SEC Filing Document

Company: ERock, Inc.
Ticker: 
CIK: 2110029
Filing Type: S-1
Document Type: EX-10.7
Date Filed: 2026-05-15
Accession Number: 0001193125-26-227199
Exchange: 
SIC Code: 3620
SIC Description: Electrical Industrial Apparatus
URL: https://www.sec.gov/Archives/edgar/data/2110029/000119312526227199/d12401dex107.htm

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as private or confidential. 2.6 Relocation. A By providing Tenant with not less than 90 days advanced written notice, Landlord may require Tenant to relocate to another location in the Property, provided that the other location is equal in size or larger than the leased premises then occupied by Tenant and contains similar leasehold improvements. Landlord will pay Tenant’s reasonable out-of-pocket moving expenses for moving to the other location. “Moving expenses” means reasonable expenses payable to professional movers, utility companies for connection and disconnection fees, wiring companies for connecting and disconnecting Tenant’s office equipment required by the relocation, and printing companies for reprinting Tenant’s stationery and business cards. A relocation of Tenant will not change or affect any other provision of this lease that is then in effect, including rent and reimbursement amounts, except that the description of the suite or unit number will automatically be amended. B Landlord work.

2.7 Landlord’s Work in Premises. Landlord shall prior to delivering the Premises to Tenant improve the Premises in accordance
with its construction obligations set forth in Exhibit C attached hereto and incorporated herein for all purposes (the “Landlord’s Work”). Landlord shall effect the Landlord’s Work at
Landlord’s sole cost and expense. Landlord shall commence the Landlord’s Work promptly after the execution of this Lease and complete with due diligence the Landlord’s Work. If Landlord cannot deliver the Premises to Tenant with
Landlord’s Work completed by the estimated Commencement Date, the same shall not be a default by Landlord hereunder and the Commencement Date shall be extended the number of days Landlord is delayed.

ARTICLE 3.

RENT

3.1 Rent. Tenant, in consideration for this Lease, agrees to pay to Landlord the monthly Rent set forth in Section 1.10, payable
at Landlord’s address in legal tender of the United States of America, without notice, demand, counterclaim and set-off or abatement, in advance on the first day of each calendar month throughout the
Term.

3.2 Adjustment of Base Rent. Rent shall be adjusted annually throughout the Term, commencing on January 1 of the
calendar year following the Base Year, by an amount equal to Tenant’s Share of the excess (“Excess”), if any, of the actual Operating Expense (hereinafter defined) for such calendar year over the actual
Operating Expenses for the Base Year.

3.3 Estimated Operating Expenses. In December of the Base Year and each calendar
year thereafter (or as soon thereafter as necessary information reasonably can be obtained), Landlord shall deliver to Tenant a written statement setting forth (i) its estimate of the Operating Expenses for the next calendar
year, (ii) the excess (“Estimated Excess”), if any, of the estimated Operating Expenses for such year over the actual Operating Expenses for the Base Year and (iii) the amount of Tenant’s Share
of such Estimated Excess. Tenant shall pay monthly installments of Base Rent for such calendar

5 Tenant /s/ TG
Landlord______

Portions of this agreement (indicated by “[***]”) have been omitted as the
Registrant has determined that: (i) the omitted information is not material; and (ii) the omitted information is the type that the Registrant treats as private or confidential.

year in an amount equal to the monthly Rent set forth in subsection 1.10 of the Definitions increased by one-twelfth (1/12th) of the amount of
Tenant’s Share of the Estimated Excess. If Landlord fails to provide such notice in December, Tenant shall continue to pay monthly installments of Rent as the same rate as for the immediately preceding calendar year until Landlord
provides such notice.

