AIRCRE STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE – GROSS Basic Provisions (“Basic Provisions”). 1.1 Parties. This Lease (“Lease”. dated forreference purposes only March 31. 2023 . is made bv and between Dolir Property Investments, LLC,a Californiaimitedliabilityc o m p a n ;HagerPacificProperties,LIC,a Californialimitedabilitycompanvi SoCal Industrial Partners. LIC. a Callfornia Ilmited Ilability companv. all as tenants-In-common ” L e s s o r ” a n d Ricky L. Pinelo d b Ricky’sPartyRentals (“Lessee”‘.(collectivelv the “Parties” or individually a “Party” p r e m i s e s : T h a t c e r t a i n r e a l o r o b e r t y . i n c l u d i n g a l i m p r o v e m e n t s t h e r e i no r t o a l e p r o v i d e d o v L e s s o r u n d e r the terms of thisLease, commonly known as street address, unit/suite, city, state, zip): 15777ValleyBivd.. Unit G, Fontana CA 92335 “Premises”). The Premises are located int h e County of San Bernardino a n d are generally described a. describebrieflythenatureofthePremisesandthe”Project: a metalbuildingo fapproximately5,000squarefeetand accompanying vard area, part of a complex o fbuildingstotalingapproximately50,000squaref e e t. In addition to Lessee’s rights to use and occupyt h e Premises as hereinafterspecified, Lessee shall have non-exclusive rightst o any utility raceways of the building containing thePremises”Building and to the Common Areas a sdefinedi n Paragraph 2.7 below), but shall n o t h a v e a n v r i g h r sr o t h e r o o t . o r e y r e r i o r w a l l s o f t h e B u i l d i n go rt o a n o t h e r b u i l d i n g s i n t h e P r o l e c t . h e P r e m i s e s . t h e Building, the Common Areas, the land uponwhich they are located, along with all other buildings and improvement: S e e also Paragraph 2 1 2 1 6 Parking:minimumrequired by code unreserved vehicleparking spaces. S e e also Paragraph 2 . 6 1.3 Term: One (1) e a r s and 1 1 months (“Original Term”) commencingApril1 ,2023(“Commencement Date”) and ending February28, 2025 “Expiration Date”). S e e alsoParagraph 3) 1.4 Early Possession: Ift h e Premises are available Lessee may have non-exclusive possession of the Premise. commencing upon lease execution and Lessee’s delivery to Lessorof evidence of Lessee’s InsuranceperParagraph8.5. (“Early Possession Date”). S e e also Paragraphs 3.2 and 3.3 15 Base Rent: $4589.00 permonth “Base Rent”‘, pavable ont h e First (1st) day ofeach month commencing Mat 1, 2 0 2 3 • ( S e e a l s o P a r a g r a p h 4 ) Vlifthis boy is checkedt h e r e are provisions in this lease for the Base Rent to be adiusted. See Paragrath 50 1.6 Lessee’sShareofCommonAreaOperatingExpenses: t e n percent1 0% “Lessee’sShare”). Intheevent that the size of the Premisesa n do rt h e Project are modified during the term of this Lease, Lessor shall recalculateLessee! Sharetoreflectsuchmodication 1.7 Base Rent and Other MoniesPaid UponExecution: Base Rent: $4.589.00 for the period May 1,2023 -Mya 31. 2023 (April, 2023 BaseRent shal be abated). Common Area Operating Expenses: $200.00 for the period Mav 1. 2023- May 31. 2023 (c) Security Deposit: $4,789.00 (“Security Deposit”). (See also Paragraph 5) ) Other: – for- . Tie totansvep o nexectionorwarsLease: 59.578.00 1.8 Agreed Use: Party rentals supply and storage (see Paragraph 51). (See also Paragraph 6) 1.9 Insuring Party. Lessor is the”Insuring Party”. S e e also Paragraph 8 f a rRepresentation: bach rarty acknowledges-receing a Disclosure regarding rearastate-gency relatie (b) Payment to Brokers. Upon execution and delivery ofthis Lease by both Parties, Lessor shall pay to the Brokers the brokerage fee agreed to in a separate written agreement lor fi there si -no such agreementthe sum-of a t tha s o t a lo r a v o n s t o r t h e b r o k e n g e s e r v i c e s r e n d e r e db y t h e B r o k e r s . 1.11 Arachments. Attachedheretoaretherollowing.allorwhichconsututea partorthisLease an Addendum consisting of Paragraphs aL site plan depicting the Premises; a site plan depicuing t h e Project; L a current set o ft h e Rules and Regulations for the Project: a current set of the Rules and Regulations adopted by the owners’ association a Work Letter. other (specify): Letting. Lessor hereby leasesto Lessee, and Lessee hereby leases from Lessor, thePremises, for the term, at the INITIAL © 2019 AIR CRE. AllRights Reserved MITC-24.31. Revised06-10-2019 LastEdited:4/4/20231:42PM Page 1of 2 rental, andupon all of the terms, covenantsand conditions set forth in this Lease. While the approximate squarefootag oft h e Premises may have beenu s e d int h e marketing oft h e Premises for purposes of comparison, the Base Rent statec herein is NOTtied to sauarefootage and is not subiect toadjustment should the actual size NOTE: Lessee is advised t overifyt h e actual size prior t o executingthis Lease. ;contained within the Building “Unit” to Lessee Lessee acknowledges that: (a) it has beengiven an opportunity to inspect and measure the Premises; b ) it has beenadvised by Lessora n do r Brokerst o satisfy itself with respect to the size and condition of the ZULSAIR CRC. AIlRIgnES Reserved MTG-24.31, Revised 06-10-2019 ladeb y LNesOseeT.E:Lesseei cchatnashlicesorthePremisasm a une Premises /including but not limited to the electrical. HVAC and fire sprinkler systems, security, environmental aspects, and compliance with Applicable Requirementsa n d theAmericans with Disabilities Act, and their suitability for Lessee’s intended use; (c)Lessee has made suchinvestigation asit deems necessary with referencet osuch matters and assumes all reshonsibilitytherefor as the same relate to its occupancy of thePremises; d ) it is not relying on any representation as to thecireofthePremisesmadehyBrokersorlessor:lethesauarefootageofthePremiseswasnotmaterialtoLessee’s (f)neither Lessor, Lessor’sagents, nor Brokers have madea noralorwrittenrepresentationsorwarrantieswithrespecttosaidmattersotherthanassetforthinthisLease. In addition. lessor acknowledges that: (i) Brokers have maden o representations, promises or warranties concerning Lessee’s ability tohonort h e Lease orsuitabilityt o occupyt h e Premises, and (ill it is Lessor’s sole responsibility to 2.6 Vehicle Parking. Lesseeshall b e entitled to use then u m b e r of Parking Spaces specified inParagraph 1.2(b)o n those portionso ft h e Common Areas designatedf r o m time to time by Lessor for parking. Lessee shall not use more parking spacesthansaid number. Saidparking spaces shall be usedfor parking by vehicles nolarger than full-size passenger automobilesor pick-up trucks, herein called “Permitted Size Vehicles.” Lessor may regulate the loading and unloading ofvehicles by adopting Rules and Regulations as provided in Paragraph 2.9. No vehicles other than Permitted SizeVehiclesmaybeparkedintheCommonAreawithoutthepriorwrittenpermissionofLessor. Inaddition: a L e s s e e s h a l l n o t p e r m i to r a l l o w a n y v e h i c l e s t h a t b e l o n g t o o r a r e c o n t r o l l e d b y L e s s e e o f L e s s e e s emplovees.suppliers. shioners. customers. contractors or invitees to beloaded, unloaded, or parked in areas other than thosedesignated by Lessorf o r such activites. b Lessee shall not service orstore anyvehicles in the common Areas. If Lessee permits or allowsany of the prohibited activities described in this Paragraph 2.6, then Lessor shall have theright. without notice. in addition to such other rightsa n d remedies that it may have, to removeo rtow away the vehicle involved and charge the cost to Lessee, which cost shall beimmediately payable upon demand by Lessor 2.7 C o m m o n A r e a s – Definition. The term “CommonAreas is defined as all areas and facilities outside the Premises and within the exteriorboundary line oft h e Project and interior utility raceways and installations within the Unit that are provided anddesignated byt h eLessor from time tot i m efor thegeneralnon-exclusive use ofLessor, Lessee and other tenants oft h e Proiect and their respective emplovees, suppliers,shippers, customers,contractors andinvitees, including parking areas, loading and unloading areas, trash areas, roots for the benent of Lessee and its employees, suppliers, s h i p p e r s , c o n t r a c t o r s , c u s t o m e r s a n d i n v i t e e s , d u r i n g t h e t e r m o f t h i s L e a s e , t h e n o n – e x c l u s i v e r i g n tt o u s e , i n c o m m o n governing the use oft h e Proiect. Under no circumstances shallthe right herein granted to use the Common Areas be deemed to include the right to store any property, temporarily or permanently, ni the Common Areas. Any such storage shall be permitted only by the prior written consent ofLessor or Lessor’s designated agent, which consentmay be revoked at anytime. In theevent that any unauthorized storage shall occur, then Lessor shall have the right,without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which 2 9 Common Areas -Rulesa n dRegulations. Lessor orsuch other persons as Lessor may appoint shall have the exclusive controland management ofthe Common Areas andshall havethe right, fromtimetotime,toestablish, modify. amend and enforcereasonable rules and regulations”Rules and Regulations) for the management, satety, care, and cleanliness oft h e grounds.t h e parking and unloading of vehicles and the preservation of good order. as well as for the convenience of other occupants or tenants of the Building and the Project and their invitees. Lessee agrees to abideD) and conformt o all such Rules and Regulations, and shall use its best efforts to cause its employees, suppliers, shippers customers, contractors and invitees to so abide and conform. Lessor shall not beresponsible to Lessee for the 2.10 CommonAreas-Changes. Lessorshallhavetheright,inLessor’ssolediscretion,fromtimetotime: (al To make changest o the Common Areas, including, without limitation, changes in the location, size, shape and loading and unloading areas. ingress, egress.direction of traffic, landscaped areas, walkways and utility raceways; ( To closetemporarilv a n oft h e Common Areas for maintenance purposes so long as reasonable access to the P r o j e c to c d To designate other land outside the boundaries of the Project to be a part or the common Areas; To add additional buildings and improvements to the common Areas; To use the Common Areas whileengaged in makingadditional improvements, repairs or alterations to the r a n v n o r o n r h e r e o r : a n d (f Todoandperformsuchotheractsandmakesuchotherchangesin,toorwithrespecttothecommonAreas and Proiect as Lessor may. in the exercise of sound businessjudgment, deem to be appropriate 31 Term. The Commencement Date. Expiration Date and Original Term ofthisLease are as specifiedin Paragraph 3.2 Eariv Possession. Any provision herein granting Lessee Early Possession of t h e Premises issubject t oa n d conditioned upon the Premises being available for such possession prior to the Commencement Date. A n ygrant of Early Possessiononly conveys a non-exclusive right to occupy the Premises. fI Lessee totally or partially occupies the Premises prior tot h e Commencement Date,t h e obligation to pay Base Rent shall be abated for the periodof such carly Possession. Al ot ver terms of this Lease (including but not limited to the obligations to pay Lessee’s Shareof Common Area Operating INTTIALS © 2 0 1 9AIR CRE. All Rights Reserved MTG-24.31.Revised06-10-2019 Last Edited: 4/4/2023 1:42 PM Page 3 of2 2 Any such Early Possession shalln o t affect t h e Expiration Date T.desoitesaidemors.Lessorsunabletodeliverossessionrovsuch d a t e l e c c o r s h a l l n o t h e s u t h i e r t t o a n l i a h i l i tt h e r e f o r . n o rs h a l l s u c h t a i l u r e a t t e c tt h e v a l i d i t v o rt h i s l e a s eo r c h a n g e t h e • P r e m i s e s a n d a n v b e n o d o r r e n t a b a t e m e n t t h a c L e s s e ew o u l d o t h e r w i s e n a v e e n t o v e d s n a i l r u n r o m t h edate of delivery of possession and continue fora period equal to what Lessee would otherwise have enjoyed under the extended undert h e terms ofa n y Work Letterexecuted by Parties, Lessee may, at its option, by notice in writing within 10 days after the end of such 60 day period, cancel this Lease Lessor within said 10 day period. Lessee’s right tocancel shallterminate. If possession oft h e Premises is not delivered w i t h i n 1 2 0 d a v s a f t e rt h e c o m m e n c e m e n t D a t e .t h i s L e a s e s h a l l t e r m i n a t e u n l e s s o r n e r a g r e e m e n t sa r e r e a c n e o b e r w e e n 5 . 