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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areas, trash enclosures and other areas or facilities, if any, which are located in or on the Property and designated by Landlord from time to time for the non-exclusive use of tenants and other occupants of the Property (the “Common Facilities”); but such rights shall always be subject to reasonable rules and regulations from time to time established by Landlord pursuant to Section 15.6 (the “Rules and Regulations”) and to the right of Landlord to designate and change from time to time such areas and facilities so to be used. Notwithstanding anything to the contrary herein or in the Lease contained, Landlord has no obligation to allow any particular telecommunication service provider to have access to the Building or to the Premises. If Landlord permits such access, Landlord may condition such access upon the payment to Landlord by the service provider of fees assessed by Landlord in its sole discretion

Excepted and excluded from the Premises and the Common Facilities are the floor slab, demising walls and perimeter walls and exterior
windows (except the inner surfaces of each thereof), and any space in the Premises used for shafts, stacks, pipes, conduits, fan rooms,
ducts, electric or other utilities, sinks or other Building facilities, but the entry doors (and related glass and finish work) to the
Premises are a part thereof. Landlord shall have the right to place in the Premises (but in such manner as to reduce to a minimum interference
with Tenant’s use of the Premises) interior storm windows, sun control devices, utility lines, equipment, stacks, pipes, conduits,
ducts and the like. In the event that Tenant shall install any hung ceilings or walls in the Premises, Tenant shall install and maintain,
as Landlord may require, proper access panels therein to afford access to any facilities above the ceiling or within or behind the walls.
Tenant shall be entitled to install any such ceilings or walls only in compliance with the other terms and conditions of this Lease.
Tenant shall have no right to access and use the fan rooms, janitorial, electrical, telephone and telecommunications closets, conduits,
risers, plenum spaces and other service areas of the Building without the prior written consent of Landlord.

Tenant shall have the right, on an unreserved, non-exclusive basis, to park in the parking areas on the Property (collectively, the “Parking
Areas”), in common with other tenants of the Building upon such terms and conditions as may be established by Landlord from
time to time during the Term of this Lease. Tenant agrees not to overburden the Parking Areas and agrees to cooperate with Landlord and
other tenants in use of the Parking Areas. For purposes of determining whether Tenant is overburdening the Parking Areas, Tenant shall
be deemed to have a parking allocation of 33 parking spaces (which is based on a ratio of 3.64 parking spaces for each one thousand square
feet of Premises Rentable Area) and shall have the right to park in such allocated parking spaces regardless of how the remaining parking
spaces are allocated to other tenants of the Building. Subject to such allocation, Landlord reserves the right in its sole, but reasonable,
discretion to determine whether the Parking Areas are becoming overburdened. Landlord shall have the absolute right (i) to allocate and
assign parking spaces among some or all of the tenants of the Building (and Tenant shall comply with any such parking assignments), (ii)
to reconfigure the Parking Areas, and/or (iii) to modify the existing ingress to and egress from the Parking Areas as Landlord shall
deem appropriate, as long as access to such Parking Areas is maintained after such modification is completed. Landlord may delegate its
responsibilities hereunder to a parking operator in which case such parking operator shall have all the rights attributed hereby to Landlord.
The parking rights allocated to Tenant pursuant to this Lease are provided to Tenant solely for use by Tenant’s own personnel and
such rights may not be transferred, assigned, subleased or otherwise alienated by Tenant without Landlord’s prior approval. The
parking spaces initially will not be separately identified; however Landlord reserves the right to separately identify by signs or other
markings the area or parking spaces to which Tenant’s parking rights relate. Landlord shall have no obligation to monitor the use
of the Parking Areas, nor shall Landlord be responsible for any loss or damage to any vehicle or other property or for any injury to
any person. Tenant shall comply with all rules and regulations which may be adopted by Landlord from time to time with respect to parking
and/or the Parking Areas. In the event Landlord elects, or is required by any Law, to limit or control parking, whether by validation
of parking tickets or any other method of assessment, Tenant agrees to participate in such validation or assessment program under such
rules and regulations as are from time to time established by Landlord.

The designation or use from time-to-time of portions of the Property as Common Facilities shall not restrict Landlord’s use of
such areas for buildings, structures and/or for retail or such other purposes in connection with and consistent with the operations of
the Property as Landlord shall determine, Landlord hereby reserving the unrestricted right to build, add to, subtract from, lease, license,
relocate and/or otherwise use (temporarily and/or permanently), any buildings, kiosks, other structures, parking areas, roadways or other
areas or facilities anywhere upon the Property for such other purposes as Landlord shall determine.

Tenant will not place on the exterior of the Premises (including both interior and exterior surfaces of doors and interior surfaces of
windows) or on any part of the Building outside the Premises, any sign, symbol, advertisement or the like visible to public view outside
of the Premises without the express written consent of Landlord which may be granted or withheld in Landlord’s sole discretion.
If and only so long as Landlord maintains a monument directory on the Property, Landlord shall cause Tenant’s name to be listed
on such monument; provided, however, that any changes or replacements of such lobby listing after the initial installation shall be at
Tenant’s expense.

Extension Option

Provided that, at the time Tenant exercises its option pursuant to this Section 2.3, (i) this Lease is in full force and effect,
(ii) no event of default then exists, and (iii) the originally-named Tenant (and any assignee permitted without Landlord’s consent
under Section 6.1(b) below) is in occupancy of the Premises for the conduct of its business (any of which conditions may be waived
by Landlord at any time in Landlord’s sole discretion), Tenant shall have the right and option to extend the Lease Term for one
(1) term of five (5) years (“Option Term”) by giving written notice to Landlord (“Tenant’s Extension
Notice”) not later than nine (9) months prior to the expiration date of the Term. The effective giving of Tenant’s Extension
Notice shall automatically extend the Term of this Lease for the Option Term, and no instrument of renewal or extension need be executed.
In the event that Tenant fails timely to give Tenant’s Extension Notice, this Lease shall automatically terminate at the end of
the Term and Tenant shall have no further option to extend the Term of this Lease. The Option Term shall commence on the day immediately
succeeding the expiration date of the Term and shall end on the day immediately preceding the fifth (5th) anniversary of the
first day of the Option Term. The Option Term shall be on all the terms and conditions of this Lease, except: (w) Tenant shall have no
further option to extend the Lease Term, (x) the Basic Rent for the Option Term shall be the greater of (i) the Basic Rent payable during
the final Lease Year of the original Term (plus increasing annually by 3%; and (ii) the Fair Market Rental Value of the Premises as of
the commencement of the Option Term, determined pursuant to Section 2.3(b), below, and (y) Landlord shall not be required to furnish
any materials or perform any work to prepare the Premises for Tenant’s occupancy during the Option Term and Landlord shall not
be required to provide any work allowance or reimburse Tenant for any alterations made or to be made by Tenant, or to grant Tenant any
rent concession