Document:

exv10w7

 

Exhibit 10.7

BILL OF SALE AND DEBT GUARANTY AGREEMENT

     This Bill of Sale and Debt Guaranty Agreement (this “Agreement”) is made and entered into as
of the 22nd day of November, 2005 by and between ELECTRIC CITY CORP., a Delaware corporation
(“Electric City”) and ELC VNPP SUB I, LLC, a Delaware limited liability company (“Sub I”).

W I T N E S S E T H:

     WHEREAS, Electric City and Commonwealth Edison Company, an Illinois public utility company
(“ComEd”), are parties to that certain Agreement dated September 9, 2003, a copy of which is
attached hereto as Exhibit A (the “ComEd Agreement”), pursuant to which Electric City is
developing in northern Illinois a large-scale, automatic power curtailment system designed to
curtail power at participating customer sites to be known as the “Virtual Negawatt Power” system
plan (the “VNPPTM”) for use by certain select customers of ComEd;

     WHEREAS, to finance its business operations, Electric City has authorized the sale to Laurus
Master Fund, Ltd. (“Laurus”) of that certain Convertible Term Note dated November 22, 2005 made by
Electric City in favor of Laurus in the aggregate principal amount of Five Million Dollars
($5,000,000), a copy of which is attached hereto as Exhibit B (the “Note”), and has entered
into that certain Securities Purchase Agreement dated as of November 22, 2005 by and between
Electric City and Laurus, a copy of which is attached hereto as Exhibit C (the “Securities
Purchase Agreement”, and together with the Note the “Loan Documents”);

     WHEREAS, Sub I is a wholly-owned subsidiary of Electric City;

     WHEREAS, Electric City desires to sell, transfer and assign to Sub I that certain equipment of
Electric City used by Electric City to perform the ComEd Agreement as set forth on Exhibit
D attached hereto (collectively, the “Transferred Equipment”), and all rights of payment under
the ComEd Agreement with respect to the Transferred Equipment; and

     WHEREAS, in consideration for being sold, transferred and assigned the Transferred Equipment
and the related rights of payment under the ComEd Agreement, Sub I has agreed to guaranty the
obligations of Electric City under the Loan Documents;

     NOW, THEREFORE, in consideration of the promises herein contained, and other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged by the parties hereto,
it is hereby agreed as follows:

     1. Sale of Transferred Equipment; Assignment of Certain Payment Rights Under ComEd
Agreement. On the terms and subject to the conditions set forth in this Agreement, Electric
City hereby sells, transfers, assigns, conveys and delivers to Sub I, and Sub I hereby purchases,
acquires and accepts from Electric City, (i) all of Electric City’s right, title and interest in,
to and under the Transferred Equipment free and clear of all obligations other than those under the
ComEd Agreement and free and clear of all liens other than those in favor of Laurus, and (ii) all
of Electric City’s right, title and interest in and to payments to be received by it under the
ComEd Agreement after the date hereof with respect to operation of the Transferred

 

 

Equipment. The assignment of Electric City’s right, title and interest in and to future
payments under the ComEd Agreement with respect to operation of the Transferred Equipment shall be
irrevocable so long as any indebtedness remains outstanding under the Note.

     2. Guaranty of Debt. In consideration of the above transfer of the Transferred
Equipment and rights of payment, Sub I hereby agrees to guaranty payment of the principal amount of
the Note, as and when the same becomes due, together with interest thereon and all fees, charges,
expenses and all other amounts payable with respect to the Note pursuant to the Loan Documents, and
to evidence such guaranty by executing and delivering to Laurus a Subsidiary Guaranty in the form
which Laurus has requested, effective immediately.

     3. Retained Rights Under ComEd Agreement; Sales of Additional Equipment.
Notwithstanding anything to the contrary contained herein, Electric City shall be entitled to
continue to provide, install and operate additional equipment to Curtailment Candidates (as defined
in the ComEd Agreement) pursuant to the ComEd Agreement (“Additional Equipment”). The parties
agree that from time to time, Electric City may designate Additional Equipment which has been
installed under the ComEd Agreement (“Qualified Additional Equipment”) for transfer to Sub I,
together with assignment of Electric City’s right, title and interest in and to future payments to
be received by it under the ComEd Agreement with respect to such Qualified Additional Equipment.
When Electric City designates Qualified Additional Equipment for transfer to Sub I, the parties
shall execute an addendum to this Agreement specifying the Qualified Additional Equipment and
providing that Electric City also assigns its right, title and interest in and to future payments
to be received by it under the ComEd Agreement with respect to such Qualified Additional Equipment,
and Sub I shall thereupon acquire such Qualified Additional Equipment from Electric City.