4 L e s s e e c o m o r a n c e Lessorshall not berequired to tender possession ofthe Premisesto Lessee until Lessee complieswithitsobligationtoprovideevidenceofinsurance(Paragraph8.5. Pendingdeliveryofsuchevidence,Lessee shall bereguired to verform all of its obligations under this Lease from and aftert h e Start Date. including the pavment of Rent,notwithstandingLessor’selectiontowithholdpossessionpendingreceiptofsuchevidenceofinsurance. Furtherif L e s s e e is r e q u i r e d t o p e r f o r m a n y o t h e r c o n d i t i o n s p r i o r t o o r c o n c u r r e n t w i t ht h e S t a r t D a t e , t h e S t a r t D a t e s h a l l o c c u r b u t 4.1. Rent Denned. All monetary obligations of Lessee to Lessor under the terms of this Leaseexcept for the security Deposita r e deemed to be rent (“Rent”). 4.2 Common Area Operating Expenses. Lessee shall coanrct for and pay the cost of al utilities exclusively s e r v i n g the P r e m i s e s . the c o s t of t r a s h r e m o v a l services, pecsto n t r o l services and na o t h e r expenses that are specifIc to the Fremises, and Lessee shall pay to Lessorduring the term hereot, in addition to the base Rent, Lessee’s Sharea s specified in Paragraph1.6) of all Common Area Operating Expenses, as hereinafterdefined, during each calendar vear of the term of this Lease, in accordance with thefollowing provisions: (al The following costsrelating to the ownership and operation oft h e Proiect are defined as “Common Area OperaringEypensas”: C o s t srelatingto theoperation,repair and maintenance, in neat, clean, good ordera n d condition, but not the replacements e e subparagraph (e). ofthe following: (aa) The common Areasa n d common Area improvements, including parking areas, loading and unloadingareas, trash areas, roadways, parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems Common Area lighting facilities. fences and gates, elevators, roofs, exterior walls of the buildings, building svstems and (bb) Exterior signs and any tenant directories. (cc Any firesprinkler systems d a ) All other areas and improvementsthat are within the exterior boundanes of the Project but outside ofthePremisesando ranyotherspaceoccupiedbyatenant The cost of water, gas, electricitya n d telephone to service the Common Areas and any utilities not Thec o s t of trash disposal, pest control services, propertymanagement, security services, owners’ association dues andtees,t h e costt o repaintt h e exterior of any structures and the cost of any environmental inspections (iv Reserves set aside formaintenance and repair ofCommon Areas and Common Area equinment (vil Any “Insurance Cost Increase” las defined in Paragranh &). viD Any deductible portion of an insured loss concerning the Building or the Common Areas. a n d r e p l a c e m e n t o rt h e P r o i e c t (ix The cost of any capital improvement to the Building or the Project not covered under the provisions of Paragraph 2.3 provided: however. that Lessor shall allocate the cost of a n such capital improvement overa 12 vear period andlesseeshallnotberequiredtopavmorethanlessee’sshareofThizathorthecosto rsuchcantalmorovementin anygiven month. Lessee shall pay interest on the unamortzed balance but may prepay its obligation at any time T h e c o s t o f a n v o t h e r s e r v i c e s t o b e p r o v i d e d b y L e s s o r t h a t a r e s t a t e d e l s e w h e r e in t h i s L e a s e t o b e a commonAreaoperaungexpense. [ AnycommonAreaOperatingexpensesandrealPropertylaxesthatarespecinicallyattributabletotheUnit, the Building or to anyother building in the Proiect or to the operation,repair and maintenance thereof, shall be allocated entirelvtosuchUnit.Building,orotherbuilding. However.anyCommonAreaOperatingExpensesandRealPropertyTaxes thereof, shall b e equitably allocated by Lessor to all buildings in the Project. c The inclusion oft h e improvements. facilities and services set forth in Subparagraph 4.2(a) shall not be unless the Project already has the same, Lessor already provides the services, or Lessor has agreed elsewhere in this Lease t o p r o v i d e t h e s a m eo r s o m e o ft h e m a Lessee’s share of common Area OperatingExpenses ispayable monthly on the same day as the base Rent is duehereunder. TheamountofsuchpaymentsshallbebasedonLessor’sestimateoftheannualcommonAreaOperating C Z O 1 9 A I R C R E . A I R I e n t S R e s e r v e d Last Edited: 4/4/2023 1:42 PM VIG-24.31. Revised Ub-IO-ZUIS Page4of22 reasonablv detailed statement showing Lessee’s Shareof the actual Common Area Operating Expenses fort h e preceding against Lessee’s future pavments. If Lessee’s paymentsduring suchyear were less than Lessee’s Share, Lessee shall pay t l e s s o r t h e a m o u n t o f t h e d e fi c i e n c y w i t h i n 1 0 d a s a f t e r d e l i v e r y b y L e s s o rt o L e s s e e o f t h e s t a t e m e n t CommonArea Onerating Eynenses shallnot include the cost ofreplacing equipment or capital component suchastheroof,foundations,exterior wallsor CommonAreacapitalimprovements,suchastheparkinglotpaving C o m m o nA r e a O p e r a t i n gE x p e n s e s s h a l l n o t i n c l u d e a n y e x p e n s e s p a i d b y a n y t e n a n t d i r e c t l y t o t h i r d p a r e : 4.3 Pavment. LesseeshallcausepaymentofRenttobereceivedbyLessorinlawfulmoneyoftheUnitedStates withoutoffsetordeductionexceptasspecificallypermittedinthisLease,onorbeforethedayonwhichitisaue. Al monetarv amounts shall berounded to the nearest whole dollar. In the event that any statement or invoice prepared by Lessor isinaccurate such inaccuracyshall not constitute a waiver and Lessee shall be obligated to pay the amount set fort in this Lease. Rent for a nperiodduringt h e termhereofwhich isfor less than one full calendar monthshallb e prorated , Paymentof Rent shall be made to Lessor at its address stated hereir or to such other persons or place as Lessor may from time to time designate inwriting. Acceptance ot a payment which I lessthantheamountthendueshallnotbeawaivero fLessor’srightstothebalanceofsuchRent,regardlessofLessor! endorsement ofany check so stating. In the event that a n check, draft, or other instrument ofpayment given by Lessee t o Lessor is dishonored t o ra n v reason. Lessee asgreestopaytoLessor thesumofS25inadditiontoanyLatechargeand lessor. at its ontion. mavreauire all future Rent be paid by cashier’s check. Payments will be applied firstto accrued late c h a r g e s a n d a t t o r n e y ‘ s f e e s , s e c o n d t o a c c r u e d i n t e r e s t ,t h e n t o B a s e R e n t a n d C o m m o n A r e a O p e r a t i n g E x p e n s e s . a n d a n remaining amount to a n yother outstanding chargesor costs Security Deposit. Lessee shall deposit with Lessor upon execution hereof the security Deposit as security for Lessee: m i t h r u p e r t o r m a n c e o r its o b n e a c o n s u n d e rt a i s L e a s e. IfLesseefails to pay Rent,orotherwise Defaults underthis LeasE Lessor may use, apply or retain allo r any portion of saidSecurity Deposit for the payment of any amount already due Lessor, for Rents which will be due in the future, a n d or to reimburse or compensate Lessor for any liability, expense, los ordamagewhichLessormaysufferorincurbyreasonthereof. IfLessorusesorappliesalloranyportionofthesecurity Deposit, Lessee shallwithin 10 days afterwrittenrequest therefor deposit monies with Lessor sufficient to restore saic Ifthe Base Rent increases during the term of thisLease. Lesser shall. upon written request from Lessor, deposit additional monies with Lessor so that the total amount of the securt) accommodatea sublessee or assignee, Lessorshall have therightto increasethesecurity Deposit to the extent necessary Lessee is, ni Lessor’s reasonable judgment, significantly reduced, Lesseeshall deposit suchadditional monies with Lessor as shall be sufficient to cause the Security Deposit to be at acommercially reasonable level based o nsuchchange Ir financial condition. lessor shall not be required to keep the Security Deposit separate from its general accounts. Within 90daysaftertheexpirationorterminationofthisLease,LessorshallreturnthatportonorthesecuricyDepositnotused moctproudoescoovithorarrrrrrocrvingbowrharpomonor the Securitv Deposit that was not returned was applied. No part oft h e Security Deposit shall be considered to be held ir trusttohearinterestortobeprenavmentfora nmoniestobepaidbyLesseeunderthisLease. THESECURITYDEPOSIT 6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use, or any otherlegalu s ew h i c h reasonably comparable thereto, andforn oother purpose. Lessee shalln o t use or permitt h e use oft h ePremisesi na manner that is unlawtul, creates damage, waste or a nuisance, or that disturbsoccupants or o rcauses damage te neighboring premises or properties. Other than guide, signal and seeing eye dogs, Lessee shall not k e e por allow in tht Premisesanvpets.animals.birds.fish.orreptiles. Lessorshallnotunreasonablywithholdordelayitsconsenttoan written request for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the Building or the mechanical or electrical systems therein, a n do r is not signiticantly more burdensometo the Project. It Lessor electst owithhold consent. Lessor shall within 7 davs after such request give written notification o fsame, whic n o t i c e s h a l l i n c i d e a n e x p l a n a t i o no rL e s s o r ‘ s o p i e c t o n s t o t h e c h a n g e i n t h e A g r e e d u s e 6.2 HazardousSubstances Reportable Uses Require Consent. The term “Hazardous Substance” as used in this Lease