LEASE AGREEME in Lense, the pin nye a Flos IN CONSIDERATION ofthe npeeients seth his Atle hi Leone Apcement the “eme”) the em eth 101 Lawl Ales 5 Harry E. Newman Telephone: PO, BOX, 6043 3 San Antonio, Texas 102 Teepe 103, Flavr Pan or Site Pans eing ator oxen of apy vesinaely 4 Teese eestor os ells eto he cnr of Ueno als 0.$ Esme fk Zin mine pian Sor he online eee iltehe FLOORTVAN OM SITEFLAW ad also kon as 53 — Sof thtt mble ul ope tot ene Tum (2), eas at ths ening om mca Da) al endo we pee 92008 he snieth —— tite Us oft tine. Ons ple et en tng wt For the first year of the Lease Period, Lessee Shall pay the For, the Fixed Ninimun Rental of One Thousand Seven Hundred, Do} ars {$55¢0,00) “ser month on the first day of each and every Calendar month dgring the term of this Tease. For the Second Year of the Lease period Lessee shall pay the [ercor'a fixed Mininun rental of One Thousand Seven Hundred er month on the first day of each and every Dollars (1,700.00) Celendsr month during the term of the Lease. Gr the Third Year of this Tease Lessee will have a (1) One Veer creion for a fixed Kinimum Rental of One Thousand and Sevet Hundred eeeithenty Dollars per month on the first day of each and every anal ipent’ neh during the term of this Tease, (1720.00) cate tm ous mae ade, ete aon artsant cesar, Wp ict she Fane coas mcm. Minden nde i re a rc onan nets, Wiesner ecm ope eo fee nd Ld toni ise Ape ele ot Tent 19%, Pam LESSEE sha11 during the term of this Tease or any extansiton sree frase the Tease pAemises of thepurpose of conducting rpere id prenemises a} TAK OFFICE and no other purpose. "Eanes Rusconi Tea gee pa myc 7 2 me iptnenpcc agitate cme ea tel fc londem me ema Se ra emer ttc, oy tombe Eeecinite dietetic feminine lc Seoetere tees tere mite or retinaedtece ete a esngeng hay sin aceieaesctma KC TL 1Siccart center i, ie Toit Toa Scanned with CamScannerSere ei eras, he pay french centre ERS wuEance Premiums, All Lands instance emi ‘wt oinwtmee fe eset. aay dane mee table the Pepe tres corps fo site Ra MTS Sans, meal expres wl etl C. Synunon Aten Malnicnance Charges, Com means Imionns myshare amma ene oni eae eel at of hel. ring emg. dae al fine ilies nd ew ssa et ne a el, ela eetitrmtia cage rhein dae wae ee er eres a er cps being gy hy eel negate svc dngc fe be aban Ua. Ihe cat ere ee antended for the tive use of all enants inciting, but mo Finited to, the sonnet Lop. ts wl dure ig cet som cate es ae IN exciton on Lani wg ean, cnt of ive ingress ee ae Monten Strwur Malncnance pens, All cose si nike, ir an veplaenen tating sgh onion er eal compen deacon 201 Ey nop. Tm oe be Di Psi roi ovat Da ey Ghetmnnitone dulveptocrogsision tayeoqert fee renee anes pontiac feat hea he ‘specified in this Lease forthe period of oeepancy. es 2 enemas 302 lng Over, Ten al tet Deol nies imei) ye citi emer comin is Lae Te tl rents Ln lie Ld pil ape ae by andar of wy Sey by Tein ange Dende Team haste etd Prem pn hcp oe ee Tem rca tim sev Teotocapee bee Prensc dl be yoy ey, jt tal a be tens i Lee, cry a eas et ag as booed sal bees sn hte nl (2) ns Ds Ret nes csi etn oi Let ome nw es ed oe opr he oe Sadik is Ln Tsp sll Larsen whl reer sted tiene ‘303 Manverof Payment, All sens under his Lene by Tena (ie Rent) shall ena tothe Ln at eles ‘designated in LOL. All suns payable by Tenant unde this Leave, whether or ol expressly devine as ren hall ‘rset forthe purposes of Seton $02(0X6)of he Daksupey Code nl fr ll oer pposcs. The Base Ren is (emia ea fre Dez Premises ani sett the ems ad cons cntsined inthis Lease, ogee wih ‘We alached Addends, ify. 404 Time of Pasment Upon execution fis Letse, Tenant stl pay the instinct of Bese Ret fr the est wth ‘ofthe Leare Term, On of before the fist day ofthe sco month of te Lease Tem an of ect moh teal, the inane Base et ed isaac ies Lewes do nd payable, in advance, wikou os delusion trp dear eLeewe Tenn commences aye hn teil rat dy of calendar month, ent far any factional calendar month felling the Commencement Dole or preci heen of the Lease Tern sal be prorated by das. -A9S.Socrle Dipoat, Upon the cxceton of this Lease, Tenn ll deposit wit Lanllad wash Scuty Dept in emrnnt of §, J /]062> Palbed my apy lor pat of te Seal Deosto my wpe Rene oir cas Stem em recy er oe Ten. Lando es yt oe ey Dae Tem tre Secures ois il nen win (10) days fer Las wien dana, Tenn’ ite to restore ee pase tne yl tes deta oe hs ewe Hoe ip Sethe Scout Deposits Land wil tbe egied keep the Sear Deposit spr fom iso ccs Pearce era wi ree othe Sci Dept Upon ay temnation of his Lease wt eu n ets fa ad wr Tenn sate he ropa wel cleared en reel he Deni rns athe mer eed bys Less, Landlord sled thvusd pti of Scariy Deysto Tet win ity (3 dys Tete agreed that the tenant relinguishes all rights to property left on th Tetfoed “chen the ietes torninatess. the landlord may discara the property EsSaet" ne"'coate trom the eecurity deposit, or keep it without Liability to the ay ial ital 2 Her” sev Scanned with CamScannerser the Termination Date | Rect Temintion Dax iy) dp ae Ten al coi with i cist inten srt in 5196, The Tennis responsi pon vcating te penises in aie ll cnt fi sprig retary eis oper aud sina te Tom wing te ebe rein mien an roel ry coed a ten Tecan ae U7 Goo Fonds tects Ie wy xn va eee ei iy hc for Tem Land {Ket wdc wl ete wpe haat Lint ny, ames ee, em en ce Tetrapoda een wey ek cate rey ela) lt te cy ef Tempra eee ‘comstitule payment of Rent undcr this Lease. Ar cyl ‘ maiatanly Tatoyroator needa veri be ct sitathiren ANTICLE FOUR: TAXES 401, Eayment by Landlord, Lanabed sal pay the tl eae tyes on the Denise Pies hain the Lease Tem 401. jmprorementbr Tenant fhe le ts va pi th