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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or condition created in the Premises by Tenant, its agent, employees or contractors, or anyone claiming by, through or under Tenant, or (d) the failure of Tenant to perform and discharge its covenants and obligations under this Lease and, in any case, occurring after the Commencement Date (or such earlier date as of which Tenant takes possession of the Premises) until the expiration of the Term of this Lease and thereafter so long as Tenant is in occupancy of any part of the Premises. This indemnity and hold harmless agreement shall include indemnity against all losses, costs, damages, expenses and liabilities incurred in or in connection with any such claim or any proceeding brought thereon, and the defense thereof, including, without limitation, reasonable attorneys’ fees and costs at both the trial and appellate levels. The provisions of this Section 10.1 shall survive the expiration or earlier termination of this Lease.

Tenant Insurance. Tenant agrees to maintain, at Tenant’s expense, in full force from the date upon which Tenant first
enters the Premises for any reason, throughout the Term of this Lease, and thereafter so long as Tenant is in occupancy of any part of
the Premises, (a) a policy of commercial general liability and property damage insurance (including broad form contractual liability,
independent contractor’s hazard and completed operations coverage) in at least the amounts of the Initial General Liability Insurance
specified in Section 1.1 or such greater amounts as Landlord in its reasonable discretion shall from time to time request, under
which Tenant is named as an insured and Landlord, and, at Landlord’s request, Landlord’s property manager, any Superior Mortgagee
and Superior Lessor, and such other persons as Landlord reasonably may request are named as additional insureds, (b) special form (formerly
known as “all-risk”) property insurance on a “replacement cost” basis, insuring Tenant’s Removable Property
and any alterations, additions and improvements located from time to time in the Premises, whether made by Tenant pursuant to Article
5 or otherwise existing in the Premises as of the Commencement Date (such alterations, additions and improvements collectively the
“Improvements”), (c) workers’ compensation insurance with statutory limits, (d) employer’s liability insurance
with the following limits: bodily injury by disease per person One Million Dollars ($1,000,000); bodily injury by accident policy limit
One Million Dollars ($1,000,000); bodily injury by disease policy limit One Million Dollars ($1,000,000), (e) business automobile liability
insurance including owned, hired and non-owned automobiles, in an amount not less than One Million Dollars ($1,000,000) combined single
limit per occurrence, with such commercially reasonable increases as Landlord may require from time to time, and (f) business interruption
insurance insuring interruption or stoppage of Tenant’s business at the Premises for a period of not less than twelve (12) months.
Tenant may satisfy such insurance requirements by including the Premises in a so-called “blanket” and/or “umbrella”
insurance policy, provided that the amount of coverage allocated to the Premises is pursuant to a “per location” endorsement
shall fulfill the requirements set forth herein. Tenant’s insurance shall be primary to, and not contributory with any insurance
carried by Landlord, whose insurance shall be considered excess only. Each policy required hereunder shall be non-cancelable and non-amendable
with respect to Landlord and Landlord’s said designees without thirty (30) days’ prior notice. The policies of insurance
required to be maintained by Tenant hereunder shall be issued by companies domiciled in the United States and qualified and licensed
to conduct business in the state in which the Property is located, and shall be rated A:X or better in the most current issue of Best’s
Key Rating Guide (or any successor thereto). At all times during the Term, such insurance shall be maintained, and Tenant shall cause
a current and valid certificate of such policies to be deposited with Landlord. If Tenant fails to have a current and valid certificate
of such policies on deposit with Landlord at all times during the Term and such failure is not cured within three (3) Business Days following
Tenant’s receipt of notice thereof from Landlord, Landlord shall have the right, but not the obligation, to obtain such an insurance
policy, and Tenant shall be obligated to pay Landlord the amount of the premiums applicable to such insurance within ten (10) days after
Tenant’s receipt of Landlord’s request for payment thereof. Tenant’s insurance policies shall not include deductibles
in excess of Five Thousand Dollars ($5,000.00).