shall mean ant product, substance, orwaste whose presence, use,manufacture,disposal,transportation,o r release, either byitselfo ri r combination with othermaterials expected to be on the Premises, is either:u potentally injurious to the public nealth s a f e t y o r w e l f a r e . t h e e n v i r o n m e n t o r t h e P r e m i s e s : (in) r e g u l a t e d o r m o n i t o r e db y a n y g o v e r n m e n t a l a u t h o r i t y , o r ( i a basis for potential liability of Lessor to a n governmental agency or third party under any applicable statute or common a w t h e o r . Hazardous Substances shall include. but not be limited to. hydrocarbons, petroleum, gasoline, a n do r crude oi c o n s t i t u t e s a R e p o r t a b l e U s e o f H a z a r d o u s S u b s t a n c e s w i t h o u t t h e e x p r e s s p r i o r w r i t t e nc o n s e n t o f L e s s o r a n d t i m e l ) comnliance (at lessee’s eynense) with all Applicable Reauirements. “Reportable Use” shall mean i t h e installation or use Hazardous Substancethat reguires a permit from, or with respect to which a report, notice, registration or business plan I required to befiledwith, any governmental authority, a n do r (lit) the presence at the Premises of a Hazardous Substance with respect to which any Applicable Requirements requires that a notice be given to persons entering or occupying the Premiseso r neighboring properties. Notwithstandingt h e foregoing, Lesseem a y use any ordinary and customary material! reasonably required ot be used ni the normalcourse oftheAgreed use, ordinary office supples (copter tone C2019AIRCRE. AIRIentSReserved MTG-24.31, Revised06-10-2019 lastFdited:4/4/20231:42PM Page5of22 e t c . and common household cleaning materials, so long as such use is in compliance with all Applicable Reguirements, is not a Reportable Usea n d does not expose the Premises or neighboring property to anymeaningful risk I n addition. Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonablyd e e m s necessaryt o protectitself.t h e public. the Premises a n do r the environment against damage, contamination, injury a n do r liability, including,but not ( b Duty toInform Lessor. If Lessee knows, or has reasonable cause to believe, that a Hazardous substance has come to b elocated in, on, under or about the Premises, otherthan a spreviously consented to byLessor, Lessee shall •causeorpermita nHazardousSubstancetobesoilledorreleasedin. o n , u n d e r , o r a b o u t t h e P r e m i s e s i n c l u d i n g t h r o u g • t h e p l u m b i n g o r s a n i t a r y s e w e r s y s t e ma n d s h a l l p r o m p t l y , a t L e s s e e ‘ s recommended. whether or not formallyordered or required, fort h e cleanup ofa n ycontamination of, and fort h e maintenance, security and/or monitoring of the Premises orneighboring properties, that wascaused or materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the , Lessee shall indemnity, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any, harmless from and against any and all loss of rents ando r damages, liabilities, judgments, claims, expenses, penalties, and attorneys and consultants tees arising out of or involving any Mazaraous substance prougnt ofte the Premises by or for Lessee, or any third partyprovided, however, that Lessee shall have no labilicy underthis Lease withresnecttounderproundmigrationofanyHazardousSubstanceunderthePremisesfromareasoutsideoftheProject not caused or contributed to by Lessee. Lessee’sobligations shall include, but not be limited to, the effects of any contamination or injuryt o person, property or the environment created or suttered by Lessee, and the cost of Lease. No termination. cancellation o r release agreement entered into by Lessorand Lesseeshall release Lessee from its unless specifically so agreed by Lessor in writing at the time of such agreement (e) Lessor Indemnification. Except as otherwise provided in paragraph 8.7, Lessor and its successors and assign: shall indemnity, defend, reimburse and hold Lessee, its employees and lenders, harmless from and against any and all on the Premises prior to Lesseetakingpossession or which are caused by thegross negligence or willful misconduct of Lessor’s obligations. as and when required by the Applicable Requirements, shall include butnothelimitedt othecostofinvestigation.removal,remediation.restorationando rabatement,andshallsurvivethe Investigations and Remediations. Lessor shall retain the responsibilityand pay for anyinvestigations or remediation measures reguired b governmental entities having jurisdiction with respect to the existence ofHazardous SubstancesonthePremisesprior totheLesseetakingpossession, unlesssuchremediationmeasureisrequiredasaresult a s defined in paragraph 7.3(a)below)o f the Premises, i nwhich event Lessee shall beresponsibleforsuchbavment Condition s e eParagraph 9.1( e )occurs during the remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and effect, but s u b i e c t t o l e s s o r ‘ s r i g h t s u n d e r P a r a g r a p h 6 . 2 d ) a n d P a r a g r a p h 1 3 , L e s s o r m a y , a t L e s s o r ‘ s o p t i o n , e i t h e rO i n v e s t i g a t e w h i c h o v e n t t h i ce a s e s h a l l c o n r i n t e force and effect.a n d Lessor shall proceed to make such remediation as soon as reasonably possible aftert h e required 6.3 Lessee’s Compliance with Applicable Requirements. Except as otherwise provided in thisLease, Lessee shall, at lessee’s sole eynense.full. diligently and in a timely manner, materially comply with all Applicable Requirements, the insurance underwritero r rating bureau. and therecommendations of Lessor’s engineers and/or consultants which relate in any mannert othe Premises, without regard to whether said Applicable Requirements are now in effecto rbecome effective after the Start Date. Lessee shall, within 10days after receipt of Lessor’s written request, provide Lessor w i t hcopies of all permits and other documents, a n dother information evidencing Lessee’s compliance with a n Applicable Requirements specified byLessor, and shall immediatelyupon receipt, notty Lessor in writing(with copies of anydocuments involved) of any threatened or actual claim, notice, citation, warning, complaint orreport pertaining to orinvolvingt h e failure ofLessee or the Premisest o comply with any Applicable Likewise, Lessee shall immediatelygive written notice to Lessor or: a n y water damage to the Premises © 2019 AIR CRE. All Rights Reserved MTG-24.31, Revised 06-10-2019 Last Edited: 4/4/2023 1:42 PM Page 6 of 22 micrnassororherodorstharmighrindicarethepresenceormoldinthepremises 6.4 Inspection; compliance. Lessor and Lessor’s “Lender” a s denned in Paragraph 30 and consultantsauthonzed Lessor shall have the right to enter into Premises at a n t i m ein the case o1fan emergency, and otherwise at reasonable r i m a s a f t e r r e a s o n a b l e n o n c e . f o r t h e p u r p o s e o r i n s p e c u n g a n do rt e s u n g t h ec o n c i o n o rt h e p r e m i s e s a n o v o ro r The cost of anysuch inspections shall be paid byLessor, unless a violator o f A p p l i c a b l e R e q u i r e m e n t s , o r a H a z a r d o u s S u b s t a n c e C o n d i t i o ns e e P a r a g r a p h 9 . 1 ) i s r o u n dt o e x i s t o r b e i m m i n e n t , o r Lessorfor the cost ofsuch inspection, so long as such inspection is reasonably related to t h eviolation or contamination. IT addition, Lessee shall providecopies of all relevant material safety data sheets ( I S D S to Lessor within 10 daysof the will expose Lessor t orisks and potentially cause Lessort o incur costs not contemplated by this Lease, the extento f which w i l l h e e y t r e m e l v d i f fi c u l t r o a s c e r r a i n . A c c o r d i n gv . s h o u l d t h e L e s s e e r a i l t o a l l o w s u c h i n s p e c t o n s a n do r t e s u n g i n a timelyfashion the Base Rent shall be automatically increased, without anyrequirement for notice to Lessee, by an amount equalto10%ofthethenexistingBaseRentorS100,whicheverisgreaterfortheremaindertotheLease. ThePares agreethatsuchincreaseinBaseRentrepresentsfairandreasonablecompensatonfortheadditonalrisk/coststhatLessol will incur bvreason of Lessee’s failure to allow such inspection a n do r testing. Such increase in Base Rent Shall in no event constitute a waiver of Lessee’s Default or Breach withrespectt o such failure nor prevent the exercise o fany oft h e other richtsandremediesgrantednereunder In General. Subiect to the provisions ofParagraph 2.2 Condition), 2.3 Compliance), 6.3 (Lessee’s Compliance with Applicable Requirements), 7.2 (Lessor’sObligations), 9 (Damage or Destruction), and 14 (Condemnation), matter where located). and Alterations in good order, condition and repair whether or not the portion oft h e Premises requiring repairs, or the means of repairingt h e same, are reasonablyor readily accessible to Lessee, and whether or not prioruse.theelementsortheageofsuchportionofthe f a c i l i t e s . p o l l e r s . p r e s s u r ev e s s e l s . oracuces.soecncanvincuonstree a l l e m u i n m e n t o rf a c i l i t i e s s u c h a s p l u m b i n g .H V A C e Q u i n m e n t . e l e c t r i c a l . l i g h n n e are the responsibilitv ofLessor pursuant to Paragraph 7.2. ¡the service contracts reguired by Paragrach 7.1/b) leccor in customary form and substance for. and with contractors specializing and experienced in the maintenanceof the pressure vessels, and t )claritiers. However, Lessorreserves theright, upon noticet oLessee,t o procure and maintain anv orall of such service contracts.a n d Lessee shall reimburse Lessor. upon demand, for the cost thereof. l e Failuret oDerform If lessee failst o nerform lessee’s obligations underthis Paragraph 7.1. Lessor may entel upont h e Premises after 10 davs prior written noticet o Lessee except int h e case ofa n emergency, in which case no notice shall be required), perform such obligations on Lessee’s behalf, and put the Premises in goodorder, condition and repair, and Lessee shall promptly pay toLessor a sum equal to 115% of the cost thereof. Replacement. Subiect to Lessee’sindemnification of Lessor ass e t forth in Paragraph8 . 