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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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.

Interruption of Service

Landlord
reserves the right to curtail, suspend, interrupt and/or stop the supply of water, sewage, electrical current, cleaning, and other services,
and to curtail, suspend, interrupt and/or stop use of entrances and/or lobbies serving access to the Building, or other portions of the
Property, without thereby incurring any liability to Tenant, when necessary by reason of accident or emergency, or for repairs, alterations,
replacements or improvements in the judgment of Landlord reasonably exercised desirable or necessary, or when prevented from supplying
such services or use due to any act or neglect of Tenant or Tenant’s agents employees, contractors or invitees or any person claiming
by, through or under Tenant or by Force Majeure, including, but not limited to, strikes, lockouts, difficulty in obtaining materials,
accidents, laws or orders, or inability, by exercise of reasonable diligence, to obtain electricity, water, gas, steam, coal, oil or
other suitable fuel or power. No diminution or abatement of rent or other compensation, nor any direct, indirect or consequential damages
shall or will be claimed by Tenant as a result of, nor shall this Lease or any of the obligations of Tenant be affected or reduced by
reason of, any such interruption, curtailment, suspension or stoppage in the furnishing of the foregoing services or use, irrespective
of the cause thereof. The failure or omission on the part of Landlord to furnish any of the foregoing services or use as provided in
this paragraph shall not be construed as an eviction of Tenant, actual or constructive, nor entitle Tenant to an abatement of rent, nor
to render the Landlord liable in damages, nor release Tenant from prompt fulfillment of any of its covenants under this Lease.

ARTICLE

REAL
ESTATE TAXES

Payments on Account of Real Estate Taxes.

“Tax Year” shall mean a twelve-month period commencing on January 1 and falling wholly or partially within the Term,
and “Taxes” shall mean (i) all taxes, assessments (special or otherwise), levies, fees and all other government levies,
exactions and charges of every kind and nature, general and special, ordinary and extraordinary, foreseen and unforeseen, which are,
at any time prior to or during the Term, imposed or levied upon or assessed against the Property or any portion thereof, or against any
Basic Rent, Additional Rent or other rent of any kind or nature payable to Landlord by anyone on account of the ownership, leasing or
operation of the Property, or which arise on account of or in respect of the ownership, development, leasing, operation or use of the
Property or any portion thereof; (ii) all gross receipts taxes or similar taxes imposed or levied upon, assessed against or measured
by any Basic Rent, Additional Rent or other rent of any kind or nature or other sum payable to Landlord by anyone on account of the ownership,
development, leasing, operation, or use of the Property or any portion thereof; (iii) all value added, use and similar taxes at any time
levied, assessed or payable on account of the ownership, development, leasing, operation, or use of the Property or any portion thereof;
and (iv) reasonable expenses of any proceeding for abatement of any of the foregoing items included in Taxes; but the amount of special
taxes or special assessments included in Taxes shall be limited to the amount of the installment (plus any interest, other than penalty
interest, payable thereon) of such special tax or special assessment required to be paid during the year in respect of which such Taxes
are being determined. There shall be excluded from Taxes all income, estate, succession, inheritance and transfer taxes of Landlord;
provided, however, that if at any time during the Term, the present system of ad valorem taxation of real property shall be changed so
that a capital levy, franchise, income, profits, sales, rental, use and occupancy, or other new or additional tax or charge shall in
whole or in part be substituted for, or added to, such ad valorem tax and levied against, or be payable by, Landlord with respect to
the Property or any portion thereof, such tax or charge shall be included in the term “Taxes” for the purposes of
this Article.

For each Tax Year during the Term, Tenant shall pay to Landlord, Tenant’s Proportionate Share of Taxes, such amount to be apportioned
for any portion of a Tax Year in which the Commencement Date falls or the Term expires.

Estimated payments by Tenant on account of Taxes shall be made on the first day of each and every calendar month during the Term of this
Lease, in the fashion herein provided for the payment of Basic Rent. The monthly amount so to be paid to Landlord shall be sufficient
to provide Landlord by the time real estate tax payments are due with a sum equal to Tenant’s required payment, as reasonably estimated
by Landlord from time to time, on account of Taxes for the then current Tax Year. Promptly after receipt by Landlord of bills for such
Taxes, Landlord shall advise Tenant of the amount thereof and the computation of Tenant’s payment on account thereof. If estimated
payments theretofore made by Tenant for the Tax Year covered by such bills exceed the required payment on account thereof for such Tax
Year, Landlord shall credit the amount of overpayment against subsequent obligations of Tenant on account of Taxes (or promptly refund
such overpayment if the Term of this Lease has ended and Tenant has no further obligation to Landlord); but if the required payments
on account thereof for such Tax Year are greater than estimated payments theretofore made on account thereof for such Tax Year, Tenant
shall pay the difference to Landlord within thirty (30) days after being so advised by Landlord, and the obligation to make such payment
for any period within the Term shall survive expiration of the Term.

Abatement. If Landlord shall receive any tax refund or reimbursement of Taxes or sum in lieu thereof with respect to any Tax
Year all or any portion of which falls within the Term, then out of any balance remaining thereof after deducting Landlord’s expenses
in obtaining such refund, Landlord shall, provided there does not then exist an Event of Default, credit an amount equal to such refund
or reimbursement or sum in lieu thereof (exclusive of any interest, and apportioned if such refund is for a Tax Year a portion of which
falls outside the Term,) multiplied by Tenant’s Proportionate Share against the monthly installments of Escalation Charges next
due under this Lease (or refund such amount to Tenant if the Term has ended and Tenant has no further obligations to Landlord); provided,
that in no event shall Tenant be entitled to a credit in excess of the payments made by Tenant on account of Taxes for such Tax Year
pursuant to paragraph (b) of Section 8.1.

ARTICLE

OPERATING
EXPENSES