THIS LEASEAGREEMENT(The Lease ) Isentered Intoandeffective Asof (Date), Between ( Landlord

THIS LEASEAGREEMENT(the“Lease”) isentered intoandeffective asof (date), between (“Landlord”), and (Tenant”). LandlordandTenantagreeasfollows:

1. LEASESUMMARY.

a. LeasedPremises.Theleasedcommercialrealestate(the“Premises”)consistsoftherealproperty legally described on attached Exhibit A, and all improvements thereon, and commonly described as

b. LeaseCommencementDate.ThetermofthisLeaseshallbeforaperiodof months andshallcommenceon orsuchearlierorlaterdateasprovidedin Section3 (the“CommencementDate”).

c. LeaseTerminationDate.ThetermofthisLeaseshallterminateatmidnighton orsuchearlierorlaterdateasprovidedinSection3(the“Termination Date”).Tenantshallhavenorightor optiontoextendthis Lease,unlessotherwiseset forthinariderattachedtothis Lease(e.g.,OptiontoExtend Rider,CBAFormOR).

d. BaseRent.Thebasemonthly rentshallbe(checkone): $ ,or accordingtothe RentRiderattachedhereto (“Base Rent”). RentshallbepayableatLandlord'saddressshown inSection1(h) below,or suchotherplacedesignatedin writingby Landlord.

e. PrepaidRent. Upon executionofthisLease,Tenant shalldeliver toLandlordthesumof$ asprepaid rent,tobeappliedtotheRentdueforthemonths through oftheLease.

f. Security Deposit. Upon execution of this Lease, Tenant shall deliver to Landlord the sum of

$ tobeheldasasecuritydeposit pursuanttoSection5below.Thesecuritydepositshallbe intheformof(checkone): cash,or letterofcreditaccordingtotheLetterofCreditRider(CBA Form LCR)attachedhereto.

g. Permitted Use.ThePremisesshallbeusedonlyfor

andfornootherpurposewithoutthepriorwrittenconsentofLandlord(the“PermittedUse”). h. NoticeandPaymentAddresses.

Landlord:

FaxNo.: Email:

Tenant:

FaxNo.: Email:

(Continued)

2. PREMISES.

a. LeaseofPremises. LandlordleasestoTenant,andTenantleasesfromLandlordthePremisesuponthe termsspecifiedinthisLease.

b. Acceptance of Premises. Except as specified elsewhere in this Lease, Landlord makes no representations orwarrantiestoTenantregardingthePremises,includingthestructuralconditionofthe Premisesortheconditionofallmechanical,electrical,andothersystemsonthePremises. Exceptforany tenantimprovementstobecompletedbyLandlordasdescribedonattachedExhibitB(the“Landlord's Work”),TenantshallberesponsibleforperforminganyworknecessarytobringthePremises intoacondition satisfactorytoTenant. BysigningthisLease,Tenantacknowledgesthatithashadanadequateopportunity to investigatethePremises;acknowledgesresponsibilityfor makinganycorrections,alterationsandrepairsto the Premises(otherthanthe Landlord'sWork);and acknowledgesthat the timeneededtocompleteany such itemsshallnotdelaytheCommencementDate.

c. Tenant Improvements. Attached Exhibit B sets forth all Tenant's Work, if any, and all tenant improvementsto be completedby Tenant(the “Tenant'sWork”),if any, that will be performedon the Premises. Responsibilityfordesign,paymentandperformanceofallsuchworkshallbeassetforthon attachedExhibitB. IfTenantfailstonotifyLandlordofanydefectsintheLandlord'sWorkwithinthirty(30) daysof deliveryof possessionto Tenant,Tenantshallbe deemedtohaveacceptedthePremisesintheirthen condition. IfTenantdiscoversanymajordefectsintheLandlord's Workduringthis30-dayperiodthatwould preventTenantfromusingthePremises forthePermittedUse,TenantshallnotifyLandlordinwritingandthe CommencementDateshallbedelayeduntilafterLandlordhasnotifiedTenantthatLandlordhascorrectedthe majordefects andTenant hashadfive(5)daystoinspect andapprove thePremises. TheCommencement DateshallnotbedelayedifTenant'sinspectionrevealsminordefectsintheLandlord'sWorkthatwillnot preventTenantfromusingthePremises forthePermitted Use. Tenantshallprepareapunchlistofallminor defectsinLandlord'sWorkandprovidethepunchlisttoLandlord,whichLandlordshallpromptlycorrect.

