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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Premises or Tenant’s interest therein. the extent the cost to construct Tenant’s Work exceeds the Landlord’s Contribution, Tenant shall be solely responsible for such costs. Tenant shall not be entitled to any unused portion of the Landlord’s Contribution. Tenant shall promptly remove from the common facilities any of Tenant’s or Tenant’s contractors’ or subcontractors’ equipment, materials, supplies or other property deposited in the common facilities during the construction of the Tenant’s Work. Further, Tenant shall at no time disrupt any existing tenant’s or Building occupant’s access to their premises or the Building, nor allow disruptions of mechanical, electrical, telephone and plumbing services or interrupt or interfere with the normal business operations of any other tenant or occupant of the Building. EXHIBIT Commencement Date Letter [Name of Contact] [Name of Tenant] [Address of Tenant] RE: [ Name of Tenant] [Premises Rentable Area and Floor] [Address of Building] Dear [Name of Contact]:

Reference
is made to that certain Lease, dated as of , 20 , between [Landlord], as Landlord and [Tenant] as Tenant, with respect
to Premises on the floor of the above-referenced building. In accordance with Section [ ] of the Lease, this is to confirm that the Commencement
Date of the Term of the Lease occurred on , and that the Term of the Lease shall expire on .

the foregoing is in accordance with your understanding, kindly execute the enclosed duplicate of this letter, and return the same to

Very truly yours,

[Landlord]

Name:

Title:

Accepted
and Agreed:

[Tenant]

Name:

Title:

Date:

EXHIBIT

Operating
Expenses

Operating Expenses shall include the following, without limitation:

1.	All
expenses incurred by Landlord or Landlord’s agents which shall be directly related to employment of personnel, including amounts
incurred for wages, salaries and other compensation for services, payroll, social security, unemployment and similar taxes, workmen’s
compensation insurance, disability benefits, pensions, hospitalization, retirement plans and group insurance, uniforms and working
clothes and the cleaning thereof, and expenses imposed on Landlord or Landlord’s agents pursuant to any collective bargaining
agreement for the services of employees of Landlord or Landlord’s agents in connection with the operation, repair, maintenance,
cleaning, management and protection of the Property, including without limitation day and night supervisors, manager, accountants,
bookkeepers, janitors, carpenters, engineers, mechanics, electricians and plumbers and personnel engaged in supervision of any of
the persons mentioned above; provided that, if any such employee is also employed on other property of Landlord, such compensation
shall be suitably prorated among the Building and such other properties.

2.	The
cost of services, utilities, materials and supplies furnished or used in the operation, repair, maintenance, cleaning, cleaning supplies
and equipment (including rental), snow plowing or removal, or both, care of landscaping and irrigation systems, installing intrabuilding
network cabling and maintaining, repairing, securing and replacing existing intrabuilding network cabling, management and protection
of the Property and the Building.

3.	The
cost of replacements for tools and other similar equipment used in the repair, maintenance, cleaning and protection of the Property
, provided that, in the case of any such equipment used jointly on other property of Landlord, such costs shall be suitably prorated
among the Property and such other properties.

4.	Where
the Property is managed by Landlord or an affiliate of Landlord, a sum equal to the amounts customarily charged by management firms
in the financial district for similar properties, whether or not actually paid, or where managed by other than Landlord or an affiliate
thereof, the amounts accrued for management, together with, in either case, amounts accrued for legal and other professional fees
relating to the Property, but excluding such fees and commissions paid in connection with services rendered for securing or renewing
leases and for matters not related to the normal administration and operation of the Property.