Daniel Meise heel xe invlichie La Tomeonmons rc escalae real an artes, wins crores ade by Tote try Lanka te ropes To, Tet el ey to Landkd iy dr the samt of We eee wel ioe ‘ope inzee dre Le Tem. Lan shl we exe into Ia aes ee Pen torent of eal enc fina 493 fell Anse Ie tal ct tes ae essed agin he Denied Mises jin wi ther pcpay nt ‘etiing «pat of i Dense Prec, te rea ete ae plac o i Danse esl be pal te tron bing he aan proportion oe egecgae wcsanet al eal oqo fet of being wean ie Dame Tris bw ota ft of baling es ical in ei esa 404, Personal Properte Tact Tenant sally ll exes assed gain trade Fatres, fishing, eqiprest, inven, prshetso ylerprsnel prety belonging to Tent. Tenn sal we rensnabe eats ohare Tents pervonal property taxed epartely roy the Demise Prien. If any of Tens pera popety ite wih de Deniscd Premises, Tenant hall py Ue texes forthe personal propa to Land within ice (15) days ar Tena ecives a writen sllement mm Landlord fr the pesool propery tates. ‘ARTICLE EIVE: INSURANCE AND INDEMINITY. ‘SOL, CazualtyLgurance, During te Lease Ter, Lani shall itn policies fnsrance covering kes for deg te Dial remissin nec pertge of elocaest vee Land dens reas in elton toting loan, pe feast a psi coon of Ue Dnized Tenizsw ie vastly pinernce ftreszmabe aes Te poles sal rovide proton git al pris incoing wine castictin of re wat ‘ca avrg nlx prs whic Lanier deca ees. Lando nay Lando, obi insurance fer Tent’ itr, pa cr bung ipower tall by Tel in oo the Deed eis. ‘Tot Sal Temes expos mate src ons fatres,eqment nl bing nove x Tet dos ocr lo pret Tense Tea shal oJ of per be done myth wih vali ny nace folie Ay easly src cre by Laer Tea lb rte sole benefit o th pry caring the insrmee al wer is oe tl. ‘S02, Increaaein Peemlums, Tenent shall not peril ey operation or ect obeconducteo erage or use of any ‘lal oc any oer malrals,onorsbou te Dense Premises thal woul ese supesion ex cancelation offi Utnlexenleovergensrencs policy cared by Land ot increase prams theref, without the pine writen consent (St Lanllord I Tenens ee ened czapancy of the Darin Premises causes an cress ine penis fo any ite wd ‘Stendocaverage nuance pliy carted by Land Tenant al pay to Landlords aiina etl, Ue anon of the incrose win ten (10) dos aler deme an pesetation by Landlord of writen evidence of th ierase, ses sn eng noeiisr i e _ as, i et a ed instep ira en atacant eae Fee dicta gts tein = fe rela ak ‘a shall be subject to periodic 1000 Medial E Sia a enti nce gk re Pe cts ee ames ot it Ten ily orci Tennt of ny lg mer his Leas. ert cna ces bicolor Tenet ines ie inkl Tesora Fv Tiel ms conan rovisen wich pes concise of te cy dy OO) twin ete Lah. Ten wy Scag: Tem’ gnosis Secon Sy arg Lard ional rel ude «congress Oty na waning We covrgs nl rors in is Seton. Ten shal ives acy of tepals Land pic ot Connect Date wn protein pony Scanned with CamScannerluring the Less Ter, I Tenant ils to mina hep expense, Tenant nay, Tenants expenses, rintan ler lat 04, Jademnly, Landon sl bese o Tenor person, fray injury to persons or Jama Londlond eaused by the negligence or ‘consis or my lier pera enerng ie Deni ‘tof ie us of ie Danis nies by Tenn an bby Tenant in the performance of Tenants ligt [Landlord harmless fom any os, expense orc SomparativeNestgense, Tenant ond Landlord hereby wcnitonaly and inewocably egret indemnify, defend frlikleoter lili, ts decir, sacs, yas, employes eos ol ene he, {oe exten of cach prs cmpartivenegligcne, fen, fom an aoe ny anal ls, demand, drape, alent suit lain, dtc, nee, foe hare, cost or expe incloing, without inten inlet coat dato ‘ena, reasonable atmey es and dsburscmens and emount poi it senso lables resting ftom ony hang in ora, sate oa lwo regulation or iteration of his Lens) of whatever mle, on a conprtve ‘eligece basis, even when cused in part by Landlons or Tenants negigsice ore jit or eoncuningveplione Landlord, Tenant, and any ther person or ai, which ay reso fo which Land or Tenoat sor ono ee afer, apets, directors, employes, sbsiincs, partners, licensees and counsel may sustain, ull, incur obese subject ain eoaneton with o arising in ny way whatsoever out ofthe leasing, eperaton, promelion wonepevenn ‘oantenanee, reps, we or eoapaion ofthe Demises Premises, or uy oli atv of wheter nae in someon Aheewil or arsing out of orb reason of ay investigaton, ligation or ales proceedings rough or tslened, eisng ‘tof bs ypon the easing, puting, prometion, managernent,msinlensce, par, Use or occupancy of he Dein, Prensa lesion the Denis Penis, This poison sal suivie heparan it ‘506, Walverof Subrogation, Each pry to his Lease waives any and every claim which aises or may ars init favor ‘gaat the other party during the term ofthis Lease or any renewal of extension ofthis Lease for any and all loss of or damage, any ofits props lose witin or upon, or consitting apart of, the Danses temises, which loss or damage {scovered by valid and coletble fire and extended coverage insurance policies, othe extent thal such lass or damages ‘rooverble under auch nsurance polices. These mutal waivers shall bein alin oan notin intation oe derogation ‘of, any other waiver or release contained in this Lease wilh espet to ay loss of, or damage Lo, property ofthe parties Ings as tese mutual waivers wil preciae te assignment of any aforesaid clin by way of subropaion of obierse 'o a insurance company (or wy other person, each party hereby agrees o give immediately to each insurance company (which as sme o sch arty policies ofr end extended coverage insurance) written notice ofthe terms of such mal ‘iver nd to cause such insurance policies tobe propery endorse to preven! the invalidation of he insurance