Document:

Lease Agreement between EFJ, Inc. and 1440 Corporate Drive, LP

 Exhibit 10.20 
 LEASE AGREEMENT 
 Between 
 1440 CORPORATE, L.P., 
 as Landlord, 
 and 
 EFJ, INC., 
 as Tenant 
 March 31, 2006 

 TABLE OF CONTENTS 
  

							
	 	  	 	 	 	  	Page
	 1.
	  	Recitals and Definitions	  	1
	 2.
	  	Lease Grant	  	1
	 3.
	  	Acceptance of Premises	  	1
	 4.
	  	Term.	  	1
	 5.
	  	Renewal Option.	  	2
	 6.
	  	Basic Rent; Rent	  	2
		  	(a)	 	 Basic Rent
	  	2
		  	(b)	 	 Rent
	  	2
	 7.
	  	Use	  	2
	 8.
	  	Landlord’s Maintenance Obligations	  	2
	 9.
	  	Maintenance	  	3
		  	(a)	 	 Repairs; Maintenance
	  	3
		  	(b)	 	 Performance of Work
	  	4
		  	(c)	 	 Mechanic’s Liens
	  	4
		  	(d)	 	 Janitorial Services
	  	4
		  	(e)	 	 Landlord’s Right to Perform Tenant’s Maintenance Obligations
	  	5
	 10.
	  	Utilities	  	5
		  	(a)	 	 Utilities
	  	5
		  	(b)	 	 Licenses and Permits
	  	5
		  	(c)	 	 Landlord’s Right to Perform Tenant’s Obligations
	  	5
	 11.
	  	Taxes	  	5
		  	(a)	 	 Taxes for the Premises
	  	5
		  	(b)	 	 Contest of Taxes
	  	6
		  	(c)	 	 Taxes
	  	6
	 12.
	  	Delinquent Payment	  	6
	 13.
	  	Security Deposit	  	7
	 14.
	  	Improvements; Alterations	  	7
	 15.
	  	Signage	  	7
	 16.
	  	Parking	  	8
	 17.
	  	Assignment and Subletting	  	8
		  	(a)	 	 Transfers
	  	8
		  	(b)	 	 Consent Standards
	  	8
		  	(c)	 	 Conditions to Consent
	  	8
		  	(d)	 	 Attornment by Subtenants
	  	8
		  	(e)	 	 Non-Disturbance; Attornment
	  	8
		  	(f)	 	 Additional Compensation
	  	8
		  	(g)	 	 Permitted Transfers
	  	9
	 18.
	  	Insurance; Waivers; Subrogation; Indemnity	  	9
		  	(a)	 	 Insurance
	  	9
		  	(b)	 	 Property Insurance
	  	9
		  	(c)	 	 Blanket Insurance
	  	10
		  	(d)	 	 Rent Loss Insurance
	  	10
		  	(e)	 	 Waiver of Property Claims; No Subrogation
	  	10
		  	(f)	 	 Indemnity
	  	11
	 19.
	  	Subordination; Non-Disturbance; Attornment; Notice to Landlord’s Mortgagee	  	11
		  	(a)	 	 Subordination
	  	11
		  	(b)	 	 Non-Disturbance; Attornment
	  	11
		  	(c)	 	 Notice to Landlord’s Mortgagee
	  	11
		  	(d)	 	 Landlord’s Mortgagee’s Protection Provisions
	  	11

							
	 20.
	  	Condemnation	  	12
		  	(a)	 	 Taking
	  	12
		  	(b)	 	 Material Taking
	  	12
		  	(c)	 	 Material Taking; Landlord’s Rights
	  	12
		  	(d)	 	 Taking of Parking
	  	12
		  	(e)	 	 Abatement
	  	12
		  	(f)	 	 Taking Award
	  	12
		  	(g)	 	 Savings Clause
	  	13
	 21.
	  	Fire or Other Casualty	  	13
		  	(a)	 	 Repair Estimate
	  	13
		  	(b)	 	 Landlord’s and Tenant’s Rights
	  	13
		  	(c)	 	 Landlord’s Rights
	  	13
		  	(d)	 	 Repair Obligation
	  	13
	 22.
	  	Personal Property Taxes	  	14
	 23.
	  	Events of Default	  	14
		  	(a)	 	 Payment Default
	  	14
		  	(b)	 	 Estoppel
	  	14
		  	(c)	 	 Insurance
	  	14
		  	(d)	 	 Mechanic’s Liens
	  	14
		  	(e)	 	 Other Defaults
	  	14
		  	(f)	 	 Insolvency
	  	15
	 24.
	  	Remedies	  	15
		  	(a)	 	 Termination of Lease
	  	15
		  	(b)	 	 Termination of Possession
	  	15
		  	(c)	 	 Perform Acts on Behalf of Tenant
	  	16
	 25.
	  	Payment by Tenant; Non-Waiver; Cumulative Remedies	  	16
		  	(a)	 	 Payment by Tenant
	  	16
		  	(b)	 	 Non-Waiver
	  	16
		  	(c)	 	 Cumulative Remedies
	  	16
	 26.
	  	Landlord’s Default	  	16
	 27.
	  	Waiver of Landlord’s Lien	  	17
	 28.
	  	Surrender of Premises	  	17
	 29.
	  	Holding Over	  	18
	 30.
	  	Inspections	  	18
	 31.
	  	Telecommunications; Roof Rights	  	18
		  	(a)	 	 Telecommunications
	  	18
		  	(b)	 	 Rooftop Antennae
	  	18
	 32.
	  	Miscellaneous	  	19
		  	(a)	 	 Landlord Transfer
	  	19
		  	(b)	 	 Landlord’s Liability
	  	19
		  	(c)	 	 Tenant’s Liability
	  	19
		  	(d)	 	 Tenant’s Right to Offset
	  	19
		  	(e)	 	 Force Majeure
	  	19
		  	(f)	 	 Brokerage
	  	19
		  	(g)	 	 Estoppel Certificates
	  	19
		  	(h)	 	 Notices
	  	20
		  	(i)	 	 Separability
	  	20
		  	(j)	 	 Amendments; and Binding Effect
	  	20
		  	(k)	 	 Quiet Enjoyment
	  	20
		  	(l)	 	 No Merger
	  	20

							
		 	(m)	 	 Entire Agreement
	  	20
		 	(n)	 	 Arbitration
	  	20
		 	(o)	 	 Waiver of Jury Trial
	  	21
		 	(p)	 	 Recording
	  	21
		 	(q)	 	 Determination of Charges
	  	21
		 	(r)	 	 Financial Reports
	  	21
		 	(s)	 	 Prohibited Persons and Transactions
	  	21
		 	(t)	 	 Governing Law
	  	22
		 	(u)	 	 Survivability
	  	22
		 	(v)	 	 Authority
	  	22
		 	(w)	 	 Hazardous Materials
	  	22
		 	(x)	 	 Attorney’s Fees
	  	23
		 	(y)	 	 List of Exhibits
	  	23

 LEASE AGREEMENT 
 This LEASE AGREEMENT (this “Lease”) is entered into as of March 31, 2006 (the “Commencement
Date”), between 1440 Corporate, L.P., a Texas limited partnership (“Landlord”), and EFJ, INC., a Delaware corporation (“Tenant”). 
 RECITALS: 
 A. Landlord is the owner
of certain real property in the City of Irving, Dallas County, Texas, as more particularly described in Exhibit A (the “Project”). 
 B. Currently located on the Project is a ______ (            ) story building consisting of 40,000 rentable square feet (the
“Building”) whose street address is 1440 Corporate Drive, Irving, Texas. The (i) parcel of land upon which the Building is located and (ii) all landscaping, fences, surface parking areas, sidewalks, passageways,
entrances, exits, driveways, alleyways, and other improvements located on such land are collectively referred to as the “Land.” The Building and the Land are collectively referred to herein as the
“Premises.” 
 C. Subject to the terms of this Lease, Landlord has agreed to lease the Premises to Tenant.

 AGREEMENTS: 
 NOW,
THEREFORE, Landlord and Tenant hereby agree as follows: 
 1. Recitals and Definitions. The definitions and basic
provisions set forth in the Recitals are incorporated herein by reference for all purposes. Additionally, the following terms shall have the following meanings when used in this Lease: “Laws” means all federal, state, and
local laws, rules and regulations, all court orders, governmental directives, and governmental orders, and all restrictive covenants affecting the Project, and “Law” shall mean any of the foregoing;
“including” means including, without limitation; “Building’s Structure“ means the Building’s roof, footings, foundations, structural portions of load-bearing walls, structural floors and
subfloors, exterior walls (excluding any doors or windows) and structural columns and beams; “Building’s Systems“ means the Building’s HVAC, life-safety, plumbing, electrical, and mechanical systems
(including elevators); and “Tenant Party“ means any of the following persons: Tenant; any assignees claiming by, through, or under Tenant; any subtenants claiming by, through, or under Tenant; and any of their
respective agents, contractors, employees, licensees, guests, and invitees. 
 2. Lease Grant. Subject to the terms of this
Lease, Landlord leases to Tenant, and Tenant leases from Landlord, the exclusive use of the Premises and all easements and rights of ingress and egress in connection therewith. 
 3. Acceptance of the Premises. Except for the tenant improvement work set forth in Exhibit C hereto, Tenant hereby represents that
an affiliate of Tenant has been in possession of the Premises pursuant to an existing lease, is familiar with the Premises and its condition and accepts the Premises in its “AS-IS” condition. Landlord acknowledges that the
forgegoing statement in no way diminishes Landlord’s maintenance obligations set forth in this Lease. 
 4. Term. The term
of this Lease is 120 months, commencing on March 31, 2006 (the “Commencement Date”) and ending at 5:00 p.m. on the last day of the 120 full calendar month following the Commencement Date (the
“Term”). 
  

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 5. Renewal Option. Tenant shall have no renewal option unless expressly granted by Landlord
in writing. 
 6. Basic Rent; Rent. 
 (a) Basic Rent. Except as otherwise provided herein, Tenant shall pay to Landlord, at the address on the signature page of
this Lease or at such other address specified in writing by Landlord, the annual total sum of $400,000 (based on 40,000 rentable square feet in the Building at $10.00 per rentable square foot), the “Basic Rent” from the
Commencement Date until the Additional Space Commencement Date (defined below). As used herein, the “Additional Space Commencement Date” shall mean the earlier of (i) the date on which the mezzanine build out provided
for in Exhibit C consisting of a minimum of 10,000 rentable square feet (the “Additional Space”) is Substantially Completed (as defined in Exhibit C hereto) or (ii) the first anniversary of the date of this
Lease (however such first anniversary outside deadline date shall be extended one day for each day of delay in excess of such first anniversary date to the extent caused by Landlord). From and after the Additional Space Commencement Date,
(a) Basic Rent shall be increased to reflect the new per rentable square footage of the Building at an annual Basic Rent rate of $10.00 per rentable square foot for the remainder of the initial Term and (b) the term “Premises”
shall thereafter include both the Premises and the Additional Space. 
 (b) Rent. The Basic Rent and all other
sums that Tenant may owe to Landlord under this Lease are sometimes collectively referred to as the “Rent.” Basic Rent shall be payable in equal monthly installments on the first (1st) day of each month beginning on the
first (1st) day of the second full calendar month of the Term. The monthly Basic Rent for any partial month at the beginning of the Term shall equal the product of 1/365 of the annual Basic Rent in effect during the partial month and the number
of days in the partial month from and after the Commencement Date, and shall be due on the Commencement Date. The Rent shall be payable without notice, setoff or abatement except as expressly provided in this Lease. Except as expressly provided in
this Lease, this Lease shall be net to Landlord throughout the Term and Tenant covenants to agree and pay in accordance with the terms of this Lease (a) operating expenses in connection with the operation, maintenance, use or occupancy of the
Premises, (b) Taxes, (c) utilities and (d) the cost of insurance. Except as expressly provided in this Lease, Tenant acknowledges and agrees that Landlord shall not be required to provide any service to Tenant or the Premises.

 7. Use. Tenant is entitled to occupy and use the Premises for product testing, general office use, training, light
manufacturing and warehouse use and any incidental uses related thereto. Landlord shall use all reasonable efforts not to disturb Tenant’s use and enjoyment of the Premises. Notwithstanding anything in this Lease to the contrary, as between
Landlord and Tenant, Tenant shall bear all of the risk of complying with Title III of the Americans With Disabilities Act of 1990, any state laws governing handicapped access or architectural barriers, and all rules, regulations, and guidelines
promulgated under such laws, as amended from time to time (the “Disabilities Acts”) in or around the Premises, including all of the exterior areas. Landlord shall have reasonable access to the Premises under the terms,
limitations and conditions set forth in this Lease. The Premises shall not be used for any use which is disreputable, creates extraordinary fire hazards, or results in an increased rate of insurance on the Building or its contents, or for the
storage of any Hazardous Materials (except as provided in Section 32(w) hereto); provided Landlord, to its knowledge, acknowledges that Tenant’s current use of the Premises does not violate this provision. If, because of a Tenant
Party’s acts or because Tenant vacates the Premises, the rate of insurance on the Building increases, Tenant shall pay the amount of such increase pursuant to Section 18. 
 8. Landlord’s Maintenance Obligations. This Lease is intended to be a net lease; accordingly except as expressly provided in this
Lease, Landlord shall have no obligation, in any manner 

  

 2 

 
whatsoever, to repair or maintain the Premises, (or any equipment therein), whether structural or nonstructural, all of which obligations are intended, as
between Landlord and Tenant, to be those of Tenant. Tenant expressly waives the benefit of any statute now or in the future in effect which would otherwise afford Tenant the right to make repairs at Landlord’s expense or to terminate this Lease
because of Landlord’s failure to keep the Premises in good order, condition and repair. Additionally, in no event shall Landlord be responsible for alterations to the Building’s Structure required by applicable Law, which alterations shall
be made by Tenant at its sole cost and expense. Landlord shall have the obligation, at its sole cost and expense, to repair and replace the Building’s roof and Building Structure, including any repairs required to be made to the balance of the
Premises caused by a failure of the Building’s roof or Building’s Structure (collectively the “Landlord’s Obligations”). All repairs, replacements, maintenance, costs and expenses are to be made or borne by
Tenant as its sole responsibility and at its sole cost and expense, except for any such costs or expenses associated with the Landlord’s Obligations which shall be borne by Landlord at its sole cost and expense. Tenant shall comply with the
additional maintenance obligations described in Section 9(a). 
 9. Maintenance. 
 (a) Repairs; Maintenance. Tenant shall maintain the Premises in a clean, safe, and operable condition, and shall not permit
or allow to remain any waste or damage to any portion of the Premises. Additionally, Tenant, at its sole expense, shall repair, replace and maintain in good condition and in accordance with all Laws and the equipment manufacturer’s suggested
service programs, all portions of the Premises (except for Landlord’s Obligations) and all areas, improvements and systems exclusively serving the Premises including plumbing, water, fire sprinkler system, and sewer lines, entries, doors,
ceilings, windows, interior walls, and the interior side of demising walls, and heating, ventilation and air conditioning systems (including any evaporative units), and other building and mechanical systems serving the Premises. Such repair and
replacements include capital expenditures and repairs whose benefit may extend beyond the Term. Tenant shall, at its own cost and expense, keep and maintain all the Premises in good, clean, first class condition and repair and make all necessary
repairs and replacements to the Premises except for Landlord’s Obligations which shall be Landlord’s responsibility (provided any required painting of exterior walls of the Premises shall be Tenant’s responsibility). Tenant’s
obligations pursuant to this Section 7 shall include maintenance, repair and replacement of the Building’s Systems, equipment, paving, parking lots, landscaping (including mowing of grass and care of shrubs) and landscaping irrigation
sprinkler systems and sewage lines, pipes, water, sewage and septic system, fire sprinkler system, heating system, windows, window glass, fixtures, doors, ceilings and all other appliances and their appurtenances and all equipment and personal
property used in connection with the Premises so that the Premises is in at least the same condition as when received by Tenant, reasonable wear and tear and damage from any Casualty (Casualty being addressed in Section 21) excluded. Such
repairs and replacements, shall be made promptly, as and when necessary so that the Premises is in at least the same condition as when received by Tenant, reasonable wear and tear and damage from any Casualty (Casualty being addressed in
Section 21) excluded. All repairs and replacements (i) shall be in quality and class at least equal to the original work and (ii) include capital expenditures and repairs whose benefit may extend beyond the Term. Tenant’s
maintenance, repair and replacement obligations with respect to the Premises shall be self-operative and no notice from Landlord shall be required as a pre-condition to the performance thereof by Tenant. Tenant shall maintain at its sole cost and
expense all portions of the Premises in a clean and orderly condition, free of dirt, rubbish, snow, ice and unlawful obstructions, and Tenant will not do or suffer any waste or damage, disfigurement or injury to the Premises or any part thereof. On
or before the Commencement Date, Tenant, at its expense shall enter into preventive maintenance/service contracts for such equipment, including the Building’s Systems, each in compliance with the manufacturers’ recommended maintenance
schedule therefor and otherwise in form and substance and with a contractor reasonably acceptable to Landlord, and deliver copies thereof to Landlord. Tenant shall maintain the parking areas, driveways, alleys and 

  

 3 

 
grounds surrounding the Premises in a clean and sanitary condition, consistent with the operation of a Comparable Building (as hereinafter defined),
including maintenance, repair, and replacement of the exterior of the Building (including painting), landscaping irrigation sprinkler systems and sewage lines, and any items normally associated with the foregoing. 
 (b) Performance of Work. Tenant shall cause all contractors and subcontractors to procure and maintain insurance coverage
naming Landlord and Landlord’s property management company (provided any fees or costs of any property management company shall be borne entirely by Landlord) as an additional insureds against such risks, in such amounts, as are customary in
the market for Comparable Buildings. All such work shall be performed in accordance with all Laws and in a good and workmanlike manner so as not to damage the Building (including the Premises, the Building’s Structure and the Building’s
Systems). All such work which may affect the Building’s Structure or the Building’s Systems must be approved by the Building’s engineer of record, at Tenant’s expense and, at Landlord’s election, must be performed by a
contractor reasonably approved by Landlord. All work affecting the roof of the Building must be performed by a roofing contractor reasonably approved by Landlord, and no such work will be permitted if it would void or reduce the warranty on the
roof. 
 (c) Mechanic’s Liens. Tenant shall not permit any mechanic’s liens to be filed against the
Premises in connection therewith. Upon completion of any such work, whose cost exceeds $50,000 Tenant shall, upon the written request of Landlord, use commercially reasonable efforts to obtain and deliver to Landlord final lien waivers from all
contractors, subcontractors and materialmen who performed such work. If such a lien is filed, then Tenant shall, promptly after discovery of the existence of such lien, either (1) pay the amount of the lien and cause the lien to be released of
record, or (2) diligently contest such lien and deliver to Landlord a bond or other security reasonably satisfactory to Landlord. If Tenant fails to timely take either such action, then and such failure continues ten (10) days following
written notice from Landlord to Tenant of such failure, Landlord may pay the lien claim, and any amounts so paid, including expenses and interest, shall be paid by Tenant to Landlord within ten days after Landlord has invoiced Tenant therefor.
Landlord and Tenant acknowledge and agree that their relationship is and shall be solely that of “landlord-tenant” (thereby excluding a relationship of “owner-contractor,” “owner-agent” or other similar relationships).
Accordingly, all materialmen, contractors, artisans, mechanics, laborers and any other persons now or hereafter contracting with Tenant, any contractor or subcontractor of Tenant or any other Tenant Party for the furnishing of any labor, services,
materials, supplies or equipment with respect to any portion of the Premises, at any time from the date hereof until the end of the Term, are hereby charged with notice that they look exclusively to Tenant to obtain payment for same. Nothing herein
shall be deemed a consent by Landlord to any liens being placed upon the Premises or Landlord’s interest therein due to any work performed by or for Tenant or deemed to give any contractor or subcontractor or materialman any right or interest
in any funds held by Landlord to reimburse Tenant for any portion of the cost of such work. Tenant shall defend, indemnify and hold harmless Landlord and its agents and representatives from and against all claims, demands, causes of action, suits,
judgments, actual out of pocket damages (excluding consequential and punitive damages) and expenses (including attorneys’ fees) in any way arising from or relating to the failure by any Tenant Party to pay for any work performed, materials
furnished, or obligations incurred by or at the request of a Tenant Party. This indemnity provision shall survive termination or expiration of this Lease. 
 (d) Janitorial Services. Tenant, at its sole expense, shall provide its own janitorial services to the Premises and shall maintain the Premises in a clean and safe condition comparable to other Class B
buildings in the Las Colinas sub-market (“Comparable Buildings”). Tenant shall store all trash and garbage in receptacles and shall, at its sole expense, arrange for the regular pickup of such trash and garbage. 

