMBING, DRAINS, AND VENTS

 

a)        Any pantries, sinks,
drinking fountains or any other plumbing fixture to be constructed by tenant
shall be situated adjacent to wet column and shall be drained and vented to the
waste and vent piping at the wet column in the ceiling plumbing. All work must
be licensed plumber employed by tenant or tenant’s GC who shall be responsible
to arrange for both rough and finish inspections by a City of New York Plumbing
Inspector. Connections to the Building’s waste and vent pipes shall be made by
tenant’s plumber at the direction and under the supervision of the Building’s
Superintendent. Waste shall be pumped into the riser by means of a Federal-Type
steel ejector pump installed near the plumbing fixture. Tenant shall install a
24 X 24 steel access door in the ceiling to permit easy examination. All hot
and cold water piping to be copper tubing, fully Insulated in fiberglass
sleeves, and soldered or brazed with 95:5 solder or 15% silver braze. For
hanging piping from ceiling, copper clevis hangers must be employed consistent
with the directions at Paragraph 26 above, supported at no greater than 10’
intervals. This also applies to waste and vent piping. Sinks shall be fitted
with chrome plated speedy stops (shut-off valves), which shall be fully
accessible in case of emergency. All nipples after P-traps to be galvanized.
Hot and cold water connections at risers to be made with brass nipples and new
Jenkins, Brother or Fairbanks ball valves to be installed after connection to
access valves. Also at these connections, tenant’s

 

15

 

plumber shall install a
future valve and cap alongside the working connections.

 

29)      RADIATORS

 

a)        Following demolition,
tenant and tenant’s GC shall cooperate with the Owner to make the premises
available a the early stages of construction to Owner’s plumber for the purpose
of replacing the traps and valves of all the radiators in the premises.
Landlord shall not approve any plans which do not provide suitable and easy
access to all of the radiators in the premises so that the Owner’s plumber or
staff may work on such radiators or repair them from time to time.

 

30)      FLOOR SLAB

 

a)        No cutting, drilling or
chasing of the floor slab of the building shall be permitted for any purpose.
The slab may not be used electrical conduits. The slab may not be hammered,
drilled or opened for the installation of waste or feed plumbing lines. Tenant’s
GC may be permitted to drill holes to install screws into the floors to affix
studs or other structural members for the purpose of erecting walls.

 

16Exhibit 10.14

 

DEMARSECO HOLDINGS, INC.

EXECUTIVE EMPLOYMENT AGREEMENT

 

This Executive
Employment Agreement (the “Agreement”)  is entered into as of October 30, 2006
(the “Effective Date”)  by and between DcMarseCo Holdings, Inc.,
a Delaware corporation (the “Company”), and
Elisabeth DeMarse (“Executive”).

 

RECITALS

 

WHEREAS,
the Company and Executive desire to reflect the terms of Executive’s
employment;

 

WHEREAS,
the Company considers it essential to its best interests and the best interests
of its stockholders to foster the employment of Executive by the Company during
the term of this Agreement; and

 

WHEREAS,
Executive is willing to accept Executive’s employment on the terms hereinafter
set forth in this Agreement.

 

AGREEMENT

 

NOW,
THEREFORE, in consideration of the premises and mutual
covenants herein and for other good and valuable consideration, the parties
agree as follows:

 

1.  Duties
and Scope of Employment.

 

(a)       Positions
and Duties. As of the Effective Date, Executive will serve as
President and Chief Executive Officer of the Company. The period of Executive’s
employment under this Agreement is referred to herein as the “Employment Term.”  During the Employment Term, Executive
will render such business and professional services in the performance of Executive’s
duties as are customarily associated with Executive’s positions within the
Company and Executive agrees to perform such other duties and functions as
shall from time to time be reasonably assigned or delegated to Executive by the
Company’s Board of Directors (the “Board”), During
the Employment Term, Executive will also serve as a member of the Board and a
member of the board of directors of CCCI Holdings, Inc., a Delaware corporation
and the parent of the Company (“CCCI”).