coverage lyreason ofthese waivers ARTICLESIX: USE OF DEMISED PREMISES 60, Penmled Use, Tenant may we de Danis Premises ely for he Peited Use sate n Section 1.06. "The pares (0 this Lease ecnowledge tha the curent use of the Denised Preiss or the improvemasloeatd on the Demise Premises or both, mayor may nt conform to the ety 2oing ordnance wih respect to the pennited we, height, ebeck ‘eure, minimum prkng requires, eoverge rai of improvements oa te of land, and oer mates which ‘nay bave a sglicant economic impact upon th Tenant intended use of ie Denise Premises, Tenant acknowledges (hat Tenant has or wilinepentcily investigate avery to Tenants station the extent of ey lations or non. confonring we ofthe Denise Premises. Tenant fare acknowledges thal Tenant isnot lying upen any woerantes ot ‘epreeaton of Landlord ore Brokers who are participating in he negotiation of his Lease concerning he Perited Us of te Denise Premises, or with respect omy uses of the improvement oat o the Denied Premises 602. Coonpliance with Lam, Tenant shal comply wit ell govenunental laws, ordinances an egulatonsepplcableto the we ofthe Denies Premises, and shall prompily comply with ll governmental oder nd dzetives Fr the coecton, Prevention and abatement of musances and ober activites in or upon, oF connected withthe Denised Premises, all “Tenants sole expense, including any expense or cost resulting fom the construction or installation of fixtures end improvements or other accommodations for handicapped or disabled persons required fo compliance with governmental laws and regulations, ncuing bu nt linitd tothe Tees Arcitecural Bares Act (Article 9102 and any successor stl) an he Americans Distilies Act (he “ADA). To the exten ny trations to lhe Demised Premises are required by the ADA or other applicable las or regulations, Tenant shall bea the expense of te allerations. Toth extent any slterations to areas of the Property outside the Demise Premises ae required by Tite Il ofthe ADA oc othe applicable Jaws or regulations (fr “path of wave” requirements or otherwise), Landlord sll bear the expense of he alterations. (603, Ceriente of Occupancy, freq, Tenn sal obin a Cetin of Oscupaney fromthe municipsiy in which the Property is oatd prior othe occupancy ofthe Densed Premises. Tenant may aply fora Centifeate of Occupancy Priori the Commencement Date an, if Tent is unable to bisn a Certificate of Occupancy, Tenant shal have te right ‘olemninas this Lease by writen notice to Landlord i Landlord o Tenant is unwlingo unable te the defects which prevented the issuance ofthe Ceca of Occupancy. Lalo! may, but las no obligation to, eae any such det, Jnchling any repeiy, installations or replacement of any items which arent presen exiting onthe Dense Premises ‘or whic havent been expressly agree ypu by anil in writing Hel sw Initial Tnitial 4 Scanned with CamScanner6.04, Awning, Exterior Doors, Window Trentments and Sins, nyt lem i ds gv ny een stesso eee sfendaga ase Srna a ‘Siena ane a ornate omens ; ed ignite ae Sine ae gn ace decorations and omamens a te expiration or termination ofthis ane nin ‘xpicalion or termination of this Lease end must repair any damage and close any holes le, eas reer sje ie rf erect te lng renee ofthe bung, Land esas ii rene 60S. Ulity Services, Tenant shal pay the oo ofl lity services, inclaing but not i connection charges, llchargss fix gas, water, sewerage, sorm water disposal, communications and clei ised Prem and for replacing all eccrc lights, lamps, tubes. end ballasts. sea bes ier) Ss eB nAEE Rta cit tab gue aes eae ttn ce ac, Lands et lb eh ving em bn tn perce cha at rye wh Tvs nie cb wid ana) Satan foacene pono ee nome rene 0) mak nie pritt cee ee te grey eons my renee pcs md roy ee tic cicartn ogee oi Ladd th cote Sea eg cere Ey (3 ald ake el Lan 697 Exelon from Liability, Landlord shal tbe able for any danger injury to the person, busines (or rma ti, nel ot iy in wp cenpoyos, inves esters or any oe para in rbot the Denise Prenises, wheter Ue damage orinjry is aus ‘yor resus om: () re, steam, elect, waler gs or wink () Ue bedkage, ekoge, bsrutiono oer defo a res sis, wie, plies, planing, onitoningoliging fixture ray oer cose; (6 condions eising {nor boat Denise reise or upon ober prions of my building of wich Uh Denised Premises is parte fom ‘lie sources or places, (i) any eco omission of anyother tenant of any tiling on the Property, Landlord shall not be liable fo any damage or injury event though the cause of or the means of repairing Ue damage or injury are not accessible {o Tenant. The provisions of this Section 6.07 negligence or wilful misconduct not, however exempt Landlord from liability for Landlord's gross ‘CONDITI RS AND SRATIONS 7.02. Acceptance of Demised Premises. ‘Tenant acknowledges that (0) all and complete inspection of the Demised Pronises and adjacent common areas has been made an Landlord as fully and adequately disclosed the existence of any efets which would interfere with Tenants use ofthe Demises Premises for cr inlened commercial purpose, and (0) as ‘result of sich inspection and disclosure, Tenant has taken possession of the Demised Premises and accepts the Demised Premises in its “AS IS" condition, 7.03. Malnfennnce and Repale, Except as otherwise provide inthis Lease, Lan shal be under no obligation to perform any repair msintenance or management servic in the Demised Premises or adjacent common areas. Tenant shall belly responsible tits expense, oral epi, msininance and management services uller an tose which are expressly assumed by Landlord. ARTICLE EIGHT: OULIGATIONS 4401, Landis Obligations, Subject othe provision