     4. Compliance With ComEd Agreement. Sub I agrees that it shall use the Transferred
Equipment and any Qualified Additional Equipment solely in compliance with the ComEd Agreement for
so long as the ComEd Agreement is in effect. Electric City agrees, at Sub I’s cost and expense, to
maintain, repair and replace the Transferred Equipment and Qualified Additional Equipment in
accordance with the requirements of the ComEd Agreement is in effect.

     Notwithstanding anything to the contrary set forth herein, this Agreement is not intended to
be an assignment of the ComEd Agreement in violation of the terms thereof. Each party hereto
agrees that this Agreement does not relieve Electric City of its obligations to ComEd under the
ComEd Agreement and is not intended to be a novation of the ComEd Agreement. To the extent that
any one or more of the provisions of this Agreement shall be deemed to be in conflict with any one
or more of the provisions of the ComEd Agreement or any obligation of Electric City thereunder, the
parties hereto agree to amend this Agreement and to take such other actions as may be necessary to
comply with the terms of the ComEd Agreement. Without limitation of the foregoing, each of
Electric City and Sub I hereby covenant and agree to execute and deliver to each other party or
ComEd such other further documents or instruments of assignment and transfer and to do such
actions, supplemental or confirmatory, as may be required by such other party or ComEd in
connection with the transactions contemplated herein.

 

 

     5. Compliance With Loan Documents; No Novation; Further Assurances. Sub I agrees that
it shall not take any action with respect to the Transferred Equipment, any Qualified Additional
Equipment or the ComEd Agreement in violation of the obligations of Electric City and its
subsidiaries (including Sub I) to Laurus. Notwithstanding anything to the contrary set forth
herein, this Agreement does not relieve Electric City of its obligations to Laurus under the Loan
Documents and is not intended to be a novation of the Loan Document in any way. Electric City and
Sub I each hereby covenant and agree to execute and deliver such agreements, instruments or
documents as Laurus may require with respect to the transactions contemplated hereby.

     6. Miscellaneous.

     (a) This Agreement shall be governed by and construed in accordance with the laws of the State
of Illinois.

     (b) This Agreement may be modified or amended at any time by mutual written consent of both
parties, provided that so long as any indebtedness under the Note remains outstanding no amendment
hereto shall be effective unless also consented to by Laurus.

     (c) Neither party may assign any of its or his rights or delegate any of its obligations under
this Agreement without the prior written consent of the other party and, if any indebtedness
remains outstanding under the Note, the prior written consent of Laurus. Subject to the preceding
sentence, this Agreement will apply to, be binding in all respects upon and inure to the benefit of
the successors and permitted assigns of the parties.

     (d) If any provision of this Agreement is held invalid or unenforceable by any court of
competent jurisdiction, the other provisions of this Agreement will remain in full force and
effect. Any provision of this Agreement held invalid or unenforceable only in part or degree will
remain in full force and effect to the extent not held invalid or unenforceable.

     (e) The headings of sections in this Agreement are provided for convenience only and will not
affect its construction or interpretation.

     (f) This Agreement may be executed in one or more counterparts, each of which will be deemed
to be an original copy of this Agreement and all of which, when taken together, will be deemed to
constitute one and the same agreement. The exchange of copies of this Agreement and of signature
pages by facsimile transmission shall constitute effective execution and delivery of this Agreement
as to the parties and may be used in lieu of the original Agreement for all purposes. Signatures
of the parties transmitted by facsimile shall be deemed to be their original signatures for all
purposes.

[Balance of page intentionally left blank; signature page follows.]

 

 

     IN WITNESS WHEREOF, the parties hereto have executed this Bill of Sale and Debt Guaranty
Agreement as of the date first above written.

	 	 	 	 	 
	 	ELECTRIC CITY CORP.

 	 
	 	By:  	/s/ John Mitola
 	 
	 	 	Name:  	John Mitola 	 
	 	 	Title:  	Chief Executive Officer 	 
	 
	 	ELC VNPP SUB I, LLC

 	 
	 	By:  	/s/ Jeffrey Mistarz
 	 
	 	 	Name:  	Jeffrey Mistarz 	 
	 	 	Title:  	Chief Financial Officer 	 
	 

 

 

EXHIBIT A

COMED AGREEMENT

 

 

EXHIBIT B

SECURED CONVERTIBLE TERM NOTE

 

 

EXHIBIT C

SECURITIES PURCHASE AGREEMENT

 

 

EXHIBIT D

LIST OF TRANSFERRED EQUIPMENTexv10w8

 

Exhibit 10.8

STOCK PLEDGE AGREEMENT

     This Stock Pledge Agreement (this “Agreement”), dated as of November 22, 2005, among
Laurus Master Fund, Ltd. (the “Pledgee”), ELECTRIC CITY CORP., a Delaware corporation (the
“Company”), and each of the other undersigned parties (other than the Pledgee) (the Company
and each such other undersigned party, a “Pledgor” and collectively, the
“Pledgors”).