 

(b)       Obligations.
During the Employment Term, Executive will perform Executive’s
duties faithfully and to the best of Executive’s ability and will devote
Executive’s full business efforts and time to the Company; provided, however,
Executive shall be allowed to (i) manage Executive’s passive personal
investments, (ii) be involved in charitable activities and (iii) continue to
serve on the boards of directors and advisory committees listed on Exhibit A,
which have been approved by the Board, so long as these matters do not interfere
with Executive’s duties to the Company during the Employment Term. During the
Employment Term, Executive agrees that Executive will not actively engage in
any other employment, occupation or consulting activity for any direct or
indirect remuneration without the prior approval of the Board.

 

2.  At-Will Employment. Subject to the
provisions of Sections 7 and 8, Executive and the Company agree
and acknowledge Executive’s employment with the Company constitutes “at-will”
employment. Executive and the Company further agree and acknowledge that this
employment relationship may be terminated at any time, upon written notice to
the other party, with or without cause, at the option of either Executive or
the Company. However, as described in this Agreement, Executive may be entitled
to severance benefits depending upon the circumstances of Executive’s
termination of employment. Furthermore, in the event the Company terminates
Executive’s employment for “Cause” as defined in Section 10(b) below,
such

 

 

written notice shall
detail the reasons for termination. Executive understands and agrees that
neither Executive’s job performance nor promotions, commendations, bonuses or
the like from the Company give rise to or in any way serve as the basis for
modification, amendment, or extension, by implication or otherwise, of
Executive’s employment with the Company.

 

3.  Compensation.

 

(a)       Base
Salary. During the Employment Term, the Company will pay Executive
as compensation for Executive’s services a base salary at the monthly rate of
$20,833.33 (the “Base
Salary”). The Base
Salary will be paid in regular installments in accordance with the Company’s
normal payroll practices (subject to required withholding). The first and last
payment will be adjusted, if necessary, to reflect a commencement or
termination date other than the first or last working day of a pay period.
Executive will be entitled to an annual review of the base salary with
increases in this base salary to be at the sole discretion of the Board.

 

(b)       Bonus.
Executive will be eligible for an annual bonus in the amount and
based on performance objectives set forth in Exhibit B attached hereto
(the “Bonus”). The structure of the Bonus and
performance objectives may be adjusted annually by the Board in consultation
with Executive and must remain in compliance with general Company compensation
policies governed by the Board.

 

(c)       Equity.
Executive acknowledges that she holds 648,149 shares of the common
stock of CCCI Holdings, Inc., a Delaware corporation and parent of the Company
(“CCCI”)
subject to and on the terms and conditions set forth in the Stock Restriction
Agreement, dated October   , 2006 between the CCCI and Executive (the
“Restriction Agreement”). Executive and the Company acknowledge
that the Restriction Agreement between Executive and the Company dated
September 18, 2006, is terminated effective as of the date of this Agreement,
without any further force or effect. Executive shall be entitled to purchase
$500,000 of the Preferred Stock of the Company on substantially the same terms
purchased by Austin Ventures in connection with the Company’s proposed
acquisition of the assets of CreditCard.com, L.P. For purposes of
clarification, such Preferred Stock shall not be subject to any vesting or
other similar restrictions but shall be subject to the restrictions set forth
in the financing agreements,

 

4.  Executive Benefits. During the Employment
Term, Executive will be entitled to participate in the employee benefit plans
currently and hereafter maintained by the Company of general applicability to
other senior executives of the Company, which will include, at minimum, medical
and dental benefits. The Company reserves the right to cancel or change the
benefit plans and programs it offers to its employees at any time.
Notwithstanding the foregoing, during the Employment Term, the Company shall
pay Executive for premiums for Executive and Executive’s immediate family under
the Company’s health plans if any are then in effect. If not in effect, the
Company shall reimburse Executive’s premiums to obtain health insurance
benefits (including, without limitation, medical, dental and vision) for
Executive and her immediate family. The benefits provided pursuant to this Section
4 shall be referred to the “Benefits”).

 

5.  Vacation. Executive will be entitled to
paid vacation generally applicable to the senior executives of the Company, but
not less than three (3) weeks per calendar year, in accordance with the Company’s
vacation policy, with the timing and duration of specific vacations mutually
and reasonably agreed to by Executive and the Board.

 

6.  Business Expenses. During the Employment
Term, the Company will reimburse Executive for reasonable travel, entertainment
and other expenses incurred by Executive in the furtherance of or in connection
with the performance of Executive’s duties hereunder, in accordance with the
Company’s expense reimbursement policy as in effect from time to time (the “Expense Reimbursement”).

