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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in any contamination of the Property, any portion thereof or any adjacent property, then Tenant shall promptly take all actions at its sole cost and expense as are necessary to return the Property, any portion thereof or any adjacent property to its respective condition existing prior to the time of such contamination; provided that Landlord’s written approval of such action shall first be obtained, which approval Landlord shall not unreasonably withhold; and provided, further, that it shall be reasonable for Landlord to withhold its consent if such actions could have a material adverse long-term or short-term effect on the Property, any portion thereof or any adjacent property. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation.

Landlord acknowledges that it is not the intent of this Article to prohibit Tenant from operating its business for the Permitted Use.
Tenant may operate its business according to the custom of Tenant’s industry so long as the use or presence of Hazardous Materials
is strictly and properly monitored in accordance with applicable Laws and Environmental Laws. As a material inducement to Landlord to
allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord (i) a list identifying
each type of Hazardous Material to be present at the Premises that is subject to regulation under any Environmental Laws, (ii) a list
of any and all approvals or permits from governmental authorities required in connection with the presence of such Hazardous Material
at the Premises and (iii) correct and complete copies of (x) notices of violations of applicable Laws related to Hazardous Materials
and (y) plans relating to the installation of any storage tanks to be installed in, on, under or about the Property (provided
that installation of storage tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent
Landlord may withhold in its sole and absolute discretion) and closure plans or any other documents required by any and all governmental
authorities for any storage tanks installed in, on, under or about the Property for the closure of any such storage tanks (collectively,
“Hazardous Materials Documents”). Tenant shall deliver to Landlord updated Hazardous Materials Documents, within fourteen
(14) days after receipt of a written request therefor from Landlord, not more often than once per year, unless there are any changes
to the Hazardous Materials Documents or Tenant initiates any Alterations or changes its business, in either case in a way that involves
any material increase in the types or amounts of Hazardous Materials. For each type of Hazardous Material listed, the Hazardous Materials
Documents shall include (t) the chemical name, (u) the material state (e.g., solid, liquid, gas or cryogen), (v) the concentration, (w)
the storage amount and storage condition (e.g., in cabinets or not in cabinets), (x) the use amount and use condition (e.g., open use
or closed use), (y) the location (e.g., room number or other identification) and (z) if known, the chemical abstract service number.
Notwithstanding anything in this Section to the contrary, Tenant shall not be required to provide Landlord with any Hazardous Materials
Documents containing information of a proprietary nature, which Hazardous Materials Documents, in and of themselves, do not contain a
reference to any Hazardous Materials or activities related to Hazardous Materials. Landlord may, at Tenant’s expense, cause the
Hazardous Materials Documents to be reviewed by a person or firm qualified to analyze Hazardous Materials to confirm compliance with
the provisions of this Lease and with Applicable Laws. In the event that a review of the Hazardous Materials Documents indicates non-compliance
with this Lease or applicable Laws, Tenant shall, at its expense, diligently take steps to bring its storage and use of Hazardous Materials
into compliance. Notwithstanding anything in this Lease to the contrary or Landlord’s review into Tenant’s Hazardous Materials
Documents or use or disposal of hazardous materials, however, Landlord shall not have and expressly disclaims any liability related to
Tenant’s or other tenants’ use or disposal of Hazardous Materials, it being acknowledged by Tenant that Tenant is best suited
to evaluate the safety and efficacy of its Hazardous Materials usage and procedures.

At any time, and from time to time, prior to the expiration of the Term, Landlord shall have the right to conduct appropriate tests of
the Property or any portion thereof to demonstrate that Hazardous Materials are present or that contamination has occurred due to the
acts or omissions of a Tenant Party. Tenant shall pay all reasonable costs of such tests if such tests reveal that Hazardous Materials
exist at the Property in violation of this Lease.

If underground or other storage tanks storing Hazardous Materials installed or utilized by Tenant are located on the Premises, or are
hereafter placed on the Premises by Tenant (or by any other party, if such storage tanks are utilized by Tenant), then Tenant shall monitor
the storage tanks, maintain appropriate records, implement reporting procedures, properly close any underground storage tanks, and take
or cause to be taken all other steps necessary or required under the applicable Laws. Tenant shall have no responsibility or liability
for underground or other storage tanks installed by anyone other than Tenant unless Tenant utilizes such tanks, in which case Tenant’s
responsibility for such tanks shall be as set forth in this Section.

Tenant shall promptly report to Landlord any actual or suspected presence of mold or water intrusion at the Premises.

Tenant’s obligations under this Article shall survive the expiration or earlier termination of the Lease. During any period of
time needed by Tenant or Landlord after the termination of this Lease to complete the removal from the Premises of any such Hazardous
Materials, Tenant shall be deemed a holdover tenant and subject to the provisions of Section 12.1.

As of the date of this Lease, Landlord has received no notice that Hazardous Materials are present in the Building in violation of Environmental
Laws.

Odors and Exhaust. Tenant acknowledges that Landlord would not enter into this Lease with Tenant unless Tenant assured Landlord
that under no circumstances will any other occupants of the Building or the Property (including persons legally present in any outdoor
areas of the Property) be subjected to odors or fumes (whether or not noxious), and that the Building and the Property will not be damaged
by any exhaust, in each case from Tenant’s operations. Landlord and Tenant therefore agree as follows:

Tenant shall not cause or permit (or conduct any activities that would cause) any release of any odors or fumes of any kind from the
Premises.

If the Building has a ventilation system that, in Landlord’s judgment, is adequate, suitable, and appropriate to vent the Premises
in a manner that does not release odors affecting any indoor or outdoor part of the Property, Tenant shall vent the Premises through
such system. If Landlord at any time reasonably determines that any existing ventilation system is inadequate, or if no ventilation system
exists, Tenant shall in compliance with applicable Laws vent all fumes and odors from the Premises (and remove odors from Tenant’s
exhaust stream) as Landlord reasonably requires. The placement and configuration of all ventilation exhaust pipes, louvers and other
equipment shall be subject to Landlord’s approval. Tenant acknowledges Landlord’s legitimate desire to maintain the Property
(indoor and outdoor areas) in an odor-free manner, and Landlord may require Tenant to abate and remove all odors in a manner that goes
beyond the requirements of Applicable Laws.

Tenant shall, at Tenant’s sole cost and expense, provide odor eliminators and other devices (such as filters, air cleaners, scrubbers
and whatever other equipment may in Landlord’s judgment be necessary or appropriate from time to time) to completely remove, eliminate
and abate any odors, fumes or other substances in Tenant’s exhaust stream that, in Landlord’s judgment, emanate from Tenant’s
Premises. Any work Tenant performs under this Section shall constitute Alterations.

Tenant’s responsibility to remove, eliminate and abate odors, fumes and exhaust shall continue throughout the Term. Landlord’s
approval of Tenant’s Work or any future Alterations shall not preclude Landlord from requiring additional measures to eliminate
odors, fumes and other adverse impacts of Tenant’s exhaust stream (as Landlord may designate in Landlord’s discretion). Tenant
shall install additional equipment as Landlord reasonably requires from time to time under the preceding sentence. Such installations
shall constitute Alterations.