of Atle Nie. (Dannge or Deswuction) and Aue Ten (Condemnation) and except or damage caused by any actor onision of Tenant Land shal keep the roo, skylights, foundation, strvtral components andthe srctrl portion, of exterior walls ofthe Demiss Premises in goo order, cenion el epit, Landlrd sl not be obligated to make an repair widows, doors, overhead door, pate glass othe Stee of wall In ebion, Landlord shal nol be obligated to make an repaits under this Seton unl a reasonable ine Mer recip of wren na xn Tea ofthe ned frre. Hany repairs are rere tobe mae by Landlord, Tenant ‘hall, at Tenant’ ole cost and expense, pronply remove Tenant furnishings, xures inventory, equipment and ole oper tothe extent required tenable Landlord to make repairs, Lando liability wer this Seton shall be Fnited {othe costof those repairs or coretions. Tenant waives the benefit of any presen or future law which might give Tenant the right o repair tie Demised Preiss at Landlonls expense oro leminae the Lease bocause ofthe conliion All Tepe, maintenanes, management, an be peo by andor or Landlord agensinvolve the exercise ek proesoaljugrenl by service providers, nd Tena expressly waives any clin for breach of waren arising fom the performance of Use services. 8.02. ‘Tenant's Obligations, Subject to the provisions of Section 701, Section 7.03, Article Nine (Damoge or Destin) and Aitle Ten (Condemnation), Tenant hall at al ines, keep all ler portions ofthe Demise Premises Hew a Scanned with CamScannerina ek omtin a ii, ny wear tere all necessary replacement of a xen eoicl and ighing ssn fre ccs to alaling epic, the Denise emis in peal, pex coal on a ica 2m, ini aoa rare! ct blk on, cielo pe en ‘lemons gene csc en 7 seg spbenee foenmtniniy fn i To sl en ‘exterior walls of the Den s a rus wal a int mropay ssa raten eminence rq ober exp i ma elrinane Lan inl or don acoso ee tdi eas of emergeey, snl Tenant ing the maintenance or repair, laa ‘ost and expense, enter into i Yenilaing and st eoniening gully schedled preventive stent and erp within i such a service contrat weal W Lanilord, Landen the coat ane expense thereof, ps a reasoned service sh esses nd epi he underly wad proper use of te parking aren. Such vu te tras i Tet eye pki hand ny bit om ine is, ut salt bento be depo i Tenants who have waste to dispose o Waste Dinara 3 cattable ‘garbage dunpster in 2 LL tease sid matntain n'a location to be designated hp ance Personnel, ‘Tenis who die sien alle arangsueisthertr wi the Manager ofthe ropeiy, Costs tos to Tenant as Additional Rent, ated E Locking of Leased Premses, Tenants shall, before leaving Ur leased premises, bck all exterior dows, diem’ bo shallot ctate my opens in the roof wr exterior walls or ‘make ay allerations dition o inyroveinents othe Demised Prenises will the vir writen consent of Lando. wovided tht Teun cumple with all applicable governmental laws, otdnmes, ces and regulations. At expat ‘teria of is Lease, Tenant sol, subject othe estictions of Sewn 802 ond 84, have ie ight he tine ot ‘removal Ueitens, repair ina good al workmanlike manner ny damage caused Ly te instalation oc removal ‘Tene slall py for all cost incure or arising out of alretins,abiions or inprovemens in rt the Demised Premises nad shall nl prt any mechanic's maxis en tobe ied against the Dense Prinses ve the Property, Upun egies ‘yy Lantin, Tenait sal delve to Landlord proof of payment reasonably saisfatoy to Lalo f al eots ncured ising out Of any seratins,abiions o inproverents. ‘04, Condons upon Terminaon, Upc te expiration or trination ofthis Less, Tena shall suremer the Denied Prnises to Landlord broom clean and in the sane cnn as recive excep for canny Wear and ea which Tena {snot there obligate to remedy under any provision of this Lease. Tent shall na be obligate t repr any doe ‘wit Landlord is require to repair under Altice Seven rope Coton) or Asticle Nine: (Dannge or Destin). Inabito, Lando mey require Tenant remve any alteatons,aliions ce inywovements (wheter ont made wilh Landlord's conse prio to the exp f clio, all at Tenants expense. All rains abitons ond inyxovements which Land as wot ered Tenant to remove sll cue Lan’ proesty asta be surenderl to Lane upon the expiration o termination of his Lease, In no event, however, shall Teal renove any ofthe folloving mattis or equipment without Landon’ prior ‘len corsa () any clei wing or poe panels; i lighting olging fixtures; (i) wall eoveings, drapes, lias cc ber wind oveings i) expats or oter Nor eoveing,() hesrng, Ve ir cobong equip (8) Fearing or scary peso) myo Fixtures equipment or ies which, i emoved, would lect the operation ore ‘exterior appearance of the Properly. GE ON DEST royed by fre, fed, 9.01, Notice, Wany building or other inprovementsitusted on the Property ate dannged or destroyed by fre, od, wianbtonn, lomo oer cai, Teva sl ioneditely give writen notice of the damage or destruction to Land 9.02 Patio! Damage, Ihe building or ther Inproverets sited nthe Daniel Premises ae damage by Ge, rd rainy no toh ce tl eines anatomy capa itn Fudd weny (12) day trom the dete Landlord reeves wit notice uifealon by Tena ofthe oars of ie ine a erm ‘anole improvemenl on the Demise Press (arth leaseuN! improvements miley Tengol ocamysiene, ‘sublenant or other occupant of the Demised Premises) Wo substantially the condition in which they existed price to the Hen ay iiial Initial 6 Scanned with CamScannerPart) following the casualty, the Rent the period in which the Demised Premises canna be full occupied shall be ejused eq ‘Tenant ofthe occurence ofthe damage, ether Landlord termination notice tothe other party, in which portion of the