 

 4 

 (e) Landlord’s Right to Perform Tenant’s Maintenance Obligations.
If at any time Tenant shall fail to perform any of its maintenance obligations herein stated, and such failure shall, in Landlord’s reasonable judgment, create the likelihood of imminent risk of personal injury or substantial property damage,
Landlord, upon ten (10) days notice to Tenant of such failure without a cure thereof by Tenant within such ten (10) day period, shall have the right (but not the obligation) to perform such obligations on Tenant’s behalf and the
reasonable, actual and direct cost thereof shall be repaid by Tenant, within thirty (30) days of demand accompanied by paid receipts, with interest thereon, at the Default Rate (as hereinafter defined), from the date of such advance to the
repayment thereof in full, and failure of Tenant to do so shall constitute an Event of Default. 
 10. Utilities; Licenses and
Permits. 
 (a) Utilities. Tenant shall, at its sole cost and expense, contract for and pay for all
water, gas, electricity, heat, telephone, sewer, sprinkler charges and other utilities and services used at the Premises, together with any taxes, penalties, surcharges, connection charges, maintenance charges, and the like pertaining to
Tenant’s use of the Premises including making all applications therefor, obtaining meters and other related equipment, and paying all deposits and connection charges. Landlord shall not be liable for any interruption or failure of utility
service to the Premises, and such interruption or failure of utility service shall not be a constructive eviction of Tenant, constitute a breach of any implied warranty, or entitle Tenant to any abatement of Tenant’s obligations hereunder. If,
however, Tenant is prevented from using the Premises because of the unavailability of any such service for a period of 5 consecutive business days following Landlord’s receipt from Tenant of written notice regarding such unavailability and such
unavailability resulted from Landlord’s failure to perform its maintenance obligations under this Lease or a failure of the Building’s Structure, and such unavailability was not caused by a Tenant Party or a governmental directive, then
Tenant shall, as its exclusive remedy be entitled to a reasonable abatement of Rent for each consecutive day (after such 5 business day period) that Tenant is so prevented from using the Premises. 
 (b) Licenses and Permits. Tenant shall, at its sole cost and expense, obtain and keep in force during the Term, and all
extensions thereof, all licenses, certificates and permits necessary for it to use the Premises in accordance with applicable Laws. 
 (c) Landlord’s Right to Perform Tenant’s Obligations. If Tenant should fail to perform any of its obligations under this Section 10, then Landlord may, if it so elects but expressly without any obligation to do
so, following the expiration of any applicable notice and cure period provided herein, in addition to any other remedies provided herein, make such payments. Any out-of-pocket sums expended by Landlord with respect to any of the foregoing shall be
deemed to be Rent owing by Tenant to Landlord and shall be due and payable within 30 days after written request therefor. 
 11.
Taxes. 
 (a) Taxes for the Premises. Tenant shall pay the real estate taxes and assessments,
including those dues and/or taxes assessed and levied by The Las Colinas Association (subject to the limitations set forth below) (collectively, the “Taxes”) levied or assessed during the Term against the Premises. Landlord
shall furnish Tenant with a written notice (the “Tax Notice”) specifying the amount of the Taxes promptly after receipt by Landlord of the tax bill for each tax year. The Tax Notice shall include a copy of the tax bill issued
by the taxing authority. Tenant shall pay the Taxes within forty-five (45) days after the receipt of the Tax Notice and in any event prior to delinquency provided, however (i) Tenant shall not, under any circumstances, be required to pay
such Taxes prior to fifteen (15) days before they are due and payable by Landlord and (ii) Landlord shall be solely responsible for any interest or penalty assessed due to late payment of such tax unless the Tax Notice is given to Tenant
at least 20 days 

  

 5 

 
prior to the date such Taxes are due . If in any tax year during the Term Landlord receives a discount for early payment of Taxes or a refund or reduction of
all or a portion of the Taxes, then the discount, refund, or reduction falling within the Term shall be passed on to Tenant reducing the amount of Taxes that Tenant is obligated to pay. 
 (b) Contest of Taxes. Provided (i) no Event of Default exists, (ii) Landlord timely furnishes written notice to
Tenant that Landlord is not contesting Taxes for a particular tax year, and (iii) the assessment of the Tax that Tenant desires to contest is not rendered during the last two years of the Term, then Tenant shall have the right to contest, by
appropriate legal proceedings or other lawful means, the validity or amount of any Taxes or any increase in assessed value of the Project in accordance with the following terms and conditions, in which event the payment thereof may be deferred, as
permitted by Law, during the pendency of such contest, if diligently prosecuted. If Tenant elects to contest any Taxes as permitted by this Section 11(b), Tenant shall give Landlord written notice of Tenant’s election at least five days
prior to the deadline date a notice of contest must be furnished to the applicable taxing authorities, and within 30 days before any contested Taxes become due, Tenant shall deposit with Landlord an amount sufficient to pay such contested item
(together with any interest, penalties and fees that may be assessed in respect thereof), which amount shall be applied to the payment of such items when the amount thereof shall be finally determined. Nothing herein, however, shall permit any Taxes
to remain unpaid for any interval that would permit the Project, or any part thereof, to be sold or seized by any governmental authority for the nonpayment of Taxes. If at any time, in the reasonable judgment of Landlord, it shall become necessary
to do so, Landlord may, after written notice to Tenant, under protest, if so requested by Tenant, apply the amounts so deposited or so much thereof as may be required to prevent a sale or seizure of the Project or foreclosure of any lien created
thereon to secure payment of such unpaid Taxes. Tenant shall pay all penalties, interest, and fees assessed because of Tenant’s failure to pay Taxes when due, and Tenant shall indemnify, defend, and hold harmless Landlord from and against any
costs (including reasonable attorneys’ fees and expenses), liability, or damage incurred by Landlord arising out of or attributable to Tenant’s failure to pay Taxes when due. Landlord shall, at Tenant’s expense, cooperate with Tenant
in connection with tax contest proceedings initiated by Tenant (including, if required by Law, joining in any contest proceedings brought by Tenant). It is agreed that Tenant will be responsible separately for all ad valorem taxes on its personal
property. Except as expressly set forth in this Section 11(b), Tenant hereby waives any and all rights under Laws to an administrative or judicial review of any determination of the appraised value of the Project or to protest or appeal the
appraised value of the Project and all rights to receive notices of reappraisement. 
 (c) Taxes. The term
“Taxes” does not include: (i) any income, partnership, corporate, personal property, business, franchise, capital levy, capital stock, gross receipts, excess profits, transfer, revenue, or succession tax payable by Landlord or any
other tax, assessment, charge or levy upon, or measured in whole or in part by, the Rent payable hereunder by Tenant; or (ii) any tax or assessment resulting from the sale of all or a portion of the Premises by Landlord. Taxes for the tax years
in which the Term commences and expires shall be apportioned between Landlord and Tenant by dividing the amount of Taxes by three hundred sixty-five (365) and multiplying the result by the number of days falling within the Term. If the present
method of taxation changes such that a business or increased franchise tax is imposed on Landlord in whole or in part in lieu of real estate taxes imposed against the Premises, then, to the extent and only to the extent that real estate taxes
imposed against the Premises are below the Real Estate Tax Base (as hereinafter defined), such savings shall be deemed to be included within the term “Taxes” for purposes hereof. For purposes hereof, “Real Estate Tax
Base” shall mean the amount of real estate taxes imposed against the Premises immediately preceding the stated change in the method of taxation. 
 12. Delinquent Payment. If any payment required of Tenant under this Lease is not paid within ten days after written notice from Landlord that the payment is overdue (“Late
Payments”), then 

  

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Landlord may charge Tenant a fee equal to 5% of the Late Payments to reimburse Landlord for its cost and inconvenience incurred as a consequence of
Tenant’s delinquency. In addition, Tenant shall pay interest on all Late Payments until paid at the rate equal to the lesser of: (a) the prime rate then in effect as published by The Wall Street Journal, Southwest Edition, in its
listing of “Money Rates” plus five (5) percentage points; or (b) the maximum rate of interest per annum permitted by applicable Law (the “Default Rate”). In no event, however, shall the charges permitted
under this Section 12 or elsewhere in this Lease, to the extent they are considered to be interest under applicable Law, exceed the maximum lawful rate of interest. 
 13. Security Deposit. NONE 
 14. Improvements; Alterations. Tenant is entitled
from time to time, at its sole cost and expense and without Landlord’s consent, to make any alterations or improvements to the non-structural portions of the Building; provided, such alterations or improvements will be made in accordance with
applicable Laws. Tenant shall not make any alterations or improvements to the Building’s Structure, Building’s Systems or any major alteration that can reasonably be determined to substantially diminish the fair market value of the
Premises, without the prior consent of Landlord, which consent shall not be unreasonably withheld, conditioned, or delayed. With respect to any improvements or alterations so made, Tenant shall upon Landlord’s request provide Landlord, without
representation or warranty and to the extent in Tenant’s actual possession, final working drawings of all improvements or alterations that cost in excess of $50,000. Tenant shall use reasonable diligence to not permit any mechanic’s liens
to be filed against the Premises in connection with such alterations or improvements in accordance with the provisions of Section 9(c) of this Lease. All alterations, additions, and improvements shall be constructed, maintained, and used by
Tenant, at its risk and expense, in accordance with all Laws; Landlord’s consent to or approval of any alterations, additions or improvements (or the plans therefor) shall not constitute a representation or warranty by Landlord, nor
Landlord’s acceptance, that the same comply with sound architectural and/or engineering practices or with all applicable Laws, and Tenant shall be solely responsible for ensuring all such compliance. 
 (a) All such alterations shall be performed in a good and workmanlike manner and shall be completed in compliance with all legal
requirements; 
 (b) Tenant shall promptly pay all cost and expenses of any such alteration; 
 (c) Tenant shall procure and pay for all permits and licenses required in connection with any such alteration; and 
 (d) Such alterations shall not impair the structural integrity of the Building, or be inconsistent with other Comparable Buildings.

 15. Signage. Tenant is entitled from time to time, at its sole cost and expense and without Landlord’s consent for
interior signs, and with Landlord’s prior written consent, not be unreasonably withheld for exterior signs, to install, maintain, and operate such signs on the Premises as Tenant deems necessary or beneficial to Tenant’s use of the
Premises; provided, such sign will be in accordance with applicable Laws. After the end of the Term or after Tenant’s right to possess the Premises has been terminated, Landlord may require that Tenant remove any such signs by delivering to
Tenant written notice thereof within 30 days after the end of the Term. If Landlord so requests, Tenant shall remove the signs, repair all damage caused thereby, and restore the Building or the grounds or the area on which the sign(s) was located to
its/their condition before the installation of the signs within ten days after Landlord’s request therefor. If Tenant fails to timely do so, Landlord may, without compensation to Tenant, at Tenant’s expense, remove the signs, perform the
related restoration and repair work and 

  

 7 

 
dispose of the signs in any manner Landlord deems appropriate. The rights granted to Tenant under this Section 15 are personal to Tenant, may not be
assigned to any party, and may be revoked by Landlord if Tenant ceases to lease at least 20,000 rentable square feet in the Building. 
 16.
Parking. Tenant shall have the sole and exclusive use of all surface parking areas located on the Premises at no charge during the Term. Landlord shall not be responsible for enforcing Tenant’s parking rights against third
parties. 
 17. Assignment and Subletting. 
 (a) Transfers. Except as provided in Section 17(g), Tenant shall not, without the prior written consent of Landlord,
assign, transfer, or encumber this Lease or any estate or interest herein. Tenant may, without the prior written consent of Landlord, (a) sublet any portion of the Premises, or (b) grant a license, concession, or other right of occupancy
of any portion of the Premises. No assignment or subletting by Tenant will release Tenant of its liability under this Lease. 
 (b) Consent Standards. Landlord shall not unreasonably withhold its consent to any assignment of the Leases, provided that the proposed transferee (1) is creditworthy, and (2) has a good reputation in the business
community. Additionally, Landlord may withhold its consent in its sole discretion to any proposed assignment if any continuing Event of Default then exists. 
 (c) Conditions to Consent. If Landlord consents to a proposed assignment of the Lease, then the proposed assignee shall
deliver to Landlord a written agreement whereby it expressly assumes Tenant’s obligations hereunder. Landlord’s consent to any assignment of the Lease shall not waive Landlord’s rights as to any subsequent assignment of the Lease.

 (d) Attornment by Subtenants. Each sublease by Tenant hereunder shall be subject and subordinate to this
Lease and to the matters to which this Lease is or shall be subordinate, and each subtenant by entering into a sublease is deemed to have agreed to the terms and provisions of this Lease. 
 (e) Cancellation. If Tenant enters into a single sublease of 50% or more of the Premises for the remainder or substantially
all of the remainder of the Term, Landlord may, within 10 days notice of such subletting from Tenant, cancel this Lease as to the portion of the Premises proposed to be sublet as of the date the proposed sublease of 50% or more of the Premises is to
be effective. If Landlord cancels this Lease as to such portion of the Premises, then this Lease shall cease for such portion of the Premises and Tenant shall pay to Landlord all Rent accrued through the cancellation date relating to the portion of
the Premises covered by the proposed Transfer. Thereafter, Landlord may lease such portion of the Premises to the prospective transferee (or to any other person) without liability to Tenant. Notwithstanding the foregoing, if Landlord provides
written notification to Tenant of its election to cancel this Lease as to any portion of the Premises as provided above, Tenant may rescind its proposed assignment or subletting of all or any portion of the Premises by notifying Landlord in writing
within three business days following Landlord’s written cancellation notice. The provisions of this Section 17(e) shall not apply to a Permitted Transfer. 
 (f) Additional Compensation. Tenant shall pay to Landlord, immediately upon receipt thereof, fifty percent (50%) of the
excess of (1) all compensation received by Tenant for a sublease less the actual out-of-pocket costs reasonably incurred by Tenant with unaffiliated third parties (i.e., brokerage commissions and tenant finish work) in connection with such
sublease (such costs shall first be paid from any rent received by Tenant from such subtenant) over (2) the Rent allocable to the portion of the Premises covered thereby. While any Event of Default exists, Tenant shall pay to Landlord,
immediately upon receipt thereof, one hundred percent (100%) of the excess of (A) all 

  

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compensation received by Tenant for a sublease over (B) the Rent allocable to the portion of the Premises covered thereby. The provisions of this
Section 17(f) shall not apply to a Permitted Transfer. 
 (g) Permitted Transfers. Notwithstanding
Section 17(a), Tenant may, without the consent or approval of the Landlord, assign its interest in this Lease or sublease any part of the Premises (a “Permitted Transfer”) to the following types of entities (a
“Permitted Transferee”) without the written consent of Landlord: 
 (1) an Affiliate of Tenant;

 (2) any corporation, limited partnership, limited liability partnership, limited liability company or other business entity
in which or with which Tenant, or its corporate successors or assigns, is merged or consolidated, in accordance with applicable statutory provisions governing merger and consolidation of business entities, so long as Tenant’s obligations
hereunder are assumed by the entity surviving such merger or created by such consolidation; or 
 (3) any corporation, limited
partnership, limited liability partnership, limited liability company or other business entity acquiring all or substantially all of Tenant’s assets. 
 Tenant shall promptly notify Landlord of any such Permitted Transfer. Tenant shall remain liable for the performance of all of the obligations of Tenant hereunder, or if Tenant no longer exists because of a merger, consolidation, or
acquisition, the surviving or acquiring entity shall expressly assume in writing the obligations of Tenant hereunder. Additionally, the Permitted Transferee shall comply with all of the terms and conditions of this Lease. No later than 30 days after
the effective date of any Permitted Transfer, Tenant agrees to furnish Landlord with (A) copies of the instrument effecting any of the foregoing Transfers, (B) documentation establishing Tenant’s satisfaction of the requirements set
forth above applicable to any such Transfer, and (C) evidence of insurance as required under this Lease with respect to the Permitted Transferee. The occurrence of a Permitted Transfer shall not waive Landlord’s rights as to any subsequent
Transfers. 
 18. Insurance; Waivers; Subrogation; Indemnity. 
 (a) Insurance. Tenant shall maintain throughout the Term the following insurance policies: (i) commercial general
liability insurance and umbrella coverage in amounts of $10,000,000 per occurrence insuring Tenant, Landlord, Landlord’s property management company, Landlord’s asset management company and, if requested in writing by Landlord,
Landlord’s Mortgagee, against all liability for injury to or death of a person or persons or damage to property arising from the use and occupancy of the Premises, (ii) insurance covering the full value of Tenant’s property and
improvements, and other property (including property of others) in the Premises, (iii) contractual liability insurance sufficient to cover Tenant’s indemnity obligations hereunder (but only if such contractual liability insurance is not
already included in Tenant’s commercial general liability insurance policy) and (iv) worker’s compensation insurance, containing a waiver of subrogation endorsement. Tenant shall furnish to Landlord certificates of such insurance and
such other evidence satisfactory to Landlord of the maintenance of all insurance coverages required hereunder, and Tenant shall obtain a written obligation on the part of each insurance company to notify Landlord at least thirty (30) days
before cancellation or a material change of any such insurance policies. All such insurance policies shall be issued by companies with an A.M. Best rating of “A” or better. 
 (b) Property Insurance. In addition, Tenant shall maintain throughout the Term property insurance on the Premises
(including, without limitation, all improvements thereto hereafter 

  

 9 

 
made by Tenant) and all fixtures, equipment and personal property at the Premises under an “All Risks of Physical Loss” policy (hereinafter
referred to as “All Risks”) including, without limitation, coverage for loss or damage by water, flood and sprinkler damage; such insurance to be written for full replacement value without deduction for depreciation, i.e., in
an amount equal to the greater of (A) 100% of the full costs of replacement of the Premises and such fixtures, equipment and personal property (less the cost of excavations, foundations and footings below the basement floor) without deduction
for depreciation or (B) an amount sufficient to prevent Tenant from becoming a co-insurer of any loss under the applicable policy. The policy shall contain such endorsements as Landlord may reasonably require, including “Replacement
Cost,” “Agreed Amount” deleting the co-insurance provision of the policy and “Building Ordinance & Law.” If not otherwise included within the “All Risks” coverage specified above, Tenant shall carry or
cause to be carried, by endorsement to such “All Risks” policy, coverage against damage due to water and sprinkler leakage, flood and collapse and shall be written with limits of coverage reasonably required by Landlord. The property
coverage may not exclude the peril of terrorism (or Tenant must obtain a separate policy insuring the Premises against acts of terrorism). The Replacement Value shall include the cost of debris removal and the value of grading, paving, landscaping,
architects, and development fees. The policies of insurance provided for in this Section 18(b) shall name Landlord and Landlord’s Mortgagee as additional insureds and loss payees, as their respective interests may appear and shall include
the interest of Landlord’s Mortgagee on a standard non-contributory mortgagee endorsement. Such policy shall also be payable, if required by Landlord’s Mortgagee, to such Landlord’s Mortgagee as the interest of such Landlord’s
Mortgagee may appear. 
 (c) Blanket Insurance. The insurance herein required may be purchased and maintained,
at the Tenant’s option, on a blanket basis and/or through a combination of primary and umbrella coverage, provided the coverage afforded thereunder and/or required under this Lease is not diminished. 
 (d) Rent Loss Insurance. Tenant shall also carry rent loss insurance coverage insuring the gross revenue receipts for the
Project for a period of no less than one year if the Premises are destroyed or rendered untenantable by any cause insured against (it being understood that the existence of such insurance shall not reduce Tenant’s obligation to pay Rent
hereunder without diminution, except as expressly provided in this Lease. 
 (e) Waiver of Property Claims; No
Subrogation. Landlord and Tenant each waives any claim it might have against the other for any injury to or death of any person or the damage to or theft, destruction, loss, or loss of use of any property or inconvenience (a
“Loss”), to the extent the same is insured against under any insurance policy of the types described in this Section 18 that covers the Premises, Landlord’s or Tenant’s fixtures, personal property, leasehold
improvements, or business, or is required to be insured against under the terms hereof so long as the waiving party hereunder is the same party required to maintain the insurance hereunder, regardless of whether the negligence of the other party
caused such Loss. Each party shall cause its insurance carrier to endorse all applicable policies waiving the carrier’s rights of recovery under subrogation or otherwise against the other party. Notwithstanding any provision in this Lease
to the contrary, Landlord, its agents, employees and contractors shall not be liable to Tenant or to any party claiming by, through or under Tenant for (and Tenant hereby releases Landlord and its servants, agents, contractors, employees and
invitees from any claim or responsibility for) any damage to or destruction, loss, or loss of use, or theft of any property of any Tenant Party located in or about the Premises, caused by casualty, theft, fire, third parties or any other matter or
cause, regardless of whether the negligence of any party caused such loss in whole or in part. Tenant acknowledges that Landlord shall not carry insurance on, and shall not be responsible for damage to, any property of any Tenant Party
located in or about the Premises. 
  

