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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all loss, costs and damages, direct and/or indirect, sustained by reason of any such holding over, including, without limitation, claims made by and loss of any succeeding tenant arising out of such failure to timely surrender possession in the condition required under this Lease. In all other respects, such holding over shall be on the terms and conditions set forth in this Lease as far as applicable (and excluding any extension, expansion or rights of first offer of tenant) in the Lease. Nothing contained in this Article 12 shall be construed as a consent by Landlord to any holding over by Tenant, and Landlord shall have the right to immediately terminate such holding over pursuant to applicable Law. The provisions of this Article 12 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. Surrender of Premises.

At least thirty (30) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall provide Landlord
with a facility decommissioning and Hazardous Materials closure plan for the Premises (“Exit Survey”) prepared by
an independent third party state-certified professional with appropriate expertise, which Exit Survey must be reasonably acceptable to
Landlord. The Exit Survey shall comply with the American National Standards Institute’s Laboratory Decommissioning guidelines (ANSI/AIHA
Z9.11-2008) or any successor standards published by ANSI or any successor organization (or, if ANSI and its successors no longer exist,
a similar entity publishing similar standards). In addition, at least ten (10) days prior to Tenant’s surrender of possession of
any part of the Premises, Tenant shall (i) provide Landlord with written evidence of all appropriate governmental releases obtained by
Tenant in accordance with applicable Laws, including laws pertaining to the surrender of the Premises, (ii) place Laboratory Equipment
Decontamination Forms on all decommissioned equipment to assure safe occupancy by future users and (ii) conduct a site inspection with
Landlord. In addition, Tenant agrees to remain responsible after the surrender of the Premises for the remediation of any recognized
environmental conditions set forth in the Exit Survey for which Tenant is responsible under this Lease and comply with any recommendations
set forth in the Exit Survey. Tenant’s obligations under this Section shall survive the expiration or earlier termination of the
Lease.

In addition to the foregoing requirement, upon the expiration or earlier termination of the Term of this Lease, Tenant shall promptly
and peaceably quit and surrender to Landlord the Premises in neat and clean condition and in good order, condition and repair, excepting
only ordinary wear and use and damage by fire or other casualty for which, under other provisions of this Lease, Tenant has no responsibility
to repair or restore together with all Alterations which may have been made or installed in, on or to the Premises prior to or during
the Term of this Lease (except as otherwise required by Landlord pursuant to Section 5.2(e) above), and all attached equipment,
decorations, fixtures, laboratory casework and related appliances, trade fixtures, and additions and improvements attached to or built
into the Premises made by either of the parties (including all floor and wall coverings; paneling; sinks and related plumbing fixtures;
laboratory benches; exterior venting fume hoods; walk-in freezers and refrigerators; ductwork; conduits; electrical panels and circuits;
attached business and trade fixtures; attached machinery and equipment; and built-in furniture and cabinets, in each case, together with
all additions and accessories thereto). Tenant shall remove all of Tenant’s Removable Property, all signs installed by or on behalf
of Tenant in or on the Premises and the Building, all lines and other wiring and cabling installed by Tenant prior to or during the Term.
For the avoidance of doubt, the items listed on Exhibit G attached hereto (which Exhibit G may be updated by Tenant from
and after the Term Commencement Date, subject to Landlord’s written consent provided that such consent shall not be unreasonably
withheld, conditioned or delayed with respect to items purchased and brought onto the Premises by Tenant after the Term Commencement Date)
constitute Tenant’s Removable Property and shall be removed by Tenant upon the expiration or earlier termination of the Lease.

Tenant shall repair any damage to the Premises or the Building caused by such removal and restore the affected area to its condition
prior to the installation thereof. Any Tenant’s Removable Property which shall remain in the Building or on the Premises after
the expiration or termination of the Term of this Lease shall be deemed conclusively to have been abandoned, and either may be retained
by Landlord as its property or may be disposed of in such manner as Landlord may see fit, at Tenant’s sole cost and expense.

ARTICLE

RIGHTS
OF MORTGAGEES; TRANSFER OF TITLE

Rights of Mortgagees or Ground Lessor.

This Lease, and all rights of Tenant hereunder, are and shall be subject and subordinate to any ground or underlying leases of the Property
and to all renewals, extensions, modifications and replacements thereof, and to all mortgages, deeds of trust or similar encumbrances
which may now or hereafter affect the Property, whether or not such mortgages or other encumbrances shall also cover other lands and/or
buildings, and to each and every advance made or hereafter to be made under such mortgages and other encumbrances, and to all renewals,
modifications, replacements, extensions and consolidations of such mortgages and other encumbrances. This Section shall be self- operative
and no further instrument of subordination shall be required. In confirmation of such subordination, Tenant shall promptly execute, acknowledge
and deliver any instrument that Landlord, the lessor under any such lease or the holder of any such mortgage or other encumbrance or
any of their respective successors in interest may reasonably request to evidence such subordination. Any lease to which this Lease is,
at the time referred to, subject and subordinate is herein called “Superior Lease” and the lessor of a Superior Lease
or its successor in interest at the time referred to, is herein called “Superior Lessor”; and any mortgage or other
encumbrance to which this Lease is, at the time referred to, subject and subordinate, is herein called “Superior Mortgage”
and the holder of a Superior Mortgage, or its successor in interest at the time referred to, is herein called “Superior Mortgagee.”
If any Superior Mortgagee, shall so elect, this Lease and the rights of Tenant hereunder, shall be superior in right to the rights of
such holder, with the same force and effect as if this Lease had been executed, delivered and recorded, or a statutory notice hereof
recorded, prior to the execution, delivery and recording of any such Superior Mortgage. The election of any such Superior Mortgagee shall
become effective upon either notice from such Superior Mortgagee to Tenant in the same fashion as notices from Landlord to Tenant are
to be given hereunder or by the recording in the appropriate registry or recorder’s office of an instrument in which the Superior
Mortgagee subordinates its rights under such Superior Mortgage to this Lease.