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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Document Content:

Exhibit

LEASE

BETWEEN

BIOVENTRIX,
INC., AS TENANT

AND

BRICKMAN
FORBES BOULEVARD LLC

FORBES BOULEVARD, MANSFIELD, MASSACHUSETTS

The
submission of an unsigned copy of this document to Tenant for Tenant’s consideration does not constitute an offer to lease the
Premises or an option to or for the Premises. This document shall become effective and binding only upon the execution and delivery of
this Lease by both Landlord and Tenant.

TABLE
OF CONTENTS

PAGE

ARTICLE
1 BASIC DATA; DEFINITIONS	1

1.1	Basic
Data	1

1.2	Additional
Definitions	2

1.3	Enumeration
of Exhibits	5

ARTICLE
2 PREMISES AND APPURTENANT RIGHTS	5

2.1	Lease
of Premises	5

2.2	Appurtenant
Rights and Reservations	5

2.3	Extension
Option	6

ARTICLE
3 BASIC RENT	8

3.1	Payment	8

ARTICLE
4 CONDITION OF PREMISES	8

4.1	Condition
of Premises; Initial Improvements	8

ARTICLE
5 USE OF PREMISES	9

5.1	Permitted
Use	9

5.2	Installations
and Alterations by Tenant	9

5.3	Extra
Hazardous Use	10

5.4	Hazardous
Materials	11

5.5	Odors
and Exhaust	12

ARTICLE
6 ASSIGNMENT AND SUBLETTING	13

6.1	Prohibition	13

6.2	Landlord’s
Consent	14

6.3	Acceptance
of Rent	15

6.4	Excess
Payments	15

6.5	Landlord’s
Recapture Right	15

6.6	Further
Requirements	15

ARTICLE
7 RESPONSIBILITY FOR REPAIRS AND CONDITION OF PREMISES; SERVICES TO BE FURNISHED BY LANDLORD	16

7.1	Landlord
Repairs	16

7.2	Tenant
Repairs; Compliance with Laws	16

7.3	Floor
Load - Heavy Machinery	17

7.4	Payment
of Utilities	17

7.5	Other
Services	18

7.6	Interruption
of Service	18

ARTICLE
8 REAL ESTATE TAXES	18

8.1	Payments
on Account of Real Estate Taxes	18

8.2	Abatement	19

ARTICLE
9 OPERATING EXPENSES	19

9.1	Definitions	19

9.2	Tenant’s
Payment of Operating Expenses	19

ARTICLE
10 INDEMNITY AND PUBLIC LIABILITY INSURANCE	20

10.1	Tenant’s
Indemnity	20

10.2	Tenant
Insurance	21

10.3	Tenant’s
Risk	21

10.4	Landlord’s
Insurance	22

10.5	Waiver
of Subrogation	22

ARTICLE
11 FIRE, EMINENT DOMAIN, ETC.	22

11.1	Landlord’s
Right of Termination	22

11.2	Restoration;
Tenant’s Right of Termination	22

11.3	Abatement
of Rent	24

11.4	Eminent
Domain	24

ARTICLE
12 HOLDING OVER; SURRENDER	25

12.1	Holding
Over	25

12.2	Surrender
of Premises	25

ARTICLE
13 RIGHTS OF MORTGAGEES; TRANSFER OF TITLE	26

13.1	Rights
of Mortgagees or Ground Lessor	26

13.2	Assignment
of Rents and Transfer of Title	27

13.3	Notice
to Mortgagee	27

ARTICLE
14 DEFAULT; REMEDIES	27

14.1	Tenant’s
Default	27

14.2	Landlord’s
Remedies	28

14.3	Additional
Rent	31

14.4	Remedying
Defaults	31

14.5	Remedies
Cumulative	31

14.6	Enforcement
Costs	31

14.7	Waiver	31

14.8	Security
Deposit	32

14.9	Landlord’s
Default	32

14.10	Independent
Covenants	32

ARTICLE
15 MISCELLANEOUS PROVISIONS	32

15.1	Landlord’s
Rights of Access	32

15.2	Covenant
of Quiet Enjoyment	33

15.3	Landlord’s
Liability	33

15.4	Estoppel
Certificate	33

15.5	Brokerage	33

15.6	Rules
and Regulations	34

15.7	Financial
Statements	34

15.8	Substitute
Space	34

15.9	Confidentiality	34

15.10	Invalidity
of Particular Provisions; Saving Clause	34

15.11	Provisions
Binding, Etc	35

15.12	Recording	35

15.13	Notice	35

15.14	Authority	35

15.15	When
Lease Becomes Binding; Entire Agreement; Modification	36

15.16	Paragraph
Headings and Interpretation of Sections	36

15.17	Joint
and Several Liability; Successors and Assigns	36

15.18	Waiver
of Jury Trial	36

15.19	Reservation	36

15.20	Prohibited
Persons and Transactions	36

15.21	Time
Is of the Essence	36

15.22	Multiple
Counterparts; Signatures; Entire Agreement	37

15.23	Governing
Law	37

EXHIBIT
A Location Plan of Premises	A-1

EXHIBIT
B Legal Description of the Property	B-1

EXHIBIT
C Work Letter	C-1

EXHIBIT
D Commencement Date Letter	D-1

EXHIBIT
E Operating Expenses	E-1

EXHIBIT
F Rules and Regulations of Building	F-1

EXHIBIT
G Tenant’s Removable Laboratory Equipment	G-1

EXHIBIT
H-Estoppel Certificate	H-1

THIS
LEASE is dated as of July 26, 2022 between the Landlord and the Tenant named below, and is of space in the Building described below.

