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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Transferee is not a person or entity with whom Landlord is then, or during the preceding nine (9) months has been, actively negotiating to lease space at the Property; The proposed Transfer shall be in form reasonably satisfactory to Landlord and shall comply with the applicable provisions of this Article (vii) Tenant shall not have advertised or publicized in any way the availability of the Premises at rental rate less than the base rent and additional rent at which Landlord is then offering to lease other space located in the Building without prior notice to and approval by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed; (viii) With respect to a proposed sublease, the proposed sublease involves, in Landlord’s reasonable judgment, a portion of the Premises which is independently leasable space; The holder of any Superior Mortgage and/or Superior Lease, as applicable, consents to such Transfer; and

Neither the identity nor business of the proposed Transferee would cause Landlord to be in violation of any covenant or restriction contained
in another lease at the Property.

Acceptance of Rent. If this Lease is assigned, or if the Premises or any part thereof is sublet or occupied by anyone other
than Tenant, whether or not in violation of the terms and conditions of the Lease, Landlord may, at any time and from time to time, collect
rent and other charges from the Transferee, and apply the net amount collected to the rent and other charges herein reserved, but no
such Transfer, collection or modification of any provisions of this Lease shall be deemed a waiver of this covenant, or the acceptance
of the Transferee as a tenant or a release of Tenant from the further performance of covenants on the part of Tenant to be performed
hereunder. Any consent by Landlord to a particular Transfer or other act for which Landlord’s consent is required under paragraph
(a) of Section 6.1 shall not in any way diminish the prohibition stated in paragraph (a) of Section 6.1 as to
any further such Transfer or other act or the continuing liability of the original named Tenant. No Transfer hereunder shall relieve
Tenant from its obligations hereunder, and Tenant shall remain fully and primarily liable therefor. Landlord may revoke any consent by
Landlord to a particular Transfer if the Transfer does not provide that the Transferee agrees to be independently bound by and upon all
of the covenants, agreements, terms, provisions and conditions set forth in this Lease on the part of Tenant to be kept and performed.

Excess Payments. If Tenant assigns this Lease or sublets the Premises or any portion thereof, Tenant shall pay to Landlord
as Additional Rent fifty percent (50%) of the amount, if any, by which (a) any and all compensation received by Tenant as a result of
such Transfer, net only of reasonable expenses actually incurred by Tenant in connection with such Transfer for brokerage commissions,
improvement expenses and allowances (prorated over the term of the Transfer), exceeds (b) in the case of an assignment, the Basic Rent
and Additional Rent under this Lease, and in the case of a subletting, the portion of the Basic Rent and Additional Rent allocable to
the portion of the Premises subject to such subletting. Such payments shall be made on the date the corresponding payments under this
Lease are due. Notwithstanding the foregoing, the provisions of this Section shall impose no obligation on Landlord to consent to an
assignment of this Lease or a subletting of all or a portion of the Premises.

Landlord’s Recapture Right. Notwithstanding anything herein to the contrary, in addition to withholding or granting
consent with respect to any proposed Transfer, Landlord shall have the right, to be exercised in writing within thirty (30) days after
receipt of a Transfer Notice, to terminate this Lease (in the event of a proposed assignment) or recapture that portion of the Premises
to be subleased (in the event of a proposed sublease). In the case of a proposed assignment, this Lease shall terminate as of the date
(the “Recapture Date”) which is the later of (a) sixty (60) days after the date of Landlord’s election, and
(b) the proposed effective date of such Transfer, as if such date were the last day of the Term of this Lease. If Landlord exercises
the rights under this Section 6.5 in connection with a proposed sublease, this Lease shall be deemed amended to eliminate the
proposed sublease premises from the Premises as of the Recapture Date, and thereafter all Basic Rent and Escalation Charges shall be
appropriately prorated to reflect the reduction of the Premises as of the Recapture Date.

Further Requirements. Tenant shall reimburse Landlord on demand, as Additional Rent, for any out-of-pocket costs (including
reasonable attorneys’ fees and expenses) incurred by Landlord in connection with any actual or proposed assignment or sublease
or other act described in paragraph (a) of Section 6.1, whether or not consummated, including the costs of making investigations
as to the acceptability of the proposed assignee or subtenant. Any sublease to which Landlord gives its consent shall not be valid unless
and until Tenant and the sublessee execute a consent agreement in form and substance satisfactory to Landlord in its reasonable discretion
and a fully executed counterpart of such sublease has been delivered to Landlord. Any sublease shall provide that: (i) the term of the
sublease ends no later than one day before the last day of the Term of this Lease; (ii) such sublease is subject and subordinate to this
Lease; (iii) Landlord may enforce the provisions of the sublease, including collection of rents; and (iv) in the event of termination
of this Lease or reentry or repossession of the Premises by Landlord, Landlord may, at its sole discretion and option, take over all
of the right, title and interest of Tenant, as sublessor, under such sublease, and such subtenant shall, at Landlord’s option,
attorn to Landlord, but nevertheless Landlord shall not (A) be liable for any previous act or omission of Tenant under such sublease;
(B) be subject to any defense or offset previously accrued in favor of the subtenant against Tenant; or (C) be bound by any previous
modification of such sublease made without Landlord’s written consent or by any previous prepayment of more than one month’s
rent.

ARTICLE

RESPONSIBILITY
FOR REPAIRS AND CONDITION OF PREMISES; SERVICES TO BE FURNISHED BY LANDLORD

Landlord Repairs.

Except as otherwise provided in this Lease, Landlord agrees to keep in good order, condition and repair the roof, the Base Building and
Base Building Systems (but specifically excluding any equipment or systems (including, without limitation, supplemental heating, ventilation
or air conditioning) exclusively serving the Premises, or installed at Tenant’s request or as a result of Tenant’s requirements
in excess of Building standard design criteria, including, without limitation, all systems and equipment supporting Tenant’s laboratory,
research and development operations (“Tenant’s Laboratory Systems”)), all insofar as they affect the Premises,
except that Landlord shall in no event be responsible to Tenant for the repair of glass in the Premises, the doors (or related glass
and finish work) leading to the Premises, or any condition in the Premises or the Building caused by any act or neglect of Tenant, its
invitees or contractors. Landlord shall also keep and maintain all Common Facilities in a good and clean order, condition and repair,
free of snow and accumulation of dirt and rubbish and with reasonable treatment of ice on driveways and pedestrian walkways, and shall
keep and maintain all landscaped areas at the Building in a neat and orderly condition. Landlord shall not be responsible to make any
improvements or repairs to the Building other than as expressly in this Section 7.1 provided, unless expressly provided otherwise
in this Lease.

Landlord shall never be liable for any failure to make repairs which Landlord has undertaken to make under the provisions of this Section
7.1 or elsewhere in this Lease, unless Tenant has given notice to Landlord of the need to make such repairs, and Landlord has failed
to commence to make such repairs within a reasonable time after receipt of such notice, or fails to proceed with reasonable diligence
to complete such repairs.

Tenant Repairs; Compliance with Laws.