 

2

 

7.  Severance.

 

(a)       For
Cause Termination by the Company; Voluntary Termination without Good Reason by
Executive. If the Company terminates Executive’s employment for
Cause or if Executive terminates Executive’s employment voluntarily without
Good Reason, then Executive will (i) receive the Base Salary through the date
of termination; (ii) any accrued but unpaid vacation pay for the current
calendar year and Expense Reimbursement; and (iii) not receive any other
compensation or benefits from the Company except as may be required by law or
in accordance with established Company plans and policies. In addition, but
subject to Section 20 below, the release of any additional shares of
CCCI common stock from CCCI’s repurchase option under the Restriction Agreement
will terminate as of the date of termination.

 

(b)       Termination
Without Cause by the Company; Termination For Good Reason by Executive. If
the Company terminates Executive’s employment without Cause or if Executive
terminates Executive’s employment for Good Reason, then Executive shall be
entitled to receive (i) any accrued but unpaid Base Salary, Bonus, vacation pay
for the then current calendar year and Expense Reimbursement; (ii) a cash
severance amount equal to six (6) times Executive’s then current monthly
salary, to be paid in regular installments in accordance with the Company’s
normal payroll practices (subject to required withholding); (iii) the Benefits
for a period of twelve (12) months after the date of such termination; and (iv)
CCCI’s repurchase option regarding shares of CCCI’s common stock pursuant to
the Restriction Agreement shall lapse as to the number of shares as would have
been released from CCCI’s repurchase option thereunder if Executive’s
employment had continued until the date that is twelve (12) months following
the date of such termination; provided, however, that Executive’s
right to receive (ii), (iii), and (iv) above shall be conditioned upon
Executive’s execution and delivery of a general release of claims and
affirmation of Executive’s other obligations hereunder dated as of the date of
termination.

 

8.  Death or Disability. The Employment Term
and Executive’s employment shall terminate upon Executive’s death or
Disability. Upon termination of Executive’s employment for either death or
Disability, Executive or Executive’s estate, as the case may be, shall be
entitled to receive the payments and benefits set forth at Section 7(b)
above, as if Executive’s employment was terminated for any reason other than
Cause. Upon termination of Executive’s employment due to death or Disability
pursuant to this Section 8, and upon payment of the amounts due pursuant
to this Section 8 or Section 9, Executive or Executive’s estate,
as the case may be, shall have no further rights to any compensation or any
other benefits under this Agreement. All other benefits, if any, due Executive
following Executive’s termination for death or Disability shall be determined
in accordance with established Company plans and practices.

 

9.  Excise Tax.

 

(a)       If any payment or benefit Executive would
receive pursuant to this Agreement or otherwise shall (i) constitute “parachute
payments” within the meaning of Section 280G of the Internal Revenue Code of
1986, as amended (the “Code”)  and (ii) but for this Section 9(a),
would be subject to the excise tax imposed by Section 4999 of the Code (a “Payment”), then the Company and Executive shall use
commercially reasonable efforts to seek and obtain approval, that meets the
requirements of Section 280G of the Code, by the Company’s stockholders of such
Payment within sixty (60) days prior to a Change of Control (the “Stockholder Approval”). Failure by the Company to obtain the
Stockholder Approval shall not be deemed to be a breach of this Agreement by
the Company. Executive agrees that if the Stockholder Approval is not obtained,
except where such Payment is made in connection with a Change of Control, such
Payment shall be payable as to such lesser amount which would result in no
portion of such Payments being subject to an excise tax under Section 4999 of
the Code. Unless the Company and Executive otherwise agree in writing, any
determination required under this Section 9(a) shall be made in writing
by the Company’s independent public accountants (the “Accountants”),  whose determination shall be conclusive
and binding upon Executive and the Company for all purposes.

 

3

 

(b)       Notwithstanding Section 9(a), in
the event of a Change of Control and the Executive receives a Payment, then the
Executive shall receive (i) a payment from the Company sufficient to pay the
excise tax imposed by Section 4999 of the Code on such Payment and (ii) an
additional payment from the Company sufficient to pay all excise taxes, federal
or state income taxes and any employment taxes, as well as any interest or
penalties thereon, arising from the payments made by the Company to Executive
pursuant to subsection (i) and this subsection (ii). Unless the
Company and the Executive otherwise agree in writing, the determination of
Executive’s excise tax liability and the amount required to be paid under this Section
9 shall be made in writing by the Accountants. In the event that the excise
tax incurred by Executive is determined by the Internal Revenue Service to be
greater or lesser than the amount so determined by the Accountants, the Company
and Executive agree to promptly make such additional payment, including
interest and any tax penalties, to the other party as the Accountants
reasonably determine is appropriate to ensure that the net economic effect to
Executive under this Section 9, on an after-tax basis, is as if the Code
Section 4999 excise tax did not apply to Executive.