7 below. and without and perform good maintenance practices, it an item described in Paragraph 7.1(b)cannot be repaired otherthan at a cost which is in excess of50% of the cost of replacing such item, then such item shall bereplaced by Lessor, and the costthereof shall be prorated between the Partiesand during theremainder oft h e term ofthis Lease, on the date on which Base Rentisdue, an amount equal tot h eproduct ofmultiplyingt h e costo fsuch replacement by a fraction.t h e numerator es n abavinterestonthe 7.2 Lessor’s Obligations. Subiect tot h e provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 4.2 (Common Area Operating Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damageor Destruction) and 1 4(Condemnation, Lessor, subiect toreimbursement pursuanttoParagraph4.2,shallkeepingoodorder,conditionand repair thefoundations, exterior walls.structuralcondition of interior bearing walls, exteriorroof. fire sprinklersvstem. Common Area fire alarm a n do r smokedetectionsystems,fi r e hydrants, parking lots,walkways, parkways, driveways, landscaping,fences, signsa n d ›Common Areas and all parts thereof. as well as providingt h e services for whichthere is a Common Area Operating Expense pursuant to Paragraph4.2. Lessorshall not be obligatedt o paint the exterioro r interior surfaceso fexteriorwalls nor shall Lessor be obligated to maintain, repair or replace windows, doors orplate glass of the Utility Installations; Trade Fixtures; Alterations (al Definitions. The term “Utility Installations” refers to all floor and window coverings,air and/or vacuum lines, power panels,electricaldistribution, security andfi r e protection systems, communication cabling, lightingfixtures, HVAC equipment, plumbing, and fencing in o ron the Premises. The term “Trade Fixtures” shall mean Lessee’s machinery and equipment that can beremoved without doing material damage to the Premises. The term “Alterationsshall mean any modification oft h e improvements, other than Utility Installations or Trade rixtures, whetherb y addition or deredon. “Lessee Owned Alterations a n do rUtilityInstallations are defined as Alterationsa n do rUtility Installations made by Lesseet h a t aren o t yet owned by Lessorpursuant t oParagraph7.4(a). b Consent. Lessee shall not makea n yAlterations orUtilityInstallations to the Premises without Lessor’sp r i o consent. Lessee may, however, make non-structural Alterations or UtilityInstallations to the interiorof the INITIALS © 2 0 1 9 AIR CRE. All Rights Reserved. MTG-24.31, Revised 06-10-2019 Last Edited: 4/4/2023 1:42 PM Page7Of22 outside.donotinvoivepuncturing.relocaringorremovingtherooto ranvexisungwalls.willnotattecttheelectrical :trigger therequirement for additional modifications and/or i m p r o v e m e n t s t o t h e P r e m i s e sr e s u l t i n g f r o m A p p l i c a b l e R e q u i r e m e n t s , s u c h a s c o m p l i a n c e w i t h T i t l e 2 4 , a n d t h e cumulativecostthereofduringthisLeaseasextendeddoesnotexceedasumeaualto3month’sBaseRentinthe m a v , a s a o r e c o n c i c i o n t o g r a n o n e s u c h a g o r o v a . r e g u r e L e s s e e t o u n l i z e a c o n t r a c t o r c h o s e n a n do r a p o r o v e d o v L e s s o r . consent shall be deemed conditioned upon Lessee’s: o acquiring all applicable governmental permits. i furnishing Lessor with copies of both thepermits and the plans and specifications Requirements in a prompt and expeditiousmanner. A n yAlterations or Utility Installations shall be performed in a condition itsconsent upon Lessee providing a lien and completion bond in an amount equal to 150% ofthe estimated cos (c) Liens: Bonds. Lessee shall pay, when due. all claims for labor ormaterials furnished or alleged to have beer furnishedtoorrorlesseeatortoruseonthePremises.whichclaimsareormavbesecuredovanvmechanic’sor materialmen’s lien againstt h e Premises or any interest therein. Lessee shall give Lessor not less than 10 days notice prior o n or about the Premises. and Lessor shall havet h e right to post notices of n o n – r e s n o n s i b i l i t v . i t l e s s e e s h a l l c o n t e s tt h e v a l i d i t o r a n v s u c h l i e n . c l a i m o rd e m a n d . t h e n l e s s e e s h a l l . a t i t s s o l e expense defend and protect itself. Lessor and the Premises against the same and shall pay and satisfyany s u c hadverse ludement that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall furnish a surervbondinanamountequalto150%ortheamountorsuchcontestedtien.claimordemand.indemnivingLessor against liabilityf o r the same. If Lessor elects to participate in any such action, Lessee shall pay Lessor’s attorneys’ fees and AlterationsandUtilityInstallationsmadebyLesseeshallbethepropertyofLessee,butconsideredapartofthePremises Lessor mav. at anvtime. elect in writing to be the owner ofall or any specified part of the Lessee Owned Alterations and Installations shall, at the expiration o rtermination ofthis Lease, become the property of Lessor and be surrenderedby (b) Removal. By deliver to Lessee of written notice from Lessor not earlier than 90 andn o t later than 30 davs priortotheendofthetermofthisLease,Lessormayrequirethatanyo rallLesseeOwnedAlterationsorUtility Installationsbe removed by the expiration ortermination of this Lease. Lessormay require the removal at any time of al or any part of any LesseeOwned Alterations or Utility Installations made without therequired consent. i c Surrender:Restorton. Lessees h asurrendertherremisesovtheexpirationDateoranveaniel termination date. with all oft h e improvements. parts and surfaces thereof broom clean and free o fdebris, and in good “Ordinary wear and tear” shall not include anydamageordeteriorationthatwouldhavebeenpreventedbygoodmaintenancepracace. Notwithstandingthe foregoing and the provisions of Paragraph 7.1a), if the Lessee occupies the Premises for 12 months or less, then Lessee shall surrendert h e Premisesin the same condition as delivered toLessee on the Start Date with NO allowance for ordinan W e a r a n d t e a r l A s s e p s h a l l r e n a i r a n d a m a g e o c c a s i o n e d b yt h e i n s t a l l a c o n . m a i n t e n a n c e o rr e m o v a l o r t r a d e r i x t u r e s . Lessee owned Alterations a n do r Utility Installations,furnishings, and equipment as well as the removal of any storage tank installed by or for Lessee. Lessee shall also remove from the Premisesa n y and all Hazardous Substances brought onto t h e P r e m i s e s b y o r f o r L e s s e e , o r a n y t h i r d p a r t ye x c e p t H a z a r d o u s s u b s t a n c e s w h i c h w e r e d e p o s i t e d v i a u n d e r g r o u n d m i o r a t i o n r r o m a r e a s o u r s i d o o rt h e P r o m i s e st or ho l o v e s p e c i n e d i n A p o l c a b l e r e c u r r e m e n t s . T r a d e r x t u r e s s h a n remain the propertyofLessee and shall be removed by Lessee. Any personal property ofLessee not removed on or betore the Eypiration Date or a nearlier termination date shall be deemed to have been abandoned by Lesseea n d may be disposed of or retainedby Lessor as Lessor may desire. The failureo va s s e s t o r i m e v v a c a t e t h e P r e m i s e s p u r s u a n t t c this Paragraph 7.4(c) without the express written consentof Lessor shall constitute a holdover under the provisions o Paragraph26 below. 8.1 Paymentof Premium Increases. a l A s u s e d h e r e i n , t h e t e r m ” I n s u r a n c e c o s t i n c r e a s e is d e n n e d a s a n y i n c r e a s e in t h e a c t u a l c o s t o r t h e insurance applicable to the Building andor the Project and required to be carried by Lessor, pursuant to Paragraphs 8.2(D), 8.3a ) and 8.3b ,overa n d above Premium. as hereinafter defined. calculated on an annual basis. Insurance Cost Increaseshall include, but not be limitedt o ,requirements oft h e holdero fa mortgage or deed oftrustcoveringt h e Premises. Building and/or Proiect. increased valuation oft h e Premises, Building a n do r Project, a n do r a general premium rateincrease. ThetermInsurancecostincreaseshallnot,however,includeanypremiumincreasesresultingfromthe nature of the occupancy ofanyother tenant oft h eBuilding. The “Base Premium” shall be the annual premium applicable to the 12 month period immediately preceding the Start Date. It, however, the Project was not insured for the entirety of the Base Premium shall be the lowest annual premium reasonablyobtainable for the Required Insurance as oft h e StartDate,assuming the mostnominal use possibleo ft h e Building. In no event, however. S 2 . 0 0 0 . 0 0 0 p r o c u r e d u n d e r P a r a g r a o n8 . 2 1 oa RI INITIALS 9AIRCRE. AIRightsReser MTG-24.31, Revised06-10-2019 Last Edited: 4/4/2023 1:42 PM Page 8of 2 periods commencing prior to, or extending beyond,t h et e r r corresponding Start Date or Expiration Date shall be prorated t o coincide with the (a) Carried by Lessee. Lessee shall obtain and keepin force a CommercialGeneralLiability policy of insurance protectingLessee and Lessor as an additional insured against claims for bodilyinjury, personal injury and property damage basedunon orarisingoutoftheownership, use,occupancyormaintenanceofthePremisesandallareasappurtenant thereto. Such insurance shall beo n an occurrence basis providing single limit coverage in an amount notlessthan $1.000.000 per occurrence with anannual aggregate of not less than $2,000,000. Lessee shall add Lessoras an additiona insured by means of an endorsement at least as broad as the Insurance Service Organization’s “Additional Insured-Managers orLessorso f Premises Endorsement.The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease as an “insured contract” for the performance ofLessee’s indemnityobligations under this Lease. The limits of said insurance shall not, however.limit the liability ofLessee nor relieve Lessee ofa n y obligation hereunder. Lessee shall provide an endorsement on itsliabilitypolicyies which providesthatitsinsurance shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only. ( b Carried o v Lessor. Lessor shall maintain liability insurance as described in Paragrapn o .a ) , in addition to, andnotinlieuoftheinsurancereguiredtobemaintainedbyLessee. Lesseeshallnotbenamedasanadditionalinsured 8.3 Property Insurance- Building, Improvements and Rental value. (a) Building and Improvements. Lessor shall obtain and keep in forcea policy orpolicies of insurance in the ground-lessor.andtoanyLenderinsuringlossordamagetothePremises. Theamountofsuch insuranceshallbeeaualtothefullinsurablereplacementcostofthe Premises,asthesameshallexist fromtimet otime,ortheamountrequiredbyanyLender,butinnoeventmorethan thecommerciallyreasonableand available insurable value thereof. Lessee Owned Alterations and Utility Installations,Trade Fixtures, and Lessee’s personal pronerty shall be insured by Lessee not by Lessor. If the coverage is available and commercially appropriate, such policy or required by a Lender, including coverage fordebris removal and the enforcement of anyApplicable Requirements requiringtheupgrading,demolition.reconstructionorreplacementofanyportionofthePremisesa stheresultofa covered loss. Said policy orpolicies shall also contain an agreed valuation provision in lieu of any coinsuranceclause. waiver of subrogation, and inflation guard protection causing an increase in the annual propertyinsurance coverage amount bv a factor of not less than the adjusted U.S. Department of LaborConsumer Price Index f o rAll Urban Consumers fort h e citv nearest to wheret h e Premises are located. If such insurance coverage has a deductible clause, the deductible amountshallnorexceedSs.00neroccurrence RentalValue. Lessorshall also obtain and keep in force a policyor policies in the name of Lessor with loss navabletolessoranda nlender.insuringthelossofthefullRentforonevearwithanextendedperiodofindemnityfor an additional 180 days “Rental Value insurance. Said