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 (f) Indemnity. Subject to Section 18(e), Tenant shall defend,
indemnify, and hold harmless Landlord and its representatives and agents from and against all claims, demands, liabilities, causes of action, suits, judgments, damages, and expenses (including attorneys’ fees) arising from (i) any Loss
arising from any occurrence on the Premises (other than any Loss arising out of a breach of Tenant’s obligations under Section 32(w), which shall be subject to the indemnity in such section) or (ii) Tenant’s failure to perform
its obligations under this Lease. Subject to Section 18(e), Landlord shall defend, indemnify, and hold harmless Tenant and its representatives and agents from and against all claims, demands, liabilities, causes of action, suits, judgments,
damages, and expenses (including attorneys’ fees) arising from (A) any Loss to the extent causes by any act or omission by Landlord. This indemnity provisions of this Section 18(f) shall survive termination or expiration of this
Lease. 
 19. Subordination; Non-Disturbance; Attornment; Notice to Landlord’s Mortgagee. 
 (a) Subordination. Provided Tenant receives the non-disturbance agreement discussed in Section 19(b) from the
applicable Landlord’s Mortgagee (as hereafter defined), this Lease shall be subordinate to any deed of trust, mortgage, or other security instrument, or any ground lease, master lease, or primary lease, that now or hereafter covers all or any
part of the Premises (the mortgagee under any such mortgage or the lessor under any such lease is referred to herein as a “Landlord’s Mortgagee”). Any Landlord’s Mortgagee may elect, at any time, unilaterally, to
make this Lease superior to its mortgage, ground lease, or other interest in the Premises by so notifying Tenant in writing. The provisions of this Section shall be self-operative and no further instrument of subordination shall be required;
however, in confirmation of such subordination, Tenant shall execute and return to Landlord (or such other party designated by Landlord) within ten days after written request therefor such documentation in the form of Exhibit D hereto or
another form reasonably acceptable to Tenant and such Landlord’s Mortgagee or other institutional lenders. 
 (b)
Non-Disturbance; Attornment. Landlord shall provide Tenant with a non-disturbance agreement from each Landlord’s Mortgagee in the form of Exhibit D hereto or another form reasonably acceptable to Tenant and such
Landlord’s Mortgagee or other institutional lenders. This provision shall be binding upon beneficiaries and trustees in deeds of trust, mortgagees in mortgages, and receivers thereunder and purchasers at any sale pursuant thereto, and the
holder of any other lien. Tenant shall attorn to any Landlord’s Mortgagee succeeding to Landlord’s interest in the Premises, whether by purchase, foreclosure, deed in lieu of foreclosure, power of sale, termination of lease, or otherwise,
upon such party’s request, and shall execute such agreements confirming such attornment as such party may reasonably request. 
 (c) Notice to Landlord’s Mortgagee. Tenant shall not seek to enforce any remedy it may have for any default on the part of Landlord without first giving written notice by certified mail, return receipt requested,
specifying the default in reasonable detail, to any Landlord’s Mortgagee whose address has been provided in writing to Tenant, and affording such Landlord’s Mortgagee a reasonable opportunity to perform Landlord’s obligations
hereunder. 
 (d) Landlord’s Mortgagee’s Protection Provisions. If Landlord’s Mortgagee succeeds
to the interest of Landlord under this Lease, then Landlord’s Mortgagee shall not be liable for those items set forth in Paragraph 4 of the agreement attached as Exhibit D to this Lease. Landlord’s Mortgagee shall have no liability
or responsibility under or pursuant to the terms of this Lease or otherwise after it ceases to own an interest in the Premises. 
  

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 20. Condemnation. 
 (a) Taking. The term “Taking” means a taking by condemnation or by the exercise of the power of
eminent domain by a public or quasi-public authority or entity, whether or not there is a taking of title, or a conveyance in lieu thereof. If there is a Taking of the entire Building or the entire surface parking area serving the Building, then
this Lease shall terminate as of the earlier of (i) the date title vests or (ii) the date Tenant is dispossessed by the Taking authority. 
 (b) Material Taking. If a Taking of part of the Premises in Tenant’s reasonable judgment: (i) materially interferes with Tenant’s ability to conduct its business in the Premises; or
(b) substantially denies or interferes with Tenant’s access to the Premises; then Tenant shall have the right to terminate this Lease by giving Landlord notice of its election within thirty (30) days of such Taking. This Lease shall
terminate on the date Tenant is dispossessed by the Taking authority; provided, such termination shall in no event extinguish or diminish Tenant’s right under this Section 20 to pursue a portion of the award payable on account of the
Taking. 
 (c) Material Taking, Landlord’s Rights: If any material portion, but less than all, of the
Building becomes subject to a Taking, or if Landlord is required to pay any of the proceeds arising from a Taking to a Landlord’s Mortgagee, then Landlord may terminate this Lease by delivering written notice thereof to Tenant within 30 days
after such Taking, and Basic Rent and Additional Rent shall be apportioned as of the date of such Taking. 
 (d) Taking
of Parking. If only a portion of the surface parking areas serving the Building are the subject of a Taking, and the Taking reduces the number of parking spaces available to Tenant to below the number required by applicable Law and Landlord
is not able to find another source of Parking in reasonably close proximity to the Building to meet such requirement within 120 days (the “Minimum Parking”), then Tenant shall have the right to terminate this Lease by giving
notice to Landlord within thirty (30) days after title vests in the Taking authority. Landlord may suspend the effectiveness of Tenant’s notice by notifying Tenant, within five (5) days of receiving Tenant’s termination notice,
that Landlord will restore the Minimum Parking by providing, within ninety (90) days of the date Tenant is dispossessed of such parking spaces, substitute parking spaces equal to the number taken within reasonable proximity to the Building. If
Landlord restores the Minimum Parking within the thirty (30) days, then Tenant’s notice of termination shall be nullified and of no force and effect. If Landlord does not restore the Minimum Parking within the thirty (30) day period,
then this Lease shall automatically terminate at the expiration of such thirty (30) day period. 
 (e)
Abatement. If this Lease is not terminated as a result of a Taking: (i) Rent shall abate, from the date Tenant is dispossessed by the Taking authority, in proportion to the part of the Building subject to the Taking and
(ii) Landlord, at its sole cost and expense, shall commence the work of repairing and restoring the Premises to a complete architectural unit, the work of restoring the remainder of the Premises, as nearly as possible, to its condition
immediately prior to the Taking, excluding any improvements to the Premises, and the work to restore Tenant’s access to the Premises or provide comparable access thereto within one hundred eighty (180) days after the earlier to occur of
title vesting in the Taking authority or the date Tenant is dispossessed by the Taking authority. If Landlord does not complete the work of repair and restoration within such one hundred eighty (180) day period, then Tenant shall have the right
to terminate this Lease by giving Landlord notice prior to such substantial completion. Tenant’s notice shall specify a termination date not more than sixty (60) days from the date of the notice. 
 (f) Taking Award. If any Taking occurs, then Landlord shall receive the entire award or other compensation for the Land, the
Building, and other improvements taken; however, Tenant may separately pursue a claim (to the extent it will not reduce Landlord’s award) against the condemnor 

  

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for the value of Tenant’s personal property which Tenant is entitled to remove under this Lease, moving costs, loss of business, and other claims it may
have. 
 (g) Savings Clause. Landlord and Tenant may exercise any rights of termination even though their
respective right, title, or interest may have been taken or divested. 
 21. Fire or Other Casualty. 
 (a) Repair Estimate. If the Premises are damaged by fire or other casualty (a “Casualty”), then
Landlord shall, within sixty (60) days after such Casualty, deliver to Tenant a good faith estimate (the “Damage Notice”) of the time needed to repair the damage caused by such Casualty. 
 (b) Landlord’s and Tenant’s Rights. If twenty-five percent (25%) or more of the Building is damaged by
Casualty such that Tenant is prevented from conducting its business in a manner reasonably comparable to that conducted immediately before such Casualty and Landlord estimates that the damage caused thereby cannot be repaired within one hundred
eighty (180) days after the Casualty, then Tenant may terminate this Lease by delivering written notice to Landlord of its election to terminate within thirty (30) days after the Damage Notice has been delivered to Tenant. If Tenant does
not so timely terminate this Lease, then (subject to Section 21(b)) Landlord shall repair the Premises, as provided below, and Rent for the portion of the Premises rendered untenantable by the damage shall be abated on a reasonable basis from
the date of damage until the completion of the repair. 
 (c) Landlord’s Rights. If a Casualty damages the
Premises or a material portion of the Building and (1) Landlord estimates that the damage to the Premises cannot be repaired within the Repair Period, (2) the damage to the Premises exceeds 50% of the replacement cost thereof (excluding
foundations and footings), as estimated by Landlord, and such damage occurs during the last two years of the Term, or (3) the cost of the damage to the Premises exceeds $250,000 and the damage is not fully covered by insurance policies, then
Landlord may terminate this Lease by giving written notice of its election to terminate within 30 days after the Damage Notice has been delivered to Tenant. 
 (d) Repair Obligation. If neither party elects to terminate this Lease following a Casualty, then Tenant shall deliver to
Landlord the amount of all insurance proceeds received by Tenant and the amount of Tenant’s deductible under such applicable insurance policies and thereafter Landlord shall, within a reasonable time after such Casualty, begin to repair the
Premises and shall promptly proceed to restore the Premises to substantially the same condition as existed immediately before such Casualty. Landlord’s obligation to repair or restore the Premises shall be limited to the extent of the insurance
proceeds actually received by Landlord for the Casualty in question. If this Lease is terminated under the provisions of this Section 21, Landlord shall be entitled to the full proceeds of the insurance policies covering the Premises (and, if
Tenant has failed to maintain insurance on such items as required by this Lease, Tenant shall pay Landlord an amount equal to the proceeds Landlord would have received had Tenant maintained insurance on such items as required by this Lease). If
Landlord does not complete the restoration of the Premises within 120 days after the time period estimated by Landlord to repair the damage caused by such Casualty as specified in the Damage Notice, as the same may be extended by force majeure or
delays caused by a Tenant Party, Tenant may terminate this Lease by delivering written notice to Landlord and Landlord’s Mortgagee within ten days following the expiration of such 120-day period (as the same may be extended as set forth above)
and prior to the date upon which Landlord substantially completes such restoration. Such termination shall be effective as of the date specified in Tenant’s termination notice (but not earlier than 30 days nor later than 90 days after the date
of such notice) as if such date were the date fixed for the expiration of the Term. If Tenant fails to timely give such termination notice, Tenant shall be deemed to have waived its right to terminate this Lease, time being of the essence with
respect thereto. Notwithstanding the foregoing, if upon the receipt of Tenant’s 

  

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written election to terminate this Lease as provided in this Section 21(d), Landlord reasonably believes it can complete the restoration of the Premises
within 30 days following the receipt of such notice, Landlord may, in its sole discretion, elect to proceed with such restoration and, provided Landlord substantially completes such restoration within such 30-day period, Tenant’s election to
terminate shall be null and void. 
 22. Personal Property Taxes. Tenant shall be liable for all taxes levied or assessed
against personal property, furniture, or fixtures placed by Tenant in the Premises. If any taxes for which Tenant is liable are levied or assessed against Landlord or Landlord’s property and Landlord elects to pay the same, or if the assessed
value of Landlord’s property is increased by inclusion of such personal property, furniture or fixtures and Landlord elects to pay the taxes based on such increase, then Tenant shall pay to Landlord, upon demand, the part of such taxes for
which Tenant is primarily liable hereunder; however, Landlord shall not pay such amount if Tenant notifies Landlord that it will contest the validity or amount of such taxes before Landlord makes such payment, and thereafter diligently proceeds with
such contest in accordance with Law and if the non-payment thereof does not pose a threat of loss or seizure of the Premises or interest of Landlord therein or impose any fee or penalty against Landlord. Tenant shall have the right to pay all taxes
pursuant to this Section over the maximum period allowed by Law and in the maximum number of installments allowed by Law, and Tenant shall be required to pay only those installments that are due and payable during the Term. 
 23. Events of Default. Each of the following occurrences shall be an “Event of Default”: 
 (a) Payment Default. Tenant’s failure to pay Rent within five days after Landlord has delivered written notice to
Tenant that the same is due; however, an Event of Default shall occur hereunder without any obligation of Landlord to give any notice if Tenant fails to pay Rent when due and, during the 12 month interval preceding such failure, Landlord has given
Tenant written notice of failure to pay Rent on one or more occasions; 
 (b) Estoppel. Tenant fails to provide
any estoppel certificate after Landlord’s written request therefor pursuant to Section 32(g) and such failure shall continue for five days after Landlord’s second written notice thereof to Tenant; 
 (c) Insurance. Tenant fails to procure and maintain the insurance policies and coverages required under Section 18
or Tenant fails to deliver to Landlord (within ten days after Landlord’s second written demand therefor) evidence of such insurance policies and coverages as required under Section 18; 
 (d) Mechanic’s Liens. Tenant fails to pay and release of record, or diligently contest and bond around, any
mechanic’s lien filed against the Premises or the Premises for any work performed, materials furnished, or obligation incurred by or at the request of Tenant, within the time and in the manner required by Section 9(c); 
 (e) Other Defaults. Tenant’s failure to perform, comply with, or observe any other agreement or obligation of Tenant
under this Lease and the continuance of such failure for a period of more than 30 days after Landlord has delivered to Tenant written notice thereof; however, if such failure cannot be cured within such 30-day period and Tenant commences to cure
such failure within such 30-day period and thereafter diligently pursues such cure to completion, then such failure shall not be an Event of Default. Notwithstanding the foregoing, with regard to the allegation of any violation of this
Section 23(e), Tenant shall have the right to “contest” a claim by Landlord that an Event of Default exists and request that such issue be subject to judicial interpretation and/or arbitration before Tenant is required 

  

 14 

 
to commence a cure. Further, Tenant will be entitled to pay any amount that is in dispute “under protest” without prejudicing any of Tenant’s
rights under this Lease. If it is finally determined that Tenant was not legally obligated to make such payment, then Landlord shall, at Tenant’s election, either (1) repay the amount paid under protest within thirty (30) days plus
interest thereon at the Default Rate from the date on which such payment was made until the date on which reimbursement is received by Tenant or (2) credit such amounts against the Rent next due; and 
 (f) Insolvency. The filing of a petition by or against Tenant (the term “Tenant” shall include, for the purpose of
this Section 23(f), any guarantor of Tenant’s obligations hereunder) (1) in any bankruptcy or other insolvency proceeding; (2) seeking any relief under any state or federal debtor relief law; (3) for the appointment of a
liquidator or receiver for all or substantially all of Tenant’s property or for Tenant’s interest in this Lease; (4) for the reorganization or modification of Tenant’s capital structure; or (5) in any assignment for the
benefit of creditors proceeding; however, if such a petition is filed against Tenant, then such filing shall not be an Event of Default unless Tenant fails to have the proceedings initiated by such petition dismissed within 90 days after the filing
thereof. 
 24. Remedies. During the continuance of any Event of Default, Landlord shall have the right at its option, then or
at any time thereafter, to do any one or more of the following without demand upon or notice to Tenant: 
 (a)
Termination of Lease. Terminate this Lease by giving Tenant written notice thereof, in which event Tenant shall pay to Landlord the sum of (1) all Rent accrued hereunder through the date of termination, (2) all amounts due
under Section 24(a), and (3) an amount equal to (a) the total Rent that Tenant would have been required to pay for the remainder of the Term discounted to present value at a per annum rate equal to the “Prime Rate” as
published on the date this Lease is terminated by The Wall Street Journal, Southwest Edition, in its listing of “Money Rates” minus one percent, minus (b) the then present fair rental value of the Premises for such period, similarly
discounted; 
 (b) Termination of Possession. Terminate Tenant’s right to possess the Premises without
terminating this Lease by giving written notice thereof to Tenant, in which event Tenant shall pay to Landlord i) all Rent and other amounts accrued hereunder to the date of termination of possession, ii) all amounts due from time to time under
Section 24(a) and iii) all Rent and other net sums required hereunder to be paid by Tenant during the remainder of the Term, diminished by any net sums thereafter received by Landlord through reletting the Premises during such period, after
deducting all costs incurred by Landlord in reletting the Premises. If Landlord elects to proceed under this Section 24(b), Landlord may remove all of Tenant’s property from the Premises and store the same in a public warehouse or
elsewhere at the cost of, and for the account of, Tenant, without becoming liable for any loss or damage which may be occasioned thereby. Landlord shall use reasonable efforts to relet the Premises on such terms as Landlord in its sole discretion
may determine (including a term different from the Term, rental concessions and alterations to and improvement of the Premises); however, Landlord shall not be obligated to relet the Premises before leasing other portions of the Building or Complex
and; Landlord shall not be obligated to accept any prospective tenant proposed by Tenant unless such proposed tenant meets all of Landlord’s leasing criteria. Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be
diminished because of, Landlord’s failure to relet the Premises or to collect rent due for such reletting. Tenant shall not be entitled to the excess of any consideration obtained by reletting over the Rent due hereunder. Reentry by Landlord in
the Premises shall not affect Tenant’s obligations hereunder for the unexpired Term; rather, Landlord may, from time to time, bring an action against Tenant to collect amounts due by Tenant, without the necessity of Landlord’s waiting
until the expiration of the Term. Unless Landlord delivers written notice to Tenant expressly stating that it has elected to terminate this Lease, all actions taken by Landlord to dispossess or exclude Tenant from the Premises shall be deemed

  

 15 

 
to be taken under this Section 24(b). If Landlord elects to proceed under this Section 19(b), it may at any time elect to terminate this Lease
under Section 24(a); or 
 (c) Perform Acts on Behalf of Tenant. Perform any act Tenant is obligated to
perform under the terms of this Lease (and enter upon the Premises in connection therewith if necessary) in Tenant’s name and on Tenant’s behalf, without being liable for any claim for damages therefor, and Tenant shall reimburse Landlord
on demand for any expenses which Landlord may incur in thus effecting compliance with Tenant’s obligations under this Lease (including, but not limited to, collection costs and legal expenses), plus interest thereon at the Default Rate.

 25. Payment by Tenant; Non-Waiver; Cumulative Remedies. 
 (a) Payment by Tenant. During the continuance of any Event of Default, Tenant shall pay to Landlord all costs incurred by
Landlord (including court costs and reasonable attorneys’ fees and expenses) in (1) obtaining possession of the Premises, (2) removing and storing Tenant’s or any other occupant’s property, (3) repairing, restoring,
altering, remodeling, or otherwise putting the Premises into condition acceptable to a new tenant, (4) if Tenant is dispossessed of the Premises and this Lease is not terminated, reletting all or any part of the Premises (including brokerage
commissions, cost of tenant finish work, and other costs incidental to such reletting), (5) performing Tenant’s obligations which Tenant failed to perform, and (6) enforcing, or advising Landlord of, its rights, remedies, and
recourses arising out of the default. To the full extent permitted by law, Landlord and Tenant agree the federal and state courts of the state in which the Premises are located shall have exclusive jurisdiction over any matter relating to or arising
from this Lease and the parties’ rights and obligations under this Lease 
 (b) Non-Waiver. Landlord’s
acceptance of Rent during the continuance of any Event of Default shall not waive Landlord’s rights regarding such Event of Default. No waiver by Landlord of any violation or breach of any of the terms contained herein shall waive
Landlord’s rights regarding any future violation of such term. Landlord’s acceptance of any partial payment of Rent shall not waive Landlord’s rights with regard to the remaining portion of the Rent that is due, regardless of any
endorsement or other statement on any instrument delivered in payment of Rent or any writing delivered in connection therewith; accordingly, Landlord’s acceptance of a partial payment of Rent shall not constitute an accord and satisfaction of
the full amount of the Rent that is due. 
 (c) Cumulative Remedies. Any and all remedies set forth in this
Lease: (1) shall be in addition to any and all other remedies Landlord may have at law or in equity, (2) shall be cumulative, and (3) may be pursued successively or concurrently as Landlord may elect. The exercise of any remedy by
Landlord shall not be deemed an election of remedies or preclude Landlord from exercising any other remedies in the future. Additionally, Tenant shall defend, indemnify and hold harmless Landlord, Landlord’s Mortgagee and their respective
representatives and agents from and against all claims, demands, liabilities, causes of action, suits, judgments, damages and expenses (including reasonable attorneys’ fees) arising from Tenant’s failure to perform its obligations under
this Lease. 
 26. Landlord’s Default. Except as provided below in this Section 26, and except where the provisions
of this Lease grant Tenant an express, exclusive remedy, or expressly deny Tenant a remedy, Tenant’s exclusive remedy for Landlord’s failure to perform its obligations under this Lease following the Commencement Date shall be limited to
damages, injunctive relief, or specific performance; in each case, Landlord’s liability or obligations with respect to any such remedy shall be limited as provided in Section 32(b). Landlord shall be in default under this Lease if Landlord
fails to perform any of its obligations hereunder following the Commencement Date and such failure continues for 30 days after Tenant delivers to Landlord written notice specifying such failure; however, Landlord shall use all reasonable efforts to

  