 

(c)       For purposes of making the calculations
required by this Section 9, the Accountants may make reasonable
assumptions and approximations concerning applicable taxes and may rely on
reasonable, good faith interpretations concerning the application of Sections
280G and 4999 of the Code. The Company and Executive shall furnish to the
Accountants such information and documents as the Accountants may reasonably
request in order to make a determination under this Section 9. The
Company shall bear all costs the Accountants may reasonably incur in connection
with any calculations contemplated by this Section 9.

 

10.  Definitions.

 

(a)       Change
of Control. For purposes of this Agreement, “Change of Control”  means (i) the acquisition of CCCI or the
Company by another entity by means of any transaction or series of related
transactions (including, without limitation, any merger, consolidation or other
form of reorganization in which outstanding shares of CCCI or the Company are
exchanged for securities or other consideration issued, or caused to be issued,
by the acquiring entity or its subsidiary, but excluding any transaction
effected primarily for the purpose of changing the jurisdiction of
incorporation of CCCI or the Company), unless
the CCCI’s or the Company’s stockholders of record, as applicable,
as constituted immediately prior to such transaction or series of related
transactions will, immediately after such transaction or series of related
transactions hold at least a majority of the voting power of the then
outstanding shares of capital stock of the surviving or acquiring entity, (ii)
a sale of all or substantially all of the assets of the Company or CCCI, (iii)
the direct or indirect acquisition (including by way of a tender or exchange
offer) by any person, or persons acting as a group, of beneficial ownership or
a right to acquire beneficial ownership of shares representing a majority of
the voting power of the then outstanding shares of capital stock of the Company
or CCCI, or (iv) a dissolution or liquidation of the Company or CCCI; provided
that in no event shall a transfer of ownership or control of Company to a
wholly owned subsidiary of CCCI be considered a Change of Control.

 

(b)       Cause.
For purposes of this Agreement, “Cause”
means (i) Executive’s willful and continued failure to substantially
perform the material duties and obligations of Executive’s position with the
Company; (ii) any proven act of personal dishonesty, or fraud taken by
Executive which was intended to result in substantial gain to Executive at the
expense of the Company; (iii) Executive’s intentional or reckless violation of
a federal or state law or regulation applicable to the Company’s business which
violation was or is reasonably likely to be injurious to the Company, excluding
violations made in good faith and upon advice of the Company’s counsel or
directive of the Board; (iv) Executive’s conviction of, or plea of nolo
contendere or guilty to, a felony under the laws of the United States or any
State, excluding felonies for minor traffic violation and vicarious liability
or that the Board reasonably determines does not negatively impact the Company’s
image or interests, or (v) Executive’s breach of the terms of the
Confidentiality Agreement (as defined in Section 11) other than Section
1 of such Confidentiality Agreement; provided that if any of the

 

4

 

foregoing events is
capable of being cured, the Company will provide notice to Executive describing
the nature of such event and Executive will thereafter have fifteen (15) days
to cure such event and if such event is cured with that 15-day period, then
grounds will no longer exist for terminating Executive’s employment for Cause.

 