BACKGROUND

     The Company has entered into a Securities Purchase Agreement, dated as of November 22, 2005
(as amended, modified, restated or supplemented from time to time, the “Securities Purchase
Agreement”), pursuant to which the Pledgee provides or will provide certain financial
accommodations to the Company.

     In order to induce the Pledgee to provide or continue to provide the financial accommodations
described in the Securities Purchase Agreement or otherwise, each Pledgor has agreed to pledge and
grant a security interest in the collateral described herein to the Pledgee on the terms and
conditions set forth herein.

     NOW, THEREFORE, in consideration of the premises and for other good and valuable consideration
the receipt of which is hereby acknowledged, the parties hereto agree as follows:

     1. Defined Terms. All capitalized terms used herein which are not defined shall have
the meanings given to them in the Securities Purchase Agreement, as applicable.

     2. Pledge and Grant of Security Interest. To secure the full and punctual payment and
performance of (the following clauses (a) and (b), collectively, the “Obligations”) (a) the
obligations under the Securities Purchase Agreement and the Related Agreements referred to in the
Securities Purchase Agreement (the Securities Purchase Agreement and the Related Agreements, as
each may be amended, restated, modified and/or supplemented from time to time, collectively, the
“Documents”) and (b) all other obligations and liabilities of each Pledgor to the Pledgee
whether now existing or hereafter arising, direct or indirect, liquidated or unliquidated, absolute
or contingent, due or not due and whether under, pursuant to or evidenced by a note, agreement,
guaranty, instrument or otherwise (in each case, irrespective of the genuineness, validity,
regularity or enforceability of such Obligations, or of any instrument evidencing any of the
Obligations or of any collateral therefor or of the existence or extent of such collateral, and
irrespective of the allowability, allowance or disallowance of any or all of such in any case
commenced by or against any Pledgor under Title 11, United States Code, including, without
limitation, obligations of each Pledgor for post-petition interest, fees, costs and charges that
would have accrued or been added to the Obligations but for the commencement of such case), each
Pledgor hereby pledges, assigns, hypothecates, transfers and grants a security interest to Pledgee
in all of the following (the “Collateral”):

 

 

         (a) the shares of stock set forth on Schedule A annexed hereto and expressly made a
part hereof (together with any additional shares of stock or other equity interests acquired by any
Pledgor, the “Pledged Stock”), the certificates representing the Pledged Stock and all
dividends, cash, instruments and other property or proceeds from time to time received, receivable
or otherwise distributed in respect of or in exchange for any or all of the Pledged Stock;

         (b) all additional shares of stock of any issuer (each, an “Issuer”) of the Pledged
Stock from time to time acquired by any Pledgor in any manner, including, without limitation, stock
dividends or a distribution in connection with any increase or reduction of capital,
reclassification, merger, consolidation, sale of assets, combination of shares, stock split,
spin-off or split-off (which shares shall be deemed to be part of the Collateral), and the
certificates representing such additional shares, and all dividends, cash, instruments and other
property or proceeds from time to time received, receivable or otherwise distributed in respect of
or in exchange for any or all of such shares; and

         (c) all options and rights, whether as an addition to, in substitution of or in exchange for
any shares of any Pledged Stock and all dividends, cash, instruments and other property or proceeds
from time to time received, receivable or otherwise distributed in respect of or in exchange for
any or all such options and rights.

     3. Delivery of Collateral. All certificates representing or evidencing the Pledged
Stock shall be delivered to and held by or on behalf of Pledgee pursuant hereto and shall be
accompanied by duly executed instruments of transfer or assignments in blank, all in form and
substance satisfactory to Pledgee. Each Pledgor hereby authorizes the Issuer upon demand by the
Pledgee to deliver any certificates, instruments or other distributions issued in connection with
the Collateral directly to the Pledgee, in each case to be held by the Pledgee, subject to the
terms hereof. Upon the occurrence and during the continuance of an Event of Default (as defined
below), the Pledgee shall have the right, during such time in its discretion and without notice to
the Pledgor, to transfer to or to register in the name of the Pledgee or any of its nominees any or
all of the Pledged Stock. In addition, the Pledgee shall have the right at such time to exchange
certificates or instruments representing or evidencing Pledged Stock for certificates or
instruments of smaller or larger denominations.