 16 

 
commence such cure as soon as reasonably practicable following Tenant’s written notification and if such failure cannot reasonably be cured within such
30-day period, but Landlord commences to cure such failure within such 30-day period and thereafter diligently pursues the curing thereof to completion, then Landlord shall not be in default hereunder or liable for damages therefor. Unless Landlord
fails to so cure such default after such notice, Tenant shall not have any remedy or cause of action by reason thereof. Except for circumstances in which the provisions of this Lease grant Tenant an express, exclusive remedy, or expressly deny
Tenant a remedy, if following the Commencement Date (a) Landlord fails to perform its obligations within the time periods specified in the previous sentences of this Section 26 and such failure materially adversely affects Tenant’s
use of the Premises, or (b) Landlord shall fail to perform Landlord’s Obligations, and such failure shall, in Tenant’s reasonable judgment, expose Tenant, its employees or invitees to imminent risk of personal injury or serious
property damage, then in either event Tenant, upon ten (10) days written notice to Landlord (and such of Landlord’s lenders as to which Tenant shall have been advised of the name and address) of such failure without a cure thereof by
Landlord within such ten (10) day period, shall have the right (but not the obligation) to perform such obligations on Landlord’s behalf and the reasonable, actual and direct cost thereof shall be repaid by Landlord, within thirty
(30) days of demand accompanied by paid receipts, with interest thereon, at the Default Rate, from the date of such advance to the repayment thereof in full; and, if Landlord shall not repay any such amount or amounts within thirty
(30) days after delivery to Landlord of paid receipts therefor, Tenant may deduct the same, together with interest thereon as aforesaid, by abating Rent payable each month until a cumulative amount equal to the reasonable, actual and direct
cost incurred by Tenant in curing such default, together with interest thereon as aforesaid, has been deducted. Tenant’s right to perform the work under this Section (c) is subject to the following conditions: all such work shall be
performed in a good and workmanlike manner, in accordance with all applicable Laws, and in a manner so as not to affect any existing warranties with respect to the Building’s Structure or Building’s Systems; all such work shall be
performed in a manner so as not to alter any portion of the Building’s Structure or Building’s Systems (except for necessary alterations required to comply with all applicable Laws or in the event of an emergency in Tenant’s
reasonable judgment), unless Landlord otherwise consents thereto (if such work would alter any portion of the Building’s Structure or Building’s Systems, all such work shall be performed in accordance with plans and specifications approved
by Landlord, which approval shall not be unreasonably withheld, whose approval shall be deemed given if Landlord fails to disapprove any submitted plans and specifications within five business days after their submission to Landlord); all such work
shall be performed by contractors which maintain commercial liability insurance on an occurrence basis in an amount not less than $1,000,000 per occurrence naming Landlord and each Landlord’s Mortgagee as an additional insured; and Tenant
delivers to Landlord “as-built” or field marked plans of the work performed by Tenant. If Landlord and Tenant disagree as to whether Landlord is in default under this Lease, either Landlord or Tenant may elect that such decision will be
resolved by binding arbitration before a panel of three arbitrators in accordance with the Commercial Arbitration Rules of the American Arbitration Association. If the arbitrator determines that Landlord is in default of this Lease, then Tenant may
offset its Basic Rent obligations as set forth in the next sentence. 
 27. Waiver Of Landlord’s Lien. Landlord waives all
contractual, statutory and constitutional liens held by Landlord on Tenant’s personal property, goods, equipment, inventory, furnishings, chattels, accounts and assets (“Tenant’s Property”) to secure the obligations
of Tenant under this Lease until such time as Landlord may obtain an enforceable judgment against Tenant from a court with jurisdiction of Tenant or Tenant’s Property, at which time Landlord shall have such lien rights at law and in equity to
enforce and collect such judgment and Tenant’s obligations under this Lease. 
 28. Surrender of Premises. No act by
Landlord may be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender of the Premises will be valid unless it is in writing and signed by Landlord. At the expiration or termination of this Lease, Tenant shall
deliver to Landlord the Premises with all improvements located therein in good repair and condition, broom-clean, 

  

 17 

 
reasonable wear and tear excepted, and shall deliver to Landlord all keys (or other access devices) to the Premises. Tenant may remove, but shall not be
obligated to remove, all trade fixtures and Tenant shall remove all furniture, and personal property placed in the Premises by Tenant. Upon the removal by Tenant, Tenant shall repair any damage to the Building caused by such removal. 
 29. Holding Over. If Tenant fails to vacate the Premises at the end of the Term, then Tenant shall be a tenant at sufferance and, in
addition to all other damages and remedies to which Landlord may be entitled for such holding over, (a) Tenant shall pay, in addition to the other Rent, Basic Rent equal to 150% of the Rent payable during the last month of the Term and
(b) Tenant shall otherwise continue to be subject to all of Tenant’s obligations under this Lease. The provisions of this Section 29 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord
provided herein or at law. If Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord
harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including any claims made by any succeeding tenant founded upon such failure to surrender, and any lost profits to Landlord
resulting therefrom. 
 30. Inspections. Landlord and its agents shall have the right to enter the Building only during normal
business hours on any business day on at least two (2) business days’ notice, which notice may be verbal with Tenant’s consent (which consent shall not be unreasonably withheld, conditioned or delayed), except in the event of a real
or apparent emergency in which case no notice shall be required, for the purpose of inspecting the same or for the purpose of showing the same to a prospective purchaser or lender. During the last twelve months of this Lease or at any time during a
continuing Event of Default, Landlord may, upon reasonable prior notice to Tenant, which may be verbal with Tenant’s consent (which consent shall not be unreasonably withheld, conditioned or delayed), enter the Premises at all reasonable hours
to show the Premises to prospective tenants. Tenant will be entitled to have a representative accompany Landlord during inspections. Landlord shall not be permitted to enter any areas of the Building within which highly-sensitive, proprietary
functions of Tenant’s business are conducted. Such inspections shall be done using reasonable efforts not to disturb the business conducted therein and not more often than quarterly without the prior written consent of Tenant, which consent may
not be unreasonably, withheld, conditioned or delayed. Tenant hereby agrees that Landlord shall be given reasonable access to the Premises, subject to the aforementioned limitations, to perform any inspections or necessary repairs and/or maintenance
to the Premises. 
 31. Telecommunications; Roof Rights. 
 (a) Telecommunications. Tenant shall have the right, without restriction, to obtain voice, data, and other
telecommunications services from any providers or carriers it desires, and Landlord shall cooperate therein in all reasonable respects when so requested by Tenant. Further, without limitation, Landlord shall, to the extent that space exists therefor
when requested, allow such carriers to have the use, without charge, of vertical risers, horizontal pathways, telephone riser closets, mechanical rooms, conduits, and other common areas of the Building to the extent reasonably necessary to provide
such telecommunications service to the Premises. 
 (b) Rooftop Antennae. Tenant shall have the exclusive right,
without charge, to install, maintain, repair, replace, and operate satellite, microwave and/or other antenna and communications equipment (collectively, the “Rooftop Equipment”) on the roof of the Building. Tenant’s
rights shall also include the rights: (a) to interconnect the Rooftop Equipment with Tenant’s other equipment located in the Premises; (b) to run any wires, cables, conduits, and similar equipment (collectively, the
“Wiring”) between the Rooftop Equipment and the Premises; and (c) to connect the Rooftop Equipment and the Wiring (collectively, the “Equipment”) to the Building’s electrical lines. 

  

 18 

 
Tenant will install and operate the Rooftop Equipment in accordance with all Laws. In addition, Tenant shall be responsible for obtaining any permits and
licenses required to install and operate the Rooftop Equipment, and Landlord shall cooperate with Tenant to accomplish the same. Upon the expiration or termination of this Lease, Tenant shall remove the Rooftop Equipment but Tenant shall not be
required to remove the Wiring. Upon the removal of the Rooftop Equipment by Tenant, Tenant shall repair any damage to the Building caused by such removal. Landlord shall not have any rights to use the rooftop of the Building but shall be granted
reasonable access thereto in the event such access is necessary for Landlord to meet its obligations under this Lease. 
 32.
Miscellaneous. 
 (a) Landlord Transfer. Landlord may transfer any portion of the Premises and any
of its rights under this Lease. If Landlord assigns its rights under this Lease, then Landlord shall thereby be released from any further obligations hereunder arising after the date of transfer, provided that the assignee assumes in writing
Landlord’s obligations hereunder arising from and after the transfer date. 
 (b) Landlord’s
Liability. The liability of Landlord (and its partners, shareholders or members) to Tenant (or any person or entity claiming by, through or under Tenant) for any default by Landlord under the terms of this Lease or any matter relating to or
arising out of the occupancy or use of the Premises and/or other areas of the Building shall be limited to Tenant’s actual direct, but not consequential or punitive, damages therefor and shall be recoverable only from the equity interest of
Landlord in the Building, and Landlord (and its partners, shareholders or members) shall not be personally liable for any deficiency. Additionally, Tenant hereby waives its statutory lien under Section 91.004 of the Texas Property Code.

 (c) Tenant’s Liability. The liability of Tenant to Landlord for any damages arising from any default by
Tenant under the terms of this Lease shall be limited to Landlord’s actual direct, but not consequential or punitive damages therefor. Nothing in this Section 32(c) shall affect or limit Landlord’s rights to file legal
actions to recover possession of the Premises, or for injunctive relief against Tenant, or any other non-monetary relief as provided in Sections 18 or 19 of this Lease. 
 (d) Tenant’s Right to Offset. If Landlord wrongfully fails to pay to Tenant the Construction Allowance as required
under this Lease, and such failure continues for 30 days following written notice to Landlord specifying such default, Tenant shall have the right to offset Basic Rent in an amount equal to such unpaid amount. 
 (e) Force Majeure. Whenever a period of time is herein prescribed for action to be taken by either party hereto, such party
shall not be liable or responsible for, and there shall be excluded from the computation of any such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, terrorist acts or activities, governmental
laws, regulations, or restrictions, or any other causes of any kind whatsoever which are beyond the control of such party. 
 (f) Brokerage. Neither Landlord nor Tenant has dealt with any broker or agent in connection with the negotiation or execution of this Lease. Tenant and Landlord shall each indemnify the other against all costs, expenses,
attorneys’ fees, and other liability for commissions or other compensation claimed by any broker or agent claiming the same by, through, or under the indemnifying party. 
 (g) Estoppel Certificates. Upon request of either party at any time and from time to time, Landlord and Tenant shall execute
and deliver to the other, within fifteen (15) business days after receipt of the request, a written instrument, duly executed in the form attached as Exhibit D. 
  

 19 

 (h) Notices. All notices and other communications given pursuant to this
Lease shall be in writing and shall be (i) hand delivered to the intended address, (ii) sent by a nationally recognized overnight courier service, or (iii) sent by facsimile transmission during normal business hours followed by a
confirmatory letter sent in another manner permitted hereunder. All notices shall be effective upon delivery to the address of the addressee provided on the signature page hereof. The parties hereto may change their addresses by giving notice
thereof to the other in conformity with this provision. 
 (i) Separability. If any clause or provision of this
Lease is illegal, invalid, or unenforceable under present or future Laws, then the remainder of this Lease shall not be affected thereby and in lieu of such clause or provision, there shall be added as a part of this Lease a clause or provision as
similar in terms to such illegal, invalid, or unenforceable clause or provision as may be possible and be legal, valid, and enforceable. 
 (j) Amendments; and Binding Effect. This Lease may not be amended except by instrument in writing signed by Landlord and Tenant. The terms and conditions contained in this Lease shall inure to the
benefit of and be binding upon the parties hereto, and upon their respective successors in interest and legal representatives, except as otherwise herein expressly provided. 
 (k) Quiet Enjoyment. Provided Tenant has performed all of its obligations hereunder, Tenant shall peaceably and quietly hold
and enjoy the Premises for the Term, without hindrance from Landlord or any party claiming by, through, or under Landlord, but not otherwise, subject to the terms and conditions of this Lease. 
 (l) No Merger. There shall be no merger of the leasehold estate hereby created with the fee estate in the Premises or any
part thereof if the same person acquires or holds, directly or indirectly, this Lease or any interest in this Lease and the fee estate in the leasehold premises or any interest in such fee estate. 
 (m) Entire Agreement. This Lease constitutes the entire agreement between Landlord and Tenant regarding the subject matter
hereof and supersedes all oral statements and prior writings relating thereto. Except for those set forth in this Lease, no representations, warranties, or agreements have been made by Landlord or Tenant to the other with respect to this Lease or
the obligations of Landlord or Tenant in connection therewith. The normal rule of construction that any ambiguities be resolved against the drafting party shall not apply to the interpretation of this Lease or any exhibits or amendments hereto.

 (n) Arbitration. Landlord or Tenant may elect to have any claim controversy or dispute arising out of,
relating to, or in connection with this Agreement, including the interpretation, validity, termination or breach thereof (but specifically excluding any dispute regarding Tenant’s obligation to pay Basic Rent or Taxes, which shall not be
subject to the provisions of this Section of Exhibit E hereto), to be resolved solely in accordance with the Alternative Dispute Resolution procedure set forth in Exhibit E attached hereto. Landlord and Tenant agree to resolve any
claim, controversy or dispute in accordance with the provisions of Exhibit E shall survive the expiration or termination of this Agreement. The Parties hereto covenant that they shall not resort to court remedies except as provided for in
Exhibit E or for preliminary relief in aid of arbitration. A Party who fails to comply with the terms and conditions set forth in Exhibit E shall pay all the legal costs incurred by the other Party in connection with the enforcement
thereof. 
  

 20 

 (o) Waiver of Jury Trial. TO THE MAXIMUM EXTENT PERMITTED BY LAW,
LANDLORD AND TENANT EACH WAIVE ANY RIGHT TO TRIAL BY JURY IN ANY LITIGATION OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE ARISING OUT OF OR WITH RESPECT TO THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN
CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. 
 (p) Recording. Tenant shall not record this Lease
or any memorandum of this Lease without the prior written consent of Landlord, which consent may be withheld or denied in the sole and absolute discretion of Landlord, and any recordation by Tenant shall be a material breach of this Lease. Tenant
grants to Landlord a power of attorney to execute and record a release releasing any such recorded instrument of record that was recorded without the prior written consent of Landlord. 
 (q) Determination of Charges. Landlord and Tenant agree that each provision of this Lease for determining charges and
amounts payable by Tenant (including provisions regarding Additional Rent) is commercially reasonable and, as to each such charge or amount, constitutes a statement of the amount of the charge or a method by which the charge is to be computed for
purposes of Section 93.012 of the Texas Property Code. 
 (r) Financial Reports. If Tenant is a publicly
traded corporation, the terms of this Section 32(r) shall not apply. If Tenant is not a publicly traded corporation, then: 
 (1) Tenant shall deliver to Landlord and to any lender or purchaser designated by Landlord the following information certified to be true, complete and correct by an officer of Tenant within 90 days after the end of each fiscal year of
Tenant, a balance sheet of Tenant and its consolidated subsidiaries as of the end of such year, a statement of profits and losses of Tenant and its consolidated subsidiaries for such year, and an audited statement of cash flows of Tenant and its
consolidated subsidiaries for such year, setting forth in each case, in comparative form, the corresponding figures for the preceding fiscal year in reasonable detail and scope and certified by independent certified public accountants of recognized
national standing selected by Tenant; and within 45 days after the end of each fiscal quarter of Tenant a balance sheet of Tenant and its consolidated subsidiaries as at the end of such quarter, statements of profits and losses of Tenant and its
consolidated subsidiaries for such quarter and a statement of cash flow of Tenant and its consolidated subsidiaries for such quarter, setting forth in each case, in comparative form, the corresponding figures for the similar quarter of the preceding
year, in reasonable detail and scope, and certified to be true and complete by a financial officer of Tenant having knowledge thereof; the foregoing financial statements all being prepared in accordance with generally accepted accounting principles,
consistently applied. 
 (2) Upon ten days’ prior written notice, Tenant will permit Landlord and its professional
representatives to visit Tenant’s offices, and discuss Tenant’s affairs and finances with appropriate officers, and will make available such information as Landlord may reasonably request bearing on the Tenant, the Premises or this Lease,
and Landlord shall maintain the confidentiality of any information designated by Tenant, the Premises or this Lease, and Landlord shall maintain the confidentiality of any information designated by Tenant as “non-public,” and Landlord will
execute and use its reasonable efforts to cause Landlord’s professional representatives to execute confidentiality agreements. 
 (s) Prohibited Persons and Transactions. Both Landlord and Tenant represent and warrant that neither Tenant nor Landlord nor any of their affiliates, nor any of their respective partners, members, shareholders or other equity
owners, and none of their respective employees, officers, 

  

 21 

 
directors, representatives or agents is, nor will they become, a person or entity with whom U.S. persons or entities are restricted from doing business under
regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order
(including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action and is not and will not Transfer this Lease to,
contract with or otherwise engage in any dealings or transactions or be otherwise associated with such persons or entities. 
 (t) Governing Law. This Lease shall be governed by and construed in accordance with the Laws of the State of Texas. 
 (u) Survivability. All unperformed obligations of Tenant hereunder not fully performed at the end of the Term shall survive the end of the Term, including payment obligations with respect to Rent and all
obligations concerning the condition and repair of the Premises. 
 (v) Authority. Tenant (if a corporation,
partnership or other business entity) hereby represents and warrants to Landlord that Tenant is a duly formed and existing entity qualified to do business in the state in which the Premises are located, that Tenant has full right and authority to
execute and deliver this Lease, and that each person signing on behalf of Tenant is authorized to do so. Landlord hereby represents and warrants to Tenant that Landlord is a duly formed and existing entity qualified to do business in the state in
which the Premises are located, that Landlord has full right and authority to execute and deliver this Lease, and that each person signing on behalf of Landlord is authorized to do so. 
 (w) Hazardous Materials. The term “Hazardous Materials” means any substance, material, or waste that
is now or hereafter classified or considered to be hazardous, toxic, or dangerous under any Law relating to pollution or the protection or regulation of human health, natural resources or the environment, or poses or threatens to pose a hazard to
the health or safety of persons on the Premises. Landlord shall not knowingly cause or permit the presence, use, generation, release, discharge, storage, disposal or transportation of any Hazardous Materials on or in the Premises. Further, Landlord
hereby covenants and agrees to remove from the Premises if and as required by a governmental authority or court of competent jurisdiction, any Hazardous Materials discovered thereon and to restore or remediate the Premises to the extent it is
contaminated with Hazardous Materials as required by a governmental authority or court of competent jurisdiction, and in connection with the Premises to comply in all other material respects with all Laws governing Hazardous Materials. In
particular, Landlord shall be responsible for any contamination caused by third parties or any migration of Hazardous Materials into any portion of the Premises. If Landlord fails to remove such Hazardous Materials, then Tenant may do so and offset
the cost thereof against Rent, or, at Tenant’s option, terminate this Lease by delivering written notice thereof to Landlord. During the Term, Tenant shall not knowingly cause the presence (other than in compliance with applicable Laws), or
cause or permit the generation, release, or discharge of any Hazardous Materials on or in the Premises. Further, Tenant hereby covenants and agrees to remove from the Premises if and as required by a governmental authority or court of competent
jurisdiction, any Hazardous Materials discovered thereon in violation of the foregoing sentence and to restore or remediate the Premises to the extent it is contaminated by Tenant, Tenant’s employees or Tenant’s invitees during the Term
with Hazardous Materials as required by this Lease and by a governmental authority or court of competent jurisdiction, and in connection with the Premises to comply in all other material respects with all Laws governing Hazardous Materials. Tenant
agrees to indemnify, defend and hold Landlord harmless from any claims, demands, liabilities, causes of action, suits, judgments and expenses (including any reasonable attorneys’ fees) suffered or incurred by Landlord that arise directly or
indirectly from or in connection with the presence or the release by Tenant, Tenant’s employees or Tenant’s invitees during the Term of any Hazardous Materials in the Premises or Tenant’s 

  

 22 

 
failure to comply with its obligations as set forth in this Section 32(w). The indemnities in this Section 32(w) shall survive termination or
expiration of this Lease. 
 (x) Attorney’s Fees. If there is any legal or arbitration action or proceeding
between Landlord and Tenant to enforce any provision of this Lease or to protect or establish any right or remedy of either Landlord or Tenant hereunder, the unsuccessful party to such action or proceeding will pay to the prevailing party all
reasonable, actual out-of-pocket costs and expenses paid or payable to third parties, including reasonable attorneys’ fees incurred by such prevailing party in such action or proceeding and in any appeal in connection therewith, and if such
prevailing party recovers a judgment in any such action, proceeding or appeal, such costs, expenses and attorneys’ fees will be determined by the court or arbitration panel handling the proceeding and will be included in and as a part of such
judgment. 
 (y) List of Exhibits. All exhibits and attachments attached hereto are incorporated herein by this
reference. 
  

			
	 Exhibit A-
	  	Legal Description of the Land
	 Exhibit B-
	  	Form of Tenant Estoppel Certificate
	 Exhibit C-
	  	Tenant Finish Work: Allowance
	 Exhibit D-
	  	Form of Subordination Non-Disturbance Agreement

  

 23 

 This Lease is executed on the respective dates set forth below, but for reference purposes, this Lease shall be dated as
of the date first above written. If the execution date is left blank, this Lease shall be deemed executed as of the date first written above. 
  