(c)       Good
Reason. For purposes of this Agreement, “Good Reason”  means, (i) without Executive’s consent,
(x) a material reduction of Executive’s duties, authority or responsibilities
or change in Executive’s title or reporting relative to Executive’s duties,
authority, responsibilities title or reporting as in effect immediately prior
to such reduction or (y) removal of Executive from the Board or the board of
directors of CCCI; provided, however, that any reduction in
Executive’s duties, authority or responsibilities or change in Executive’s
title or reporting or removal of Executive from the Board resulting solely from
the Company being acquired by and made a part of a larger entity (as, for
example, when a chief executive officer becomes an employee of the acquiring
corporation following a Change of Control but is not the chief executive
officer of the acquiring corporation) shall not constitute a Good Reason; (ii)
without Executive’s consent, a reduction in the base salary of Executive as in
effect immediately prior to such reduction, unless such reduction is part of a
reduction in expenses generally affecting senior executives of the Company;
(iii) without Executive’s consent, a material reduction by the Company in the
kind or level of employee benefits to which Executive was entitled immediately
prior to such reduction, with the result that Executive’s overall benefits
package is materially reduced, unless such reduction is part of a reduction in
benefits generally affecting senior executives of the Company, or (iv) the
Company’s material breach of this Agreement or the Indemnity Agreement between
the Company and Executive dated September 15, 2006 (the “Indemnity  Agreement”)  or a material breach of the Indemnity
Agreement between the Company and CCCI dated as of the date of this Agreement,
which breach if curable is not remedied in a reasonable period of time (not to
exceed thirty (30) days) after receipt of written notice from Executive.
Notwithstanding the foregoing, if Executive terminates employment with the
Company for Good Reason, but the Company discovers after such termination that
Executive’s conduct during the Employment Term would have entitled the Company
to terminate Executive for Cause, then Executive’s termination shall be for
Cause and not for Good Reason, and Executive shall remit all amounts paid to
Executive for termination for Good Reason (other than those amounts that would
have been payable by the Company to Executive for termination for Cause).

 

(d)       Disability.
For purposes of this Agreement, “Disability”  means Executive’s inability to perform Executive’s duties
due to Executive’s physical or mental incapacity, as reasonably determined by a
physician appointed by the Board and reasonably acceptable to Executive, for an
aggregate of 180 days in any 365 consecutive day period.

 

11.  Confidential Information. Executive
confirms Executive’s obligations under the employee innovations and proprietary
rights assignment agreement entered into by the Company and Executive as of
September 20, 2006 (the “Confidentiality
Agreement”), as
attached hereto as Exhibit C.

 

12.  Nonsolicitation; Non-Disparagement.

 

(a)       Nonsolicitation of Customers or
Vendors. Executive acknowledges that information about Company’s customers
and vendors is confidential and constitutes trade secrets. Accordingly,
Executive agrees that during the term of this Agreement and for a period of one
(1) year after the termination of this Agreement, Executive will not, either
directly or indirectly, separately or in association with others, interfere
with, impair, disrupt or damage Company’s relationship with any of its
customers or vendors as of the date of such termination by soliciting or
encouraging others to solicit any of them for the purpose of diverting or
taking away business from Company.

 

(b)       Nonsolicitation of Company’s Employees.
Executive agrees that during the term of this Agreement and for a period of one
(1) year after the termination of this Agreement, Executive will not,

 

5

 

either directly or
indirectly, separately or in association with others, interfere with, impair,
disrupt or damage Company’s business by soliciting or encouraging any of
Company’s employees or consultants as of the date of such termination or
causing others to solicit or encourage any of Company’s employees or
consultants as of the date of such termination to discontinue their employment
or consulting relationship with Company, unless such employee or consultant (i)
resigns voluntarily (without solicitation from or on behalf of Executive), (ii)
is terminated by the Company or any of its affiliates, for any reason, or (iii)
responds to a general employment or procurement advertisement not targeted at
the Company’s employees or contactors.

 

(c)       Non-Disparagement. Each party
agrees that it will not, directly or indirectly, engage in any defamatory,
disparaging or critical communication with any other person or entity
concerning the business, operations, services, marketing strategies, pricing
policies, management, business practices, officers, directors, employees,
attorneys, representatives, affiliates, agents affairs and/or financial condition
of the other party, its subsidiaries or affiliates. Each party further agrees
that it will not, directly or indirectly, engage in any defamatory, disparaging
or critical communication with any other person or entity concerning the
business, operations, services, marketing strategies, pricing policies,
management, business practices, officers, directors, employees, attorneys,
representatives, affiliates, agents affairs and/or financial condition of the
other party, its subsidiaries or affiliates.

 

13.  Post-Termination Non-Competition.

 

(a)       Consideration For Promise To Refrain
From Competing. Executive agrees that Executive’s services are special and
unique, that Company’s disclosure of confidential, proprietary information and
specialized training and knowledge to Executive, and that Executive’s level of
compensation and benefits are partly in consideration of and conditioned upon
Executive not competing with Company. Executive acknowledges that such
consideration is adequate for Executive’s promises contained within this Section
13.

