LICENSE AGREEMENT

This license agreement (the “License”), made as of the ____ day of ____________ by and between
____________, a North Carolina limited liability company (“Licensor”) and ____________, a
____________ (“Licensee”).

WHEREAS, Licensor owns, leases, and operates certain property known as ___________________,
__________ County, North Carolina (the “Building”), of which Licensee wishes to use approximately _______
square feet further illustrated on Exhibit A, attached hereto and incorporated herein by reference (the
“Premises”); and

WHEREAS, Licensor is willing to permit Licensee to enter upon and use the Premises on the terms
and conditions hereinafter set forth.

NOW, THEREFORE, in consideration of the mutual covenants set forth herein, and intending to be
legally bound hereby, the parties hereto agree as follows:

1. License. Licensor shall permit Licensee, its officers, employees, agents and servants, to enter
upon and use the Premises for the temporary storage of non-hazardous goods. Licensee, its
officers, employees, agents and servants, shall comply fully and promptly with all applicable
laws and with Licensor’s regulations for the Premises.

2. Term and Payment. Licensor and Licensee agree that the term of this License shall be
effective ____________ (the “Commencement Date”) through ______________, with both
the Licensor and the Licensee having the right to terminate the agreement at any time with
fifteen (15) days prior written notice. Rent payments of ___________ (which include base
rent as well as tax, insurance and common area maintenance charges) shall be due and payable
on the first day of each month the Licensee occupies the Premises, commencing on the
Commencement Date. One such advance payment shall be due on the date hereof. In the
event that any installment of rent or any other payment due is not received by Licensor within
seven (7) days of the date when such payment is due, Lessee shall pay to Licensor on demand
a late charge in an amount equal to five percent (5%) of such payment.

3. Security Deposit. Licensee agrees to deposit with Licensor on the date hereof the Security
Deposit in the amount of $_____. Landlord will hold the Security Deposit, without obligation
for interest, as security for the performance of Licensee’s covenants and obligations under this
License. The Security Deposit will not be deemed an advance payment of rent or other
amounts due under this License nor will the Security Deposit be deemed a measure of
Licensor’s damages for any Licensee default. Upon the occurrence of any event of default by
Licensee, Licensor may without prejudice to any other remedy provided herein or provided by
law, use the Security Deposit to the extent necessary to make good any arrearages of rent or
other payments due Licensor hereunder, and any other damage, injury, expense (including,
without limitation, court costs and reasonable attorneys fees) or liability caused by such event
of default; and Licensee shall pay to Licensor on demand the amount so applied in order to
restore the Security Deposit to its original amount. Any remaining balance of such Security
Deposit shall be returned to Licensee at such time after termination of this License that all of
Licensee’s obligations under this License have been fulfilled.

4. Utilities: Licensee agrees to put all utilities for the Premises in its name as of the
Commencement Date and bear all responsibility for the payment of utilities during the term of
this License.

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5. Condition of Premises. Licensor shall deliver and Licensee accepts the Premises in their ‘as-
is’ condition, with no improvements whatsoever to be constructed by Licensee. Licensee shall
return the Premises to the Licensor in its original condition as of the Commencement Date,
reasonable wear and tear excepted.

6. Relocation of the Licensee: Licensor shall maintain the right to relocate Licensee, at
Licensee’s sole expense, to the same or another building at any time during the term with
fifteen (15) days prior written notice.

7. Termination. Licensor may, in its discretion, and by written notice, cancel the license granted
herein for the breach or anticipated breach of this License. Licensor shall have no liability for
loss or damage of any kind incurred or claimed by Licensee and all improvements made by
Licensee shall become the property of Licensor.

8. Requirements of Law: Fire Insurance.

A. Licensee, at its sole expense, shall comply with all laws, orders and regulations or
other requirements of federal, state, county and municipal authorities, and with any
direction of any public officer or officers with respect to the Premises, or the use or
occupation thereof.
B. Licensee shall not do or permit to be done any act or thing upon the Premises or in
public areas, which will invalidate or be in conflict with fire insurance policies
covering the Premises, the Premises or the fixture or property therein, and shall
neither do nor permit to be done any act or thing upon the Premises which shall or
might subject Licensor to any liability or responsibility for injury to any person or
persons or to property by reason of any business or operation carried on upon the
Premises or for any other reason; and Licensee, at its expense, shall comply with all
rules, orders, regulations or requirements of the applicable governmental authority,
and shall not do, or permit anything to be done, in or upon the Premises, or bring or
keep anything to be done, in or upon the Premises, or bring or keep anything therein,
or use the Premises in a manner which shall increase the rate of fire insurance on the
Premises or on property locate therein, over that which would apply to ordinary office
and storage activities. Licensee shall not bring or permit to be brought or kept in or on
the Premises, any inflammable, combustible or explosive fluid, material, chemical or
substance, or cause or permit any odors of cooking or other processes, or any unusual
or other objectionable odors to emanate from the Premises.