Lease Term, effective from the d ‘Demnised Premises cannot be cccupiad (in whole or in part) follow is Lease during cd Pre in lowing the casualty, the Rent payable under this the period in which the Demised Premises cannot be filly occupied shall be adjusted equtably. ARTICLE TEN: CONDEMNATION 1. during the Lease Term rary extension threo all ora substantial prt ofthe Demised Premises ire taken or any pubic cr quasi-public ue under any governmental Le, ordinance or regulation or by right of eminent dom, or ae conveyed to the condemning sutorty under threat of condemnation, his Lease shall terminate and the monthly instalments of Ren shall be abate during the mexpirod pertion ofthe Lease Tem elective from the date ofthe taking. Iles than a substantial part ofthe Demised Premises is taken fo public or quasi-public use under any governmental law, ordinence or regulation, or bright of eminent domain, ori conveyed to the condemring authority under threat of condemnation, Landlord, a its option, may by writen noice termina this Leese. If Landlord does not terminate this Lease, Landlord shal promptly, at Landlord's expense, restore and reconstruct the buildings and improvements (other than leaschold improvements made by Tenant ot any assignee, subtenant or other occupant ofthe Demised Premises) sited onthe Demnised Premises inorder to make the same reasonably tenantable and suitable forthe use for which the Demised Premises is leased as defined in Section 6.0. ‘The menihlyinstullnents of Ret payable uc tis Lease during the unexpired potion ofthe Lease Term shal be adjusted ‘quilably. Lantlord and Tenant shall each be entitled to receive and retain such separate awards and portions of lump sun. ‘ewards as may be allocaed lo thei respecive nee in any condemnation proceeding. The termination ofthis Lease shall not aes the rights ofthe partis o such awards. ARTICLE ELEVEN: ASSIGNMENT AND SUBLETTING ‘Assignment and Subletting Prohibited. Tenant shall not assign this Lease or sublet the Leased Premises or any interest therein without first obtaining the written consent of Landlord, Any assignment or subletting without the written consent of Landlord shall be void and shall, at the option ofthe Landlord, terminate the right of occupancy ofthe Leased Premises, unless such assignment occurs as a result of federal bankruptcy proceedings. No direct collection by Landlord from any ‘assignee or subtenaat will release Tenant from Tenant's obligations under this Lease. ARTICLE TWELVE: DEFAULT AND REMEDIES 1201, Default, Bach of the following events isan event of default under this Lease: ‘A Failure of Tenant to pay any installment of the Rent or other sum payable to Landlord under this Lease onthe date that it is doe ed the continuance ofthat failure by Tenant. This clause shall not be construed to permit or allow a delay inpeying Rent beyond the due date and shall ffet Landlor' right to impose a Late Charge as permitted in Section 1.05. B, Failure of Tenant to comply with any term, coin or covenant ofthis Lease, other than the peyment of Rent ‘or other sum of money, andthe continuance of that failure fra period of twenty (20) days after Landlord delivers writen notice of the failure to Tenant, (3 obli its debis s they become due C. Failure of Tenant or any guarantor of Tenant’ obligations under this Lease to pay its debts as they becom ‘or an admission in writing of inability to pay its debs, or the making of @ general assignment forthe benefit of creditors, D. Te commencement by Tenant oc any guarantor of Tenant's obligations under his Lease of any case, proceeding cor sher ection secking reorganization, erangement, adjustment, liquidation, dissolution or composition of its or its debts tuner ay aw relating to bankruptcy, insolvency, reorganization o eit of debiors, or seckng appointment ofa receive, trustee, custodian or other similar ficial for itor fra of eny substantia part ofits property, EE. The commencement of any case, proceeding or other action against Tenant or any guarantor of Tenants obligations under this Lease secking to have an order fr reli entered agains it as debtor, or seeking reorganization, frrangemen, ajusiment, iquidtin, dissolution or composition of itor its debts under any law relating to bankrupcy, insolvency, reorganization ori fdeblos, or sskng appointment of recsiver, ruse, custodian or ler silat official for tor forall or any substantial part ofits property, and Tenant or any guarantor) also obtain a dismissal, ‘uch case, proceeding or oter ection within sity (60) days ofits commencement; or (i) converts the case from one chapter Hee sw Initial Init 7 Scanned with CamScanneren PY hatinnee eae co tO anothicr chapter; or (iii) is the subjc svn) busines yr hey ert and > FS enor fitch inc ily yd win F, Vacaney or abandonment by Tenant of fhe Demise Premises fore payor ana tna prion fhe Demis Premises or cessation of ewe 12.02. Remedies, ‘Upon the occurence of eny ofthe evens of deflate in tion purus any oe or mre oF the ilowingremedis witht ny pos moon ee amen hl Bet alice or demand C. Ese upnhe Demis Preiss, by frei ecesty, wit tmnt is ease fo prossaton oor ary inf danoges end dower Tene chighel ois de tu one ete Le ee Landardon demand fr expenses whch Landlord nay incr in hs eeing complance wil Teants lignes ee AisLee, ogee ereon athe lof velve (12) percent pe cana om hdl spend leit adsl nt beable fr any ages rein Tena rom sch con, whee eased by neglpac of Land DD. Accelerate and declare the Rent forthe enire Lease Term, and ll other amounts due unde this Lease, a one due and payable, and proces by attachment, suit or otherwise, to collect all