     4. Representations and Warranties of each Pledgor. Each Pledgor jointly and severally
represents and warrants to the Pledgee (which representations and warranties shall be deemed to
continue to be made until all of the Obligations have been paid in full and each Document and each
agreement and instrument entered into in connection therewith has been irrevocably terminated)
that:

         (a) the execution, delivery and performance by each Pledgor of this Agreement and the pledge
of the Collateral hereunder do not and will not result in any violation of any agreement,
indenture, instrument, license, judgment, decree, order, law, statute, ordinance or other
governmental rule or regulation applicable to any Pledgor;

         (b) this Agreement constitutes the legal, valid, and binding obligation of each Pledgor
enforceable against each Pledgor in accordance with its terms;

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         (c) (i) all Pledged Stock owned by each Pledgor is set forth on Schedule A hereto and
(ii) each Pledgor is the direct and beneficial owner of each share of the Pledged Stock;

         (d) all of the shares of the Pledged Stock have been duly authorized, validly issued and are
fully paid and nonassessable;

         (e) other than those which have been obtained, no consent or approval of any person,
corporation, governmental body, regulatory authority or other entity, is or will be necessary for
(i) the execution, delivery and performance of this Agreement, (ii) the exercise by the Pledgee of
any rights with respect to the Collateral or (iii) the pledge and assignment of, and the grant of a
security interest in, the Collateral hereunder;

         (f) there are no pending or, to the best of Pledgor’s knowledge, threatened actions or
proceedings before any court, judicial body, administrative agency or arbitrator which may
materially adversely affect the Collateral;

         (g) each Pledgor has the requisite power and authority to enter into this Agreement and to
pledge and assign the Collateral to the Pledgee in accordance with the terms of this Agreement;

         (h) each Pledgor owns each item of the Collateral and, except for the pledge and security
interest granted to Pledgee hereunder, the Collateral shall be, immediately following the closing
of the transactions contemplated by the Documents, free and clear of any other security interest,
mortgage, pledge, claim, lien, charge, hypothecation, assignment, offset or encumbrance whatsoever
(collectively, “Liens”);

         (i) there are no restrictions on transfer of the Pledged Stock contained in the certificate of
incorporation or by-laws (or equivalent organizational documents) of the Issuer or otherwise which
have not otherwise been enforceably and legally waived by the necessary parties;

         (j) none of the Pledged Stock has been issued or transferred in violation of the securities
registration, securities disclosure or similar laws of any jurisdiction to which such issuance or
transfer may be subject;

         (k) the pledge and assignment of the Collateral and the grant of a security interest under
this Agreement vest in the Pledgee a security interest in all rights of each Pledgor in the
Collateral as contemplated by this Agreement; and

         (l) The Pledged Stock constitutes one hundred percent (100%) of the issued and outstanding
shares of capital stock of each Issuer.

     5. Covenants. Each Pledgor jointly and severally covenants that, until the
Obligations shall be indefeasibly satisfied in full and each Document and each agreement and
instrument entered into in connection therewith is irrevocably terminated:

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         (a) No Pledgor will sell, assign, transfer, convey, or otherwise dispose of its rights in or
to the Collateral or any interest therein; nor will any Pledgor create, incur or permit to exist
any Lien whatsoever with respect to any of the Collateral or the proceeds thereof other than that
created hereby.

         (b) Each Pledgor will, at its expense, defend Pledgee’s right, title and security interest in
and to the Collateral against the claims of any other party.

         (c) Each Pledgor shall at any time, and from time to time, upon the written request of
Pledgee, execute and deliver such further documents and do such further acts and things as Pledgee
may reasonably request in order to effectuate the purposes of this Agreement including, but without
limitation, delivering to Pledgee, upon the occurrence of an Event of Default, irrevocable proxies
in respect of the Collateral in form satisfactory to Pledgee. Until receipt thereof, upon an Event
of Default that has occurred and is continuing beyond any applicable grace period, this Agreement
shall constitute Pledgor’s proxy to Pledgee or its nominee to vote all shares of Collateral then
registered in each Pledgor’s name.

         (d) No Pledgor will consent to or approve the issuance of (i) any additional shares of any
class of capital stock or other equity interests of the Issuer; or (ii) any securities convertible
either voluntarily by the holder thereof or automatically upon the occurrence or nonoccurrence of
any event or condition into, or any securities exchangeable for, any such shares, unless, in either
case, such shares are pledged as Collateral pursuant to this Agreement.

     6. Voting Rights and Dividends. In addition to the Pledgee’s rights and remedies set
forth in Section 8 hereof, in case an Event of Default shall have occurred and be continuing,
beyond any applicable cure period, the Pledgee shall (i) be entitled to vote the Collateral, (ii)
be entitled to give consents, waivers and ratifications in respect of the Collateral (each Pledgor
hereby irrevocably constituting and appointing the Pledgee, with full power of substitution, the
proxy and attorney-in-fact of each Pledgor for such purposes) and (iii) be entitled to collect and
receive for its own use cash dividends paid on the Collateral. No Pledgor shall be permitted to
exercise or refrain from exercising any voting rights or other powers if, in the reasonable
judgment of the Pledgee, such action would have a material adverse effect on the value of the
Collateral or any part thereof; and, provided, further, that each Pledgor shall
give at least five (5) days’ written notice of the manner in which such Pledgor intends to
exercise, or the reasons for refraining from exercising, any voting rights or other powers other
than with respect to any election of directors and voting with respect to any incidental matters.
Following the occurrence of an Event of Default, all dividends and all other distributions in
respect of any of the Collateral, shall be delivered to the Pledgee to hold as Collateral and
shall, if received by any Pledgor, be received in trust for the benefit of the Pledgee, be
segregated from the other property or funds of any other Pledgor, and be forthwith delivered to the
Pledgee as Collateral in the same form as so received (with any necessary endorsement).