			
	LANDLORD:
	
	 1440 CORPORATE, L.P.,
 a Texas limited partnership

		
	By:	 	Stream Acquisition XXXVI, L.L.C., a Texas limited liability company, its general partner
		
	 By:
	 	  
	 Name:
	 	  
	 Title:
	 	  
	
	TENANT:
	
	 EFJ, INC.,
 a Delaware corporation

		
	 By:
	 	  
	 Name:
	 	  
	 Title:
	 	  
		 	EFJ, Inc.
		 	 1440 Corporate Drive

		 	 Irving, TX 75038-2401

		 	 Attention: Andy Massey

		 	 Telephone: (972) 819-0200

		 	 Facsimile: (972) 819-2314

  

 24 

 EXHIBIT A 
 LEGAL DESCRIPTION OF THE LAND 
  

 A-1 

 EXHIBIT B 
 FORM OF TENANT ESTOPPEL CERTIFICATE 
 The undersigned is the Tenant under the Lease (as
hereinafter defined) between _______________________, a ___________________, as Landlord, and the undersigned as Tenant, for the Premises described in the Lease. Tenant hereby certifies as follows: 
 1. The Lease consists of the original Lease Agreement dated as of ___________, 2006 between Tenant and Landlord [or Landlord’s
predecessor-in-interest] and the following amendments or modifications thereto (if none, please state “none”): ______ 
  

	
	  
	
	  
	
	  

 The documents listed above are herein collectively referred to as the “Lease” and
represent the entire agreement between the parties with respect to the Premises. All capitalized terms used herein but not defined shall be given the meaning assigned to them in the Lease. 
 2. The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Section 1 above.

 3. The Term commenced on __________________, 2006 and the Term expires, excluding any renewal options, on _____________________, 200__,
and Tenant has no option to purchase all or any part of the Premises or, except as expressly set forth in the Lease, any option to terminate or cancel the Lease. 
 4. Tenant currently occupies the Premises described in the Lease and Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with respect
thereto except as follows (if none, please state “none”):                      
  

	
	  
	
	  
	
	  

 5. All monthly installments of Basic Rent, all additional rent and all monthly installments of
estimated additional rent have been paid when due through                     . The current monthly installment of Basic Rent is
$            . 
 6. All conditions of the Lease to be performed by
Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is not in default thereunder. In addition, Tenant has not delivered any notice to Landlord regarding a default by Landlord thereunder. 
 7. As of the date hereof, there are no existing defenses or offsets, or, to the undersigned’s knowledge, claims or any basis for a claim, that the
undersigned has against Landlord and no event has occurred and no condition exists, which, with the giving of notice or the passage of time, or both, will constitute a default under the Lease. 
 8. No Rent has been paid more than thirty (30) days in advance. 
  

 1 

 9. Tenant is a duly formed and existing corporation qualified to do business in the State of Texas, and
that Tenant has full right and authority to execute and deliver this Estoppel Certificate. 
 10. There are no actions pending against Tenant
under any bankruptcy or similar Laws of the United States or any state. 
 11. Other than in compliance with all applicable Laws and
incidental to the ordinary course of the use of the Premises, the undersigned has not used or stored any hazardous substances in the Premises. 
 Tenant acknowledges that this Estoppel Certificate may be delivered to Landlord, Landlord’s Mortgagee or to a prospective mortgagee or prospective purchaser, and their respective successors and assigns, and acknowledges that Landlord,
Landlord’s Mortgagee and/or such prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in disbursing loan advances or making a new loan or acquiring the property of which the Premises are a part and
that receipt by it of this certificate is a condition of disbursing loan advances or making such loan or acquiring such property. 
 Executed as of
                    , 200_. 
  

									
	TENANT:	 		 	EFJ, INC.,
		 		 	 a Delaware corporation

					
		 		 		 	 By:
	 	  
		 		 		 	 Name: 
	 	  
		 		 		 	 Title:
	 	  

  

 2 

 EXHIBIT C 
 TENANT FINISH WORK: ALLOWANCE/BUDGET 
 (Landlord Performs the Work) 
 1. Acceptance of Premises. Except as set forth in this Exhibit, Tenant represents that Tenant has been in possession of the Premises and
accepts the Premises in their “AS-IS” condition on the date that this Lease is entered into. 
 2. Space
Plans. 
 (a) Preparation and Delivery. Within two business days after Tenant’s execution of
this Lease, Tenant shall meet with F. Brown Entos or another design consultant selected by Landlord (the “Architect”) to discuss the nature and extent of all improvements that Tenant proposes to install in the Additional
Space and, at such meeting, provide the Architect with all necessary data and information needed by the Architect to prepare initial space plans therefor as required by this paragraph. On or before the tenth day following the date of this Lease,
Landlord shall deliver to Tenant a space plan prepared by the Architect depicting improvements to be installed in the Additional Space (the “Space Plans”). 
 (b) Approval Process. Tenant shall notify Landlord whether it approves of the submitted Space Plans within three business
days after Landlord’s submission thereof. If Tenant disapproves of such Space Plans, then Tenant shall notify Landlord thereof specifying in reasonable detail the reasons for such disapproval, in which case Landlord shall, within three business
days after such notice, revise such Space Plans in accordance with Tenant’s objections and submit to Tenant for its review and approval. Tenant shall notify Landlord in writing whether it approves of the resubmitted Space Plans within one
business day after its receipt thereof. This process shall be repeated until the Space Plans have been finally approved by Tenant and Landlord. If Tenant fails to notify Landlord that it disapproves of the initial Space Plans within three business
days (or, in the case of resubmitted Space Plans, within one business day) after the submission thereof, then it shall be considered a Tenant Delay. 
 3. Working Drawings. 
 (a) Preparation and Delivery. On or before
the date which is 15 days following the date on which the Space Plans are approved, Landlord shall cause to be prepared final working drawings of all improvements to be installed in the Additional Space and deliver the same to Tenant for its review
and approval (which approval shall not be unreasonably withheld, delayed or conditioned). Such working drawings shall be prepared by F. Brown Entos, or another design consultant selected by Landlord (whose fee shall be included in the Total
Construction Costs [defined below]). 
 (b) Approval Process. Tenant shall notify Landlord whether it approves
of the submitted working drawings within three business days after Landlord’s submission thereof. If Tenant disapproves of such working drawings, then Tenant shall notify Landlord thereof specifying in reasonable detail the reasons for such
disapproval, in which case Landlord shall, within five business days after such notice, revise such working drawings in accordance with Tenant’s objections and submit the revised working drawings to Tenant for its review and approval. Tenant
shall notify Landlord in writing whether it approves of the resubmitted working drawings within one business day after its receipt thereof. This process shall be repeated until the working drawings have been finally approved by Landlord and Tenant,
such approvals shall not be unreasonably withheld or delayed. Any delay caused by Tenant’s 

  

 1 

 
unreasonable withholding of its consent or delay in giving its written approval as to such working drawings shall constitute a Tenant Delay Day (defined
below). If the working drawings are not fully approved by both Landlord and Tenant by the 15th business day after the delivery of the initial draft thereof to Tenant, then each day after such time period that such working drawings are not fully
approved (or deemed approved) by both Landlord and Tenant shall constitute a Tenant Delay Day. 
 (c) Landlord’s
Approval; Performance of Work. If any of Tenant’s proposed construction work will affect the Building’s Structure or the Building’s Systems, then the working drawings pertaining thereto must be approved by the Building’s
engineer of record. Landlord’s approval of such working drawings shall not be unreasonably withheld, provided that (1) they comply with all Laws, and (2) the improvements depicted thereon do not adversely affect (in the reasonable
discretion of Landlord) the Building’s Structure or the Building’s Systems (including the Building’s restrooms or mechanical rooms), the exterior appearance of the Building, or the appearance of the Building’s common areas or
elevator lobby areas. As used herein, “Working Drawings” means the final working drawings approved by Landlord, as amended from time to time by any approved changes thereto, and “Work” means all
improvements to be constructed in accordance with and as indicated on the Working Drawings, together with any work required by governmental authorities to be made to other areas of the Building as a result of the improvements indicated by the
Working Drawings. Tenant shall, at Landlord’s request, sign the Working Drawings to evidence its review and approval thereof. After the Working Drawings have been approved, Landlord shall cause the Work to be performed in substantial accordance
with the Working Drawings. Landlord shall use commercially reasonable efforts to have the Work Substantially Completed within nine months from the date the Working Drawings are approved by Landlord and Tenant and all permits have been obtained for
the Work. In addition, Landlord shall use commercially reasonable efforts to have the Work Substantially Completed within the Construction Allowance, (defined in Section 10). 
 4. Bidding of Work. Prior to commencing the Work, Landlord shall competitively bid the Work to three contractors approved by Landlord. All
bids shall be on guaranteed max basis. Tenant shall review the submitted bids from such contractors to value engineer any of Tenant’s requested alterations. In such case, Tenant shall notify Landlord of any items in the Working Drawings that
Tenant desires to change within two business days after Landlord’s submission thereof to Tenant. Within five business days following Landlord’s submission of the initial construction bids to Tenant under the foregoing provisions (if
applicable), Tenant and Landlord shall have completed all of the following items: (a) finalized with Landlord’s representative and the proposed contractor, the pricing of any requested revisions to the bids for the Work, and
(b) approved in writing any overage in the Total Construction Costs in excess of the Construction Allowance, failing which each day after such five business day period shall constitute a Tenant Delay Day, if such delay was caused by Tenant.

 5. Change Orders. Tenant may initiate changes in the Work. Each such change must receive the prior written approval of
Landlord, such approval not to be unreasonably withheld or delayed; however, (a) if such requested change would adversely affect (in the reasonable discretion of Landlord) (1) the Building’s Structure or the Building’s Systems
(including the Building’s restrooms or mechanical rooms), (2) the exterior appearance of the Building, or (3) the appearance of the Building’s common areas or elevator lobby areas, or (b) if any such requested change
substantially changes the Additional Space Commencement Date, Landlord may withhold its consent. Landlord shall, upon completion of the Work, cause to be prepared an accurate architectural “as-built” plan of the Work as constructed, which
plan shall be incorporated into this Exhibit C by this reference for all purposes. If Tenant requests any changes to the Work described in the Space Plans or the Working Drawings, then such increased costs and any additional design costs
incurred in connection therewith as the result of any such change shall be added to the Total Construction Costs. 
  

 2 

 6. Definitions. As used herein, a “Tenant Delay Day” means each day
of delay in the performance of the Work that occurs (a) because Tenant fails to timely furnish any information or deliver or approve any required documents such as the Space Plans or Working Drawings (whether preliminary, interim revisions or
final), pricing estimates, construction bids, and the like, (b) because of any change by Tenant to the Space Plans or Working Drawings, (c) because Tenant fails to attend meetings scheduled at least three business days in advance with
Landlord, the Architect, any design professional, or any contractor, or their respective employees or representatives, as may be required or scheduled hereunder or otherwise necessary in connection with the preparation or completion of any
construction documents, such as the Space Plans or Working Drawings, or in connection with the performance of the Work, (d) because of any unreasonable specification by Tenant of non-standard materials or installations, or (e) because a
Tenant Party otherwise delays completion of the Work. As used herein “Substantial Completion,” “Substantially Completed,” and any derivations thereof mean the Work in the Additional Space is
substantially completed (as reasonably determined by Landlord and Tenant that the property is useable for Tenant’s business) in substantial accordance with the Working Drawings. Substantial Completion shall have occurred even though minor
details of construction, decoration, landscaping and mechanical adjustments remain to be completed by Landlord. 
 7. Walk-Through;
Punchlist. When Landlord and Tenant consider the Work in the Additional Space to be Substantially Completed, within three business days thereafter, Landlord’s representative and Tenant’s representative shall conduct a walk-through
of the Additional Space and identify any necessary touch-up work, repairs and minor completion items that are necessary for final completion of the Work. Neither Landlord’s representative nor Tenant’s representative shall unreasonably
withhold his or her agreement on punchlist items. Landlord shall use reasonable efforts to cause the contractor performing the Work to complete all punchlist items within 30 days after agreement thereon; however, Landlord shall not be obligated to
engage overtime labor in order to complete such items. 
 8. Premises Rent Obligations. Tenant’s obligation to pay Rent
under the Lease with respect to the Premises shall continue at all times during the performance of the Work. Tenant hereby acknowledges that the performance of the Work may occur during normal business hours while Tenant is in occupancy of the
Premises. Tenant shall not be entitled to abatement of Rent for reasonable interference caused by the performance of the Work. 
 9.
Excess Costs. The entire cost of performing the Work (including design of and space planning for the Work and preparation of the Working Drawings and the final “as-built” plan of the Work, costs of construction labor and
materials, electrical usage during construction, additional janitorial services, general tenant signage, related taxes and insurance costs, licenses, permits, certifications, surveys and other approvals required by Law, and the construction
supervision fee referenced in Section 11 of this Exhibit, all of which costs are herein collectively called the “Total Construction Costs”) in excess of the Construction Allowance (hereinafter defined) shall be paid by
Tenant. Upon approval of the Working Drawings and selection of a contractor, Tenant shall promptly (a) execute a work order agreement prepared by Landlord which identifies such drawings and itemizes the Total Construction Costs and sets forth
the Construction Allowance, and (b) pay to Landlord 50% of the amount by which Total Construction Costs exceed the Construction Allowance. Upon Substantial Completion of the Work, Tenant shall pay to Landlord an amount equal to the Total
Construction Costs (as adjusted for any approved changes to the Work), less (1) the amount of the advance payment already made by Tenant, and (2) the amount of the Construction Allowance. In the event of default of payment of such excess
costs, Landlord (in addition to all other remedies) shall have the same rights as for an Event of Default under the Lease. 
  

 3 

 10. Construction Allowance/Budget. Landlord shall provide to Tenant a construction
allowance not to exceed $750,000.00 (the “Construction Allowance/Budget”) to be applied toward the Total Construction Costs, as adjusted for any changes to the Work. The Construction Allowance shall not be disbursed to Tenant
in cash, but shall be applied by Landlord to the payment of the Total Construction Costs, if, as, and when the cost of the Work is actually incurred and paid by Landlord. Landlord and Tenant hereby agree that any savings arising from the
construction of the Work under the allotted Construction Allowance will be shared 50-50 by Landlord and Tenant. The Construction Allowance must be used (that is, the Work must be fully complete and the Construction Allowance disbursed) within six
months following the Completion of the Punchlist, after which time any savings arising from the construction of the Work shall be disbursed to the Landlord and Tenant. 
 11. Construction Management. Landlord or its Affiliate or agent shall supervise the Work, make disbursements required to be made to the contractor, and act as a liaison between the contractor and Tenant
and coordinate the relationship between the Work, the Building, and the Building’s Systems. In consideration for Landlord’s construction supervision services, Tenant shall pay to Landlord a construction supervision fee equal to five
percent of the Total Construction Costs. 
 12. Construction Representatives. Landlord’s and Tenant’s representatives
for coordination of construction and approval of change orders will be as follows, provided that either party may change its representative upon written notice to the other: 
  

			
	Landlord’s Representative:	  	 Joe Cavagnaro
 c/o Stream Realty Partners,
L.P.
 2200 Ross Avenue, Suite 5400
 Dallas, Texas
75201
 Telephone: (214) 267-0409
 Telecopy:
(214) 267-0404

		
	Tenant’s Representative:	  	 EFJ, Inc.
 c/o Mike Gamble
 1440 Corporate Drive
 Irving, Texas 76038
 Telephone: 972-819-0651
 Telecopy: 972-819-0690

 13. Miscellaneous. To the extent not inconsistent with this Exhibit, Section 14
and Section 28 of this Lease shall govern the performance of the Work and Landlord’s and Tenant’s respective rights and obligations regarding the improvements installed pursuant thereto. 
  

 4 

 EXHIBIT D 
 FORM OF SNDA 
 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

 This Agreement is made as of March 31, 2006, between LEGACYTEXAS BANK (“Lender”) and EFJ, Inc., a Delaware
corporation (“Tenant”) and 1440 CORPORATE, L.P., a Texas limited partnership (“Landlord”). 
 A. Lender is
the beneficiary of a Deed of Trust (With Assignment of Rents and Security Agreement) dated on or about March 31, 2006 (the “Mortgage”), recorded or to be recorded in the Real Property Records of Dallas County, Texas, covering
the real property described in Exhibit A and the buildings and improvements thereon (collectively, the “Mortgaged Property”) securing the payment of a promissory note (“Note”) in the stated principal
amount of $5,233,075.00, payable to the order of Lender; 
 B. Tenant is the tenant under Lease Agreement (the “Lease”)
dated March 31, 2006, by and between Landlord and Tenant, covering certain property (the “Demised Premises”) consisting of the Mortgaged Property; 
 C. Tenant, Landlord and Lender desire to confirm their understanding with respect to the Lease and the Mortgage; and 
 D. In consideration of the mutual covenants and agreements herein contained, Lender, Landlord and Tenant hereby agree and covenant as follows: 
 1. Subordination. Subject to the terms of this Agreement, the Lease now is, and shall at all times and for all purposes continue to be,
subject and subordinate, in each and every respect, to the Mortgage, it being understood and agreed that the foregoing subordination shall apply to any and all increases, renewals, modifications, extensions, substitutions, replacements and/or
consolidations of the Mortgage, provided that any and all such increases, renewals, modifications, extensions, substitutions, replacements and/or consolidations shall nevertheless be subject to the terms of this Agreement. 
 2. Non-Disturbance. So long as (a) Tenant is not in default (beyond any period given Tenant to cure such default) in the payment of
rent or additional rent or in the performance of any of the other material terms, covenants or conditions of the Lease on Tenant’s part to be performed, (b) the Lease is in full force and effect, and (c) Tenant attorns to Lender or a
purchaser of the Mortgaged Property as provided in Section 3, then (i) Tenant’s possession, occupancy, use and quiet enjoyment of the Demised Premises under the Lease, or any extensions or renewals thereof or acquisition
of additional space which may be effected in accordance with any option therefor in the Lease, shall not be terminated, disturbed, diminished or interfered with by Lender in the exercise of any of its rights under the Mortgage, (ii) in the
event Lender succeeds to the interest of Landlord under the Lease, the Lease shall not be terminated or affected thereby, and any sale or other transfer of the Premises by Lender or pursuant to the judgment of any court in an action to enforce the
remedies provided for in the Mortgage shall be made subject to the Lease and the rights of Tenant thereunder, and (iii) all casualty insurance proceeds and condemnation and eminent domain awards pertaining to the Premises shall be promptly
utilized as provided in the Lease and (iv) Lender will not join Tenant as a party defendant in any action or proceeding for the purpose of terminating Tenant’s interest and estate under the Lease because of any default under the Mortgage.

 3. Attornment. If Lender shall become the owner of the Mortgaged Property or the Mortgaged Property shall be sold by reason
of non-judicial or judicial foreclosure or other proceedings 

  

 D-1 

 
brought to enforce the Mortgage or the Mortgaged Property shall be conveyed by deed in lieu of foreclosure, the Lease shall continue in full force and effect
as a direct Lease between Tenant and Lender (or other purchaser of the Mortgaged Property, who shall succeed to the rights and duties of Landlord), provided that the conditions and agreements of non-disturbance and other agreements as set forth in
Paragraph 2 of this Agreement above are met and provided that Lender (or other purchaser of the Mortgaged Property) performs all obligations of the landlord under the Lease arising from and after the date Lender (or other purchaser of the Mortgaged
Property) acquires title to the Property. In such event, Tenant shall attorn to Lender or such purchaser, as the case may be, upon any such occurrence and shall recognize Lender or such purchaser, as the case may be, as the landlord under the Lease.
Such attornment shall be effective and self-operative without the execution of any further instrument on the part of any of the parties hereto. Tenant agrees, however, to execute and deliver at any time and from time to time, upon the request of
Lender or of any holder(s) of any of the indebtedness or other obligations secured by the Mortgage or any such purchaser, any instrument or certificate which, in the sole reasonable judgment of the requesting party, is necessary or appropriate, in
connection with any such foreclosure or deed in lieu of foreclosure or otherwise, to evidence such attornment, which instrument or certificate shall be in form and content reasonably acceptable to Tenant. Tenant hereby waives the provisions of any
statute or rule of law, now or hereafter in effect, which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect the Lease and the obligations of Tenant thereunder as a result of any such foreclosure or
deed in lieu of foreclosure. The respective rights and obligations of Tenant and Lender upon such attornment, to the extent of the then remaining balance of the Term, shall be and are the same as are then set forth in the Lease between Tenant and
Landlord. 
 4. Obligations and Remedies. If Lender shall become the owner of the Mortgaged Property or the Mortgaged Property
shall be sold by reason of non-judicial or judicial foreclosure or other proceedings brought to enforce the Mortgage or the Mortgaged Property shall be conveyed by deed in lieu of foreclosure, Lender or other purchaser of the Mortgaged Property, as
the case may be, shall have the same remedies by entry, action or otherwise in the event of any default by Tenant (beyond any period given Tenant to cure such default) in the payment of rent or additional rent or in the performance of any of the
other terms, covenants and conditions of the Lease on Tenant’s part to be performed that Landlord had or would have had if Lender or such purchaser had not succeeded to the interest of Landlord. Upon attornment by Tenant as provided herein,
Lender or such purchaser shall be bound to Tenant under all the terms, covenants and conditions of the Lease and Tenant shall have the same remedies against Lender or such purchaser for the breach of an agreement contained in the Lease that Tenant
might have had under the Lease against Landlord if Lender or such purchaser had not succeeded to the interest of Landlord; provided, however, that Lender or such purchaser shall not be liable or bound to Tenant: 
  

	 	a.	for any act or omission of any prior landlord (including Landlord) except that Lender shall be required to cure any continuing defaults following notice to Lender and the expiration
of applicable cure periods under the Lease; or 

  

	 	b.	for any offsets or defenses which the Tenant might be entitled to assert against Landlord; or 

  

	 	c.	for or by any rent or additional rent which Tenant might have paid for more than two (2) months to any prior landlord (including Landlord) for any period prior Lender’s
acquisition of the Mortgaged Property; or 

  

	 	d.	by any amendment or modification of the Lease, which results in a reduction of any rent or other charges payable by the Tenant or which increases the obligations of Landlord under
the Lease or permits an earlier termination or expiration thereof, made without Lender’s consent; or 

  

 D-2 

	 	e.	for any security deposit, rental deposit or similar deposit given by Tenant to a prior landlord (including Landlord) unless such deposit is actually paid over to Lender or such
purchaser by the prior landlord; or 

  

	 	f.	for any tenant allowance, if any, as set forth in the Lease; or 

  

	 	g.	for the construction of any improvements required of Landlord under the Lease in the event Lender or such purchaser acquires title to the Mortgaged Property prior to full completion
and acceptance by Tenant of improvements required under the Lease; provided, however, such lack of liability on the part of Lender or such purchaser pursuant to this subsection shall not affect Tenant’s rights of self-help and offset or
termination described in the Lease in the event of such failure to complete such improvements as long as Tenant has provided all applicable notices and cure periods as required under the Lease and this Agreement; provided further however, if after
Lender acquires title to the Mortgaged Property, Lender determines not to complete the Additional Space (as defined in the Lease), such determination will be considered a “Landlord Delay (as defined in the Lease) for purposes of establishing
the Additional Space Commencement Date (as defined in the Lease); or 

  

	 	h.	for the payment of any leasing commissions or other expenses for which any prior landlord (including Landlord) incurred the obligation to pay; or 

  

	 	i.	by any provision of the Lease restricting use of other properties owned by Lender, as landlord; or 

  

	 	j.	by any notice given by Tenant to a prior landlord (including Landlord) unless a copy thereof was also then given to Lender. 

