SEC Filing Document

Company: BIOVENTRIX, INC.
Ticker: 
CIK: 1283259
Filing Type: S-1
Document Type: EX-10.5
Date Filed: 2026-02-12
Accession Number: 0001493152-26-006407
Exchange: 
SIC Code: 3841
SIC Description: Surgical & Medical Instruments & Apparatus
URL: https://www.sec.gov/Archives/edgar/data/1283259/000149315226006407/ex10-5.htm

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and if the first day on which Tenant must pay Basic Rent shall be other than the first day of a calendar month, the first payment which Tenant shall make to Landlord shall be equal to a proportionate part of the monthly installment of Basic Rent for the partial month from the first day on which Tenant must pay Basic Rent to the last day of the month in which such day occurs, plus the installment of Basic Rent for the succeeding calendar month. ARTICLE CONDITION OF PREMISES Condition of Premises; Initial Improvements. The Premises are being leased in their present condition, AS IS, WITHOUT REPRESENTATION OR WARRANTY by Landlord. Landlord shall have no obligation to perform any alterations or to make any improvements to the Premises to prepare them for Tenant’s occupancy. Tenant acknowledges that Tenant has inspected the Premises and Common Facilities and has found the same satisfactory.

Early
Access. Notwithstanding anything to the contrary in the Lease, subject to the Existing Tenant Contingency, Tenant shall be allowed
access to the Premises not less than twenty-one (21) days prior to the Commencement Date during Business Hours for the sole purpose of
installing its computer systems, telephone equipment, cabling, furniture and fixtures. Such right of entry shall be deemed a license
from Landlord to Tenant, and any entry thereunder shall be at the risk of Tenant, shall be subject to prior coordination with Landlord
and/or Landlord’s agent. Such early access by Tenant shall be subject to all of the terms and conditions of this Lease (including
without limitation providing proof of insurance), other than the payment of Basic Rent and Additional Rent, and Landlord shall not be
responsible for any injury to persons or damage to property resulting from such early access by Tenant. Tenant shall be liable and responsible
for all actions of its employees, vendors, contractors, and visitors, and any damage or injury resulting from Tenant’s presence
or work performed during such early access period.

ARTICLE

USE
OF PREMISES

Permitted Use. Tenant agrees that the Premises shall be used and occupied by Tenant only for Permitted Use and for no other
use without Landlord’s express written consent. Tenant shall not perform any act or carry on any practice which may injure the
Premises, or any other part of the Building, or cause any offensive odors or loud noise or constitute a nuisance or a menace to any other
tenant or tenants or other persons in the Building.

Installations and Alterations by Tenant.

Tenant shall make no alterations, additions (including, for the purposes hereof, wall-to-wall carpeting), or improvements (collectively,
“Alterations”) in or to the Premises (including any Alterations, other than Landlord’s Work, necessary for Tenant’s
initial occupancy of the Premises) or any Base Building Systems serving the Premises without Landlord’s prior written consent,
which consent shall not be unreasonably withheld or delayed with respect to non-structural Alterations that do not affect or involve
any portion of the Base Building or the Base Building Systems. Any Alterations shall be in accordance with Landlord’s Rules and
Regulations from time to time in effect and with plans and specifications meeting the requirements set forth in such Rules and Regulations
and approved in advance by Landlord. All Alterations shall (i) be performed in a good and workmanlike manner using only new and only
quality materials and in compliance with all applicable Laws; (ii) be made at Tenant’s sole cost and expense; (iii) become part
of the Premises and the property of Landlord upon the expiration or earlier termination of the Term of this Lease unless Landlord otherwise
notifies Tenant such Alteration must be removed as provided in Section 5.2(e) below; (iv) be made by contractors and subcontractors
approved in advance by Landlord; and (v) be coordinated with any work being performed by Landlord in such a manner as not to damage the
Building or interfere with the management, maintenance or operation of the Building. At Landlord’s request, Tenant shall, before
its work is started, secure assurances satisfactory to Landlord in its reasonable discretion protecting Landlord against claims arising
out of the furnishing of labor and materials for the Alterations. If any Alterations shall involve the removal of fixtures, equipment
or other property in the Premises which are not Tenant’s Removable Property, such fixtures, equipment or property shall be promptly
replaced by Tenant at its expense with new fixtures, equipment or property of like utility and of at least equal quality. Tenant shall
promptly reimburse Landlord for all reasonable costs, including attorneys’, architects’, engineers’, and consultants’
fees, incurred by Landlord in connection with any request from Tenant pursuant to this Section 5.2. Tenant acknowledges and agrees
that any review or approval by Landlord of any plans and/or specifications with respect to any Alterations is solely for Landlord’s
benefit, and without any representation or warranty whatsoever to Tenant with respect to the adequacy, correctness or efficiency thereof
or otherwise. Landlord shall have the right to require that Tenant use Landlord’s designated structural contractor and architect
for the Building for the design and performance of any Alterations affecting the Structural Elements and/or that Tenant use Landlord’s
designated fire and life safety contractor and engineer for the Building to perform Tenant’s connection to the Building’s
fire alarm system or any Alterations that affect the fire alarm or fire/life safety systems in the Building.