     7. Event of Default. An “Event of Default” under this Agreement shall occur upon the
happening of any of the following events:

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         (a) An “Event of Default” under any Document or any agreement or note related to any Document
shall have occurred and be continuing beyond any applicable cure period;

         (b) Any Pledgor shall default in the performance of any of its obligations under any Document,
including, without limitation, this Agreement, and such default shall not be cured during the cure
period applicable thereto;

         (c) Any representation or warranty of any Pledgor made herein, in any Document or in any
agreement, statement or certificate given in writing pursuant hereto or thereto or in connection
herewith or therewith shall be false or misleading in any material respect;

         (d) Any portion of the Collateral is subjected to a levy of execution, attachment, distraint
or other judicial process or any portion of the Collateral is the subject of a claim (other than by
the Pledgee) of a Lien or other right or interest in or to the Collateral and such levy or claim
shall not be cured, disputed or stayed within a period of fifteen (15) business days after the
occurrence thereof; or

         (e) Any Pledgor shall (i) apply for, consent to, or suffer to exist the appointment of, or the
taking of possession by, a receiver, custodian, trustee, liquidator or other fiduciary of itself or
of all or a substantial part of its property, (ii) make a general assignment for the benefit of
creditors, (iii) commence a voluntary case under any state or federal bankruptcy laws (as now or
hereafter in effect), (iv) be adjudicated a bankrupt or insolvent, (v) file a petition seeking to
take advantage of any other law providing for the relief of debtors, (vi) acquiesce to, or fail to
have dismissed, within thirty (30) days, any petition filed against it in any involuntary case
under such bankruptcy laws, or (vii) take any action for the purpose of effecting any of the
foregoing.

     8. Remedies. In case an Event of Default shall have occurred and is continuing, the
Pledgee may:

         (a) Transfer any or all of the Collateral into its name, or into the name of its nominee or
nominees;

         (b) Exercise all corporate rights with respect to the Collateral including, without
limitation, all rights of conversion, exchange, subscription or any other rights, privileges or
options pertaining to any shares of the Collateral as if it were the absolute owner thereof,
including, but without limitation, the right to exchange, at its discretion, any or all of the
Collateral upon the merger, consolidation, reorganization, recapitalization or other readjustment
of the Issuer thereof, or upon the exercise by the Issuer of any right, privilege or option
pertaining to any of the Collateral, and, in connection therewith, to deposit and deliver any and
all of the Collateral with any committee, depository, transfer agent, registrar or other designated
agent upon such terms and conditions as it may determine, all without liability except to account
for property actually received by it; and

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         (c) Subject to any requirement of applicable law, sell, assign and deliver the whole or, from
time to time, any part of the Collateral at the time held by the Pledgee, at any private sale or at
public auction, with or without demand, advertisement or notice of the time or place of sale or
adjournment thereof or otherwise (all of which are hereby waived, except such notice as is required
by applicable law and cannot be waived), for cash or credit or for other property for immediate or
future delivery, and for such price or prices and on such terms as the Pledgee in its sole
discretion may determine, or as may be required by applicable law.

         Each Pledgor hereby waives and releases any and all right or equity of redemption, whether
before or after sale hereunder. At any such sale, unless prohibited by applicable law, the Pledgee
may bid for and purchase the whole or any part of the Collateral so sold free from any such right
or equity of redemption. All moneys received by the Pledgee hereunder, whether upon sale of the
Collateral or any part thereof or otherwise, shall be held by the Pledgee and applied by it as
provided in Section 10 hereof. No failure or delay on the part of the Pledgee in exercising any
rights hereunder shall operate as a waiver of any such rights nor shall any single or partial
exercise of any such rights preclude any other or future exercise thereof or the exercise of any
other rights hereunder. The Pledgee shall have no duty as to the collection or protection of the
Collateral or any income thereon nor any duty as to preservation of any rights pertaining thereto,
except to apply the funds in accordance with the requirements of Section 10 hereof. The Pledgee
may exercise its rights with respect to property held hereunder without resort to other security
for or sources of reimbursement for the Obligations. In addition to the foregoing, Pledgee shall
have all of the rights, remedies and privileges of a secured party under the Uniform Commercial
Code of New York (the “UCC”) regardless of the jurisdiction in which enforcement hereof is sought.