insurance shall contain an agreed valuation provision in lieu ot any coinsurance clause, andthe amount of coverageshall be adjusted annualy to reflectthe projected Rent otherwise payable by Lessee.f o rt h e next 12 month period. Ic) Adiacent Premises. Lessee shall pay for anyincrease in the premiums for the property insurance of the Buildingand forthe Common Areasorotherbuildingsin the Projectitsaid increase is caused byLessee’sacts, omissions. useoroccupancyofthePremises. (d) Lessee’s Improvements. Since Lessor is the Insuring Party. Lessor shall not be reguired to insure Lessee Owned Alterationsa n d Utility Installations unless the item in question has become the property of Lessor under the terms orthisLease S . & L e s s e e ‘ s F r o g e r b u s i n e s st e r r a o u o n i n s u r a n c e w o r k e r s c o m p e n s a c o n i n s u r a n c e . ( a Property Damage. Lessee shall obtain and maintain insurance coverage on all of Lessee’spersonal property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations. Such insuranceshall b e full replacement cost coverage with a deductible ofn o t toexceed $1,000 per occurrence. The proceeds from any such insurance shall be used by Lessee for t h e replacement of personal property, Trade Fixturesa n d Lessee O w n e dAlterations and Utility Installations. r B u s i n e s si n t e r r u p t o n . L e s s e e s h a l l o b t a i n a n d m a i n t a i n l o s s o ri n c o m e a n d e x t r a e x p e n s e i n s u r a n c e i n amounts as will reimburse Lessee f o rdirect or indirect loss of earnings attributable to all perils commonly insured against by prudentlessees in the business of Lessee or attributable toprevention of access to the Premises as a result ofsuch c Worker’s Compensation Insurance. Lessee shall obtain and maintain Worker’s Compensation Insurance in such amount a smay be reguired by Applicable Requirements. Such policy shall include a ‘Waiver ofSubrogation’ endorsement. Lessee shall provide Lessor with a copy of suchendorsement along with the cerncate ofinsurance orcopy of the policyrequired by paragraph8 . d ) No Representation of Adequate Coverage. Lessor makes no representation that the limits or forms of coverage of insurance specified herein are adequate to cover Lessee’s property, business operations or obligations under r h i sTease. 8.5 InsurancePolicies. Insurance required herein shall be by companies maintainingduring the policy term a “General Policyholders Rating” of atleast A-, VII. as setforth in the most currentissue o f”Best’s Insurance Guide”, or such otherratinga s may be required bya Lender. Lessee shall not do or permit to be done anything which invalidates the required insurance policies. Lesseeshall, prior to the Start Date, delivert o Lessor certited copies ot policies of such insurance or certificates with copies of the reguired endorsements evidencing the existence and amounts of the required insurance. No such policy shall be cancelable orsubiect to modification except after 30davs prior written notice to Lessor. Lesseeshall,atleast10davspriortotheexpirationofsuchpolicies,furnishLessorwithevidenceofrenewalsor”insurance binders” evidencing renewal thereof, or Lessor may increasehis liability insurance coverage and charge the cost thereof tc Lessee. which amount shall be payable by Lessee to Lessor upon demand. Such policies shall be for a term of at least one or the length of the remaining term of thisLease, whichever is less. If either Partyshall fail to procure and maintain C ZU19A I RCRE. AIRIentSReserved LastEdited:4/4/20231:42PM MTG-24.31, Revised 06-10-2019 Page 9 of 22 andrelievetheother.andwaivetheirentirerighttorecover damagesagainsttheother,forlossofordamagetoits propertyarising out ofo r incident to theperils required to be insuredagainst herein. The effectof such releases and haveagainstlessororlessee.asthecasemay •carriers waive anyright to subrogation that such companies may §the insurance si not invalidated thereby. 8.7 Indemnity. Except for Lessor’s gross negligence or willful misconduct, Lessee shall indemnity, protect, defend and hold harmless the Premises, Lessor and against any and all claims, loss expenses and/orliabilitie! B r e a c h o rt h e l e a s e h ve s s e e a n do r t h e u s e Lessee’s employees, contractors orinvitees. If any action or proceeding is brought against Lessor b’ Lessor shall cooperate with Lessee in such defense. Lessorneedn o thave Notwithstandingt h e negligence or breach of thisLease by L e s s o ro ri t s a g e n t s .n e i t h e r L e s s o rn o ri t sa g e n t s s h a l l b e l i a b l eu n d e ra nc i r c u m s t a n c e s f o r :i n i u r y o r d a m a g e t o t h e person or goods, wares,merchandise or other property of Lessee, Lessee’s employees, contractors, invitees, customers, al any other person in or about the Premises, whether such is caused by or results from fire, steam, detects ofpipes,fi r e sprinklers, wires, appliances,plumbing, fixtures, or from any othercause, whether the said injury or damage resultsfrom conditions arising fromothersourcesorplaces:(inanydamagesarisingfromanyactorneglectofanyothertenantof Lessororfromthe failureoflessororits agentstoenforce theprovisions ofa nother lease in the Project: or(ill injuryto Lessee’s business orforanylossofincomeorpronttheretrom. Instead.itisintendedthatLessee’ssolerecourseintheeventofsuch damagesorinjurybet ofileaclaimontheinsurancepolicylesthatLesseeisrequiredtomaintainpursuanttothe provisions of paragraph8 8.9 Failuret oProvide Insurance. Lessee acknowledgesthat any failure on its part to obtain or maintain the insurance required hereinwill expose Lessort orisks and potentially cause Lessor t o incur costsn o t contemplated by this Lease, the maintain the reguired insurance a n do r does not provide Lessor with the required binders or certificatesevidencing the existence of the reguired insurance.t h e Base Rent shall be automatically increased, without any requirement for notice to such increase in Base Rent represents fair and reasonable compensation for the additional risk/costs that Lessor will incur by reason of Lessee’s failure tomaintain the reguired insurance. Such increase in Base Rent shall in no event constitute a waiver of Lessee’s Default orBreach with respectto the failure tomaintain such insurance, prevent the exercise of any of t h e o t h e r r i g h t sa n d r e m e d i e s g r a n t e d h e r e u n d e r , n o rr e l i e v e L e s s e e o f i t s o b l i g a t i o n t o m a i n t a i n t h e i n s u r a n c e s p e c t e d in thIsLease. D a m a s eo rD e s t r u c u o n s (a) “Premises PartialDamage” shall mean damage or destruction to the improvements on thePremises, other than Lessee Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the dateofthedamageordestruction.andthecostthereofdoesnotexceedasumequalto6month’sBaseRent. Lessorshall notity Lessee in writingwithin 30days from the date of the damage or destruction as to whether or not the damage is P a r t i a lo r T o t a l . “PremisesTotal Destruction” shall mean damage or destruction to theimprovements on the Premises, other than lessee O w n e dAlterations and Utility Installations and Trade Fixtures. which cannot reasonablyb e repaired in 3 monthsorlessfromthedateofthedamageordestructionando rthecostthereofexceedsasumequalto6month’sBase Rent. LessorshallnotifyLesseeinwritingwithin30daysfromthedateofthedamageordestructionastowhetherornot thedamageisPartialortotal. Owned Alterations and Utility Installations and Trade Fixtures, w h i c h w a s c a u s e d h va n e v e n tr e q u i r e d t o b e c o v e r e d o vt h e “Replacement Cost”shall mean the cost to repairo rrebuild the improvements owned by Lessor at the time of theoccurrence to their condition presence of, or a contamination by, a 9.2 Partial Damage lessor’s eynense. repairsuch damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterationsand Utility i n s r a l l a t i o n s a s s o o n a s r e a s o n a b i v p o s s i b l e andthisLease shall continue in full force and effect, provided, nowever, that •destructonthetotalcosttorepairorwhichisSTorou or less. and. in such event. Lessor shall makea n y applicable insurance proceeds available t o Lessee on a reasonable basis for that purpose. Notwithstanding the foregoing, if the reguired insurance was not in forceor the insurance proceeds are not sufticient to effect such repair, the requiredt ocomplete said repairs. Intheevent.however,suchshortagewasduetothefactthat,byreasonoftheunique nature oft h e improvements. full replacement cost insurance coverage was n o tcommercially reasonable and available ZOISAIR CRC. AIlKIROLS REServed. MTG-24.31, Revised 06-10-2019 l a s t F d i t e d :4 / 4 / 2 0 2 3 1 : 4 2 P M Page 10 o f22 INITIAI C appointment of a receiver to protect theLessor’s interests, shall not Ic) Pursue a n other r e m e d now or hereafter available under thelaws o rjudicial decisions of the state wherein the Premises arelocated. Theexpirationo r terminationo fthis Lease a n do rt h e termination ofLessee’s right to possession shall not relieve Lessee from liability under anyindemnity provisions of this Lease as to matters occurring of Inducement Recanture. A n agreementfor free or abated rent or other charges, the cost oftenant improvementsfor Lessee paid for orperformed by Lessor, or for the giving or paving byLessort o or for Lessee ofanycash referred to as “Inducement Provisions. shall be deemed conditioned upon Lessee’s full and faithful performance or all of theterms,covenants andconditions ofthis Lease. UponBreacho fthis Lease by Lessee,a n y such Inducement Provision reffect. and anv rent. other charge, bonus inducement or consideration theretofore abated, given or paid by Lessorunder such an Inducement Provision shall be immediatelyd u e and payable by Lesseet o Lessor, notwithstanding any subsequent cure ofsaid Breach by Lessee. The acceptanceby Lessor ofrent or the cure of the Breach which initiated theoperation of this paragraph shall not be deemed a waiver by Lessor of the provisions ofthis paragraph unless specifically so stated in writing by Lessor at the time of such te pavment by Lessee of Rent will cause Lessor to incur costs not contemplated by this Lease,t h e exact amount o fwhich will beextremelyditticult toascertain. such costs include. but aren o t limited to. processing and accounting charges, and late charges which may be imposed upon Lessor by anyLender. Accordingly, ifa n y Rentshalln o t be received by Lessor within 5d a y safter such amount shall b e due, then. w i t h o u t a n y r e q u i r e m e n t f o r n o t i c e t o L e s s e e , L e s s e e s h a l l i m m e d i a t e l y p a y t o L e s s o r a o n e – u m e l a t e c h a r g ee q u a l t o 1 0 7 ofeach such overdue amount or $100. whichever is greater. The parties hereby agreethat such late charge represents a a i r a n d r e a s o n a b l e e s t i m a t e o r t h e c o s t s l e s s o r •w i l l i n c u r b v r e a s o n o f s u c h l a t e p a v m e n t . A c c e p t a n c e o f s u c h l a t e c h a r g e byLessor shall in no eventconstitute a waiver ofLessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise ofany of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for 3 consecutive installments of Base Rent,t h e n notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor’s option, become due and payable quartery in advance. Interest. Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor, w h e n d u e s h a l l b e a r i n t e r e s t f r o m t h e 3 1 s t d a y a f t e r it w a s d u e . T h e i n t e r e s t ” I n t e r e s t c h a r g e d s h a l l b e c o m p u t e d a t the rate of 10% per annum but shall not exceed the maximum rate allowed by law. Interest is pavablein addition to the potential late charge provided for in Paragraph 13,4. 136 Breachb yLessor. (al Notice of Breach. Lessor shall not be deemed in breach of thisLease unless Lessor fails within a reasonable timetonerformanobligationreguiredtobeperformedbvlessor. ForpurposesofthisParagraph.areasonabletimeshall in no event beless than 30davsafter receipt by Lessor,and anyLenderwhose name and address shall have been furnished ot Lessee ni writing for such purpose, of writen noticespecifying wherein such obligation of Lesor has not been performed; provided, however, that if the nature of Lessor’s obligation is such that more than 30days are reasonably required for its performance, then Lessor shall not be in breach it performance is commencedwithin such 30 d a yperiod (b PerformancebyLesseeonBehalfofLessor. IntheeventthatneitherLessornorLendercuressaidbreach within 30 days afterreceipt of said notice, orit having commenced said cure they do n o tdiligently pursue itto completon, t h e n Lessee may elect to cure said breach at Lessee’s expenseand-offset from P a c o R o n t o r t h o S e c u r i a cd o n a c i t r e s e r v i n ga s s e e ‘ s r i g h t t o r e i m b u r s e m e n t f r o m l e s s o r f o r a n v s u c h e x p e n s e of such offset. Lesseeshall document the cost of said cure and supply said documentation t o Lessor. 14. Condemnation. If the Premises or any portion thereof are taken under the powerof eminent domain or sold under the threat of the exerciseo fsaid p o w e rcollectively “Condemnation, this Lease shall terminate as to the part taken as of the datet h e condemning authority takes title or possession. whichever first occurs. Ifm o r e than 10% oft h e fl o o rarea of the Unit, or more than 25% oft h e parking spaces is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within 10 daysafter Lessor shall have given Lessee written notice of such takingo r in the absence of suchnotice,within10daysafterthecondemningauthorityshallhavetakenpossessionterminatethisleaseasofthe foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utilityoft h e Premises caused by such Condemnation. t h eprobertvo rLessor.whethersuchawardshallb emade compensation for diminution in value oft h e leasehold,t h e value of the part taken, or forseverancedamages; provided, however.thatLesseeshallbeentitledtoanycompensationpaidbythecondemnor for Lessee’srelocationexpenses,loss provisionsofthisParagraph.AllAirerarionsand UnlirvinstallationsmadetothePremisesovlessee.forouroosesoT Condemnation onlv. shall be considered the property of the Lessee and Lesseeshall be entitled to any and all compensation which is pavable therefor. In the event that this Lease is not terminated byreason of the Condemnation, Lessor shall repairany damage to the Premisescaused bysuch condemnation 15. Brokerage Fees. 15.1 AdditionalCommission. InadditiontothepaymentsowedpursuanttoParagraph1.10above,Lessoragrees that: (a) if Lessee exercises a n yOption. b ) ifLessee or anvone affiliated with Lessee acquires from Lessor any rights t o the Premiseso r other premises owned by Lessora n d located within the Project, c )iTLessee remains in possession of the IbaseKentisincreasec.whererDy © 2019 AIR CRE. All Rights Reserved Last Edited:4/4/2073 1:42 P M M T G – 2 43 1 . R e v i s e d 0 6 – 1 0 – 2 0 1 9 P a g e 1 5 o f 2 2 152 RepresentationsandindemnitiesorBrokerRelationships. LesseeandLessoreachrepresentandwarrantto a n d that no one other than said named Brokers and Agents is entitled to any commission orfinder’s fee in connection herewith. Lesseea n d Lessor doeach hereby agreet o indemnify,protect, defenc and hold the other harmless from and against liability for compensation or charges whichmay be claimed by any such unnamed broker, finder oro t h e rsimilar party by reason of any dealings or actions of the indemnifying Party, including any costs, expenses, attorneys 16. Estoppel Certinicates (a) Each Party a s “Responding Party”shallwithin 10 daysafter written notice fromt h e other Party t h e “Requesting Party”‘ execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar to the then most current “Estonnel Certificate” form published BY AIR CRE, plussuch additional information, confirmation and/o Ift h e Responding Party shall fail to execute or deliver the EstoppelCertificate within such 10 day period, the Requesting Party mayexecute an Estoppel Certificate stating that: (1) the Lease is infull force and errect without modification except as may be represented by the Requesting Party,(it there are no uncured defaults in the Requesting Party’sperformance,a n d (ill) ifLessoris the Requesting Party, notm o r et h a n onemonth’s rent hasb e e n paid in advance. Party shall be estopped from denying thetruth of the facts contained in said Certificate. In addition, Lessee acknowledges el Certificate will expose Lessor to risks and potentially cause Lessor tc t h e a d d i t i o n a l r i s k / c o s t st h a t L e s s o r w i l l i n c u r o v r e a s o n o r L e s s e e ‘ s failure to providet h e stopper certincate. (c) If Lessor desires to finance.refinance. or sell the Premises,o r any part thereof, Lessee and all Guarantors shallwithin10daysafterwrittennoticefromLessordeliver toanypotentiallenderorpurchaserdesignatedbyLessorsuch financial statements asmay be reasonably required by such lender or purchaser, including but not limited to Lessee’s financialstatementsforthepast3vears. AllsuchfinancialstatementsshallbereceivedbyLessorandsuchlenderor purchaser in confidence and shall be used onlv for the purposes herein set forth. T h e term “Lessor” as used herein shall mean the owner or owners at the time in question of the feetitlet ot h e Premises, or, ifthis is a sublease, oft h e Lessee’sinterest in the prior lease. In the event of a transfer of Lessor’s title orinterest in the Premises or this Lease, Lessorshall deliver to the transteree or assignee i n cash o r bycredit) a nunused Security Deposit held by Lessor. Upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relleved of all liability with respect to the obligations a n do r covenantsunder this Lease thereaftert o be performed by theLessor. Sublectt ot h e foregoing,t h eobligations a n do r covenants in this Leaset ob e performed by the Lessor shall be binding only upont h e Lessor as hereinabove defined. 18. Severability. The invalidity of any provision of this Lease, as determined by a court ofcompetent jurisdiction, shall in no wav affect thevaliditvo f a n other provision hereof. 19. Davs. Unless otherwise specifically indicated to the contrary,t h e w o r dd a y sa s used in this Lease shall mean and refer tocalendar days. 20. Limitation o n Liability. The obligations of Lessor u n d e rthis Lease shall not constitute personal obligations of Lessor, or its partners, members, directors, otticerso r shareholders, and Lessee shall look t o the Premises, and to no other asset. of Lessor, for the satisfaction of any liability of Lessor with respect t o this Lease, and shall not seek recourse against Lessor’s partners. members. directors, officerso rshareholders,o r any of their personal assets for such satisfaction. 21. TimeofEssence. Timeisoftheessencewithrespecttotheperformanceofallobligationstobeperformedo observedbytheparesunderthislease. 2 2 MoPriororOtherAgreements:BrokerDiscialmer. TisLeasecontainsallagreemensdetweencuerareswice r e s p e c t t o a n ym a t t e r m e n t i o n e d h e r e i n , a n d n o o t h e r p r i o r o r c o n t e m p o r a n e o u sa g r e e m e n to r u n d e r s t a n d i n gs n a l l b e effective. Lessor and Lessee each represents and warrants to the Brokersthat it has made, and is relying solely upon, its own investigation ast o the nature, aualitv. character and financial responsibility oft h e other Party to this Lease and as to theuse,nature,qualityandcharacterofthePremises. Brokershavenoresponsibilitywithrespectthereto to any default or breach hereof by either Party. ©2019 AIR CRE. AllRights Reserve MIG-24.31,RevisedUo-IU-2019 lastEdited:4/4/20231•42PM any time, in the case of an emergency, and otherwise at reasonable times after reasonablepriornoticefor the purpose of showing the same to prospective purchasers, lenders, ortenants, and making such alterations, repairs, improvements or a d d i r i o n s t or h e P r o m i s e s a s l e s s o rm a v d e e m n e c e s s a r vo r d e s i r a b l e a n d t h e e r e c t i n e . u s i n g a n d m a i n t a i n i n e o ru g l i e s . services, pipes and conduitsthrough the Premises a n do rother premises as long as there is no material adverse ettect on Lessee’s use oft h ePremises. A such activities shall be without abatement of rent or liability to Lessee. 33. Auctions. Lessee shall not conduct, nor permitt o be conducted, any auction upon the Premises without Lessor’s prior written consent. Lessor shall not be obligated to exercise any standard of reasonablenessi n determiningwhether to nermiranalicron. 34. Signs. LessormayplaceonthePremisesordinary”ForSalesignsatanytimeandordinary”ForLeasesignsduring thelast6monthsofthetermhereof. Excentforordinary”ForSublease”signswhichmaybeplacedonlvonthePremises. Lesseeshall not place any sign upon the Project without Lessor’s priorwritten consent. All signs must comply with all Applicable Requirements. 