All articles of personal property and all business and trade fixtures, furniture, moveable partitions, freestanding cabinet work, machinery
and equipment owned or installed by Tenant or any party claiming by, through or under Tenant solely at its expense in the Premises (“Tenant’s
Removable Property”) shall remain the property of Tenant and may be removed by Tenant at any time prior to the expiration or
earlier termination of the Term, provided that Tenant, at its expense, shall repair any damage to the Building caused by such removal.
Any provision of this Lease to the contrary notwithstanding, Tenant shall be solely responsible for the ordering, delivery and installation
of any telephone, telephone switching, telephone and data cabling, and Tenant’s Removable Property to be installed by or on behalf
of Tenant in the Premises and for the removal of all telephone and data cabling and all other lines installed in the Building by or on
behalf of Tenant or anyone claiming by, through or under Tenant at the expiration or earlier termination of the Term of this Lease.

Notice is hereby given that Landlord shall not be liable for any labor or materials furnished or to be furnished to Tenant upon credit,
and that no mechanic’s or other lien for any such labor or materials shall attach to or affect the reversion or other estate or
interest of Landlord in and to the Premises, the Building or the Property. To the maximum extent permitted by law, before such time as
any contractor commences to perform work on behalf of Tenant, such contractor (and any subcontractors) shall furnish a written statement
acknowledging the provisions set forth in the prior clause. Tenant agrees to pay promptly when due the entire cost of any work done on
behalf of Tenant, its agents, employees or independent contractors, and not to cause or permit any liens for labor or materials performed
or furnished in connection therewith to attach to all or any part of the Property and immediately to discharge any such liens which may
so attach. If, notwithstanding the foregoing, any lien is filed against all or any part of the Property for work claimed to have been
done for, or materials claimed to have been furnished to, Tenant or its agents, employees or independent contractors, Tenant, at its
sole cost and expense, shall cause such lien to be dissolved promptly after receipt of notice that such lien has been filed, by the payment
thereof or by the filing of a bond sufficient to accomplish the foregoing. If Tenant shall fail to discharge any such lien, Landlord
may, at its option, discharge such lien and treat the cost thereof (including attorneys’ fees incurred in connection therewith)
as Additional Rent payable upon demand, it being expressly agreed that such discharge by Landlord shall not be deemed to waive or release
the Event of Default in not discharging such lien. Tenant shall indemnify and hold Landlord harmless from and against any and all expenses,
liens, claims, liabilities and damages based on or arising, directly or indirectly, by reason of the making of any alterations, additions
or improvements by or on behalf of Tenant to the Premises under this Section, which obligation shall survive the expiration or termination
of this Lease.