     9. Private Sale. Each Pledgor recognizes that the Pledgee may be unable to effect (or
to do so only after delay which would adversely affect the value that might be realized from the
Collateral) a public sale of all or part of the Collateral by reason of certain prohibitions
contained in the Securities Act, and may be compelled to resort to one or more private sales to a
restricted group of purchasers who will be obliged to agree, among other things, to acquire such
Collateral for their own account, for investment and not with a view to the distribution or resale
thereof. Each Pledgor agrees that any such private sale may be at prices and on terms less
favorable to the seller than if sold at public sales and that such private sales shall be deemed to
have been made in a commercially reasonable manner. Each Pledgor agrees that the Pledgee has no
obligation to delay sale of any Collateral for the period of time necessary to permit the Issuer to
register the Collateral for public sale under the Securities Act.

     10. Proceeds of Sale. The proceeds of any collection, recovery, receipt,
appropriation, realization or sale of the Collateral shall be applied by the Pledgee as follows:

         (a) First, to the payment of all costs, reasonable expenses and charges of the Pledgee and to
the reimbursement of the Pledgee for the prior payment of such costs, reasonable expenses and
charges incurred in connection with the care and safekeeping of the Collateral (including, without
limitation, the reasonable expenses of any sale or any other disposition of any of the Collateral),
attorneys’ fees and reasonable expenses, court costs, any other fees or expenses incurred or
expenditures or advances made by Pledgee in the protection, enforcement or exercise of its rights,
powers or remedies hereunder;

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         (b) Second, to the payment of the Obligations, in whole or in part, in such order as the
Pledgee may elect, whether or not such Obligations is then due;

         (c) Third, to such persons, firms, corporations or other entities as required by applicable
law including, without limitation, Section 9-615(a)(3) of the UCC; and

         (d) Fourth, to the extent of any surplus to the Pledgors or as a court of competent
jurisdiction may direct.

         In the event that the proceeds of any collection, recovery, receipt, appropriation,
realization or sale are insufficient to satisfy the Obligations, each Pledgor shall be jointly and
severally liable for the deficiency plus the costs and fees of any attorneys employed by Pledgee to
collect such deficiency.

     11. Waiver of Marshaling. Each Pledgor hereby waives any right to compel any
marshaling of any of the Collateral.

     12. No Waiver. Any and all of the Pledgee’s rights with respect to the Liens granted
under this Agreement shall continue unimpaired, and Pledgor shall be and remain obligated in
accordance with the terms hereof, notwithstanding (a) the bankruptcy, insolvency or reorganization
of any Pledgor, (b) the release or substitution of any item of the Collateral at any time, or of
any rights or interests therein, or (c) any delay, extension of time, renewal, compromise or other
indulgence granted by the Pledgee in reference to any of the Obligations. Each Pledgor hereby
waives all notice of any such delay, extension, release, substitution, renewal, compromise or other
indulgence, and hereby consents to be bound hereby as fully and effectively as if such Pledgor had
expressly agreed thereto in advance. No delay or extension of time by the Pledgee in exercising
any power of sale, option or other right or remedy hereunder, and no failure by the Pledgee to give
notice or make demand, shall constitute a waiver thereof, or limit, impair or prejudice the
Pledgee’s right to take any action against any Pledgor or to exercise any other power of sale,
option or any other right or remedy.

     13. Expenses. The Collateral shall secure, and each Pledgor shall pay to Pledgee on
demand, from time to time, all reasonable costs and expenses, (including but not limited to,
reasonable attorneys’ fees and costs, taxes, and all transfer, recording, filing and other charges)
of, or incidental to, the custody, care, transfer, administration of the Collateral or any other
collateral, or in any way relating to the enforcement, protection or preservation of the rights or
remedies of the Pledgee under this Agreement or with respect to any of the Obligations.

     14. The Pledgee Appointed Attorney-In-Fact and Performance by the Pledgee. Upon the
occurrence of an Event of Default, each Pledgor hereby irrevocably constitutes and appoints the
Pledgee as such Pledgor’s true and lawful attorney-in-fact, with full power of substitution, to
execute, acknowledge and deliver any instruments and to do in such Pledgor’s name, place and stead,
all such acts, things and deeds for and on behalf of and in the name of such Pledgor, which such
Pledgor could or might do or which the Pledgee may deem necessary, desirable or convenient to
accomplish the purposes of this Agreement, including, without limitation, to execute such
instruments of assignment or transfer or orders and to register, convey or otherwise transfer title
to the Collateral into the Pledgee’s name. Each Pledgor hereby ratifies and confirms

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all that said attorney-in-fact may so do and hereby declares this power of attorney to be
coupled with an interest and irrevocable. If any Pledgor fails to perform any agreement herein
contained, the Pledgee may itself perform or cause performance thereof, and any costs and expenses
of the Pledgee incurred in connection therewith shall be paid by the Pledgors as provided in
Section 13 hereof.