 

(b)       Promise To Refrain From Competing.
Executive understands Company’s need for Executive’s promise not to compete
with Company is based on the following: (a) Company has expended, and will
continue to expend, substantial time, money and effort in developing its
proprietary information; (b) Executive will in the course of Executive’s
employment develop, be personally entrusted with and exposed to such
proprietary information; (c) both during and after the term of Executive’s employment,
Company will be engaged in the highly competitive credit card internet lead
generation and marketing business] (the “Business”);
(d) Company provides products and services nationally; and (e)
Company will suffer great loss and irreparable harm if Executive were to enter
into competition with Company. Therefore, in exchange for the consideration
described in Subsection 13(a) above, Executive agrees that for the
period of twelve (12) months following the date Executive ceases to render
services to Company (the “Covenant
Period”), Executive
will not either directly or indirectly, whether as an owner, manager, officer,
consultant, agent or employee: (i) work for a person or entity competing,
directly or indirectly, with the Company’s Business and located in any state to
include Texas or any stale contiguous to Texas during the Covenant Period (“Restricted Business”), provided that Executive may work for a
multi-divisional person or entity that includes a division that is engaged in
the Restricted Business to the extent Executive does not provide any services
to the division engaged in the Restricted Business; or (ii) make or hold any
investment in any Restricted Business, whether such investment be by way of
loan, purchase of stock or otherwise, provided that there shall be excluded
from the foregoing the ownership of not more than 3% of the listed or traded
stock of any publicly held corporation. For purposes of this Section 13.
the term “Company” shall mean and include Company, any subsidiary or affiliate
of Company, any successor to the business of Company (by merger, consolidation,
sale of assets or stock or otherwise) and any other corporation or entity of
which Executive may serve as a manager, officer or employee at the request of
Company or any successor of Company, and which engages primarily in the
Business.

 

6

 

(c)       Reasonableness of Restrictions.
Executive represents and agrees that the restrictions on competition, as to
time, geographic area, and scope of activity, required by this Section 13
are reasonable, do not impose a greater restraint than is necessary to protect
the goodwill and business interests of Company, and are not unduly burdensome
to Executive. Executive expressly acknowledges that Company competes on a
nationwide basis and that the geographical scope of these limitations is
reasonable and necessary for the protection of Company’s trade secrets and
other confidential and proprietary information. Executive further agrees that
these restrictions allow Executive an adequate number and variety of employment
alternatives, based on Executive’s varied skills and abilities. Executive
represents that Executive is willing and able to compete in other employment
not prohibited by this Agreement.

 

(d)       Reformation if Necessary. In the
event a court of competent jurisdiction determines that the geographic area,
duration, or scope of activity of any restriction under this Section 13
and its subsections is unenforceable, the restrictions under this section and
its subsections shall not be terminated but shall be reformed and modified to
the extent required to render them valid and enforceable. Executive further
agrees that the court may reform this Agreement to extend the Covenant Period
by an amount of time equal to any period in which Executive is in breach of
this covenant.

 

14.  No Mitigation. In the event of any
termination of employment, Executive shall be under no obligation to seek other
employment and there shall be no offset against amounts due Executive under the
Agreement on account of any remuneration attributable to any subsequent
employment that Executive may obtain.

 

15.  Assignment. This Agreement will be binding
upon and inure to the benefit of (a) the heirs, executors and legal representatives
of Executive upon Executive’s death and (b) any successor of the Company. Any
such successor of the Company will be deemed substituted for the Company under
the terms of this Agreement for all purposes and, for purposes of
clarification, will assume all of the obligations of the Company pursuant to
this Agreement and will be bound by the terms of this Agreement. For this
purpose, “successor” means any person, firm, corporation or other business
entity which at any time, whether by purchase, merger or otherwise, directly or
indirectly acquires all or substantially all of the assets or business of the
Company. None of the rights of Executive to receive any form of compensation
payable pursuant to this Agreement may be assigned or transferred except by
will or the laws of descent and distribution. Any other attempted assignment,
transfer, conveyance or other disposition of Executive’s right to compensation
or other benefits will be null and void.