amounts in the same manne aif ll such ‘moans doe orto become due during the ealre Lease Term were payable in advance by te terms of this Lease and neither the enforcement or clletion by Landlord of such amounts nor the payment by Tenent of such amounts shall consilate & waiver by Landlord of any breach, existing o inthe ftue, of eny ofthe tensor provisions ofthis Lease by Tenant or & Waiver of any rights or remedies which the Landlord may have with respect to any such breach EE. In addition othe foregoing remedies, Landlord shall have the right to change or modify the locks on the Demise Premises inte event Tenant ito pay the mexthlyistallment of Rent when due. Landlord sal not be obligated {o provide another key to Tenant or allow Tenant to regin enty tothe Demised Premises unless and until Tenant pays Landlord all Rent whichis delinquent. Tenant agrees tht Landlord shall not be lable fr any damoges resting othe “Tennt fom the lockout. Al such ine tat Lanier’ changes or modifies the lek, Landlord shall posta "Notice of Change ‘of Locks" on the frat ofthe Demised Premises. Such Notice shall tte that (1) Tenants monthly installment of Ret is delinquent, and therefore, under ethority of Setion 93.002, Texas Property Code andthe provisions of Tenant's Lease, the Landlord can exercise its statutory and contractual righ to change ‘or modify the Tenant's door locks, (@) Te Notice bas brn poste cn the Tenn’ int dor by a representative of Landlord end Tenant should make srrangements with the representative to pay te delinquent installments of Rea when Tenant picks up the key and any ‘atonal cost, including the eos for changing the locks, late ees, return check fes and olher sums to which Landlord is cntled, and : (2) The failure of Tenant to comply with the provisions ofthe Lease and the Notice and tampering with or changing the dor ock(s) by Tenant may subject Tenant to egal libility. . No reentry or taking possession ofthe Denise Premises by Lanlrd shall be construed as ancletion to ‘terminate this Lease, unless a writen notice ofthat intention i given to Tenant. Notwithstanding any such reketing or re- cary or taking possesion, Landlord may a ny time thereafer, elec to terminate this Lease fora previous default, Pursuit of any ofthe foregoing remedies chal not preclude monly installment of Rent due to Landlord under this Lease or of any «damages aceruing to Landlord by reason ofthe violation of eny ofthe terms, provisions and covenants contained in tis Lease. Failure of Landlord to declare any defal immediately upon its occurrence, of filue to enforce one or more of Landlord’ reodis or forbearance by Landlord to enforce one or more of the Landlon remedies upon an event of default stall not be deemed or eonstrved to constitute a veniver of default or waiver of any violation or breach ofthe terms ofthis ‘Lease. Pursuit ny ene of Ue above remedies shall not preclude pursuit by Landlord of any ofthe other remedies provided ‘nhs Lease. The ls or damage tht Landlord may suffer by reason of emintin of this Lease or the deficiency fom any ‘eletng es provided for above shall include the expense of repossession and any repairs or remodeling undertaken by Landlord follwing possession. If Landlord terminates this Lease at anytime for any deft, ination to other remedies Landlod moy have, Landlord may recover from Tenant ll damages Landlord may incur by reason ofthe default, including ‘he cost of recovering the Demised Premises andthe cost ofthe Ren thea emning unpaid. Hen_ Suv Initial Initial 8 Scanned with CamScanner‘cat off, Landon may in itn tomy ier rnold is Lee by ly, te up be Denis remiss fey al goods, ware, expen ot, unre el oer prsnal propery of Tenet sitet on he Denisl Preiss witout ably spss or cntersn, ed el he oper public or prise wih without having te propery aes ar giving Tena rexsnbl oof te ne nd placa tay rach se, Unless ors eid by ly, nate o Tet of te le lb erm slice ge in be soe peri ia is Lease tea te (10 dys bef inf ie se Any pbc sale mde und tsArtile Sal be dere ove Been contd na commer eae rile ie Denise rons o whee fepepaty shoal rte tine, plaocand methodol ane gnc dein oe pes propyl ad have been adverts daily aevapaper bled i the couy whee be Denil Prensa fr ve () cenvdy eft dt ote Lalor ri assigns ty pre al pli sl and, esprit by lost privaeil. The poems any dsposton del wins Atk, ny andl expenses comet wih ‘the taking of passession, hokling and selling of tre property (including reasonable attorney's fees anal legal expenses), shall teppei int tints sce ye cy tre pnt tn. Any spl sal be pido Tenor esti rey nv wo en sl pony pay any eens. Upon equ by Lando, Tenant sgses to excel nd delve Landlord «Fuciog Sttenet noon sil opr tec res of Lindl in ie frenentne propery and proceeds era ne te provisos fe snes nl Commer: Cale infos in the Sta Texas. The Sstory len for reat is expel resrel he sey nr hin rane isin te ad spplemenary ee. Provided Teal is tin elt day of ie es fis Les, gon wien fequet by Tent Lal shal diver a wien saat of Landon satay acon ins ry Hens ‘ol ceri intrest secring ay insta id pty aig Tent Lond hl nol asa wii x dy te dle of Landen witen subrnston ‘ARTICLE FOURTEEN: PROTECTION OF LENDERS 1401, Subordination and Allorament, Leno! sal hve erg to suborinate this Leas to any future grou Lease, deal nst or morgage encunbering he Demise Premizs, an advances nad on he security interest rea an ay reevals, mexications,colidatons replacements or estensions een, whenever nade oreeotdel. Lando its {ocain sua sueriaon sujet to Landlords providing Tenant wih a writen Subordination, Non-Disturbance and ‘Atcrenent Agreement fom te ground lessor, beneficiary