     15. Waivers. THE PARTIES HERETO DESIRES THAT THEIR DISPUTES BE RESOLVED BY A JUDGE
APPLYING APPLICABLE LAW. THEREFORE, TO ACHIEVE THE BEST COMBINATION OF THE BENEFITS OF THE
JUDICIAL SYSTEM AND OF ARBITRATION, THE PARTIES HERETO WAIVE ALL RIGHTS TO TRIAL BY JURY IN ANY
ACTION, SUIT, OR PROCEEDING BROUGHT TO RESOLVE ANY DISPUTE, WHETHER ARISING IN CONTRACT, TORT, OR
OTHERWISE BETWEEN PLEDGEE, AND/OR ANY PLEDGOR ARISING OUT OF, CONNECTED WITH, RELATED OR INCIDENTAL
TO THE RELATIONSHIP ESTABLISHED BETWEEN THEN IN CONNECTION WITH THIS AGREEMENT, ANY OTHER DOCUMENT
OR THE TRANSACTIONS RELATED HERETO OR THERETO.

     16. Recapture. Notwithstanding anything to the contrary in this Agreement, if the
Pledgee receives any payment or payments on account of the Obligations, which payment or payments
or any part thereof are subsequently invalidated, declared to be fraudulent or preferential, set
aside and/or required to be repaid to a trustee, receiver, or any other party under the United
States Bankruptcy Code, as amended, or any other federal or state bankruptcy, reorganization,
moratorium or insolvency law relating to or affecting the enforcement of creditors’ rights
generally, common law or equitable doctrine, then to the extent of any sum not finally retained by
the Pledgee, each Pledgor’s obligations to the Pledgee shall be reinstated and this Agreement shall
remain in full force and effect (or be reinstated) until payment shall have been made to Pledgee.

     17. Captions. All captions in this Agreement are included herein for convenience of
reference only and shall not constitute part of this Agreement for any other purpose.

     18. Miscellaneous.

         (a) This Agreement constitutes the entire and final agreement among the parties with respect
to the subject matter hereof and may not be changed, terminated or otherwise varied except by a
writing duly executed by the parties hereto.

         (b) No waiver of any term or condition of this Agreement, whether by delay, omission or
otherwise, shall be effective unless in writing and signed by the party sought to be charged, and
then such waiver shall be effective only in the specific instance and for the purpose for which
given.

         (c) In the event that any provision of this Agreement or the application thereof to any
Pledgor or any circumstance in any jurisdiction governing this Agreement shall, to any extent, be
invalid or unenforceable under any applicable statute, regulation, or rule of law, such provision
shall be deemed inoperative to the extent that it may conflict therewith and shall be deemed
modified to conform to such statute, regulation or rule of law, and the remainder of this

8

 

Agreement and the application of any such invalid or unenforceable provision to parties,
jurisdictions, or circumstances other than to whom or to which it is held invalid or unenforceable
shall not be affected thereby, nor shall same affect the validity or enforceability of any other
provision of this Agreement.

         (d) This Agreement shall be binding upon each Pledgor, and each Pledgor’s successors and
assigns, and shall inure to the benefit of the Pledgee and its successors and assigns.

         (e) Any notice or other communication required or permitted pursuant to this Agreement shall
be given in accordance with the Securities Purchase Agreement.

         (f) THIS AGREEMENT AND THE OTHER DOCUMENTS SHALL BE GOVERNED BY AND CONSTRUED AND ENFORCED IN
ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS MADE AND PERFORMED IN
SUCH STATE, WITHOUT REGARD TO PRINCIPLES OF CONFLICTS OF LAW.