 

16.  Notices. All notices, requests, demands
and other communications called for under this Agreement shall be in writing
and shall be delivered personally by hand or by courier, mailed by United
States first-class mail, postage prepaid, or sent by facsimile directed to the
party to be notified at the address or facsimile number indicated for such
party on the signature page to this Agreement, or at such other address or
facsimile number as such party may designate by ten (10) days’ advance written
notice to the other party hereto. All such notices and other communications
shall be deemed given upon personal delivery, five (5) business days after the
date of mailing, or upon confirmation of facsimile transfer.

 

17.  Severability. In the event that any
provision of this Agreement becomes or is declared by a court of competent
jurisdiction to be illegal, unenforceable or void, this Agreement will continue
in full force and effect without said provision.

 

18.  Confidentiality. During the Employment
Term and thereafter, each of Executive and the Company agree to use their best
efforts to maintain in confidence the existence of this Agreement, the contents
and terms of this Agreement and the consideration for this Agreement and each
agree that there will be no publicity, directly or indirectly, concerning any
of such information. Notwithstanding the foregoing, either party may disclose
such information (a) to the extent required to be disclosed by law or by
subpoena or

 

7

 

similar legal process,
(b) in connection with any action or proceeding relating to this Agreement or
(c) to their affiliates or advisors where the recipient is instructed and
agrees to keep the information confidential.

 

19.  Arbitration.

 

(a)       Both the Company and Executive agree that
any dispute or controversy arising out of, relating to, or in connection with
this Agreement, or the interpretation, validity, construction, performance,
breach, or termination thereof, shall be settled by binding arbitration to be
held in Austin, Texas in accordance with the National Rules for the Resolution
of Employment Disputes then in effect of the American Arbitration Association
(the “Rules”). The arbitrator may grant injunctions or
other relief in such dispute or controversy. The decision of the arbitrator
will be final, conclusive and binding on the parties to the arbitration.
Judgment may be entered on the arbitrator’s decision in any court having
jurisdiction.

 

(b)       The arbitrator(s) will apply Texas law to
the merits of any dispute or claim, without reference to rules of conflicts of
law. The arbitration proceedings will be governed by federal arbitration law
and by the Rules, without reference to state arbitration law. Executive hereby
consents to the personal jurisdiction of the state and federal courts located
in Texas for any action or proceeding arising from or relating to this
Agreement or relating to any arbitration in which the parties are participants.

 

(c)       EXECUTIVE HAS READ AND UNDERSTANDS THIS
SECTION, WHICH DISCUSSES ARBITRATION. EXECUTIVE UNDERSTANDS THAT BY SIGNING
THIS AGREEMENT, EXECUTIVE AGREES TO SUBMIT ANY CLAIMS ARISING OUT OF, RELATING
TO, OR IN CONNECTION WITH THIS AGREEMENT, OR THE INTERPRETATION, VALIDITY,
CONSTRUCTION, PERFORMANCE, BREACH OR TERMINATION THEREOF TO BINDING
ARBITRATION, AND THAT THIS ARBITRATION CLAUSE CONSTITUTES A WAIVER OF EXECUTIVE’S
RIGHT TO A JURY TRIAL AND RELATES TO THE RESOLUTION OF ALL DISPUTES RELATING TO
ALL ASPECTS OF THE EMPLOYER/EMPLOYEE RELATIONSHIP, INCLUDING BUT NOT LIMITED
TO, DISCRIMINATION CLAIMS.

 

20.  Waiver; Restriction Agreement. The Company
and CCCI hereby consent to any transfer to a Permitted Transferee of the shares
of Common Stock of CCCI held by Executive and subject to the Restriction
Agreement, whether or not subject to CCCI’s repurchase option as set forth in
the Restriction Agreement, and consents to any further transfer by a Permitted
Transferee to another Permitted Transferee, and hereby waives any right of
first refusal, as set forth in the Restriction Agreement, with respect to any
such transfer; provided, that any Permitted Transferee shall hold such shares
subject to the restrictions on transfer set forth in the Restriction Agreement.
For purposes of this Section, “Permitted Transferee”
shall mean (a) the spouse, parents, siblings or lineal descendants
(by blood, marriage or adoption) of Executive or (b) a trust, partnership,
corporation, limited liability company or other similar entity solely for the
benefit of Executive or Executive’s spouse, parents, siblings or lineal
descendants (by blood, marriage or adoption). Furthermore, the Company and CCCI
hereby confirms that upon the consummation of a Change of Control, CCCI’s
repurchase right as set forth in the Restriction Agreement shall terminate and
all “Unvested Shares” as defined in the Restriction Agreement shall vest. The
Company and CCCI also hereby confirms that for so long as Executive remains a
member of the Board of Directors of the Company or of CCCI, a “Termination of
Founder’s Service” as such term is defined in the Restriction Agreement shall
not be deemed to occur for purposes of the Restriction Agreement.