5.	Premiums
for insurance against damage or loss to the Property from such hazards as Landlord shall determine, including, but not by way of
limitation, insurance covering loss of rent attributable to any such hazards, and public liability insurance.

during the Term of this Lease, Landlord shall make a capital expenditure, the total cost of which is not properly includable in Operating
Expenses for the Operating Year in which it was made, there shall nevertheless be included in such Operating Expenses for the Operating
Year in which it was made and in Operating Expenses for each succeeding Operating Year the annual charge-off of such capital expenditure.
Annual charge-off shall be determined by dividing the original capital expenditure plus an interest factor, reasonably determined
by Landlord, as being the interest rate then being charged for long-term mortgages by institutional lenders on like properties within
the locality in which the Property located, by the number of years of useful life of the capital expenditure; and the useful life
shall be determined reasonably by Landlord in accordance with generally accepted accounting principles and practices in effect at
the time of making such expenditure.

7.	Costs
for electricity, water and sewer use charges, gas and other utilities supplied to the Property and not paid for directly by tenants.

8.	Betterment
assessments, provided the same are apportioned equally over the longest period permitted by law, and to the extent, if any, not included
in Taxes.

9.	Amounts
paid to independent contractors for services, materials and supplies furnished for the operation, repair, maintenance, cleaning and
protection of the Property.

Notwithstanding
anything to the contrary set forth in the Lease, Operating Expenses shall not include the following:

(i)	Any
cost or expense to the extent to which Landlord is paid or reimbursed (other than as a payment for Operating Expenses), including
work or services performed for any tenant (including Tenant) at such tenant’s cost or the cost of any item for which Landlord
has been paid or reimbursed by insurance, warranties, service contracts, condemnation proceeds or otherwise;

(ii)	The
cost of any work or services performed for any other property other than the Property;

(iii)	Marketing
costs, including leasing commissions, attorneys’ fees, space planning costs, and other costs and expenses incurred in connection
with lease, sublease and/or assignment negotiations and transactions with present or prospective tenants or other occupants of the
Building;

(iv)	Costs
associated with the operation of the business of the entity which constitutes Landlord as the same are distinguished from the costs
of operation of the Building;

(v)	Taxes
(which shall be payable under Article 8);

(vi)	Costs
(including permit, license, and inspection fees) incurred in renovating, improving, decorating, painting or redecorating vacant leasable
space or space for tenants;

(vii)	Depreciation
and amortization on the Building, except as expressly permitted elsewhere in the

Lease;

(viii)	Interest
on debt or amortization payments on mortgages or deeds of trust or any other debt for borrowed money;

(ix)	Items
and services which Tenant is not entitled to receive under this Lease but which a Landlord provides selectively to one or more tenants
of the Building other than Tenant or for which Landlord is separately reimbursed;

(x)	Costs
incurred, in excess of the deductible, in connection with repairs or other work needed to the Building because of fire, windstorm,
or other casualty or cause insured against by Landlord; and

(xi)	Any
costs, fines or penalties incurred because Landlord violated any governmental rule or authority.

EXHIBIT

Rules
and Regulations of Building

The following regulations are generally applicable:

1.	The
public sidewalks, entrances, passages, courts, elevators, vestibules, stairways, corridors or halls shall not be obstructed or encumbered
by Tenant (except as necessary for deliveries) or used for any purpose other than ingress and egress to and from the Premises.

awnings, curtains, blinds, shades, screens or other projections shall be attached to or hung in, or used in connection with, any
window of the Premises or any outside wall of the Building. Such awnings, curtains. blinds, shades, screens or other projections
must be of a quality, type, design and color, and attached in the manner, approved by Landlord.

show cases or other articles shall be put in front of or affixed to any part of the exterior of the Building, nor, if the Building
is occupied by more than one tenant, displayed through interior windows into the common areas of the Building, nor placed in the
halls, corridors or vestibules.

4.	The
water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which they were designed
and constructed, and no sweepings, rubbish, rags, acids or like substances shall be deposited therein. All damages resulting from
any misuse of the fixtures shall be borne by the Tenant.

5.	Tenant
shall not use the Premises or any part thereof or permit the Premises or any part thereof to be used as a public employment bureau
or for the sale of property of any kind at auction.

6.	Tenant
must, upon the termination of its tenancy, return to the Landlord all locks, cylinders and keys to offices and toilet rooms of the
Premises.