35. Termination; Merger. Unless specifically stated otherwise ni writing by Lessor, the voluntary or other surrender of this Lease by Lessee.t h e mutual termination o rcancellation hereof, or a termination hereofb yLessor for Breach by Lessee, shall automaticallyterminate any sublease or lesserestate in the Premises; provided, however, that Lessor may elect to continue any one orall existing subtenancies. Lessor’sfailure within 10 days following any such event to elect to the contrary b written notice to the holdero f any such lesser interest, shall constitute Lessor’s election to have such event 36. consents. Alrequestsforconsentshallbeinwrinne. excepcasornerwiseprovideoherei.whereverinthisLease theconsentofa PartyisrequiredtoanactbyorfortheotherParty,suchconsentshallnotbeunreasonablywithheldof delaved. Lessor’s actual reasonable costs and expenses including but not limited to architects, attorneys, engineers’ and o t h e r c o n s u l t a n t st e e si n c u r r e d i n t h e c o n s i d e r a c o n o r .o r r e s o o n s e t o . a r e q u e s t o yL e s s e e T o ra n yL e s s o r c o n s e n t , including but not limited toconsents to an assignment, a subletting orthe presence oruse ofa Hazardous substance, shall bepaid by Lessee upon receipt ofan invoice and supporting documentation therefor. Lessor’s consent to any act, a s s i o n m e n t o r s u b l e t t i n g s h a l l n o t c o n s t i t u t e a n a c k n o w l e d g m e n t t h a t n o D e f a u l t o r B r e a c h b y L e s s e e o f t h i s L e a s ee x i s t s . nor shall such consent be deemed a waiver otany then existing Detault or breach, except as may be otherwise specincally stated in writing by Lessor at the time of such consent. The failure t o specity herein any particular condition to Lessor’s consent shall not preclude the imposition bv Lessor at the time ofconsent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is beinggiven. In the event that either Party disagrees with any determination made byt h e otherhereunder and reasonably requestst h ereasons for such determination. the determining party shall furnish its reasons in writing and in reasonable detail within 10 business days 37.1 Frecution The Guarantors.i f any.shall each eyecute a guaranty in the form mostrecentlv published BY AIR 37.2 Default. It shall constitutea Default oft h e Lessee ifa n y Guarantor fails or refuses, upon request t oprovide: (a) evidence of the execution of the guaranty, including the authorityof the party signingon Guarantor’s behalf to obligate Guarantor. and in thecase of a corporate Guarantor, a certitied copy or a resolution of its board of directors authorizing themaking of such guaranty, b ) current financial statements, (c) an Estoppel Certificate, o rd written contirmation that t h e guarantyi s still in etfect. QuietPossession. Sublecttopaymentb LesseeoftheRentandperformanceofallofthecovenants,conditionsand provisions on Lessee’s part t ob e observed and performed under this Lease, Lesser eniovment oft h e Premises during the term hereof. 39. Options. If Lessee is granted any option, as defined below, then the following provisions shall apply. Definition. “Option”shallmean: a)therighttoextendorreducethetermoforrenewthisLeaseorto e x t e n d o rr e d u c e t h e t e r m o f o r r e n e w a n y l e a s e t h a t L e s s e e h a s o n o t h e r p r o p e r t y o f L e s s o r ; b ) t h e r i g h t o f fi r s t r e f u s a l o r first offer to lease either the Premiseso r other propertyo fLessor;c )t h e right to purchase, the rignt ornrst offert o purchaseortherightoffirstrefusaltopurchasethe Premiseso rother propertyof Lessor. Options Personal To Original Lessee. A n Option granted to Lessee inthis Lease is personal to the original Lessee,andcannotbeassignedor exercisedbyanoneotherthansaidoriginalLesseeandonlywhiletheoriginalLesseeis in full possession of the Premises and, if requested by Lessor, withLessee certifyingthat Lessee has no intention of thereafter assigning or subletting. MultipleOptions. IntheeventthatLesseehasanymultipleOptionstoextendorrenewthisLease,alater Option cannot be exercised unless the prior Options have been validly exercised. Frectorberaultonoptons Lessee shall have no right to exercise an Option: (i)during the period commencing with the givingo fany notice of Defaultand continuing until said Default is cured, (w) during the period of time any Rent is unpaid without regard towhethernoticethereofisgivenLessee.(iii)duringthetimeLesseeisinBreachofthisLease,o riv)intheeventthat Lessee has been given 3 or more notices of separate Default, whether or not the Defaults are cured, during the 12 month Option. (6) The period of time within which an Option may be exercised shall not be extended or enlarged byreason of Lessee’sinabilitytoexerciseanOpton becauseortheprovisionsofraragrapnss.4a. c AnOptionshallterminateandbeofnofurtherforceorettect,notwithstandingLesseesdueandamely eyerciseoftheOption.ifaftersuchexerciseandprior tothecommencementoftheextendedtermorcompletionofthe purchase, L e s s e e fails to payRent for a periodo f3 0days aftersuchRent becomesd u e without any necessity ofLessor © 2019 AIR CRE. All Rights Reserved MC-24.31.REvisedUb-IU-ZU19 last Fdited: 4/4/2023 1:42 PM PaceISonLL b acknowledges that the Rent pavable toLessor hereunderdoes not include the cos of guard service or other security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility fort h e protection of the Premises, Lessee, its agents and invitees and their property from the Reservations. Lessor reserves the right: ) to grant, without the consent or joinder of Lessee, such easements, rignts and dedications that Lessor deems necessary. i i to cause the recordation of parcel maps and restrictions, a n dIlyte create and/or install new utility raceways, so long as such easements, rights, dedications, maps, restrictions, and utilit racewavs do notunreasonably interfere with the use oft h e Premises by Lessee. Lessee agrees to sign any aocument. reasonablvrequestedovlessort oenectuatesuchments. ~ P e r o r m a n c e u n d e r p r o t e s t . ITa t a n v u m e a d i s o u t e s h a l l a r i s e a st o a n v a m o u n t o r s u n• o rm o n e y t o b e p a i e o v o n e Party to the other under the provisions hereof.t h e Party against whom t h eobligation to pay the money is asserted shal have the right to make payment”under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right on the part of said Party to institutesuit for recovery of such sum. If it shall be adiudgedt h a t there wasn o legal obligation on the parto fsaid Party to pay such sumo r any partthereof,said Party shall be entitled to recover such sum ors o muchthereofa si t was not legally required to pav. A Partyw h o does not initiate suit for the recovery ofsums paid “under protest within 6 months shall be deemedto have waived its right to protest such payment 43. Authority: Multiple Parties; Execution (a) If either Party hereto is a corporation.trust, limited liability company, partnership, or similar entity, e a c individual executing this Lease onbehalf of such entityrepresents andwarrants that he or she is duly authorized tc eyecuteanddeliverthisTeaseonitsbenalt. rac (b) IfthisLeaseisexecutedbymorethanonepersonorentityas”Lessee”,eachsuchpersonorentityshallbe lointiv and severallv liablehereunder. It is agreed that any one of the named Lessees shall be empowered to execute any amendmenttothisLease,orotherdocumentancillarytheretoandbindallofthenamedLessees,andLessor mayrelyon the same as if all of the named Lessees had executed such document •inisLeasemavbeexecutedo ytheramesincounteroars. of which together shall constitute one and the same instrument GA. contlIct. Anvcontlictbetweentheprintedorovisiol be controlled byt h e typewritten orhandwritten provisions AS. deemed an offer to lease tothe other Party.This Leaseis not intended to be binding u n t executed and delivered by all 46. Amendments. ThisLeasemaybemodifiedonlyinwriting,signedbythePartiesininterestatthetimeofthe modification. As long as they do not materialy change Lessee’s obligations hereunder, Lessee agrees ot make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of the Premises 47. Waiver of JuryTrial. THE PARTIES HEREBYWAIVETHEIR RESPECTIVE RIGHTSTO TRIAL BY JURYI N ANY ACTION OR PROCEEDING INVOLVING THE PROPERTY ORARISING OUTO F THIS AGREEMENT 48. Arbitration ofDisoutes. An Addendum reguiring t h eArbitration of all disputes between the Parties and/or Broker arising out of this Lease Lis MI is not attached to this Lease 49. Accessibility: Americansw i t h Disabilities Act a l ThePremises: h a v e not undergone an inspection by a Certified Access Specialist (CASp). Note: A Certified Access Specialist (CASp) can inspect the subject premises and determine whethert h e subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law does not require a CAsp inspection of the sublect premises,t h e commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASE inspectionofthesubiectpremisesfortheoccupancyorpotentialoccupancyofthelesseeortenant. ifrequested bythe lessee ortenant. The parties shall mutually agree on the arrangements for the time and manner of the CAsp inspectior the pavment oft h ef e e for the CASp inspection, and the cost of making any repairs necessary to correctviolations o _ haveundergone an inspection by a Certified Access SpecialistC A S p and i twas determined that the Premises met all acknowledges that it received a copy of the inspection report at least 48 hours priort o executing this Lease and agrees t • have undergone an inspection by a Certified Access Specialist CASp) and it was determined that the Premises did not meet all annlicable construction-related accessibility standards pursuantto California Civil Code §55.51 et sea. Lessee a c k n o w l e d g e s t h a t i t r e c e i v e d a c o p y o f t h e i n s p e c t i o n r e p o r t a t l e a s t •a s h o u r s p r i o r t o e x e c u u n e t h i s L e a s e a n d a g r e e s c keepsuchreportconfidentialexceptasnecessarytocompleterepairsandcorrectionso violationsorconstructionrelate a c c e s s i o nc y s t a n a r a s . IntheeventthatthePremiseshavebeenissuedaninspectionreportbya CASptheLessorshallprovideacopyofthe disability access inspection certiticate to Lessee within d a y s ort h e execution orthis Lease. (b) Since compliance with the Americans with Disabilities Act (ADA) and other state and local accessibility s t a t u t e s a r e d e p e n d e n t u p o n l e s s e e ‘ s s p e c i fi c u s e o rt h e P r e m i s e s . L e s s o r m a k e s n o w a r r a n t v o rr e p r e s e n t a t o n a s t o i s t e r or n o t t h e P r e m i s e s c o m p l y w i t h A u t INITIALS ©2019AIRCRE. AllRightsReserved entthatLesseesuseortheFremise Last Edited: 4/4/2023 1:42 PM Page 20 of22 requiresmodificationsoradditionstothePremisesinordertobein compliancewithADAo rotheraccessibilitystatutes, Lesseeagreestomakeanysuchnecessarymodinicatonsandor additionsatLesseesexpense. From 30/12/024 To 2/28/2025 Base Rnte Adjustments. LeasePeriod: TheBasRe ents e tforthi nParagraph1.5 shal be adjusted as follows: nI addition t o BasReent,Lesseeshall paCyommon AreaOperatingExpenses(see Paragraph 4.2)currently 51. deArg eUs (continued from Para1g.r8a)p.h (a) Lese si prohibited from: i) storing nay itemsoutside the Builfdoiontgproinrtin thyaerd areas o r in the common areas ando/r driveways areas abatement o f Lesese’ Base Rent through the to thPeremises (“Lessee’s 202:3 onsisopvri o f hte Leaes including, Lhetwsisor evidence o f Lessee’s c o m m o n areas and. ill parking, loading ro staging orotnerwise inDecine orner Tenants access ot uner trucks o r other vehicles premioses r parkas Lesees’ Improvement Obligations. In condsieoaritn f o r the period ending April 30, 2023, Leshsaslee makthe folowing improvements Improvements at Leses soel costa n dexpense n o tlaterthan|м а у 31, (a) Deep cleaning warehouse floors (b) Minor pacthes ni warehouse drywal c Updating bathrooms d ) Replacing ottice floors (e) Closing upcounter windowistnhe office (f) Possibly adding moes ypet ofinsulation orindustrial Lessee’s Improvements shall be performed in comanpicle withall applicable without limitation, hoest s e t forth in Paragraph 73., and Lesshalee deovipr completion of Lessee’s Improvements. Lesees’ failure to complete Lessee’s Improvements ni t h etime specified shall constitute a Default. 