 The person or entity to whom Tenant attorns shall be liable to Tenant under the Lease only for matters arising during such person’s or entity’s period of
ownership. Tenant acknowledges and agrees that, pursuant to Subsection 4(a) above, neither Lender nor any purchaser of the Mortgaged Property at foreclosure sale or any grantee of the Mortgaged Property named in a deed in-lieu of foreclosure, nor
any heir, legal representative, successor, or assignee of Lender or any such purchaser or grantee (herein called “Lender and/ its successors”), has or shall have any personal liability for the obligations of Landlord or any other prior
landlord under the Lease except to the extent unremedied defaults of Landlord (or any prior landlord) continue after Lender and its successors succeed to the interest of Landlord under the Lease, subject however to the limitations of liability of
Lender and its successors as set forth in Section 10 below. 
 5. No Abridgment. Nothing herein contained is intended, nor
shall it be construed, to abridge or adversely affect any right or remedy of Landlord under the Lease in the event of any default by Tenant (beyond any period given Tenant to cure such default) in the payment of rent or additional rent or in the
performance of any of the other terms, covenants or conditions of the Lease on Tenant’s part to be performed. 
 6.
Representations by Tenant. Tenant represents and warrants to Lender that Tenant has validly executed the Lease; the Lease is valid, binding and enforceable and is in full force and effect in accordance with its terms; the Lease has not
been amended except as stated herein; no rent under the Lease has been paid more than thirty (30) days in advance of its due date; to the best of its knowledge, there are no defaults existing under the Lease; and Tenant, as of this date, to the
best of its knowledge, has 

  

 D-3 

 
no charge, lien, counterclaim or claim of offset under the Lease, or otherwise, against the rents or other charges due or to become due under the Lease.

 7. No Amendment or Termination of Lease. Lender and Tenant agree that Tenant’s interest in and obligations under the
Lease shall not be altered or modified, which results in a reduction of any rent or other charges payable by the Tenant or which increases the obligations of Landlord under the Lease or permits an earlier termination or expiration thereof, without
the prior written consent of Lender, nor shall Landlord and Tenant enter into a consensual termination of the Lease without the prior written consent of Lender. 
 8. Rent Payment. If Lender shall become the owner of the Mortgaged Property or the Mortgaged Property shall be sold by reason of non-judicial or judicial foreclosure or other proceedings brought to
enforce the Mortgage or the Mortgaged Property shall be conveyed by deed in lieu of foreclosure, Tenant agrees to pay all rents directly to Lender or other purchaser of the Mortgaged Property, as the case may be, in accordance with the Lease
immediately upon notice of Lender or such purchaser, as the case may be, succeeding to Landlord’s interest under the Lease. Tenant further agrees to pay all rents directly to Lender immediately upon notice that Lender is exercising its rights
to such rents under the Mortgage or any other loan documents (including but not limited to any Assignment of Rents) following a default by Landlord or other applicable party. Tenant shall be under no obligation to ascertain whether a default by
Landlord has occurred under the Mortgage or any other loan documents. Landlord waives any right, claim or demand it may now or hereafter have against Tenant by reason of such direct payment to Lender and agrees that such direct payment to Lender
shall discharge all obligations of Tenant to make such payment to Landlord. 
 9. Landlord Defaults. Tenant agrees to give
Lender a copy of any default notice sent by Tenant under the Lease to Landlord. Tenant agrees with Lender that effective as of the date of this Agreement: Tenant shall not take any steps to terminate the Lease for any default by Landlord or any
succeeding owner of the Mortgaged Property until after giving Lender written notice of such default, stating the nature of the default and giving Lender thirty (30) days from receipt of such notice to effect cure of the same, or if cure cannot
be effected within said thirty (30) days due to the nature of the default, Lender shall have a reasonable time to cure provided that it commences cure within said thirty (30) day period of time and diligently pursues such cure to
completion; and notice to Landlord under the Lease (oral or written) shall not constitute notice to Lender. 
 10. Liability of
Lender. If Lender shall become the owner of the Mortgaged Property or the Mortgaged Property shall be sold by reason of foreclosure or other proceedings brought to enforce the Mortgage or the Mortgaged Property shall be conveyed by deed in
lieu of foreclosure, Tenant agrees that, notwithstanding anything to the contrary contained in the Lease, after such foreclosure sale or conveyance by deed in lieu of foreclosure, Lender shall have no personal liability to Tenant under the Lease and
Tenant shall look solely to the estate and interest of Lender in the Mortgaged Property, to the net proceeds of sale thereof or the rentals received therefrom, for the satisfaction of Tenant’s remedies for the collection of a judgment or other
judicial process requiring the payment of money by Lender in the event of any default or breach by the landlord with respect to any of the terms, covenants, and conditions of the Lease to be observed or performed by the landlord and any other
obligation of the landlord created by or under the Lease, and no other property or assets of Lender shall be subject to levy, execution or other enforcement procedures for the satisfaction of Tenant’s remedies. Further, in the event of any
transfer by Lender of Landlord’s interest in the Lease, Lender (and in the case of any subsequent transfers or conveyances, the then assignor), including each of its partners, officers, beneficiaries, co-tenants, shareholders or principals (as
the case may be) shall be automatically freed and released, from and after the date of such transfer or conveyance, of all liability for the performance of any covenants and agreements which accrue subsequent to the date of such transfer of
Landlord’s interest. 
  

 D-4 

 11. Notice. Any notice or communication required or permitted hereunder shall be given in
writing, sent by personal delivery, or expedited delivery service with proof of delivery, or United States mail, postage prepaid, registered or certified mail, or telegram or telex, addressed as follows: 
  

			
	To Lender:	    	 LEGACYTEXAS BANK
 5000 Legacy Drive, Suite 200
 Plano, Texas 75024
 Attention: Alan Williams

		
	To Tenant:	    	 EFJ, Inc.
 1440 Corporate Drive
 Irving, TX 75038-2401
 Attention: Andy Massey

		
	To Landlord:	    	 1440 CORPORATE, L. P.
 c/o STREAM REALTY PARTNERS, LP
 2200 Ross Avenue, Suite 5400
 Dallas, Texas 75201
 Attn: Michael J. McVean

 or to such other address or to the attention of such other person as hereafter shall be designated in writing by
the applicable party sent in accordance herewith. Any such notice or communication shall be deemed to have been given and received either at the time of personal delivery or, in the case of delivery service or mail, as of the date of first attempted
delivery at the address and in the manner provided herein, or in the case of telegram or telex, upon receipt. 
 12. Notice of
Mortgage. To the extent that the Lease shall entitle Tenant to notice of any deed of trust or security agreement, this Agreement shall constitute such notice to the Tenant with respect to the Mortgage and to any and all other deeds of trust
and security agreements which may hereafter be subject to the terms of this Agreement. 
 13. Modification. This Agreement may
not be modified orally or in any manner other than by an agreement in writing signed by the parties hereto or their respective successors in interest. 
 14. Successor Lender. The term “Lender” as used throughout this Agreement includes any successor or assign of Lender, any affiliate of Lender acquiring the Mortgaged Property at
foreclosure or by deed-in-lieu of foreclosure, and any holder(s) of any interest in the indebtedness secured by the Mortgage. 
 15.
Successors and Assigns. This Agreement shall inure to the benefit of and be binding upon the parties hereto, their successors and assigns, and any purchaser or purchasers at foreclosure of the Mortgaged Property, and their respective
successors and assigns. 
 16. Section Headings. The section headings contained in this Agreement are for convenience only and
shall in no way enlarge or limit the scope or meaning of the various and several sections hereof. 
  

 D-5 

 17. Gender and Number. Within this Agreement, words of any gender shall be held and
construed to include any other gender, and words in the singular number shall be held and construed to include the plural and words in the plural number shall be held and construed to include the singular, unless the context otherwise requires.

 18. Applicable Law. This Agreement and the rights and duties of the parties hereunder shall be governed by all purposes by
the law of the state where the Mortgaged Property is located and the law of the United States applicable to transactions within such state. 
 19. Counterparts. This Agreement may be executed in multiple counterparts and by the different parties hereto in separate counterparts, each of which shall for all purposes be deemed to be an original and all of which together
shall constitute but one and the same instrument, with the same effect as if all parties to this Agreement had signed the same signature page. 
 20. Attorneys Fees. In the event any legal action or proceeding is commenced to interpret or enforce the terms of or obligations arising out of this Agreement, or to recover damages for the breach thereof, the party prevailing
in any such action or proceeding shall be entitled to recover from the non prevailing party all reasonable attorneys fees, costs and expenses incurred by the prevailing party as shall be pled and proven by such party and awarded by a court of
competent jurisdiction. 
 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day and year first above written.

  

			
	LENDER:
	
	 LEGACYTEXAS BANK

		
	By:	 	  
	Name: 	 	  
	 Title: 
	 	  

  

					
	STATE OF TEXAS	 	)	    	 
		 	)	    	
	COUNTY OF COLLIN	 	)	    	

 This instrument was acknowledged before me on the ______ day of March, 2006, by
_________________________________, ________________________________________ of LEGACYTEXAS BANK, a state banking association, known to me to be the person who executed this agreement in the capacity and for the purposes therein stated. 

 

	
	
	   
	Notary Public, State of Texas

 [ S E A L ] 
  

 D-6 

			
	TENANT:
	
	 EFJ, INC.

		
	By:	 	  
	Name: 	 	  
	Title: 	 	  

  

			
	STATE OF TEXAS	 	)
		 	)
	COUNTY OF ________	 	)

 This instrument was acknowledged before me on the ______ day of March, 2006 by
________________________, as _________________ of EFJ, INC., a ________________________ corporation, on behalf of said corporation. 
  

			
		
		 	  
		 	 NOTARY PUBLIC, STATE OF TEXAS

  

 D-7 

					
	LANDLORD:
	
	1440 CORPORATE, L. P., a Texas limited partnership
		
	By:	 	 Stream Acquisition XXXVI, L.L.C.,
 a Texas
limited liability company,
 its general partner

			
		 	By:	 	  
		 	Name: 	 	  
		 	Title: 	 	  

  

			
	STATE OF TEXAS	 	)
		 	)
	COUNTY OF __________	 	)

 This instrument was acknowledged before me on the ______ day of March, 2006 by
____________________, as _________________ of Stream Acquisition XXXVI, L.L.C., a Texas limited liability company, general partner of 1440 Corporate, L.P., a Texas limited partnership, on behalf of said limited liability company and limited
partnership. 
  

			
		
		 	  
		 	 NOTARY PUBLIC, STATE OF TEXAS

  

 D-8 

 EXHIBIT A 
 PROPERTY DESCRIPTION 
 TO BE ATTACHED 
  

 D-9 

 EXHIBIT A 
 PROPERTY DESCRIPTION 
 TO BE ATTACHED 
  

 D-10 

 EXHIBIT E 
 ARBITRATION 
  

	a.	Before invoking the binding dispute mechanism set forth in this Agreement, the parties shall first participate in mediation of any dispute arising under this Agreement. If such
mediation is not concluded within twenty days (20) days from the date of the notice of breach by one of the parties, then any controversy or claim relating to this Agreement (whether contract, tort, or both), or the breach of this Agreement,
other than claims for a temporary restraining order, order to show cause or other extraordinary, equitable relief for which monetary damages are inadequate, shall be arbitrated. 

  

	b.	The party initiating arbitration shall also simultaneously file duplicate copies of its notice of arbitration with any regional office of the American Arbitration Association
(“AAA”), together with the appropriate fee as provided in the AAA’s administrative fee schedule. The initiating party shall state in its notice of arbitration the regional office of AAA it has selected and thereafter all
communications with the AAA regarding the arbitration proceedings shall be directed to such office unless the AAA directs otherwise. The notice of arbitration shall contain a brief description of the nature of the dispute to be arbitrated and the
remedy or resolution sought by the party initiating arbitration. Such notice may also contain a request that the dispute be arbitrated by a panel of three arbitrators. If no such request is contained in the notice, it shall be presumed that the
party seeking arbitration desires the dispute to be determined by a single arbitrator. 

  

	c.	The other party shall, within twenty (20) days from the date of mailing of the notice of arbitration, file with the initiating party and the AAA a response in which it states
its view regarding the dispute to be arbitrated and the remedy or resolution it desires. Such response may also include a request that the dispute be determined by a panel of three arbitrators. If either of the parties indicate, in accordance with
Exhibit E. Article b. or this Exhibit E. Article c, its desire to have the dispute determined by a panel of three arbitrators, it shall be so determined. Otherwise, the dispute shall be determined by a single arbitrator. 

  

	d.	 As soon as practicable after the expiration of the twenty (20) day period beginning upon the date of mailing of the initiating party’s notice of
arbitration, the AAA shall compile a list of available arbitrators competent and qualified to determine the dispute as described in the notice of arbitration and the responses thereto. If the parties have elected, in accordance with Exhibit E.
Article c, to have the dispute determined by a panel of three arbitrators, the list shall be composed of eight names and if the parties have elected to have the dispute determined by a single arbitrator, the list shall be composed of six names. The
AAA shall also, at the same time, by lot, rank the parties in order, and shall thereupon forthwith transmit the list simultaneously to the parties and inform them of the order in which it has ranked them. Unless the parties shall beforehand agree to
a different time or place, or both, they shall meet at the principal office of Tenant at 10:00 a.m. local time on the fifth business day after the date of mailing the AAA’s list of arbitrators and notice of ranking. At such time, they shall
each in accordance with the ranking determined by the AAA, in turn, strike a name from the list submitted by the AAA. The three or the one remaining, as the case may be, when such process of striking has been completed, shall be the arbitrators or
arbitrator to arbitrate and determine the dispute. If any of the arbitrators so selected declines or for any reason fails to serve, the AAA shall forthwith furnish the parties a second list of additional 

  

 D-11 

	 	 
available arbitrators competent and qualified to determine the dispute, such list to contain five names plus the names of as many individuals as there are
vacancies to fill because of the failure to serve of previously selected arbitrators. The parties shall thereupon again, in accordance with the ranking determined by the AAA, one by one, in turn, strike names from the list. The individuals or
individual whose names or name remain on the list upon the completion of such striking shall, together with any arbitrators previously chosen in the case of a dispute to be determined by a panel of three arbitrators, be the arbitrators to arbitrate
and determine the dispute. This procedure shall be repeated until one or three arbitrators, as the case may be, who are willing and able to serve have been selected. If either of the parties at any point fails to participate in the procedure
hereinabove established to select arbitrators, the AAA shall forthwith eliminate one name from the list of arbitrators for each party not so participating. 

  

	e.	Unless otherwise agreed by the Parties, the arbitration proceedings shall be held in Dallas, Texas at such location selected by the arbitrator or panel of arbitrators.

  

	f.	Except as set forth in this Exhibit E, all arbitration proceedings under this Exhibit E shall be conducted in accordance with the Commercial Arbitration Rules of the AAA, as then
amended and in effect; and such rules shall be interpreted and applied and questions regarding the arbitration process not resolved under such rules shall be determined in accordance with the Uniform Arbitration Act, as enacted in the State of
Texas; provided, however, that the arbitrator or panel of arbitrators shall resolve such dispute within sixty (60) days from the day a party submitted its notice or arbitration to the other party and the AAA. 

  

	g.	The Arbitrator’s or Arbitrators’, as the case may be, decision with respect to any matter referred to arbitration pursuant to the provisions of this Article shall be final
and binding upon the parties. The parties agree that judgment on the arbitration award may be entered by any court of competent jurisdiction. 

  

	h.	In any litigation, arbitration, or other proceeding by which one party either seeks to enforce its rights under this Agreement (whether in contract, tort, or both) or seeks a
declaration of any rights or obligations under this Agreement, the prevailing party shall be awarded reasonable attorney fees, together with any costs and expenses, to resolve the dispute and to enforce the final judgment. 

 

	i.	For the avoidance of doubt, Tenant’s obligation to pay Basic Rent and Taxes in accordance with the provisions of this Lease are not matters that may be submitted for
arbitration. Further, Landlord’s willingness to submit to arbitration for any dispute under this Lease shall not limit, abate or otherwise suspend Landlord’s remedies hereunder. 

  

 D-12Lease Agreement dated as of January 1, 2006

 Exhibit 10.1 
 Execution Copy 
 LEASE AGREEMENT 
 1. Parties. This Lease, dated as of January 1, 2006 is made by and between CROWN Cork & Seal USA, Inc., a Delaware corporation
(“Lessor”), and Constar, Inc., a Pennsylvania corporation (herein called “Lessee”). 
 2. Premises.
Lessor hereby leases to Lessee and Lessee leases from Lessor for the term, at the rental, and upon all of the conditions set forth herein, at that certain real property known as One Crown Way, Philadelphia, Pennsylvania (the
“Land”), office space as shown on Exhibit A attached hereto and made a part hereof (the “Premises”), located in the building located thereon (the “Building”). Lessee hereby acknowledges that
Lessor is contemplating a sale of the Building and agrees to cooperate with Lessor’s efforts, including through allowing potential purchasers reasonable access to the Premises. Lessor will keep Lessee informed of the status of Lessor’s
sale plans. 
 3. Term. 
 3.1. The term of this Lease shall commence on the date hereof and end on December 31, 2006 (the “Termination Date”), unless sooner terminated pursuant to any provision hereof. 
 3.2. So long as no default or breach under Section 12.1 shall have occurred, Lessee may extend the Termination Date by mutual
agreement of the parties by requesting such extension in writing received by Landlord no later than ninety (90) days prior to the Termination Date. Other than as modified by the mutual agreement of the parties, all other terms of this Lease
shall remain in full force and effect. 
 3.3. In order to permit the orderly withdrawal from and turn over of the Premises by
Lessor and Lessee, and effect an orderly transition between Lessor to Lessee, Lessor has the right during the course of such turn over and withdrawal to continue to conduct its operations and deployment of personnel at the Premises. The parties
hereby acknowledge that the transition may (and is permitted to) entail Lessor maintaining personnel at the Premises throughout the term of this Lease. 
 3.4. Lessee may terminate this Lease effective at any time prior to the Termination Date provided that Lessee provides Lessor with written notice of such termination at least one hundred and forty (140) days
prior to such termination. 
 3.5. Lessor may terminate this Lease effective at any time prior to the Termination Date
provided that Lessor provides Lessee with written notice of such termination at least one hundred and forty (140) days prior to such termination. 