3. TERM.ThetermofthisLeaseshallcommenceontheCommencementDatespecifiedinSection1,oron suchearlierorlaterdateasmaybespecifiedbynoticedeliveredbyLandlordtoTenantadvising Tenantthat thePremisesarereadyforpossessionandspecifyingtheCommencementDate,whichshallnotbelessthan

days(thirty(30)daysif notfilledin)followingthedateofsuchnotice.

a. Early Possession.If Landlord permits Tenant to possess or occupy the Premises prior to the Commencement DatespecifiedinSection1,thensuchearlyoccupancyshallnotadvancethe CommencementDateortheTerminationDatesetforthinSection1,butotherwiseallterms andconditionsof thisLeaseshallneverthelessapplyduringtheperiodofearlyoccupancybeforetheCommencementDate.

b. DelayedPossession. LandlordshallactdiligentlytomakethePremisesavailable toTenant;provided, however,neitherLandlordnoranyagentoremployeeofLandlordshallbeliableforanydamageorlossdueto Landlord'sinabilityorfailuretodeliverpossessionofthePremisestoTenantasprovidedinthisLease.If possessionisdelayed, theCommencementDatesetforthinSection1shallalsobedelayed.Inaddition,the TerminationDatesetforthinSection1shallbemodified sothatthelengthoftheLeasetermremains the same.IfLandlorddoesnotdeliverpossessionofthePremisestoTenantwithin

days (sixty(60)daysifnotfilled in)aftertheCommencementDatespecifiedin Section1,Tenantmay electto cancelthisLeasebygivingwrittennoticetoLandlordwithinten(10)daysaftersuchtimeperiodends.If Tenantgivessuchnoticeofcancellation, theLeaseshallbecancelled,allprepaidrentandsecuritydeposits shallberefundedtoTenant,andneitherLandlordnorTenantshallhaveanyfurtherobligationstotheother.

Thefirst“leaseyear”shallcommenceontheCommencementDateandshallendonthedatewhich istwelve (12)monthsfromtheendofthemonthinwhichtheCommencementDateoccurs.Eachsuccessivelease yearduringtheinitial termandanyextensionterms shallbetwelve(12)months,commencingonthefirstday followingtheendoftheprecedingLeaseYear. Totheextentthatthetenantimprovementsarenotcompleted intimefortheTenanttooccupyortakepossessionofthePremisesontheCommencementDateduetothe failureofTenanttofulfillanyofitsobligationsunderthisLease,theLeaseshallneverthelesscommenceon theCommencementDatesetforthinSection1.

4. RENT.

a. PaymentofRent.TenantshallpayLandlordwithoutnotice,demand,deduction,oroffset,inlawful moneyoftheUnitedStates,themonthlyBaseRentstatedinSection1inadvanceonorbeforethefirst

dayofeachmonthduringtheLeasetermbeginningon(checkone): theCommencementDate,or

(if no datespecified,thenon theCommencementDate),andshallalsopayanyother additionalpaymentsduetoLandlord(“Additional Rent”),includingOperatingCosts(collectively the“Rent”) whenrequiredunderthisLease.Paymentsforanypartialmonthatthebeginningorendof theLeaseshallbe prorated.All paymentsdueto LandlordunderthisLease,includinglatefeesandinterest,shallalsoconstitute Additional Rent,anduponfailureofTenanttopayanysuchcosts,chargesorexpenses,Landlordshallhave thesamerightsandremediesasotherwiseprovidedinthisLeaseforthefailureofTenanttopayrent.

b. TripleNetLease. ThisLeaseiswhatiscommonly calleda“Net,Net,Net”or“triple-net” Lease,which meansthat,exceptasotherwiseexpresslyprovidedherein,LandlordshallreceiveallBaseRentfreeand clearofanyandallotherimpositions, taxes,liens,chargesorexpensesofanynaturewhatsoever in connection withtheownershipandoperationofthePremises. InadditiontoBaseRent,Tenantshallpayto thepartiesrespectivelyentitledthereto,orsatisfydirectly,allAdditionalRentandother impositions,insurance premiums, repair and maintenance charges, and any other charges, costs, obligations, liabilities, requirements,andexpenses,, whicharisewithregardtothePremisesormaybecontemplatedunderany otherprovisionoftheLeaseduringitsterm,exceptforcostsandexpenses expressly madetheobligation of LandlordinthisLease.