         (g) EACH PLEDGOR HEREBY CONSENTS AND AGREES THAT THE STATE OR FEDERAL COURTS LOCATED IN THE
COUNTY OF NEW YORK, STATE OF NEW YORK SHALL HAVE EXCLUSIVE JURISDICTION TO HEAR AND DETERMINE ANY
CLAIMS OR DISPUTES BETWEEN ANY PLEDGOR, ON THE ONE HAND, AND THE PLEDGEE, ON THE OTHER HAND,
PERTAINING TO THIS AGREEMENT OR ANY OF THE OTHER DOCUMENTS OR TO ANY MATTER ARISING OUT OF OR
RELATED TO THIS AGREEMENT OR ANY OF THE OTHER DOCUMENTS, PROVIDED, THAT EACH PLEDGOR
ACKNOWLEDGES THAT ANY APPEALS FROM THOSE COURTS MAY HAVE TO BE HEARD BY A COURT LOCATED OUTSIDE OF
THE COUNTY OF NEW YORK, STATE OF NEW YORK; AND FURTHER PROVIDED, THAT NOTHING IN
THIS AGREEMENT SHALL BE DEEMED OR OPERATE TO PRECLUDE THE PLEDGEE FROM BRINGING SUIT OR TAKING
OTHER LEGAL ACTION IN ANY OTHER JURISDICTION TO COLLECT THE INDEBTEDNESS, TO REALIZE ON THE
COLLATERAL OR ANY OTHER SECURITY FOR THE INDEBTEDNESS, OR TO ENFORCE A JUDGMENT OR OTHER COURT
ORDER IN FAVOR OF THE PLEDGEE. EACH PLEDGOR EXPRESSLY SUBMITS AND CONSENTS IN ADVANCE TO SUCH
JURISDICTION IN ANY ACTION OR SUIT COMMENCED IN ANY SUCH COURT, AND EACH PLEDGOR HEREBY WAIVES ANY
OBJECTION WHICH IT MAY HAVE BASED UPON LACK OF PERSONAL JURISDICTION, IMPROPER VENUE OR FORUM
NON CONVENIENS. EACH PLEDGOR HEREBY WAIVES PERSONAL SERVICE OF THE SUMMONS, COMPLAINT AND
OTHER PROCESS ISSUED IN ANY SUCH ACTION OR SUIT AND AGREES THAT SERVICE OF SUCH SUMMONS, COMPLAINT
AND OTHER PROCESS MAY BE MADE BY REGISTERED OR CERTIFIED MAIL ADDRESSED TO SUCH PLEDGOR AT THE
ADDRESS SET FORTH IN THE SECURITIES PURCHASE AGREEMENT AND THAT SERVICE SO MADE SHALL BE DEEMED
COMPLETED UPON THE EARLIER OF THE SUCH PLEDGOR’S ACTUAL RECEIPT THEREOF OR THREE (3) DAYS AFTER
DEPOSIT IN THE U.S. MAILS, PROPER POSTAGE PREPAID.

9

 

         (h) It is understood and agreed that any person or entity that desires to become a Pledgor
hereunder, or is required to execute a counterpart of this Agreement after the date hereof pursuant
to the requirements of any Document, shall become a Pledgor hereunder by (x) executing a Joinder
Agreement in form and substance satisfactory to the Pledgee, (y) delivering supplements to such
exhibits and annexes to such Documents as the Pledgee shall reasonably request and/or set forth in
such joinder agreement and (z) taking all actions as specified in this Agreement as would have been
taken by such Pledgor had it been an original party to this Agreement, in each case with all
documents required above to be delivered to the Pledgee and with all documents and actions required
above to be taken to the reasonable satisfaction of the Pledgee.

         (i) This Agreement may be executed in one or more counterparts, each of which shall be deemed
an original and all of which when taken together shall constitute one and the same agreement. Any
signature delivered by a party by facsimile transmission shall be deemed an original signature
hereto.

[Remainder of Page Intentionally Left Blank]

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

	 	 	 	 	 
	 	ELECTRIC CITY CORP.

 	 
	 	By:  	                    /s/ Jeffrey Mistarz
 	 
	 	 	Name:  	Jeffrey Mistarz 	 
	 	 	Title:  	Chief Financial Officer 	 
	 

	 	 	 	 	 
	 	LAURUS MASTER FUND, LTD.

 	 
	 	By:  	                        /s/ David Grin
 	 
	 	 	Name:  	David Grin 	 
	 	 	Title:  	Director 	 
	 

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SCHEDULE A to the Stock Pledge Agreement

Pledged Stock

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	Stock	 	 	 	 	 	 	 	 	 	 	 	 	% of	 
	 	 	 	 	 	 	 	 	 	 	Certificate	 	 	 	 	 	 	 	Number of	 	 	outstanding	 
	 	Pledgor	 	 	Issuer	 	 	Class of Stock	 	 	Number	 	 	Par Value	 	 	Shares	 	 	Shares	 
	 	Electric City Corp.

	 	 	Great Lakes
Controlled Energy
Corp.
	 	 	Common
	 	 	 	1	 	 	 	$	0.01	 	 	 	 	100	 	 	 	 	100	%	 
	 	Electric City Corp.

	 	 	Maximum Performance
Group, Inc.
	 	 	Common
	 	 	 	1	 	 	 	$	0.01	 	 	 	 	100	 	 	 	 	100	%	 
	 	Electric City Corp.

	 	 	ELC VNPP SUB I, LLC
	 	 	LLC Interest
	 	 	 	1	 	 	 	None
	 	 	 	N/A	 	 	 	 	100	%	 
	 	Electric City Corp.

	 	 	ELC VNPP SUB II, LLC
	 	 	LLC Interest
	 	 	 	1	 	 	 	None
	 	 	 	N/A	 	 	 	 	100	%

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