 3.6. In the event that Lessor shall sell the Building to a third-party, Lessor may, at
Lessor’s option, terminate this Lease effective upon the time that Lessor vacates the Building after consummation of such sale; provided, however, that Lessor shall have kept Lessee informed of Lessor’s intentions to sell the
Building and/or vacate the Building so as to provide Lessee with as much notice as reasonably possible of the potential exercise of Lessor’s termination right under this Section 3.6. 
 3.7. If Lessor, at any time, chooses to not renew this Lease after its Termination Date, Lessor will notify Lessee thereof. In no event
(other than under the provisions of Paragraph 3.6 above) will Lessor give Lessee less than 140 days to vacate the Premises, provided that Lessee has acted in a reasonably expeditious manner to negotiate any lease term extensions. In the instance
where there is not enough time left in the Term for the 140 days and Lessee remains at the Premises beyond the Termination Date of the Term, Lessee’s occupancy after such Termination Date for the balance of the 140 day period (or portion
thereof Lessee desires to remain at the Premises) shall continue to be upon all of the same terms and conditions of this Lease except that Monthly Base Rent for the period beyond the Termination Date will be increased by 3%. 
 4. Rent. Lessee shall pay to Lessor, in advance, by the 1st day of each month (and by the date hereof for January, 2006), an amount equal to the
Monthly Base Rent (the “Rent”) plus any other amounts then due under this Lease. If the first or last month of the Lease is less than a full month, Rent shall be a pro rata portion of the monthly Rent. Rent shall be payable in
lawful money of the United States to Lessor at the address stated herein or to such other persons or at such other places as Lessor may designate in writing. 
 4.1. Monthly Base Rent. The “Monthly Base Rent” is Thirty-Three Thousand, One Hundred Fifty Four and 00/100 U.S.
Dollars ($33,154.00). The Monthly Base Rent includes costs for utilities, janitorial services, guard services, trash removal, cleaning services, cafeteria use, parking lot use, coffee service, common areas, wellness center, restaurant overhead (but
not food charges) and local real estate taxes. 
 5. Use. 
 5.1. Use. The Premises shall be used and occupied only for general office use and for no other purpose. Lessee agrees to restrict
itself, its employees, contractors, agents and invitees to occupancy solely of the Premises. 
 5.2. Compliance with
Law. Lessee shall, at Lessee’s expense, comply promptly with all applicable statutes, ordinances, rules, regulations, orders, restrictions of record, and requirements in effect during the term or any part of the term hereof regulating the
use by Lessee of the Premises. Lessee shall not use or permit the use of the Premises in any manner that will tend to create waste or a nuisance or, if there shall be more than one tenant in the building containing the Premises, shall tend to
disturb such other tenants. 

 5.3. Condition of Premises. Lessor makes no warranty or representation as to the
Premises. Lessee acknowledges and agrees that it has occupied and familiarized itself with the Premises and has had adequate opportunity to investigate and inspect the condition of the Premises, and enters into this Lease upon the basis of its own
review, and is leasing the Premises in their “AS IS, WHERE IS” CONDITION WITH ALL FAULTS, WHETHER PREVIOUSLY EXISTING OR ARISING FROM OR PERTAINING TO ANY CONSTRUCTION, RENOVATION, RELOCATION OR IMPROVEMENT OF ANY PORTION OF THE PREMISES
PERFORMED BY LESSOR OR OTHERS, INCLUDING BUT NOT LIMITED TO BOTH LATENT AND PATENT DEFECTS. EXCEPT AS EXPRESSLY SET FORTH TO THE CONTRARY IN THIS LEASE, NO WARRANTIES, EXPRESS OR IMPLIED, ARE MADE BY LESSOR OR ANY OF ITS AFFILIATES CONCERNING SUCH
ITEMS, INCLUDING BUT NOT LIMITED TO, WARRANTIES OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE. LESSEE HEREBY WAIVES AND DISCLAIMS ANY WARRANTIES THAT MAY ARISE BY OPERATION OF LAW. 
 Lessee further acknowledges and agrees that it has had an opportunity to review and to discuss with various agents and/or representatives
of Lessor the environmental condition of the Premises. Lessee has investigated and has knowledge of operative or proposed governmental laws and regulations including, without limitation, environmental laws and regulations to which the Premises are
or may be subject and enters into this Lease upon the basis of its review and determination of the applicability and effect of such laws and regulations. Lessee acknowledges that Lessor expressly disclaims any representations or warranties of any
kind or nature, express or implied, as to the condition (financial or otherwise), value or quality of the products, assets or properties of the Premises. 
 Lessee hereby accepts the Premises in their condition existing as of the date hereof, subject to all applicable zoning, municipal, county and state laws, ordinances and regulations governing and regulating the use of
the Premises, and accepts this Lease subject thereto and to all matters disclosed thereby and by any exhibits attached hereto. 
 Lessee hereby agrees that all furniture, equipment, machinery and all other personal property, excepting any computers, that are located on or in the Premises as of the date hereof shall remain on the Premises as and when Lessee evacuates
the Premises on the Termination Date or any extension thereof. 
 5.4. Hazardous Substances. 
 (a) Lessee shall not use nor allow the Premises to be used for the Release (as defined below), generation, transportation, storage, use,
treatment, disposal or other handling (“Management”) of any Hazardous Substance, except (i) in the ordinary course of operations, (ii) in full compliance with applicable federal, state and local environmental statutes,
ordinances, rules, regulations, codes, orders, ordinances, Environmental Permits (as defined below), notice and consent or settlement agreements in effect at any time during the term of this Lease (“Environmental Laws”), and
(iii) with the prior written consent of Lessor. Lessee shall not implement any modifications of current operations or activities or implement any new 

 
operations or activities at the Premises that materially change the type or quantity of, or manner in which Hazardous Substances are Managed or Released at
the Premises without Lessor’s prior written consent. 
 (b) Lessee shall comply with and will cause its agents,
representatives, invitees, employees, subtenants of Lessee or any other occupant to comply with all Environmental Laws applicable to the Premises, or the Release or Management of Hazardous Substances at, on, about or from the Premises or the
Lessee’s use, operations or activities at the Premises. 
 (c) Lessee shall obtain in its own name any and all
environmental permits, certificates, licenses, approvals, registrations and authorizations (“Environmental Permits”) required by Environmental Laws for the Premises and the conduct of its operations or activities at the Premises,
maintain all such Environmental Permits in full force and effect, timely file all renewal applications and remain in compliance with all such Environmental Permits. 
 (d) To the extent required by and within the time period required by Environmental Laws, Lessee shall report any release, spill, leak,
discharge, disposal, pumping, pouring, emission, emptying, injecting, leaching, dumping escaping or threat thereof (“Release”) of any hazardous, toxic or polluting substance, waste or material, pollutant or contaminant including,
without limitation, petroleum or petroleum products, asbestos, PCBs or radioactive materials (“Hazardous Substance”) at, on, from or affecting the Premises first arising after the date hereof during the term of the Lease (or
arising, directly or indirectly, from Lessee’s or its affiliates’ use of the Premises prior to the date hereof) to the appropriate governmental authorities and immediately provide notice of such Release to Lessor including a description of
measures taken or proposed to be taken by Lessee to respond to such Release. To the extent that investigation, remedial action or other response action (“Response Action”) is required by Environmental Law for such a Release, Lessee
shall promptly undertake such action to the extent required by applicable Environmental Laws and to the extent necessary so as not to materially effect the condition, use, value, operations or possession of the premises and shall indemnify, defend
and hold Lessor harmless with respect thereto and for any damage to property, person, and/or the environment. 
 (e) Lessee
will promptly notify Lessor of any known Release of Hazardous Substances at, on, from or affecting the Premises, including any Release caused by Lessee, its employees, agents, representatives, invitees, employees, subtenants, other occupants or
trespassers (which Release is not made pursuant to and in conformance with the terms of an Environmental Permit) regardless of whether such Release first occurred prior to or after the date hereof and of any non-routine governmental filings made or
notices received from any governmental authority or private party during the Lease Term and relating to environmental matters or conditions at or in the vicinity of the Premises. 
 (f) If Lessor reasonably believes Lessee is in breach of any of the covenants in Section 5.4 of this Lease, Lessor may upon
notice to Lessee request an independent engineer or other qualified consultant or expert acceptable to Lessor, to conduct, at Lessee’s 

 
expense, an environmental assessment of the Premises and immediate surrounding areas, and the scope of work to be performed by such engineer, consultant, or
expert shall be approved in advance by Lessor, and all of the engineer’s, consultant’s, or expert’s work product shall be made available to Lessor. Notwithstanding Lessee’s obligations under this Section 5.4(f),
Lessor, in its sole discretion, may conduct environmental assessments of the Premises at any time. 
 (g) At Lessor’s
request from time to time, Lessee shall execute affidavits, representations and the like concerning Lessee’s knowledge and belief regarding the presence of Hazardous Substances at, on, about or from the Premises. 
 (h) Lessee shall reimburse Lessor, upon demand, the reasonable cost of any testing for the purpose of ascertaining if there has been any
Release of Hazardous Substances at, on, about or from the Premises, if such testing is required by any governmental agency, applicable Environmental Laws or Lessor’s Mortgagee. 
 (i) Lessee shall, upon expiration of this Lease, surrender the Premises to Lessor free from the presence of any Hazardous Substances used
by Lessee, its employees, agents, representatives, invitees, employees, subtenants, other occupants (other than Lessor, its agents, representatives, invitees or employees) or trespassers or any existing conditions aggravated by the acts or omissions
of Lessee (and not resulting from the negligent acts of the Lessor). 
 (j) Lessee shall be responsible for all regulatory
requirements in connection with any storage tanks, asbestos or asbestos containing materials, polychlorinated biphenyls, and Hazardous Substances located at, on or about the Premises. 
 (k) Lessor and Lessee shall reasonably cooperate in connection with any Response Actions to be conducted at, on or about the Premises,
including but not limited to keeping the other reasonably informed of such Response Actions and executing any necessary documents or consents required to be executed in connection thereto. Lessee will notify Lessor, and provide Lessor the
opportunity to attend, all meetings with applicable authorities in connection with any suggested, threatened or pending Response Action, and Lessor shall have the right to approve in advance all proposed Response Actions. Lessor will, when
reasonable under the circumstances, notify Lessee prior to commencing Response Actions required to be performed by Lessor and shall minimize, to the extent reasonably possible, interference with Lessee’s operations or activities at the
Premises. To the extent permitted by the Environmental Laws, Lessee shall allow Lessor to utilize Lessee’s Environmental Permits to implement Response Actions at, on or about the Premises. 
 (l) Indemnification 
 (i) In addition to any other indemnifications contained in this Lease, Lessee shall indemnify and hold harmless Lessor, its partners, associates, and employees (“Lessor Indemnitees”), from and against any and all liability,
damages, costs or expenses 

 
(including costs of Response Actions, fines, penalties, and attorney’s fees) (“Costs”) resulting from any claim, demand, liability,
obligation, right or cause of action including but not limited to governmental action (collectively, “Claims”) that are incurred by or are asserted against Lessor Indemnitees or the Premises to the extent arising out of or relating
to (x) environmental conditions including, without limitation, the presence or Release of Hazardous Substances at, on, about or from the Premises; (y) violations or alleged violations of Environmental Laws at the Premises which first arise
after the date hereof other than due to the negligent acts of Lessor, or arise, directly or indirectly, from Lessee’s or its affiliates’ use of the Premises prior to the date hereof; or (z) breaches of this Lease. 
 (ii) The indemnities of Lessee contained in this Section 5.4(l) will survive termination of this Lease. 
 (iii) For any Claim for which Lessee is required to indemnify or hold harmless Lessor Indemnitees pursuant to this
Section 5.4, Lessor may determine, in its sole discretion, whether Lessee shall perform or pay for Lessor Indemnitees’ performance. 
 6. Maintenance, Repairs and Alterations. 
 6.1. Lessee’s Obligations.
Except as otherwise expressly set forth herein, Lessee shall keep in good order, condition and repair the Premises and every part thereof, structural and non structural, (whether such portion of the Premises requiring repair, or the means of
repairing the same, are reasonably or readily accessible to Lessee, and whether the need for such repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such portion of the Premises). If Lessee fails to perform
Lessee’s obligations under this Section 6, Lessor may at its option (but shall not be required to) enter upon the Premises, after thirty (30) days prior written notice to Lessee, and put the same in good order, condition and
repair, and the cost thereof including an administrative fee to Lessor of 10% of such cost, shall become due and payable as additional rent to Lessor together with Lessee’s next Rent installment. 
 6.2. Surrender. On the last day of the term hereof, or on any sooner termination, Lessee shall surrender the Premises to Lessor in
substantially the same condition as when received, broom clean, ordinary wear and tear, damage by fire or other casualty excepted. Lessee shall repair any damage to the Premises occasioned by the removal of Lessee’s trade fixtures, furnishings
and equipment pursuant to Section 6.5(d), which repair shall include the patching and filing of holes and repair of structural damage. Upon mutual agreement of the parties, the parties may jointly videotape the Premises at any time
within two (2) days after the date hereof for the purposes of attempting to document the then-current condition of the Premises. 
 6.3. Lessor’s Rights. Notwithstanding anything stated in Section 6.1 hereof, the Lessor may from time to time conduct such maintenance and repairs of the Premises as Lessor deems necessary.
Lessor shall submit to Lessee a statement of the costs and expenses of such maintenance and repairs, and Lessee agrees to pay to Lessor such costs together with the next Rent installment. 

 6.4. Intentionally Omitted. 
 6.5. Alterations and Additions. 
 (a) Lessee shall not, without Lessor’s prior written consent, which will not be unreasonably withheld, make any alterations, improvements, additions or Utility Installations in, on or about the Premises. As used
in this Section 6.5 the term “Utility Installation” shall mean bus ducting, power panels, wiring, fluorescent fixtures, space heaters, conduits, air conditioning equipment and plumbing. Lessor may require that Lessee
remove any or all of such alterations, improvements, additions or Utility Installations at the expiration of the term and restore the Premises to their prior condition. Lessee shall provide to Lessor, at Lessee’s sole cost and expense, a lien
and completion bond in an amount equal to one and one-half times the estimated cost of any such improvements to insure Lessor against any liability for mechanic’s and materialmen’s liens and to insure completion of the work. Should Lessee
make any alterations, improvements, additions or Utility Installations without the prior written approval of Lessor, Lessor may require that Lessee remove any or all of the same. 
 (b) Any alterations, improvements, additions or Utility Installations in or about the Premises that Lessee shall desire to make shall be
presented to Lessor in written form, with proposed detailed plans, and shall not be made until Lender has consented in writing. If Lessor shall give its consent, the consent shall be deemed conditioned upon Lessee acquiring a permit for such
alteration, improvement, addition or Utility Installation from appropriate governmental agencies, the furnishing of a copy thereof to Lessor prior to the commencement of the work and the compliance by Lessee of all conditions of such permit in a
prompt and expeditious manner. 
 (c) Lessee shall pay, when due, all claims for labor or materials furnished or alleged to
have been furnished to or for Lessee at or for use in the Premises, which claims are or may be secured by any mechanics’ or materialmen’s lien against the Premises or any interest therein. Lessee shall give Lessor not less than ten
(10) days’ notice prior to the commencement of any work in the Premises, and Lessor shall have the right to post notice of non-responsibility in or on the Premises as provided by law. If Lessee shall, in good faith, contest the validity of
any such lien, claim or demand then Lessee shall, at its sole expense, defend itself and Lessor against the same and shall pay and satisfy any such adverse judgment that may be rendered before the enforcement, upon the condition that Lessee shall
furnish to Lessor a surety bond satisfactory to Lessor in an amount equal to such contested lien, claim or demand indemnifying Lessor against liability for the same and holding the Premises free from the effect of such lien or claim. In addition,
Lessee shall pay Lessor’s attorneys fees and other costs in participating in such action if Lessor shall decide it is to its best interest to do so. 
 (d) Unless Lessor requires their removal as set forth in Section 6.5(a), all alterations, improvements, additions and Utility Installations (whether or not such Utility Installations constitute trade
fixtures of Lessee), which may be made on the Premises, shall become the property of Lessor and remain upon and be surrendered with the Premises at the expiration of the term. 

 7. Insurance Indemnity. 
 7.1. Insuring Party. Lessor shall purchase and pay for various insurance policies covering the Land and the Building generally,
including property insurance. 
 7.2. Liability Insurance. Lessee shall, at Lessee’s expense, obtain and keep in
force during the term of this Lease a policy of Combined Single Limit, Bodily Injury and Property Damage Insurance insuring Lessor and Lessee against any liability arising out of the ownership, use, occupancy or maintenance of the Premises and all
areas appurtenant thereto. Such insurance shall be a combined single limit policy in an amount not less than Three Million Dollars ($3,000,000.00). The policy may contain cross liability endorsements and may insure performance by Lessee of the
indemnity provisions of this Section 7. The limits of such insurance shall not, however, limit the liability of Lessee hereunder. In the event that the Premises constitute a part of a larger property such insurance shall have a
Lessor’s Protective Liability endorsement attached thereto. If Lessee shall fail to procure and maintain such insurance, Lessor may, but shall not be required to, procure and maintain the same, at Lessee’s expense. Not more frequently than
each five (5) years, if, in the reasonable opinion of Lessor, the amount of liability insurance required hereunder is not adequate Lessee shall increase such insurance coverage as required by Lessor. However, the failure of Lessor to require
any additional insurance coverage shall not be deemed to relieve Lessee from any obligations or liability under this Lease or otherwise. 
 7.3. Property Insurance. 
 (a) Subject to Section 7.1, Lessor shall obtain
and keep in force during the term of this Lease a policy or policies of insurance covering loss or damage to the Premises, in the amount of the full replacement value thereof, as the same may exist from time to time. Such insurance shall provide for
payment of loss thereunder to Lessor or to the holders of mortgages or deeds of trust on the Premises. Lessor may, in addition, obtain and keep in force during the term of this Lease a policy of rental income insurance covering a period of twelve
months, with loss payable to Lessor, which insurance shall also cover all real estate taxes and insurance costs for such period. 
 (b) Lessee shall pay for any increase in the property insurance of the Land and the Building and any deductible required to be paid by Lessor if such increase or deductible payment is caused by Lessee’s acts, omissions, use, operation
or occupancy of the Premises. Lessor shall deliver to Lessee a written statement setting forth the amount of any such insurance cost increase and showing in reasonable detail the manner in which it has been computed. 
 (c) Lessor will not insure Lessee’s fixtures, equipment or tenant improvements unless the tenant improvements have become a part of
the Premises under this Section 7. 

 7.4. Insurance Policies. Insurance required hereunder shall be in companies
holding a “General Policyholders Rating” of A plus or better as set forth in the most current issue of “Best’s Insurance Guide”. The insuring party shall deliver to the other party copies of policies of such insurance or
certificates evidencing the existence and amounts of such insurance with loss payable clauses satisfactory to Lessor. No such policy shall be cancelable or subject to reduction of coverage or other modification except after thirty
(30) days’ prior to the expiration of such policies, furnish Lessor with renewals or “binders” thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable be Lessee upon
demand. Lessee shall not do or permit to be done anything which shall invalidate the insurance policies referred to in Section 7.3. 
 7.5. Intentionally Omitted. 
 7.6. Indemnity. Lessee shall indemnify and hold
harmless Lessor, its officers, directors, employees, agents or consultants from and against any and all claims arising from Lessee’s use of the Premises or from the conduct of Lessee’s business or from any activity, work or things done,
permitted or suffered by Lessee in or about the Premises or elsewhere and shall further indemnify and hold harmless Lessor from and against any and all claims arising from any breach or default in the performance of any obligation on Lessee’s
part to be performed under the terms of this Lease, or arising from any negligence of the Lessee or any of Lessee’s agents, contractors or employees, and from and against all costs, attorney’s fees, expenses and liabilities incurred in the
defense of any such claim or any action or proceeding brought thereon and in any action or proceeding brought against Lessor by reason of any such claim. Lessee, upon notice from Lessor, shall defend the same at Lessee’s expense by counsel
satisfactory to Lessor. Lessee, as a material part of the consideration to Lessor, hereby assumes all risk of damage to property or injury to persons, in, upon or about the Premises arising from any cause and Lessee hereby waives all claims in
respect thereof against Lessor. 
 7.7. Exemption of Lessor from Liability. Lessee hereby agrees that Lessor shall not
be liable for injury to Lessee’s business or any loss of income therefrom or for damage to the goods, wares, merchandise or other property of Lessee, Lessee’s employees, invitees, customers or any other person in or about the Premises, and
that Lessor shall not be liable for injury to the person of Lessee, Lessee’s employees, agents or contractors, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage,
leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures, or from any other cause, whether such damage or injury results from conditions arising upon the Premises or upon other
portions of the building of which the Premises are a part, or from other sources or places, and regardless of whether the cause of such damage or injury or the means of repairing the same is inaccessible to Lessee. Lessor shall not be liable for any
damages arising from any act or neglect of any other tenant, if any, of the building in which the Premises are located. 