c. LateCharges;DefaultInterest.IfanysumspayablebyTenanttoLandlordunderthisLeasearenot received withinfive(5)business daysaftertheirduedate,TenantshallpayLandlordanamountequaltothe greaterof$100orfivepercent(5%)ofthedelinquentamountforthecostofcollectingandhandlingsuchlate paymentinadditiontotheamountdueandasAdditionalRent. AlldelinquentsumspayablebyTenantto Landlordandnotpaidwithinfive(5)businessdaysaftertheirduedateshall,atLandlord'soption,bear interestattherateoffifteenpercent(15%)perannum,orthehighestrateofinterestallowable bylaw, whicheverisless(the“DefaultRate”). Interestonalldelinquentamountsshallbecalculatedfromtheoriginal duedatetothedateofpayment.

d. LessThanFullPayment.Landlord'sacceptanceoflessthanthefullamountofanypaymentduefrom TenantshallnotbedeemedanaccordandsatisfactionorcompromiseofsuchpaymentunlessLandlord specificallyconsentsinwritingtopaymentofsuchlessersumasanaccordand satisfactionorcompromiseof theamountwhichLandlord claims.AnyportionthatremainstobepaidbyTenantshallbesubjecttothelate chargesanddefaultinterestprovisionsofthisSection4.

5. SECURITYDEPOSIT.UponexecutionofthisLease,TenantshalldelivertoLandlordthesecuritydeposit specifiedinSection 1above. Landlord'sobligationswithrespect tothesecurity depositarethoseofadebtor andnotofatrustee,andLandlordmaycomminglethesecuritydepositwithitsotherfunds. IfTenant breaches anycovenant orcondition ofthisLease,including butnotlimitedtothepaymentofRent,Landlord mayapplyalloranypartofthesecuritydeposittothepaymentofanysumindefaultandanydamagesuffered

byLandlordasaresultofTenant'sbreach. Tenantacknowledges,however,thatthesecuritydepositshall notbeconsideredasameasureofTenant'sdamagesincaseofdefaultbyTenant,andanypaymentto Landlordfromthesecuritydepositshallnotbeconstrued asapaymentofliquidated damagesforTenant's default. IfLandlordappliesthesecuritydepositascontemplated bythisSection,Tenantshall,withinfive(5) daysafterwrittendemandthereforebyLandlord,depositwithLandlordtheamountsoapplied. IfTenant complieswithallofthecovenantsandconditionsofthisLeasethroughouttheLeaseterm,thesecurity depositshallberepaidtoTenant without interestwithinthirty(30)daysafterthesurrenderofthePremisesby TenantintheconditionrequiredhereunderbySection11 of thisLease.

6. USES.ThePremises shallbeusedonlyforthePermitted UsespecifiedinSection1above,andfornoother businessorpurposewithoutthepriorwrittenconsentofLandlord. Noactshallbedoneonoraroundthe Premisesthatisunlawfulorthatwillincreasetheexistingrateofinsurance onthePremises, orcausethe cancellation ofanyinsuranceonthePremises. Tenantshallnotcommitorallowtobecommitted anywaste uponthePremises,oranypublicorprivatenuisance. Tenantshallnotdoorpermitanythingtobedoneon thePremiseswhichwillobstructorinterferewiththerightsofothertenantsoroccupants ofthePremises, or theiremployees,officers,agents,servants,contractors,customers,clients,visitors,guests,or otherlicensees orinviteesortoinjureorannoysuchpersons.

7. COMPLIANCE WITHLAWS. TenantshallnotcauseorpermitthePremisestobeusedinanywaywhich violatesanylaw,ordinance,orgovernmentalregulationororder. LandlordrepresentstoTenantthat,asof theCommencementDate,toLandlord'sknowledge,butwithoutdutyofinvestigation,andwiththeexception ofanyTenant'sWork,thePremisescomplywithallapplicablelaws,rules,regulations,ororders, including withoutlimitation,theAmericansWithDisabilitiesAct,ifapplicable,andLandlordshallberesponsibleto promptlycureat its solecostanynoncompliancewhichexistedon theCommencementDate.Tenantshallbe responsibleforcomplyingwithalllawsapplicabletothePremisesasaresultofthePermittedUse,and Tenantshallberesponsibleformakingany changesoralterationsasmayberequiredbylaw, rule, regulation, ororderforTenant'sPermittedUseatitssolecostandexpense. Otherwise,ifchangesoralterationsare requiredbyrule,law,regulation, ororderunrelatedtothePermittedUse,Landlordshallmakechangesand alterationsatitsexpense.