or mrxtgage wherein Tenants rights to peaceable posesion th Deri Prniss ching th Lease Tenn shal ot be disturbed if Tenant pay the Rea ed psfomns ll of Tenants ‘obligations under this Lease ands ot olhervze in eu, in which ese Tenant shall ato to he transferee of for succes to Landlords terest in the Denise Premise and recognize theatre or sucesor as Lani under his Lease. Many gound les, beneficiary or morgage lets to have this Lease superior tothe len fits ground ease, ded ‘ofwister morgege and gives Tenant writen notice Veen, ths Leae sal be deem superior tothe ground lease, dood of tutor matgage wheter tis Lene is tel prior subszquen to the date ofthe round eae, ded of rs oman ‘oF the date of recriing thereof. Tenants igs under this Lease, unless spsiically modi a he ine tis Lease is excule we ubera to ny exising grou lease, del of trust or mortgoge encumberng the Denised Premises. 1402. Signing of Documents, Tenant shall sign and elver my iastruneais or dacunen's necessay or appropriate 0 fice ny llermeal sberlin or any agreement to atlor or suborJnae, [Tenant fils odo so within ten (10) ‘days aller writen request, Tenant hereby makes, constitules, end irevecbly appin's Landlord, or any tresferee or ‘siccesor of Landlord, the lloreyin-act of Tenn o execute and diver te attommen! or subordination document o sgeenet. ‘M03, Exonpel Certificates, ‘A. UponLanlis writen requ Temat sll exc, acne and liver to Landlord write staement ying: () Ut ane ofthe eras or provisions of this Leas have been changed (i they have been changed) (i) that Hen a iN) Scanned with CamScanner3. 1Teaat does na detver the writen stent o Land widin he 10.dy pei Sn within the 10d period, Lanne an rosy puch or etsy crcl preine and ely wm he ling a) at he ems td mn vets chang exept a herve reese by Ladd i) ha i ene hes a ben sale tema exept ders by Landon) at nt oe tan one Moab isle of Base Real or oter charges have ben paid in advance; and (iy tht Landlord isnot in dfol under this Lease. Inch “Tenant shall be estopped from denying the tha he presumed fs, a FIRTEEN: ‘SAND ‘ {SOL Tenants Compllance nth Environmental Lava, Tenant, Tene’ expense, hall comply wit laws rules, andr, orienes diections, regulations nd reuirement of Federal, Sate, county and mneipa uote pertaining to Tenants we of he Propaty tnd withthe record covenants, conitons and restctious, regardless of when they become effective, inching without limitation, all applicable Federal, late and local laws, regulations end ordinances pertaining to sir and water quality, Hszardous Material (as defined in Section 15.05), waste disposi, sr emissions end ober cevroumental mates all zing acter land use mates, and with any direction of xy public offeror fier, pursuant tolaw, which impose any duty upon Lendl or Tenant withreapect to the use or occupancy of the Propet 1502. Tenant's Indemnification, Tenant shell not couse or permit any Hazardous Materials to be brought upon, kept or tina bat be Proper by Teas gets, employer contactor inves with pre wren conto Lite Tent beaks te iatons sue inthe receding Seton orate he presence of eas Maron th propery ema xprntl by Tent sulin conan a be rope ety oes proper, oF ‘fcontamination ofthe Property or any other property by Hazardous Materials otherwise occurs for which Tenant is legally lie to Landed oc dnage rang eran en Tn stl inde, feo wll Lavras oma teal dans jlgrns, dogs palin, oe, co ales oles Gocaing witout lian, dian i ‘ahs ropery danger sor esc on ret orale pos of wy neo sparen? ihe Prope, nage aig may ave input nmin fling spss ole nes pi a ‘rll ness are cut co cola sd eng es) which oe aig ose ie ase Tem ese esl ofthe se condos or any ean wat, removal esoraon wok eure by ny Fels Suc ovement gery bent of aad Mati peat in be lr pond wae on rd ie Frey, Witting te epithe preseat oay Heads Merle rope (ony tr Pop) ncoor ped by Te ain any coset be Property, Tel sl recy ke al ston a Tea ‘accor sue enon tren be Pry tection esg pote action fy seh aoa et, oie torts appv ch coset cael, Te fang indy sal aie pine eminanef is Lee 1503. Landlon!'s Representations and Warranties, Landlord represets and warrants, othe best of Landon actual ‘vowidge tat: () any banding, transportation, sore, treatment or usage of Hazardous Materials that has occured on ‘be Propet to datas ben ncompliance wih al aplicable Pedra, Sister lal laws, regulations and ordinance; and (Gyno ea spl release, discharge emission o dispose of Hazardous Materials hs ocoured on the Property to date and that tesco gounvater on order the Property is free of Hazardous Matra as of the Commencement Date unless ‘expres dsclase by Landlord to Tensot in wing. 1504, Landlord's Indemnification, Landlord berey indemnilis, defends and olds Tenant harmless frm ay ls Judgments, damages, pealies, fines, costs, bilities, inluding sums pid in setements of claims) or los, including, ‘without intaton tome’ fs, cot cots, conslan es, and exper es, which arise during or alr the tem ofthis ‘Lease fem in conneton withthe presence or suspected presence of Hazardous Materials in the soil or groundwater on cr vnder the Prope les Hizardous Materiel ie released by Tenant o is preset soley asa result ofthe negligence ‘willl conduct of Tenant. Without limiting the generality ofthe foregoing, te indemnification provide by this Section 15.0 hl specially cover css insured in connection wilh any investigation of site contitions or any clen-up, remedial work, removal er etration work required by eny Federal, Stat or local governmental auhoty 15.08. Definition, For purposes of this Lease, the term "Hazardous Materials" means anyone or more pollutant, tos sxbstarcs, hazardous wae, hazardous substance, solvent or oi as defined in or pursuant ote Resource Conservation and Recovery Ac, as ane he Canpretersve Eavironmenal Response, Compensation and Liability Act, as amende the Federal Clan Wat Ac as amended ey ther Feder, State local environmental lav, regulton,onnance r rule, ‘whether existing asf ie date ofthis Lease or subsoquelyensced. 