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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defined in Section 14.2. Adequate Assurance of Future Performance: As defined in Section 14.2. Additional Rent: All charges and sums payable by Tenant as set forth in this Lease, other than and in addition to Basic Rent. Alterations: As defined in Section 5.2. Bankruptcy Code: As defined in Section 14.1. Base Building: Shall mean all of the Structural Elements (as hereinafter defined) of the Building, the roof, the common building and core facilities of the Building, and the Base Building Systems serving the Building, but shall not include any Improvements relating to the Premises (whether existing or constructed by Landlord or Tenant), Alterations, the distribution portions and any other Base Building Systems which exclusively serve the Premises (whether located in the Premises or other areas of the Building), or other fixtures or personal property installed by or on behalf of Tenant or any party claiming by, through or under Tenant.

Base
Building Systems: Shall mean the mechanical, gas, electrical, sanitary, heating, air conditioning, ventilating, plumbing, fire control
and suppression, sprinkler/life safety and security systems (to the extent installed by Landlord), and other common service systems of
the Building.

Brokers:
CBRE, Inc. and SVN Parsons.

Business
Day: All days except Saturdays, Sundays, New Year’s Day, Martin Luther King Day, Presidents Day, Memorial Day, Independence
Day, Labor Day, Columbus Day, Veteran’s Day, Thanksgiving Day, Christmas Day and any other weekday on which banks in the City of
Boston are closed or required to be closed.

Common
Facilities: As defined in Section 2.2.

Default
Interest Rate: As defined in Section 3.1(a).

Environmental
Condition: Any disposal, release or threat of release of Hazardous Materials on, under, from or about the Building or the Property
or storage of Hazardous Materials on, from or about the Building or the Property.

Environmental
Laws: Any federal, state and/or local statute, ordinance, bylaw, code, rule and/or regulation now or hereafter enacted, pertaining
to any aspect of the environment or human health, including, without limitation, Chapter 21C, Chapter 21D, and Chapter 21E of the General
Laws of Massachusetts and the regulations promulgated by the Massachusetts Department of Environmental Protection, the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. § 9601 et seq., the Resource Conservation and Recovery
Act of 1976, 42 U.S.C. § 6901 et seq., the Toxic Substances Control Act, 15 U.S.C. §2061 et seq., the Federal
Clean Water Act, 33 U.S.C. §1251, and the Federal Clean Air Act, 42 U.S.C. §7401 et seq.

Escalation
Charges: The Additional Rent arising pursuant to Article 8 and Article 9 of this Lease.

Event
of Bankruptcy: As defined in Section 14.1.

Event
of Default: As defined in Section 14.1.

Force
Majeure: Collectively and individually, strikes, lockouts or other labor trouble, fire or other casualty, acts of God, pandemic or
other national health emergency, governmental preemption of priorities or other controls in connection with a national or other public
emergency or shortages of fuel, supplies or labor resulting therefrom, unusually adverse weather conditions, fire or other casualty,
acts of terrorism or bioterrorism, civil commotion, or any other cause, whether similar or dissimilar, beyond the reasonable control
of the party required to perform an obligation.

Hazardous
Materials: Shall mean chemicals, contaminants, pollutants, flammables, explosives, materials, wastes or other substances defined,
determined or identified as hazardous or toxic under or otherwise controlled pursuant to any Environmental Laws, including, without limitation,
any “oil,” “hazardous material,” “hazardous waste,” “hazardous substance” or “chemical
substance or mixture”, as the foregoing terms (in quotations) are defined in any Environmental Laws.

Improvements:
As defined in Section 10.2.

Landlord’s
Restoration Work: As defined in Section 11.2.

Laws:
All present and future statutes, laws, codes, regulations, ordinances, orders, rules, bylaws, administrative guidelines, requirements,
directives and actions of any federal, state or local governmental or quasi- governmental authority, and other legal requirements of
whatever kind or nature that are applicable to the Property, including, without limitation, all Environmental Laws and the Americans
With Disabilities Act of 1990 (including the Americans With Disabilities Act Accessibility Guidelines for Buildings and Facilities),
and any amendments, modifications or changes to any of the foregoing.

Lease
Year: Means each period of one year during the Term commencing on the Commencement Date or on any anniversary thereof, or, if the
Commencement Date does not fall on the first day of a calendar month, the first Lease Year shall consist of the partial calendar month
following the Commencement Date and the succeeding twelve full calendar months, and each succeeding Lease Year shall consist of a one-year
period commencing on the first day of the calendar month following the calendar month in which the Commencement Date fell, and the last
Lease Year of the Term hereof shall end on the date on which the Term ends.

Operating
Expenses: As defined in Section 9.1.

Operating
Year: As defined in Section 9.1.

Recapture
Date: As defined in Section 6.5.

Rules
and Regulations: As defined in Section 2.2.

Specified
Restoration Work: As defined in Section 11.2.

Structural
Elements: Shall mean the structural (i.e., load bearing) components of the Building’s footings, foundations, exterior structural
walls, interior structural columns and other load-bearing elements of the Building.

Successor
Landlord: As defined in Section 13.1.

Superior
Lease: As defined in Section 13.1.

Superior
Lessor: As defined in Section 13.1.

Superior
Mortgage: As defined in Section 13.1.

Superior
Mortgagee: As defined in Section 13.1.

Tangible
Net Worth: Shall mean total assets minus intangible assets (including, without limitation, goodwill, patents and copyrights) and
total liabilities, all as calculated in accordance with generally accepted accounting principles.

Taxes:
As defined in Section 8.1.

Tax
Year: As defined in Section 8.1.

Tenant’s
Removable Property: As defined in Section 5.2.

Tenant’s
Restoration Work: As defined in Section 11.2.

Enumeration of Exhibits. The following Exhibits are a part of this Lease, are incorporated herein by reference attached hereto,
and are to be treated as a part of this Lease for all purposes. Undertakings contained in such Exhibits are agreements on the part of
Landlord and Tenant, as the case may be, to perform the obligations stated therein.

Exhibit
A- Location Plan of the Premises

Exhibit B – Plan of the Property

Exhibit
C - Work Letter

Exhibit
D - Commencement Date Letter

Exhibit
E - Operating Expenses

Exhibit
F - Rules and Regulations

Exhibit
G – Tenant’s Removable Laboratory Equipment

Exhibit H – Form of Estoppel Certificate

ARTICLE

PREMISES
AND APPURTENANT RIGHTS

Lease of Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises for the Term and upon
the terms and conditions hereinafter set forth.

Appurtenant Rights and Reservations

Tenant shall have, as appurtenant to the Premises, the non-exclusive right to use, and permit its invitees to use in common with Landlord
and others, (i) public or common lobbies, hallways, stairways, elevators and common walkways necessary for access to the Building and
the Premises, and if the portion of the Premises on any floor includes less than the entire floor, the common toilets, corridors and
elevator lobby of such floor; and (ii) the access roads, driveways, parking areas, pedestrian sidewalks, landscaped 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