8. UTILITIES.Landlordshallnotberesponsibleforprovidinganyutilities tothePremisesandshallnotbeliable foranyloss,injuryordamagetopersonorpropertycausedbyorresulting fromanyvariation, interruption,or failureofutilitiesduetoanycausewhatsoever, andrentshallnotabateasaresultthereof,excepttothe extentduetotheintentionalmisconductorgrossnegligenceofLandlord. Tenantshallberesponsiblefor determining whetheravailableutilitiesandtheircapacitieswillmeetTenant'sneeds. Tenantshallinstalland connect,ifnecessary, anddirectlypayforallwater,sewer,gas,janitorial,electricity, garbageremoval,heat, telephone, andotherutilitiesandservicesusedbyTenantonthePremisesduringtheterm,whetherornot suchservices arebilleddirectlytoTenant. Tenantwillalsoprocure,orcausetobeprocured, withoutcostto Landlord,all necessarypermits,licensesor otherauthorizationsrequiredfor thelawfulandproperinstallation, maintenance, replacement, andremovalonorfromthePremisesofwires,pipes,conduits,tubes,andother equipmentandappliancesforuseinsupplyingallutilitiesorservicestothePremises. Landlord,upon request ofTenant,andatthesoleexpense andliabilityofTenant,shalljoinwithTenantinanyreasonable applicationsrequiredforobtainingorcontinuingsuchutilitiesorservices.

9. TAXES.TenantshallpayallTaxes(definedbelow)applicabletothePremisesduringtheLeaseterm. All paymentsforTaxes shallbemade atleastten(10)dayspriortotheirduedate. Tenant shallpromptlyfurnish Landlordwith satisfactoryevidencethatTaxeshavebeenpaid. IfanyTaxes paidbyTenantcoveranyperiod oftimebeforeoraftertheexpiration oftheterm, Tenant'sshareofthoseTaxespaidwillbeproratedtocover onlytheperiodoftimewithinthetaxfiscalyearduringwhichthisLeasewasineffect,andLandlordshall

promptly reimburse orcreditTenanttotheextentrequired. IfTenantfailstotimelypayanyTaxes,Landlord maypaythem,andTenantshallrepaysuchamounttoLandlordupondemand. Landlordmayalsoelectto payallsuchTaxesdirectlytotheappropriatetaxingauthority/iesandreceivereimbursementthereoffrom Tenantwithinten(10)daysafterinvoice,eitherofthefullamountpaidoratLandlord'selectioninequal monthlyinstallments.

Theterm“Taxes”shallmean:(i)anyformoftaxorassessment imposedonthePremisesbyanyauthority, includinganycity,county,stateorfederalgovernment, oranyimprovement district,asagainstanylegalor equitable interestofLandlordorTenantinthePremises orintherealproperty ofwhichthePremises area part,oragainstrentpaidforleasingthePremises; and(ii)anyformofpersonalpropertytaxorassessment imposedonanypersonalproperty,fixtures,furniture,tenantimprovements,equipment,inventory,orother items,andallreplacements, improvements, andadditionstothem,locatedonthePremises,whetherowned byLandlordorTenant. “Taxes”shallexcludeanynetincometaximposedonLandlordforincomethat LandlordreceivesunderthisLease.

Tenantmay,uponreasonablepriornoticetoLandlord,contesttheamountorvalidity,inwholeorinpart,of anyTaxesatitssoleexpense, onlyafterpayingsuchTaxesorpostingsuchsecurityasLandlord may reasonablyrequireinordertoprotectthePremisesagainstlossorforfeiture. Upontheterminationofany suchproceedings, TenantshallpaytheamountofsuchTaxesorpartofsuchTaxesasfinallydetermined, togetherwithanycosts,fees,interestpenalties, orotherrelatedliabilities. Landlordshallreasonably cooperatewithTenantincontestinganyTaxes,providedLandlordincursnoexpenseorliabilityindoingso.