9. Property Loss and Damage.

A. Licensor or its agents or employees shall not be liable to Licensee or any other person
or entity for any injury or damage to persons or property resulting from, without
limitation: fire, explosion, leakage, breakage, noise, dampness, gas, electricity, water,
rain or snow into or from any part of the Premises including but not limited to, drains,
pipes, duct work, plumbing, heating or air conditioning systems, roof, street,
concourse, subsurface, or from any other place or by any other similar or dissimilar
cause of whatsoever nature, unless caused by or due to the willful misconduct of
Licensor, its agents or employees.
B. Licensor, its agents and employees shall not be liable or responsible for any damage or
injury to any person or thing which may arise from or be due to the use, misuse or abuse
of all or any of the elevators, openings, stairways or hallways which may exist or
hereafter be erected on the Premises or from any other cause whatsoever on the Premises

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 unless such damage, injury, use misuse, or abuse is caused by the willful misconduct
Licensee, is agents or employees.
C. Licensee will indemnify, defend and hold Licensor harmless from and against any and
all claims, actions, damages, liability and expense in connection with loss of life,
personal injury, bodily injury and/or damage to property arising from or out of any
occurrence in, upon the Premises or the occupancy or use by Licensee of the Premises
or any part thereof, or occasioned wholly or in part by any act or omission of
Licensee, its agents, contractors, employees, invitees, licensees, or concessionaires,
and from any breach, violation or nonperformance by Licensee, its agents,
contractors, employees, invitees, lessees or concessionaires of any covenant or
provisions of this License. In case Licensor shall be made a party to any litigation
commenced by or against Licensee, then Licensee shall indemnify, protect, hold
harmless and, at Licensor’s option, defend Licensor, and shall pay all costs, expenses
and reasonable attorney’s fees incurred or paid by Licensor in connection with
attorney’s fees incurred or paid by Licensor in connection with such litigation.
Licensee shall also pay all costs, expenses, and reasonable attorney’s fees that may be
incurred or paid by Licensor in enforcing the covenants and agreements in the
License.

10. Insurance. Licensee shall, at Licensee’s sole expense, procure and maintain throughout the
term of this License a policy or policies of commercial general liability insurance, insuring
against all claims, demands or actions arising out of or in connection with Licensee’s liability
assumed under this License, covering injury to persons (including death), and property damage
(including loss of use thereof) in the amount of at least $2,000,000 per occurrence with an
aggregate limit of at least $2,000,000. All such policies procured by Licensee shall be issued
by an insurance company authorized to transact business in North Carolina with a rating of not
less than A: Class VIII by A.M. Best Company. Certified copies of such policies or valid
certificates of insurance evidencing same, naming Licensor, Beacon Development Company
and (at Licensor’s sole discretion) Licensor’s lender(s) as additional insureds, together with
receipt evidencing payment of premiums therefor, shall be delivered to Licensor prior to the
Commencement Date of this License. Not less than thirty (30) days prior to the expiration
date of any such policies, certified copies of the renewal policies or valid certificates of
insurance evidencing such renewal (bearing notations evidencing the payment of renewal
premiums) shall be delivered to Licensor. Such policies shall further provide that not less than
thirty (30) days written notice shall be given to Licensor before such policy may be canceled
or changed to reduce insurance provided thereby. If Licensee shall not comply with this
covenant, Licensor may at its option, cause insurance as aforesaid to be issued, and in such
event Licensee agrees to pay the premium for such insurance promptly upon Licensor’s
demand.

11. Liens. If, because of any act or omission of Licensee, any lien, charge or order of the payment
of money shall be filed against any portion of the Premises, Licensee, at its own cost and
expense shall cause the same to be discharged of record or bonded against within ten (10) days
of the filing thereof unless Licensee shall contest the validity of such lien by appropriate legal
proceedings diligently conducted in good faith and without expense to Licensor; and Licensee
shall indemnify and save harmless Licensor against and from all costs, liabilities, suits,
penalties, claims and demands, including attorneys’ fees, on account thereof. If Licensee shall
fail to cause such liens to be discharged of record or bonded against within the aforesaid ten
(10) day period or shall fail to satisfy such liens within ten (10) days after any judgment in
favor of such lien-holders from which no further appeal might be taken, then Licensor shall
have the right to cause the same to be discharged, plus interest on such amounts.

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12. Assignment. Licensee shall not in any way mortgage, pledge, hypothecate, or encumber this
License, collaterally or otherwise. Licensee shall not, by operation or otherwise transfer this
License or any of Licensee’s rights hereunder or permit any third party or parties other than
Licensee its authorized agents and employees, to occupy the Premises or any part thereof.
Any type of assignment, hypothecation or other transfer by Licensee shall be null and void.

13. Amendment. This Licensee may not be amended except by in writing duly signed by
authorized officers of the parties hereto.

14. Partial Invalidity. If any section of this License or any part of any section herein shall be held
unlawful, invalid or unenforceable, that part shall be deemed deleted and without prejudice to
the lawfulness, validity and enforceability of the remaining sections and parts thereof.

15. Choice of Law. This License shall be governed by and construed in accordance with laws of
the State of North Carolina.

[THE REMAINDER OF THIS SPACE HAS BEEN INTENTIONALLY LEFT BLANK.]

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 IN WITNESS WHEREOF, the parties hereto have executed this License under seal, acknowledging
and signifying its authority to enter into this License, by its duly authorized officer, manager, or representative,
in two or more counterparts on the day and year first written above.

LICENSOR:

______________________________________

By:____________________________________(SEAL)
Name:__________________________________
Its:____________________________________

LICENSEE:

_________________________________________

By____________________________________(SEAL)
Name:________________________________________
Title:_________________________________________

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 EXHIBIT A
PREMISES

The Premises (deemed to be _______ SF) located at _________, Suite _____, ____________in
______________ Business Center is indicated by the cross-hatched area below.