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

Chunk 9 of 28
Word Count: 1499
Character Count: 9523

Document Content:

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.

Tenant shall keep and maintain, repair and replace as necessary, the Premises and the Improvements, fixtures and appurtenances therein
or thereon (including, without limitation, Tenant’s Laboratory Systems and all electrical and mechanical systems not considered
part of the Base Building Systems or any portion of such systems that are for the exclusive use and benefit of Tenant such as HVAC equipment,
hot water heaters, electronic, data, phone, and other telecommunications cabling and related equipment, and security or telephone systems
for the Premises), neat and clean and in good order, condition and repair, excepting only those repairs for which Landlord is responsible
under the terms of this Lease, reasonable wear and tear of the Premises, and damage by fire or other casualty or as a consequence of
the exercise of the power of eminent domain; and Tenant shall surrender the Premises, at the end of the Term, in such condition. Subject
to Section 10.5 regarding waiver of subrogation, Tenant shall be responsible for the cost of repairs which may be made necessary
by reason of damage to the Building caused by any act or neglect of Tenant, or its employees, contractors or invitees (including any
damage by fire or other casualty arising therefrom). Tenant shall maintain, repair and replace as necessary, at its own expense, in good
order, condition and repair to Landlord’s reasonable satisfaction, all plumbing facilities and electrical fixtures and devices
(including replacement of all lamps, starters and ballasts) serving the Premises, all security systems serving the Premises, and all
Building Systems that are dedicated to Tenant’s use. In furtherance of the foregoing, Tenant shall maintain in force and provide
a copy of same to Landlord upon request, a service repair and full service maintenance contract with respect to the HVAC system serving
the Premises and such other systems serving the Premises as Landlord may reasonably require in form reasonably satisfactory to Landlord
(collectively, the “Maintenance Contract”) with contractors or servicing organizations reasonably approved by Landlord.
Tenant shall repair all broken windows in the Premises. If Tenant should fail to obtain the Maintenance Contract within twenty (20) days
following notice from Landlord, Landlord may, but need not, obtain the Maintenance Contract, and the provisions of Section 14.4 shall
be applicable to the costs thereof.

Tenant shall comply with all Laws from time to time in effect and all directions, rules and regulations of governmental agencies having
jurisdiction, and the standards recommended by the local Board of Fire Underwriters applicable to the Premises and Tenant’s use
and occupancy thereof and its business and operations therein, and shall, at Tenant’s expense, obtain all permits, licenses and
the like required thereby. Notwithstanding the foregoing, Tenant shall not be obligated to make structural repairs or alterations to
the Premises in order to comply with any Laws unless the need for such repairs or alterations arises from (i) the specific manner and
nature of Tenant’s use or occupancy of the Premises, as distinguished from mere general office use, (ii) the manner of conduct
of Tenant’s business or operation of its installations, equipment or other property therein, (iii) any cause or condition created
by or at the instance of the Tenant, including, without limitation, the performance of the Tenant’s Work and/or any other Alterations
made by Tenant, or (iv) a breach by Tenant of any provisions of this Lease. Any of the foregoing conditions caused by any employee, agent,
contractor, or subtenant of Tenant or any other party claiming by, through, or under Tenant shall be attributable to Tenant for purposes
of this Lease. Tenant shall also be responsible for the cost of compliance with all present and future Laws in respect of the Building
to the extent arising from any of the causes set forth in clauses (i) through (iv) above of this Section 7.2(b),
in which event Tenant shall be responsible to perform, at Tenant’s sole cost and expense, such repairs or alterations, whether
or not such compliance requires work which is structural or non-structural, ordinary or extraordinary, foreseen or unforeseen.

If maintenance, repairs or replacements are required to be made by Tenant pursuant to the terms hereof, and Tenant fails to make the
same, upon not less than ten (10) days’ prior written notice (except that no notice shall be required in the event of an emergency),
Landlord may make or cause such maintenance, repairs or replacements to be made (but shall not be required to do so), and the provisions
of Section 14.4 shall be applicable to the costs thereof. Landlord shall not be responsible to Tenant for any loss or damage whatsoever
that may accrue to Tenant’s stock or business by reason of Landlord’s making such repairs.

Janitorial/Cleaning. Tenant shall be solely responsible for performing all janitorial and trash services and other cleaning
of the Premises, all in compliance with applicable Laws. In the event such service is provided by a third party janitorial service, and
not by employees of Tenant, such service shall be performed, at Tenant’s cost, by a janitorial service reasonably approved in advance
by Landlord. The janitorial and cleaning of the Premises shall be adequate to maintain the Premises in a manner consistent with comparable
first-class, so-called “triple net” office/flex buildings.

Floor Load - Heavy Machinery.

Tenant shall not place a load upon any floor in the Premises exceeding the load it was designed to carry, or such lower limit as may
be proscribed by applicable Law. Landlord reserves the right to prescribe the weight and position of all business machines and mechanical
equipment, including safes, which shall be placed so as to distribute the weight. Business machines and mechanical equipment shall be
placed and maintained by Tenant at Tenant’s expense in settings sufficient, in Landlord’s judgment, to absorb and prevent
vibration, noise and annoyance. Tenant shall not move any safe, heavy machinery, heavy equipment, freight, bulky matter or fixtures into
or out of the Building without Landlord’s prior consent, which consent may include a requirement to provide insurance, naming Landlord
as an insured, in such amounts as Landlord may deem reasonable.

If any such safe, machinery, equipment, freight, bulky matter or fixtures requires special handling, Tenant agrees to employ only persons
holding a Master Rigger’s license to do such work, and that all work in connection therewith shall comply with applicable Laws.
Any such moving shall be at the sole risk and hazard of Tenant, and Tenant will exonerate, indemnify and save Landlord harmless against
and from any liability, loss, injury, claim or suit resulting directly or indirectly from such moving.

Payment of Utilities.

The
Premises is separately metered for certain utilities. Commencing on the Commencement Date, Tenant shall pay directly for all gas, heat,
light, power, telephone, internet service, cable television, other telecommunications and other utilities supplied to the Premises, together
with any fees, surcharges and taxes thereon, directly to the providers thereof. Tenant shall take all steps required by the respective
utility companies to provide for direct billing to Tenant for any utilities serving the Premises including, without limitation, making
applications to the utility company in connection with such service and making any deposits as the utility company shall require. Tenant
agrees to pay, or cause to be paid, all charges for utilities consumed in the Premises (or by special facilities serving the Premises),
punctually as and when due directly to the provider of such service. From time to time, if requested by Landlord, Tenant shall provide
Landlord with evidence of payment to, and good standing with, such utility company as Landlord may reasonably require. Tenant covenants
and agrees to indemnify, hold harmless and defend Landlord against all liability, cost and damage arising out of or in any way connected
to Tenant’s payment, non-payment or late payment of any and all charges and rates and deposits to such utility company relating
to the Premises. Tenant shall maintain all meters serving the Premises in good operating condition.

Other Services.

Landlord
shall also provide access to the Premises at all times, subject to security and safety precautions from time to time in effect, if any,
and subject always to restrictions based on emergency conditions.