10.ALTERATIONS.Tenantmaymakealterations,additionsorimprovementstothePremises,includingany TenantWorkidentifiedon attachedExhibitC (the “Alterations”),only with the priorwrittenconsentof Landlord,which,withrespectto AlterationsnotaffectingthestructuralcomponentsofthePremisesorutility systemstherein,shallnotbeunreasonably withheld,conditioned,ordelayed. Landlordshallhavethirty(30) daysinwhichtorespondtoTenant'srequestforanyAlterationssolong assuch requestincludesthenameof Tenant'scontractorsandreasonablydetailedplansandspecifications therefore. Theterm“Alterations”shall notincludetheinstallation ofshelves,movablepartitions, Tenant'sequipment, andtradefixturesthatmaybe performedwithoutdamagingexistingimprovementsorthestructuralintegrityofthePremisesandLandlord's consentshallnot berequiredforTenant'sinstallationorremovalofthose items.Tenantshallperformallwork at Tenant's expense and in compliance with all applicable laws and shall complete allAlterations in accordancewithplansandspecificationsapprovedbyLandlord,usingcontractorsapprovedbyLandlord. Tenantshallpay,whendue,orfurnishabondforpayment (assetforthinSection18)allclaimsforlaboror materialsfurnishedtoorforTenantatorforuseinthePremises,whichclaimsareormaybesecured byany mechanics'ormaterialmens'liensagainstthePremisesoranyinteresttherein. Tenantshallremoveall AlterationsattheendoftheLeasetermunlessLandlordconditioned itsconsentuponTenantleavinga specifiedAlterationatthePremises,inwhichcaseTenantshallnotremovesuchAlteration,anditshall becomeLandlord'sproperty. TenantshallimmediatelyrepairanydamagetothePremisescausedby removalofAlterations.

11.REPAIRS AND MAINTENANCE; SURRENDER.Tenantshall, at its sole expense,maintainthe entire Premisesincludingwithoutlimitationtheroofsurfaceandnormalrepairsandmaintenancetoallheating, ventilation,andairconditioning(“HVAC”)equipmentatthe Premises,ingoodconditionand promptlymakeall repairsandreplacements, whetherstructuralornon-structural, necessarytokeepthePremisesinsafe operatingcondition, includingallutilitiesandothersystemsservingthePremises, butexcluding theroof structure,subfloor,foundation,exteriorwalls,andcapitalrepairsandreplacements totheHVACsystem (collectively, “Landlord'sRepairItems”),whichLandlordshallmaintainingoodconditionandrepairat Landlord's expense,providedthatTenantshallnotdamageanyLandlord's RepairItemsandshallpromptly repairanydamageorinjurydonetheretocausedbyTenantoritsemployees, officers,agents,servants, contractors,customers,clients,visitors,guests,orotherlicenseesorinvitees.Notwithstandinganythingin

thisSectiontothecontrary,TenantshallnotberesponsibleforanyrepairstothePremisesmadenecessary bythenegligenceorwillfulmisconduct ofLandlordoritsemployees, officers,agents,servants, contractors, customers, clients,visitors,guests,orotherlicensees orinvitees therein. IfTenantfailstoperformTenant's obligationsunderthis Section,LandlordmayatLandlord'soptionenteruponthe Premisesafterten (10)days' priornoticetoTenantandputthesameingoodorder,condition andrepairandthecostthereoftogetherwith interestthereonatthedefaultratesetforthinSection4shallbedueandpayableasAdditionalRentto LandlordtogetherwithTenant'snextinstallmentof BaseRent.Uponexpirationof theLeaseterm,whetherby lapseoftimeorotherwise,TenantshallpromptlyandpeacefullysurrenderthePremises,togetherwithall keys,toLandlord inasgoodcondition aswhenreceived byTenantfromLandlordorasthereafter improved, reasonablewearandtearandinsuredcasualtyexcepted.

12.ACCESSANDRIGHTOFENTRY.Aftertwenty-four(24)hours'noticefromLandlord(exceptincasesof emergency, whennonoticeshallberequired),TenantshallpermitLandlordanditsagents,employeesand contractorstoenterthePremisesatallreasonabletimestomakerepairs,inspections, alterationsor improvements,provided thatLandlord shallusereasonableeffortstominimize interferencewithTenant'suse andenjoymentofthePremises. ThisSectionshallnotimposeanyrepairorotherobligationuponLandlord notexpresslystatedelsewhereinthisLease.AfterreasonablenoticetoTenant,Landlordshallhavetheright toenterthePremisesforthepurposeof(a)showingthePremisestoprospectivepurchasersorlendersat anytime,andtoprospective tenantswithinonehundredeighty(180)dayspriortotheexpirationorsooner terminationofthe Leaseterm;and,(b)forposting“for lease”signswithinone hundredeighty(180)daysprior totheexpirationorsoonerterminationoftheLeaseterm.