15.06 Survival, Th representations and indemmitesconained in this tc Fiten shall survive the expiration or termination of tis Lease, ARTICLE SIXTEEN: MISCELLANEOUS 1601, Dios, Landlord and Tenant understand tha areal esate brokers qualified to advise on mates conering teal elle and is ot expert in mars of law, tx, financing, surveying, hazardous materials, engnecring, construction, ‘fy, 2orng land planing. rchtecrr or the ADA, The Brokers hereby advise Tenant o seek exper assistance on such HEM” sev Initial Initial 10 Scanned with CamScannerIt Vvokets provide names Fonthe more the Urokers thong Hake il digo to Tena ay wpe. In thitegad, Tenant the Demise Premises wal the defen, and bokd Deckers xa, or expense, inclaing bl i ny vey conectd to eprescrtations concerning, te by oyplienble aw, the Boker’ ibility ofthe Fe, if any, pid the Deere psu Lease is dclayed or reve erernnenial aut, evil re hl, the term, xmition or exten shal 1603, Ineroretaon Th eins uf the Aiko Socio of hs Leas re Wo asi the pint of the ers or provisions ofthe Lease. Tenn shall be esponsitie fo the com, nts a ans uf Tenant's mgt, employces caseancrs contractor, Demised Premises with Tenants expressed or implied 1604, Waleers, All waivers to provision of this Lense must be in witng md signed bythe waving pay. Lando ley rf o enforce ny provisions ofthis Lease rts eeeploneof leila lt tual hal reve Land fan cifrcing tht rovsin ‘na katr accompanying a payment check sll be ining om Lavon, Lankndaay, Tena, negotiate, enh or enor the check without being bana othe conitions on any such \GAS. Severability, A aatérmination by & court cf competent jurisdiction that any is invalid or unenforceable shall not cancél or Fenainder of that provision or this Lease, which shall remain in'full force and effect. a 1606, Joa nnd Several silty, Al pis signing his Las Tenant sll be inl nd severly able all latins of Tem, 167 Amendment wr Maientins, This Lea isthe oly egtecnent tec the pts petsining the Lease of te Denise Promises and no other agrecents are effeive unless mde a pat of his Lease. All memento his Lease ‘aust be in writing and signed by all pasties. Any edhersienpted mendes sll be vid 16.08. Notices, Noes o Tet shale by etd il or han delivery tothe Danse emis. Notices to Landcd ll be by cetifed mil othe place where rent is payable, 1609. Allorney's Fees, Ion account any beach by my pty to this Lease init obligations to ny ether pty to this ‘ewe (elon bal nite to the Pvncipal Broke) it becomes necessary fra pay Lo eno a atnncy to enforce ‘or defead any ofits rit, or remeaies ule this Lease, Une non yuevaling pally apees to pay he jrevsling pnt its reasonable llomey’ fees and coat exss, if any, wheter or mols is instituted in connection withthe enforcement or ‘Fesas Law to Apply. This Agrcinent sll be consrued under an in scaudance withthe laws ofthe State of {641 Sumiea Aldgate fy pty otis Lease wich are vot usw he exten re tention of is ‘Lease shal survive suc expiration o termination a contin obligations of th yal $6.12, Ding fest, This Lease sal isure othe benefit of, and be Linking yon, cach of the pates otis Lease om ierespctve hes rqresaltves, sucess en assigns. Hover, Lanlltd shal at have any obligations to Tenant's _ocesors oF asp Unless the rights or inferests ofthe stccessts or assigns ate neve in aceurdane with he terms ‘ofthis Lease, 1613, Thor Dugan, Land hl beable to Tent feo Tent’ eet ox ptsona injury ened ‘by exinnl eso ety by wath pes it the Deis nies rhe Duhling 1614, Hoes ondRerutaons, he nut. Regulations of tl DORADO VILLAGE attached as exhIbIe"B* jeu at anytime by Larwiiord. Any walt Decone effectl ter distitbution to Tenant "61S, Consultan Allene, THIS LEASE IS AN ENFORCEABLE, LEGALLY BINDING AGREEMENT, READ IV CAREFULLY, THLE BROKERS INVOLVED IN THLE NEGOTIATION OF TUIS LEASE CANNOT GIVE YOU Scanned with CamScannerEGAL ADVICE. THE panei rieast HIEURORERS 0 Lave oS LEASE ACKNOWLEDGE THAT tHEYUAVE BEEN ADVISED ny Ionescu ns esse PPE oreo ae one oF ue ae TO TIE PROVISIONS, TERMS, COVENANTS AND CONE ONS CONTAIN stease. 16.16, Attachmes part 1. aAL"A* Leg Despion ofDenia 2 —_ExhbicU* “Lents Ruleran hems me 3. Exhibit *c* ~ sign creer’ 4. Tenant Constsuctiss 1617. Prior eed Thisegrecient constitutes he sole nd i {un uae Aurea Tis es the soe ara nly aprecnent ofthe parties to is Hae ar aaa in ir understnlings or wien ar orl agrees betwecn te pares epeting le mje ARTICLE SEVENTEEN: AMENDMENT AND LIMITATION OF WARRANTIES 1702. Amendment, ‘This Lease may nol liered, waived, mended or extended exoep by an instrument in writing signed by Landlord and Tenant 1703, Linitatlon of Waeranles, Landlord and Tenant expressly agree ta here are an shall be no implied warranties ofmerchantabiliy, habtabilty, flness for a peicular purpose of anyother kind ising out ofthis Lease, ed there are no warranties which extend beyond those expressly st Forth in his Lease ‘17.04, Walver and Releases, Teno shall not have the right 1 withhold orto offset rent orto terminate this Lease except ss expressly provided herein. Tenant vives and elenses any and all laltory ins and oft igh sph Teton doyot_Ocfo bere 29) nity marion rt PTA soe Ooleben Aon 2817 TENANT LANDLORD, By eR : VA. w HARRY BC OFEWNAN WEN sus Initial Titi 12 Scanned with CamScanner