 8. Damage or Destruction. 
 8.1. Partial Damage - Insured. Subject to the provisions of Sections 8.3 and 8.4, if the Premises are damaged and
such damage was caused by a casualty covered under an insurance policy required to be maintained pursuant to Section 7.3, Lessor shall apply any insurance proceeds received to repair such damage, but not Lessee’s fixtures, equipment
or tenant improvements, unless the same have become a part of the Premises pursuant to Section 6.5 hereof, as soon as reasonably possible, and this Lease shall continue in full force and effect. Notwithstanding the above, if Lessee is
the insuring party, and if the insurance proceeds received by Lessor are not sufficient to effect such repair, Lessor shall give notice to Lessee of the amount required in addition to the insurance proceeds to effect such repair. Lessee shall
contribute the required amount to Lessor within ten (10) days after Lessee has received notice from Lessor of the shortage in the insurance. When Lessee shall contribute such amount to Lessor, Lessor shall make such repairs as soon as
reasonably possible, and this Lease shall continue in full force and effect. Lessee shall in no event have any right to reimbursement for any such amount so contributed. 
 8.2. Partial Damage - Uninsured. Subject to the provisions of Sections 8.3 and 8.4, if at any time during the term
hereof the Premises are damaged, except by a negligent or willful act of Lessee (in which event Lessee shall make the repairs, at its expense), and such damage is to less than the entirety of the Premises, and such damage was caused by a casualty
not covered under an insurance policy required to be maintained pursuant to Section 7.3, Lessor may at Lessor’s option either (i) repair such damage as soon as reasonably possible at Lessor’s expense, in which event this
Lease shall continue in full force and effect, or (ii) give written notice to Lessee within thirty (30) days after the date of the occurrence of such damage of Lessor’s intention to cancel and terminate this Lease as of the date of
the occurrence of such damage. 
 8.3. Total Destruction. If at anytime during the term hereof the Premises are totally
destroyed from any cause whether or not covered by the insurance required to be maintained pursuant to Section 7.3 (including any total destruction required by any authorized public authority) this Lease shall automatically terminate as
of the date of such total destruction. 
 8.4. Damage Near End of Term. If less than the entirety of the Premises are
destroyed or damaged during the last six months of the term of the Lease, Lessor may, at Lessor’s option, cancel and terminate this Lease as of the date of occurrence of such damage by giving written notice to Lessee of Lessor’s election
to do so within thirty (30) days after the date of occurrence of such damage. 
 8.5. Abatement of Rent: Lessee’s
Remedies. 
 (a) If the Premises are partially destroyed or damaged and Lessor or Lessee repairs or restores them pursuant
to the provisions of this Section 8, the rent payable hereunder for the period during which such damage, repair or restoration continues shall be abated in proportion to the degree to which Lessee’s use of the Premises is impaired;
provided, 

 
however, that the aggregate amount of abatement hereunder shall not exceed the total of rent payable under Section 4 for a period of six
months. Except for abatement of rent, if any, Lessee shall have no claim against Lessor for any damage suffered by reason of any such damage, destruction, repair or restoration. 
 (b) If Lessor shall be obligated to repair or restore the Premises under the provisions of this Section 8 and shall not
commence such repair or restoration within ninety (90) days after such obligation shall accrue, Lessee may, at Lessee’s option, cancel and terminate this Lease by giving Lessor written notice of Lessee’s election to do so at any time
prior to the commencement of such repair or restoration in such event this Lease shall terminate as of the date of such notice. 
 8.6. Termination - Advance Payments. Upon termination of this Lease pursuant to this Section 8, an equitable adjustment shall be made concerning advance rent and any advance payments made by Lessee to Lessor. Lessor
shall, in addition, return to Lessee so much of Lessee’s security deposit as has not theretofore been applied by Lessor. 
 9.
Property Taxes. 
 9.1. Personal Property Taxes 
 (a) Lessee shall pay, prior to delinquency, all taxes assessed against and levied upon trade fixtures, furnishings, equipment and all
other personal property of Lessee contained in the Premises or elsewhere. When possible Lessee shall cause such trade fixtures, furnishings, equipment and all other personal property to be assessed and billed separately from the real property of
Lessor. 
 (b) If any of Lessee’s such personal property shall be assessed with Lessor’s real property, Lessee shall
pay Lessor the taxes attributable to Lessee within ten (10) days after receipt of a written statement setting forth the taxes applicable to Lessee’s property. 
 9.2. Miscellaneous. Notwithstanding that the Monthly Base Rent includes fees for local property taxes, if the local property taxes
assessed against the Land and/or the Building, or any other assessment by a governmental authority made against the Land, is directly attributable to Lessee’s use of the Land, the Building or the Premises, Lessee shall, within ten
(10) days receipt of written notice by Lessor, pay to Lessor the amount of such tax or assessment. 
 10. Miscellaneous Charges.

 10.1. Lessor and Lessee acknowledge and agree that a portion of the Monthly Base Rent includes maintenance of the telephone
system currently in place at the Premises, but does not include charges for the use of the telephones. Lessee will establish at least one independent telephone number within ten (10) days of the date hereof. Lessor shall measure use and will
provide a written bill to Lessee for such usage as and when Lessor deems desirable. 

 
Lessee shall make payment in full for such charges within ten (10) business days following delivery of such written bill. 
 11. Assignment and Subletting. 
 11.1. Lessor’s Consent Required. Lessee shall not voluntarily or by operation of law assign, transfer, mortgage, sublet or otherwise transfer or encumber all or any part of Lessee’s interest in this
Lease or in the premises, without Lessor’s prior written consent, which consent may be withheld in the sole discretion of Lessor. Any attempted assignment, transfer, mortgage, encumbrance or subletting without such consent shall be void and
shall constitute a breach of this Lease. Any change of Control of Lessee shall be deemed to be a transfer under this Section 11.1. “Control”, as applied to Lessee, means the possession, directly or indirectly, of the
power to direct the vote of a majority of the votes that may be cast in the election of directors (or other persons or entities acting in similar capacities) of Lessee or otherwise to direct or cause the direction of the management and policies of
Lessee, whether through the ownership of voting securities or by contract or otherwise. 
 11.2. No Release of Lessee.
Regardless of consent, no subletting or assignment shall release Lessee of Lessee’s obligation, or alter the primary liability of Lessee, to pay the rent and to perform all other obligations to be performed by Lessee hereunder. The acceptance
of rent by Lessor from any other person shall not be deemed to be a waiver by Lessor of any provision hereof. Consent to one assignment or subletting shall not be deemed consent to any subsequent assignment or subletting. In the event of default of
any assignee of Lessee or any successor of Lessee in the performance of any of the terms hereof, Lessor may proceed directly against Lessee without the necessity of exhausting any remedies against such assignee. Lessor may consent to subsequent
assignments or subletting of this Lease or amendments or modifications to this Lease with assignees of Lessee, without notifying Lessee, or any successor of Lessee, and without obtaining its or their consent thereto, and such action shall not
relieve Lessee of liability under this Lease. 
 11.3. Attorney’s Fees. In the event Lessee shall assign or sublet
the Premises or request the consent of Lessor to any assignment or subletting, or if Lessee shall request the consent of Lessor for any act that Lessee proposes to do, then Lessee shall pay Lessor’s attorneys fees incurred in connection
therewith. 
 12. Defaults: Remedies. 
 12.1. Defaults. The occurrence of any one or more of the following events shall constitute a material default and breach of this Lease by Lessee: 
 (a) The vacating or abandonment of the Premises by Lessee for a period of thirty (30) days; 
 (b) The failure by Lessee to make any payment of Rent or any other payment required to be made by Lessee hereunder as and when due.

 (c) The failure by Lessee to observe or perform any of the covenants, conditions or
provision of this Lease to be observed or performed by Lessee. 
 (d) [Reserved]. 
 (e) The discovery by Lessor that any financial statement given to Lessor by Lessee, any assignee of Lessee, any subtenant of Lessee, any
successor in interest of Lessee or any guarantor of Lessee’s obligations hereunder, and any of them, was materially false. 
 (f) Any material default under that certain Transition Services Agreement by and between Constar International Inc., a Pennsylvania corporation, and Lessor dated as of the date hereof. 
 12.2. Remedies. In the event of any such material default or breach by Lessee, Lessor may at any time thereafter, with or without
notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such default or breach: 
 (a) Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall immediately surrender possession of the Premises to Lessor. In such event
Lessor shall be entitled to recover from Lessee all damages incurred by Lessor as a result of Lessee’s default including, but not limited to, the cost of recovering possession of the Premises; expenses of reletting, including necessary
renovation and alteration of the Premises, attorney’s fees and any real estate commission actually paid; the worth at the time of award by the court having jurisdiction thereof of the amount by which the unpaid rent for the balance of the term
after the time of such award exceeds the amount of such rental loss for the same period that Lessee proves could be reasonably avoided; that portion of the leasing commission paid by Lessor pursuant to Section 15 applicable to the
unexpired term of this Lease. 
 (b) Maintain Lessee’s right to possession in which case the Lease shall continue in
effect whether or not Lessee shall have abandoned the Premises. In such event Lessor shall be entitled to enforce all of Lessor’s rights and remedies under this Lease, including the right to recover the rent as it becomes due hereunder.

 (c) Pursue any other remedy now or hereafter available to Lessor under the laws or judicial decisions of the State in which
the Premises are located. 
 12.3. Default by Lessor. Lessor shall not be in default unless Lessor fails to perform
obligations required of Lessor within a reasonable time, but in no event later than thirty (30) days after written notice by Lessee to Lessor and to the holder of any first mortgage or deed of trust covering the Premises whose name and address
shall have theretofore been furnished to Lessee in writing, specifying wherein Lessor has failed to perform such obligations; provided, however, that if the nature of Lessor’s obligation is such that more than thirty
(30) days are 

 
required for performance then Lessor shall not be in default if Lessor commences performance within such 30-day period and thereafter diligently prosecutes
the same to completion. 
 12.4. Late Charges. Lessee hereby acknowledges that late payment by Lessee to Lessor of Rent
and other sums due hereunder will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges and late
charges that may be imposed on Lessor by the terms of any mortgage or trust deed covering the Premises. Accordingly, if any installment of Rent or any other sum due from Lessee (including without limitation any taxes, insurance or repairs) shall not
be received by Lessor or Lessor’s designee when due, Lessee shall pay to Lessor a late charge equal to six percent (6%) of such overdue amount. The parties hereby agree that such late charge represents a fair and reasonable estimate of the
costs Lessor will incur by reason of late payment by Lessee. Acceptance of such late charges by Lessor shall in no event constitute a waiver of Lessee’s default with respect to such overdue amount, nor prevent Lessor from exercising any of the
other rights and remedies granted hereunder. Specifically, to the extent any overdue amount remains unpaid thirty (30) days after such amount shall be due, interest shall accrue on such overdue amount as set forth in Section 14.4.

 12.5. Bankruptcy Events. If Lessee suffers a Bankruptcy Event, Lessor shall have the right to unilaterally make
reasonable modifications to the payment terms set forth in Section 4 of this Lease at any time after such Bankruptcy Event. Lessor shall promptly notify Lessee of any such modifications to the payment terms of this Lease. For purposes of this
Lease, “Bankruptcy Event” shall mean (i) the making by Lessee of any general assignment, or general arrangement for the benefit of creditors; (ii) the filing by or against Lessee of a petition to have Lessee adjudged a
bankrupt or a petition for reorganization or arrangement under any law relating to bankruptcy; (iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of
Lessee’s interest in this Lease; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease. 
 13. Condemnation. If the Premises or any portion thereof are taken under the power of eminent domain, or sold under the threat of the exercise of
such power (all of which are herein called “Condemnation”), this Lease shall terminate as to the part so taken as of the date the condemning authority takes title or possession, whichever first occurs. If more than twenty-five
percent (25%) of the floor area of the improvements on the Premises is taken by Condemnation, Lessor may, subject to the terms of any mortgage upon the Premises, at Lessor’s option, to be exercised in writing only within thirty
(30) days after Lessor shall have given Lessee written notice of such taking (or, in the absence of such notice, within ten (10) days after the condemning authority shall have taken possession) terminate this Lease as of the date the
condemning authority takes such possession. If Lessor does not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the rent shall be reduced
in the proportion that the floor area taken bears to the total floor area of the building situated on the Premises. Any award for the 

 
taking of all or any part of the Premises under the power of eminent domain or any payment made under threat of the exercise of such power shall be the
property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold or for the taking of the fee or as severance damages; provided, however, that Lessee shall be entitled to any award for loss
of or damage to Lessee’s trade fixtures or removable personal property. In the event that this Lease is not terminated by reason of such Condemnation, Lessor shall, to the extent of severance damages receive by Lessor in connection with such
Condemnation, repair any damage to the Premises caused by such Condemnation except to the extent that Lessee has been reimbursed therefor by the condemning authority. Lessee shall pay any amount in excess of such severance damages required to
complete such repair. 
 14. General Provisions. 
 14.1. Estoppel Certificate. 
 (a) Lessee shall at any time upon not less than ten (10) days prior written notice from Lessor execute, acknowledge and deliver to Lessor a statement in writing (i) certifying that this Lease is unmodified
and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease, as so modified, is in full force and effect) and the date to which the rent and other charges are paid in advance, if any, and
(ii) acknowledging that there are not, to Lessee’s knowledge, any uncured defaults on the part of Lessor hereunder, or specifying such defaults if any are claimed. Any such statement shall be binding on Lessee and may be conclusively
relied upon by any prospective purchaser or encumbrances of the Premises. 
 (b) Lessee’s failure to deliver such
statement within such time shall be conclusive and binding upon Lessee that: (i) this Lease is in full force and effect, without modification except as may be represented by Lessor, (ii) there are no uncured defaults in Lessor’s
performance, and (iii) not more than one month’s rent has been paid in advance or such failure may be considered by Lessor as a default by Lessee under this Lease. 
 (c) If Lessor desires to finance or refinance the Premises, or any part thereof, Lessee hereby agrees to deliver to any lender designated
by Lessor such financial statements of Lessee as may be required by such Lender. Such statements shall include the past three years financial statements of Lessee. All such financial statements shall be received in confidence and shall be used only
for the purposes herein set forth. 
 14.2. Lessor’s. The term “Lessor” as used herein shall mean
only the owner or owners at the time in question of the fee title or a lessee’s interest in a ground lease of the Premises, and, in the event of any transfer of such title or interest, Lessor herein named (and in case of any subsequent
transfers to then grantor, such grantor) shall be relieved from and after the date of such transfer of all liability as respects Lessor’s obligations thereafter to be performed, provided that any funds in the hands of Lessor or the then grantor
at the time of such transfer, in which Lessee has an interest, shall be delivered to the grantee. The obligations 

 
contained in this Lease to be performed by Lessor shall, subject as aforesaid, be binding on Lessor’s successors and assigns only during their
respective periods of ownership. 
 14.3. Severability. The invalidity of any provision of this Lease as determined by
a court of competent jurisdiction, shall in no way affect the validity of any other provision hereof. 
 14.4. Interest on
Past-due Obligations. Except as expressly herein provided, any amount due Lessor not paid when due shall bear interest at the prime rate plus three percent (3%) per annum from the date due. Payment of such interest shall not excuse or cure
any default by Lessee under this Lease. 
 14.5. Time of Essence. All times in this Lease are of the essence.

 14.6. Captions. Article and section captions are not a part hereof. 
 14.7. Incorporation of Prior Agreements: Amendments. This Lease contains all agreements of the parties with respect to any matter
mentioned herein. No prior agreement or understanding pertaining to any such matter shall be effective. This Lease may be modified in writing only, signed by the parties in interest at the time of the modification. Lessee hereby acknowledges that
the neither the Lessor nor any employees or agents of Lessor has made any oral or written warranties or representations to Lessee relative to the condition (present or future) or use by Lessee of such Premises, and Lessee acknowledges that Lessee
assumes all responsibility regarding the Occupational Safety Health Act or the legal use of adaptability of the Premises and the compliance thereof to all applicable laws and regulations enforced during the term of this Lease except as otherwise
specifically stated in this Lease. 
 14.8. Notices. Any notice required or permitted to be given hereunder shall be in
writing and may be given by personal delivery or by certified mail, and if given personally or by mail, shall be deemed sufficiently given if addressed to Lessee or to Lessor at the address noted below the signature of the respective parties, as the
case may be. Either party may by notice to the other specify a different address for notice purposes except that upon Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for notice purposes. A copy of
all notices required or permitted to be given to Lessor hereunder shall be concurrently transmitted to such party or parties at such addresses as Lessor may from time to time hereafter designate by notice to Lessee. 
 14.9. Waivers. No waiver by Lessor of any provision hereof shall be deemed a waiver of any other provision hereof or of any
subsequent breach by Lessee of the same or any other provision. Lessor’s consent to or approval of any act shall not be deemed to render unnecessary the obtaining of Lessor’s consent to or approval of any subsequent act by Lessee. The
acceptance of rent hereunder by Lessor shall not be a waiver of any preceding breach by Lessee of any provision hereof, other than the failure of Lessee to pay the particular rent so accepted, regardless of Lessor’s knowledge of such preceding
breach at the time of acceptance of such rent. 

 14.10. Recording. Lessee shall not record this Lease without Lessor’s prior
written consent, and such recordation shall, at the option of Lessor, constitute a non-curable default of Lessee hereunder. Either party shall, upon request of the other, execute, acknowledge and deliver to the other a “short form”
memorandum of this Lease for recording purposes. 
 14.11. Holding Over. If Lessee remains in possession of the
Premises or any part thereof after the expiration of the term hereof without the express written consent of Lessor, such occupancy shall, at Lessor’s election, be deemed a tenancy from month to month at a rental in the amount of one hundred
fifty percent (150%) of the last monthly rental plus all other charges payable hereunder, and upon all the terms hereof applicable to a month-to-month tenancy. 
 14.12. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative
with all other remedies at law or in equity. 
 14.13. Covenants and Conditions. Each provision of this Lease
performable by Lessee shall be deemed both a covenant and a condition. 
 14.14. Binding Effect; Choice of Law. Subject
to any provisions hereof restricting assignment or subletting by Lessee and subject to the provisions of Section 14.2, this Lease shall bind the parties, their personal representatives, successors and assigns. This Lease shall be
governed by the laws of the Commonwealth of Pennsylvania. 
 14.15. Subordination. 
 (a) This Lease, at Lessor’s option, shall be subordinate to any ground lease, mortgage, deed of trust, or any other hypothecation for
security now or hereafter placed upon the real property of which the Premises are a part and to any and all advances made on the security thereof and to all renewals, modifications, consolidations, replacements and extensions thereof. Any mortgagee,
trustee or ground lessor may elect to have this Lease prior to the lien of its mortgage, deed of trust or ground lease, whether this Lease is dated prior or subsequent to the date of such mortgage, deed of trust or ground lease or the date or
recording thereof. 
 (b) Lessee agrees to execute any documents required to effectuate such subordination or to make this
Lease prior to the lien of any mortgage, deed of trust or ground lease, as the case may be, and failing to do so within ten (10) days after written demand, does hereby make, constitute and irrevocably appoint Lessor as Lessee’s attorney in
fact and in Lessee’s name, place and stead, to do so. 
 14.16. Lessor’s Access. Lessee acknowledges that the
Premises are only a portion of the Land and the Building, and that neither Lessee nor its employees, invitees, licensees, subtenants or contractors may have access to any other portion of the Land or the Building. Lessee acknowledges that Lessor and
Lessor’s agents shall have the right to enter the Premises at any times as Lessor may deem necessary or desirable. Lessor may at any time place on or about the Premises any ordinary “For Sale” signs and Lessor may at any time during
the 

 
last 120 days of the term hereof place on or about the Premises any ordinary “For Lease” signs, all without rebate of rent or liability to Lessee.

 14.17. Signs and Auctions. Lessee shall not place any sign upon the Premises or conduct any auction thereon without
Lessor’s prior written consent except that Lessee shall have the right, without the prior permission of Lessor to place ordinary and usual for rent or sublet signs thereon. 
 14.18. Merger. The voluntary or other surrender of this Lease by Lessee, or a mutual cancellation thereof, or a termination by
Lessor, shall not work a merger, and shall, at the option of Lessor, terminate all or any existing subtenancies or may, at the option of Lessor, operate as an assignment to Lessor of any or all of such subtenancies. 
 [Signatures commence on the following page.] 

 Execution Copy 
 IN WITNESS WHEREOF, the parties hereto, intending to be legally bound, have executed this Lease as of the date first above written. 
  

									
		 		 	 LESSOR:

			
		 		 	 CROWN Cork & Seal USA, Inc., a

		 		 	 Delaware corporation

					
		 		 		 	 By
	 	 /s/ Michael Rowley

	 [CORPORATE SEAL]
	 		 	 Name:
	 	 Michael Rowley

		 		 		 	 Title:
	 	 Assistant General Counsel

					
		 		 		 	 Address:
	 	

  

									
		 		 	 LESSEE:

			
		 		 	 CONSTAR, INC., a Pennsylvania corporation

					
		 		 		 	 By
	 	 /s/ Michael Hoffman

	 [CORPORATE SEAL]
	 		 	 Name:
	 	 Michael Hoffman

		 		 		 	 Title:
	 	 President and Chief Executive Officer

					
		 		 		 	 Address:

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