 

21.  Indemnification and Insurance. Executive
will be covered under the Company’s insurance policies and, subject to
applicable law, will be provided indemnification to the maximum extent
permitted by the Company’s bylaws and Certificate of Incorporation and by the
Indemnity Agreement. The Company will provide Executive with Director and
Officer error and omissions insurance and EKISA fiduciary insurance in
accordance with the Company’s insurance practices for executive officers during
the Employment Term and

 

8

 

while Executive serves on
the Board.

 

22.  Legal Fees. The Company will pay Heller
Ehrman LLP promptly upon receipt of the invoice(s) at closing of the Company’s
Preferred Stock financing event for up to $7,500 in legal fees incurred by
Executive in connection with negotiation of this Agreement and Executive’s
investment in the Company.

 

23.  Integration. This Agreement, together with
the Restriction Agreement, the Confidentiality Agreement and the Indemnity
Agreement, represents the entire agreement and understanding between the
parties as to the subject matter herein and supersedes all prior or
contemporaneous agreements whether written or oral. To the extent that any
provision of the Confidentiality Agreement or the Restriction Agreement
conflicts with a provision of this Agreement, this Agreement shall control. No
waiver, alteration or modification of any of the provisions of this Agreement
will be binding unless in writing and signed by duly authorized representatives
of the parties hereto.

 

24.  Tax Withholding. All payments made
pursuant to this Agreement will be subject to withholding of applicable taxes.

 

25.  Governing Law. This Agreement will be
governed by the laws of the State of Texas (with the exception of its conflict
of laws provisions).

 

26.  Acknowledgment. Executive acknowledges
that Executive has had the opportunity to discuss this matter with and obtain
advice from Executive’s private attorney, Executive has had sufficient time to,
and has carefully read and fully understands all the provisions of this
Agreement, and is knowingly and voluntarily entering into this Agreement.

 

Remainder
of Page Intentionally Left Blank.

 

9

 

IN WITNESS
WHEREOF, each of the parties has executed this Agreement, in the case of the
Company by their duly authorized officers, as of the day and year first above
written.

 

	
   

  	
  “COMPANY”

  
	
   

  	
   

  	
   

  
	
   

  	
  DEMARSECO HOLDINGS, INC.

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
    /s/ Philip
  Siegel

  	
   

  
	
   

  	
   

  	
    Philip
  Siegel

  	
   

  
	
   

  	
   

  	
    Secretary

  
	
   

  	
   

  	
   

  
	
   

  	
  Address:

  
	
   

  	
   

  	
   

  
	
   

  	
  300 West Sixth Street

  
	
   

  	
  Suite 2300

  
	
   

  	
  Austin, Texas 78701

  
	
   

  	
  Attn: Secretary

  
	
   

  	
  Fax #: 512-476-3952

  
	
   

  	
   

  	
   

  
	
   

  	
  “EXECUTIVE”

  
	
   

  	
   

  	
   

  
	
   

  	
  /s/ Elisabeth DeMarse

  	
   

  
	
   

  	
  Elisabeth DeMarse

  
	
   

  	
   

  	
   

  
	
   

  	
  Address:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
					

 

 

EXECUTIVE
EMPLOYMENT AGREEMENT

SIGNATURE PAGE

 

 

CCCI
Holdings, Inc., a Delaware corporation, hereby joins this
Executive Employment Agreement between Elisabeth DeMarse and DeMarseCo
Holdings, Inc. solely for the purpose of the matters set forth at Sections 7
and 20. CCCI Holdings, Inc. hereby confirms that to the extent the terms of the
Restriction Agreement and the provisions of Sections 7 or 20 of this Agreement
conflict, the provisions of Sections 7 and 20 of this Agreement shall control

 

	
  CCCI HOLDINGS, INC.

  
	
   

  
	
  By:

  	
  /s/ Philip Siegel

  	
   

  
	
  Name: Philip Siegel

  
	
  Title: Secretary

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