Tenant’s Risk. Tenant agrees to use and occupy the Premises and to use such other portions of the Property as Tenant
is herein given the right to use at Tenant’s own risk. Landlord shall not be liable to Tenant, its employees, agents, invitees
or contractors for any damage, injury, loss, compensation, or claim (including, but not limited to, claims for the interruption of or
loss to Tenant’s business) based on, arising out of or resulting from any cause whatsoever, including, but not limited to, repairs
to any portion of the Premises or the Property, any fire, robbery, theft, mysterious disappearance and/or any other crime or casualty,
the actions of any other tenants of the Building or of any other person or persons, or any leakage in any part or portion of the Premises
or the Building, or from water, rain or snow that may leak into, or flow from any part of the Premises or the Building, or from drains,
pipes or plumbing fixtures in the Building, unless due to the gross negligence or willful misconduct of Landlord or Landlord’s
agents, contractors or employees. Any goods, property or personal effects stored or placed in or about the Premises shall be at the sole
risk of Tenant, and neither Landlord nor Landlord’s insurers shall in any manner be held responsible therefor. Landlord shall not
be responsible or liable to Tenant, or to those claiming by, through or under Tenant, for any loss or damage that may be occasioned by
or through the acts or omissions of persons occupying adjoining premises or any part of the premises adjacent to or connecting with the
Premises or any part of the Property or otherwise. Notwithstanding the foregoing, Landlord shall not be released from liability for any
injury, loss, damages or liability to the extent arising from any gross negligence or willful misconduct of Landlord, its servants, employees
or agents acting within the scope of their authority on or about the Premises; provided, however, that in no event shall Landlord, its
servants, employees or agents have any liability to Tenant based on any loss with respect to or interruption in the operation of Tenant’s
business. The provisions of this Section 10.3 shall be applicable from and after the execution of this Lease and until the end
of the Term of this Lease, and during any additional period as Tenant may use or be in occupancy of any part of the Premises or of the
Building.

Landlord’s Insurance. Landlord shall maintain, as a part of Operating Expenses, special form property insurance on the
Building in such amounts and subject to such deductibles as Landlord may reasonably determine. Such insurance shall be maintained with
an insurance company selected by Landlord or a Superior Mortgagee, and payment for losses thereunder shall be made solely to Landlord
subject to the rights of the Superior Mortgagee from time to time. Additionally Landlord may maintain such additional insurance, including,
without limitation, earthquake insurance, terrorism insurance, flood insurance, liability insurance and/or rent insurance, as Landlord
may in its sole discretion elect. The cost of all such additional insurance shall also be part of the Operating Expenses. Any or all
of Landlord’s insurance may be provided by blanket coverage maintained by Landlord or any affiliate of Landlord under its insurance
program for its portfolio of properties or by Landlord’s or any affiliate of Landlord’s program of self-insurance, and in
such event Operating Expenses shall include the portion of the reasonable cost of blanket insurance or self-insurance that is allocated
to the Building.

Waiver of Subrogation. Notwithstanding anything herein to the contrary, Landlord and Tenant each hereby waives any and all
rights of recovery, claim, action, or cause of action against the other, its agents, employees, licensees, or invitees for any loss or
damage to or at the Premises or the Property or any personal property of such party therein or thereon by reason of fire, the elements,
or any other cause which is covered, or would have been covered, by the insurance coverages required to be maintained by Landlord and
Tenant, respectively, under this Lease, regardless of cause or origin, including omission of the other party hereto, its agents, employees,
licensees, or invitees. Landlord and Tenant covenant that no insurer shall hold any right of subrogation against either of such parties
with respect thereto. The parties hereto agree that any and all such insurance policies required to be carried by either shall provide
that such party’s insurer waives any right of recovery against the other party in connection with any such loss or damage.

ARTICLE

FIRE,
EMINENT DOMAIN, ETC.