3.4 Reconciliation. As soon as is practicable after the end of the Base Year and each calendar year
thereafter that occurs wholly or partially during the Term (or as soon thereafter as the necessary information reasonably can be obtained), Landlord shall deliver to Tenant a written statement setting forth the (i) actual Operating
Expenses during the immediately preceding calendar year, (ii) actual Operating Expenses for the Base year, (iii) the amount of the excess, if any, and (iv) the amount of Tenant’s Share of the Excess. Within thirty
(30) days after Landlord furnishes such statement to Tenant, Tenant shall make a lump sum payment to Landlord of the total amount of Tenant’s Share of the Excess due for the immediately preceding calendar year. The amount of
Tenant’s Share of the Estimated Excess for such calendar year theretofore paid by Tenant to Landlord, if any, based on the Estimated Excess shall be credited against such lump sum payment. If the amount of the credit exceeds the lump sum
payment due from Tenant, then Landlord shall, at Landlord’s option, either refund such excess credit to Tenant provided that Tenant is not then in default hereunder or apply such excess to the next installments of Rent
becoming due and payable. The obligation of Tenant or Landlord, as the case may be, to make a lump sum payment or refund according to the actual Operating Expenses shall survive the termination or expiration of this Lease. This
Section shall not operate, or be construed, to reduce Base Rent below that otherwise specified in this Lease.

3.5 Operating
Expenses. The term “Operating Expenses” means and includes all amounts, expenses and costs of whatsoever nature incurred because of or in connection with the ownership, management, operation, repair or
maintenance of the Building, all additional facilities which may be added to the Building and Landlord’s personal property used in connection therewith, excepting only replacement of capital investment items and specific costs for special
items or services billed to and paid by specific tenants. Operating Expenses shall include, but shall not be limited to, the following:

A	Wages, salaries, related taxes, insurance fees, benefits and reimbursable expenses of all personnel engaged in
operating, managing, repairing and maintaining the Building and providing traffic control about the Building.

B	All supplies, tools and materials used in operating, repairing and maintaining the Building including the
uniforms of employees specified in subsection A. above.

C	Cost of all utilities for the Building, including, without limitation, water, sewer, power, steam, gas,
electricity, other fuel, heating, lighting, air conditioning and ventilation, trash, garbage and collection fees.

6 Tenant /s/ TG
Landlord______

Portions of this agreement (indicated by “[***]”) have been omitted as the
Registrant has determined that: (i) the omitted information is not material; and (ii) the omitted information is the type that the Registrant treats as private or confidential.

D	Cost of all maintenance, repair, janitorial and other similar service agreements for the Building and the
equipment therein and thereof

E	Cost of all insurance relating to the Building and its occupancy or operations and Landlord’s personal
property used in connection with the operation or maintenance of Building.

F	All taxes, assessments and governmental charges and fees of whatsoever nature, whether now existing or
subsequently created, attributable to the Building or its occupancy or operation, excluding only franchise and income taxes of Landlord (but not excluding such taxes if imposed in the future wholly or partially in lieu of present real estate, ad
valorem or similar taxes) and including all such taxes whether assessed to or paid by Landlord or third parties.

G	Costs of repairs and maintenance, excluding only such costs as are specifically paid by the proceeds of
insurance, by Tenant or by other third parties.

H	Amortization of the cost of installation of capital investment items that Landlord in good faith believes will
reduce operating costs. All such costs shall be amortized over the reasonable life of the capital investment items, with the reasonable life and amortization schedule being determined in accordance with generally accepted accounting principles.

I	Sales, use and excise taxes on goods and services, purchased or provided by Landlord to properly manage,
operate or maintain the Building.

J	License, permit and inspection fees (excluding those which relate solely to other tenant space within the
Building).

K	Reasonable auditor’s fees for public accounting and reimbursement for home office accounting and data
processing, but only to the extent the same are directly related to accounting and data processing dealing directly with the Building.

L	Reasonable fees and expenses (including without limitation, reasonable travel expenses) of counsel or
consultants retained by Landlord in connection with proceedings intended for the general benefit to tenants in the Building, including, without limitation, for the reduction of real estate taxes.

7 Tenant   /s/ TG
Landlord______

Portions of this agreement (indicated by “[***]”) have been omitted as the
Registrant has determined that: (i) the omitted information is not material; and (ii) the omitted information is the type that the Registrant treats as private or confidential.

M	Such other reasonable expenses and costs which would be construed as an operating expense by a reasonable,
prudent operator of a similar type office building.