ARTICLE

BASIC
DATA; DEFINITIONS

Basic Data. Each reference in this Lease to any of the following terms shall be construed to incorporate the data for that
term set forth in this Section:

Landlord:
BRICKMAN FORBES BOULEVARD LLC, a Delaware limited liability company

Landlord’s
Notice Address : BRICKMAN
FORBES BOULEVARD LLC

Brickman

One
Greenwich Office Park, Building 1N Suite 175

Greenwich,
Connecticut 06831 Attention: Michael Bernstein

With
a copy to:

Dain
Torpy

Atlantic Avenue, 5 th Floor Boston, MA 02111

Attention:
120 Forbes Boulevard

Landlord’s
Payment Address : BRICKMAN
FORBES BOULEVARD LLC

Bank:
Cambridge Savings Bank

ABA

Account

Tenant:
BIOVENTRIX, INC., a Delaware corporation

Tenant’s
Notice Address: 120 Forbes Boulevard, Suite 125 Mansfield, MA 02048

Guarantor:
None.

Property:
The land located in Mansfield, Massachusetts, together with the Building and other improvements thereon, as shown on Exhibit B
attached hereto.

Building:
That certain building located at numbered as 120 Forbes Boulevard, Massachusetts.

Building
Rentable Area: Agreed to be 81,596 square feet.

Premises:
The portion of the first floor of the Building shown on the location plan attached hereto as Exhibit A.

Premises
Rentable Area: Agreed to be 8,994 square feet.

Basic
Rent: The Basic Rent is as follows:

RENTAL PERIOD ANNUAL BASIC RENT MONTHLY PAYMENT

First Lease Year $	139,407.00 $	11,617.25

Second Lease Year $	143,598.21 $	11,965.77

Third Lease Year $	147,896.89 $	12,324.748

Fourth Lease Year $	152,333.79 $	12,694.48

Fifth Lease Year $	156,903.81 $	13,075.32

Sixth Lease Year $	161,610.92	* $	13,467.58

*Annualized

Notwithstanding
the above rent chart, Tenant shall have no obligation to pay Basic Rent for the period commencing as of the Commencement Date and expiring
as of the day before the Rent Commencement Date (the “Rent Abatement Period”). During the Rent Abatement Period, only
Basic Rent shall be abated, and all other costs and charges specified in the Lease shall remain as due and payable pursuant to the provisions
of the Lease

Commencement
Date: Subject to the early termination of the existing lease for the Premises and the timely surrender by the existing tenant (the
“Existing Tenant Contingency”), September 1, 2022. Notwithstanding the foregoing, if Tenant’s personnel
shall occupy all or any part of the Premises for the conduct of its business prior to the Commencement Date (except in connection with
the early access provision set forth below, such date of occupancy shall, for all purposes of this Lease, be the Commencement Date. Promptly
upon the occurrence of the Commencement Date, Landlord and Tenant shall execute and deliver a letter designating the Commencement Date
substantially in the form attached hereto as Exhibit D, but the failure by either party to execute and deliver such a letter
shall have no effect on the Commencement Date, as hereinabove determined.

Rent
Commencement Date: The date that is one month after the Commencement Date, estimated to be October 1, 2022.

Tenant’s
Proportionate Share: Eleven 02/100 percent (11.02%) (which is based on the ratio of (a) Premises Rentable Area to (b) Building Rentable
Area ).

Security
Deposit: $34,851.75 (3 months of Basic Rent), to be held and disposed of as provided in Section 14.8.

Term:
The period commencing on the Commencement Date and expiring at the close of the day that is the last day of the 61st month
after the Commencement Date (plus the partial month, if any, in which the Commencement Date shall occur). The Term shall include any
extension thereof that is expressly provided for by this Lease and that is effected strictly in accordance with this Lease; if no extension
of the Term is expressly provided for by this Lease, no right to extend the Term shall be implied by this provision.

Initial
General Liability Insurance: $5,000,000 aggregate (combined single limit) for property damage, bodily injury or death.

Permitted
Use: General office purposes and general laboratory, together with all legal uses accessory thereto, as the foregoing may from time
to time be permitted under the Zoning By-Law of the Town of Mansfield, Massachusetts.

Landlord’s
Contribution: An amount equal to $17.50 per square foot of Premises Rentable Area.

Additional Definitions. When used in Lease, the capitalized terms set forth below shall bear the meanings set forth below.

Adequate
Assurance: As defined in Section 14.2.

Adequate
Assurance of Future Performance: As defined in Section 14.2.

Additional
Rent: All charges and sums payable by Tenant as set forth in this Lease, other than and in addition to Basic Rent.

Alterations:
As defined in Section 5.2.

Bankruptcy
Code: As defined in Section 14.1.

Base
Building: Shall mean all of the Structural Elements (as hereinafter defined) of the Building, the roof, the common building and core
facilities of the Building, and the Base Building Systems serving the Building, but shall not include any Improvements relating to the
Premises (whether existing or constructed by Landlord or Tenant), Alterations, the distribution portions and any other Base Building
Systems which exclusively serve the Premises (whether located in the Premises or other areas of the Building), or other fixtures or personal
property installed by or on behalf of Tenant or any party claiming by, through or under Tenant.