53. Smoking oRinct,irest Lessee shal compyl wht,i and shalclausesti employees, agents, contractors and invitees ot comply with, , California Labor edCo §64045.(6), whcih daser ” N o employer shal knownigyl or intentionally permit, and nopersoshnall engagein,thesmoking of otbaco products inan enclosed place fo (employment”, and except tohte extent htat Lese esatbsilhes toLesors’ reasonable satisfaction, dna to the satisfaction of lal governmental enthiatvinegs jurisdiction over the Property, htat hte Property isexempt from this restriction under California LaborCode $6404.5(e)(2)(A and/or B),the msngoki or useof tobacco products si prohibitedni hte Property atal mites. Lessor’sRemedies. Lessee sdgeknowecal a n d agreeths ati n addition t o any other remedies o f Lessor contained in the Lease ro byl a w , Lessor, upon a Breaocfh the Lease, i s entitled t oadditional remedies a n d damages available under California Law (Civil Code, 55. himitation o r Lessor’s hiabillity. Theogbinatls ofLessorundert h eLease dnootconstitute personal obligationsfo eht individual pnatres,r sharehodlers, directors, ofifces,r managers,members, employees ro agesnt o f Lessor, dna Lessee shallooksoletloyLesors’ interesti nthe Building dna and ton o otherassets of Lersofsor satistaction of a n y liability ni epsrect o ft h eL e a s e . Lese w i l ln o t seek recourse against the individual partners, shareholders, directors, fi,osfcer managemrsem, bers, empolyes o ragentso f Lesosorar,nyo ftheir personalssets for such satisfaction. Notwithstanding anoyther provisions ncoedaint herein, Lessor shal not be ailbel toLessee, i t s contractors, agents, invitees or employees f o r any consequential daomargedsamages for loss fo profist .65 Counterparts. Thsi Lease mya bexecuted in any nuomf bceorunterparts, hcae of whcih shal be deemed na original, but all of which shaclol nstitute one dna the s a m e instrumaenndsitg,natures generated oanrd/ transmitted by facsimile, pat or any such meduim o ftransmissionshall carry the same force and ectei a s the orientan LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN. ANDBY THE EXECUTION OF THIS LEASES H O W THEIR INFORMEDAND VOLUNTARYCONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE SI EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. ATTENTION: NO REPRESENTATION O R RECOMMENDATION IS MADE BYA I R CRE O R BY ANY BROKER A ST O THE LEGAL SUFFICIENCY. LEGAL EFFECT. ORTAX CONSEQUENCES OFTHIS LEASE ORTHETRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGEDT O SEEK ADVICE OFCOUNSEL AS TO THELEGAL AND TAX CONSEQUENCES O FTHIS LEASE. RETAIN APPROPRIATE CONSULTANTSTO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INESTIGATION SHOULD INCLUDE BUT NOTBE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES,THE © 2019 AIR CRE. AIl RightsReserved. VIG-24.31,Revisedvo-10-2019 lastEdited•4/4/20231•42PM Page 21 of22 On: – ZONING OF THE PREMISESTHE STRUCTURALINTEGRITY THE CONDITION OF THE ROOF ANDOPERATING SYSTEMS. COMPLIANCE WITH THE AMERICANS WITH DISABILITIESACT AND THE SUITABILITY OF THE PREMISESF O R LESSEES WARNING: FI THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE NI WHICH THE PREMISES ARE LOCATED. Theparties hereto haveexecuted this Lease at the place and on the dates specified above their respective signatures. Executed at: LOS ANGELES, CA 0n: 4/023 By LESSOR: DolinProperty Investments, LC, aCalfornialimited Ilablity. compamv:HagerPacificProperties,LIC,aCalifornia limited. Ilabllitycompany;SoCalIndustrial Partners, LIC, aCalifornia. Executed a:t 15777 Valley Blvd Fontana CA 92335 4/4/23 BySSSEE: RickyL.Pinelob aRicky’sPa Name Printed: Elliott Dolin. Title: Manager Phone: 823/053-2000 Fax:(323653-0575 Address: FederalDI No.:_ 909-202-1485 NA Vendors@omnieventservices.com ©2019AIRCRE. AllRightsReserved MTG-24.31, Revised 06-10-2019 LastEdited:4/4/20231:42PM Page220122 Name Printed:RickyL .Pinels jalystenant Title. – Owner Fmailr Address: FederalDI No.: AIRCRE GUARANTY OF LEASE WHEREAS, DolinPropertyInvestments,LIC. aCallfornialimited Ilability company: Hager Pacific Properties, LIC. aCalifornia limited lability companv: SoCal Industrial Partners,LLC.a Californialimitedlabilitycompany, alla s tenants-in-common., hereinafter “Lessor”,a n d Ricky L. Pinelo dba Ricky’s PartyRentals, hereinatter “Lessee, are about to execute a document entitled”Lease” dated March 31. 2023 concerning the premises commonly known as (street address, city, state, zip) 15777 ValleyBlvd.,UnitG ,Fontana,CA92335 wherein Lessor will leaset h e premises toLessee, and WHEREAS, Ricky L, Pinelo. hereinafter “Guarantors” have a financial interest in Lessee, and WHEREAS. Lessor would not execute the Lease if Guarantors did not execute and deliver to Lessor this Guaranty of NOW THEREFORE, in consideration of the execution of said Lease by Lessor and as a material inducement to Lessor to execute said Lease, Guarantorshereby jointly, severally, unconditionallyand irrevocablyguarantee the prompt payment b Lessee ofall rents and all other sums pavable by Lessee under said Lease and the faithful and prompt performance by Lessee of each and every one of the terms, conditionsa n d covenantsof said Lease to be kept and performed by Lessee It is specifically agreed by Lessor and Guarantorsthat: ¡)t h eterms of the foregoing Lease may be modified by agreement between Lessor and Lessee, or by a course of conduct, and i said Lease may be assigned by Lessor or any assignee of Lessor without the consentof or notice to Guarantors andthat this Guaranty shall guarantee the performance of said Lease as so moditied. This Guaranty shall not be released, modifiedor affected by thefailure ordelay on the part of Lessor to enforce any of the rights orremedies of the Lessor under said Lease No notice ofdefault by Lessee undert h e Lease need be given by Lessor to Guarantors, it being specifically agreed that the guarantee oft h e undersigned is a continuing guarantee under which Lessor may proceed immediately against Lessee a n do ragainstGuarantors following any breach or default by Lessee or fort h e enforcement ofa n y rights which Lessor ma) h a v e a s a g a i n s t L e s s e e u n d e r t h e t e r m s o f t h e L e a s e o fa t l a w o ri n e q u i t y . L e s s o r s h a l l h a v e t h e r i g h t t o p r o c e e d a g a i n s tG u a r a n t o r s f o l l o w i n g a n y b r e a c h o r d e t a u l t b y L e s s e eu n d e r t h e L e a s e withoutfirstproceeding against Lessee and without previous notice to or demand upon either Lessee or Guarantors. Guarantorsherehy waive (a) notice of acceptanceofthis Guaranty. b ) demand ofp a m e n t , presentation and protest c )all rightt oassert or plead any statute oflimitations relating tothis Guaranty or the Lease,d ) any rightt o require the Lessor to proceed against the Lessee or any other Guarantor or any other person or entity liable ot Lessor,(e) any right to require Lessor to apply t o any default any security deposit o rother security it may hold under the Lease, (f) any right to requireLessor to proceed under any otherremedy Lessor may have before proceeding against Guarantors, ( g any righto f subrogation that Guarantors mav have against Lessee. Guarantors do herebysubordinate all existing ortuture indebtedness or Lessee to Guarantors to the obligations owed toLessorundertheLeaseanothisguaranty. If a G u a r a n t o r i s m a r r i e d . s u c h G u a r a n t o r e x p r e s s l y a g r e e s t h a t r e c o u r s e m a y b e h a d a g a i n s t h i s o r h e r s e p a r a t e property for all of the obligations hereunder. Theobligationso fLessee undert h e Leaset oexecutea n ddeliver estoppel statements andrinancialstatements, as therein provided, shall be deemed to also requiret h e Guarantors to provide estoppelstatements and financial statements toLessor. ThefailureoftheGuarantorstoprovidethesametoLessorshallconstituteaderaultundertheLease Thet e r m “Lessorreferst o andm e a n st h eLessorn a m e d int h e Lease and alsoLessor’s successors andassigns. So long as Lessor’sinterest int h e Lease, the leased premises or the rents, issues and prontstheretrom, are subject to any mortgageordeedoftrustorassignmentforsecurity,noacquisitionbyGuarantorsoftheLessor’sinterest shall aftect t h e continuing obligation ofGuarantorsunder this Guaranty which shall nevertheless continue in fullforcea n d effect fort h e benefit oft h e mortgagee, beneficiary, trustee or assignee undersuch mortgage, deed of trust of assignment and thelf successorsandassiens Thet e r m “Lessee” refers to and means the Lessee named in the Lease and also Lessee’s successors and assigns Any recovery by Lessor from any otherguarantor or insurer shall first be credited to the portion ofLessees i n d e b t e d n e s s t o L e s s o r w h i c h e x c e e d s t h e m a x i m u ml i a b i l i t y o f G u a r a n t o r s u n d e r t h i s G u a r a n t y . Noprovision ofthis Guaranty or right oft h e Lessor can be waived, nor can the Guarantors be released from their obligations except in writing signed b y t h e Lessor. Any litigation concerning this Guaranty shal be initiated ni astate court of competent jurisdictionin the county ni whicht h eleased premisesa r e locateda n dt h e Guarantorsconsent tot h ejurisdiction ofs u c hcourt. ThisGuarantyshallb e governed by the laws of the State in whicht h e leased premises are located and for the purposes of any rules regarding contlicrsoflawthepartesshalloetreateda sittheywereallresidentso rdomicilesofsuchState In the event a n action be brought by said Lessoragainst Guarantors hereunder to enforce the obligation of Guarantors hereunder, the unsuccessful party in such action shall pay tot h e prevailing party therein a reasonable attorney’sfee. Theattorney’sfeeawardshallnotbecomputedinaccordancewithanycourtfeeschedule,butshallbe such as tofull reimburse all attorneys’ fees reasonably © 2017 AIR CRE. All Rights Reserved GR-3.22, Revised 06-10-2019 Last Edited: 4/4/2023 1:42 PM Page1Of2 If any Guarantor is a corporation, partnership, or limited liability company, each individual executing this guaranty o n saidentitv’sbehalfrepresentsandwarrantsthat heor sheisdulyauthorizedtoexecutethisguarantyonbehalfofsuch of electronic sienature or similar technologyshall be legal and binding IfthisForm has beenfilled in, it has beenprepared forsubmissiont o your attorney for his approval. Norepresentation orrecommendationismadeBYAIRCRE,therealestatebrokeroritsagentso remploveesastothelegalsuinciency, GUARANTORS Owner Address: 11631 Robin Dr Fontana CA 92337 AIRCRE • https://www.aircre.com • 213-687-8777 contracts@aircre.com INITIALS © 2017 AIR CRE. All Rights Reserved. GR-3.22. Revised 06-10-2019 INITIAI S Executed A:t 15777 Valley Blvd Fontana CA 92335 4/4/23 lastFdited:4 / 420231:42PM Page2of2