13.SIGNAGE. Tenant shall obtain Landlord's written consent as to size, location, materials, method of attachment,and appearance,before installing any signs upon the Premises. Tenant shall install any approvedsignageatTenant'ssoleexpenseandincompliancewithallapplicablelaws. Tenantshallnot damageordefacethePremisesininstallingorremovingsignageandshallrepair anyinjury ordamagetothe Premisescausedbysuchinstallationorremoval.

14.DESTRUCTIONORCONDEMNATION.

a. DamageandRepair.IfthePremisesarepartiallydamagedbutnotrendereduntenantable,byfireor otherinsuredcasualty,thenLandlordshalldiligentlyrestorethePremisestotheextentrequiredbelowand thisLeaseshallnotterminate. ThePremisesshallnotbedeemeduntenantableiftwenty-fivepercent(25%) orlessofthePremises aredamaged. Landlordshallhavenoobligation torestorethePremises ifinsurance proceeds arenotavailabletopaytheentirecostofsuchrestoration. Ifinsurance proceeds areavailableto Landlordbutarenotsufficienttopaytheentirecost ofrestoringthePremises,orifLandlord'slendershall not permitalloranypartoftheinsuranceproceedstobeappliedtowardrestoration, thenLandlordmayelectto terminatethisLeaseandkeeptheinsuranceproceeds,bynotifyingTenantwithinsixty(60)daysofthedate ofsuchcasualty.

IfthePremisesareentirelydestroyed,orpartiallydamagedandrendereduntenantable, byfireorother casualty, Landlord may,atitsoption:(a)terminate thisLeaseasprovided herein,or(b)restorethePremises totheirpreviousconditiontotheextentrequiredbelow;provided,however,ifsuchcasualtyeventoccurs duringthelastsix(6)monthsoftheLeaseterm(afterconsidering anyoptiontoextendthetermtimely exercisedbyTenant)theneitherTenantorLandlordmayelecttoterminatetheLease. If,withinsixty(60) daysafterreceiptbyLandlord fromTenantofwrittennoticethatTenantdeemsthePremises untenantable, Landlord failstonotifyTenantofitselectiontorestorethePremises, orifLandlordisunabletorestorethe Premiseswithinsix(6)monthsofthedateofthecasualtyevent,thenTenantmayelecttoterminatethe Leaseupontwenty(20)days'writtennoticetoLandlordunlessLandlord, withinsuchtwenty(20)dayperiod, notifiesTenantthatitwillinfactrestorethePremisesoractuallycompletessuchrestorationworktothe extentrequiredbelow,asapplicable.

IfLandlordrestoresthePremisesunderthisSection14,Landlordshallproceedwithreasonable diligenceto completethework,andthebasemonthlyrentshallbeabatedinthesameproportion astheuntenantable portionofthePremisesbears tothewhole Premises,providedthatthere shallbearentabatementonlyifthe damageordestructionofthePremisesdidnotresultfrom,orwasnotcontributedtodirectlyorindirectlyby theact,faultorneglectofTenant,orTenant'semployees, officers,agents,servants,contractors, customers, clients,visitors,guests,orotherlicenseesorinvitees. Nodamages,compensationorclaimshallbepayable byLandlordforinconvenience, lossofbusinessorannoyancedirectly,incidentallyorconsequentiallyarising fromanyrepairorrestorationofanyportionofthePremises. Landlordshallhavenoobligationtocarry insuranceofanykindfortheprotectionofTenantoranyalterationsorimprovementspaidforbyTenant;any Tenant Improvementsidentified in Exhibit C (regardless of who may have completed them); Tenant's furniture;oronanyfixtures,equipment,improvementsorappurtenancesofTenantunderthisLease,and Landlord's restoration obligations hereunder shallnotincludeanyobligationtorepairanydamagetheretoor replacethesame.

b. Condemnation.IfthePremisesaremadeuntenantable byeminentdomain,orconveyedunderathreat ofcondemnation, thisLeaseshallautomaticallyterminateasoftheearlierofthedatetitlevestsinthe condemning authorityorthecondemning authorityfirsthaspossessionofthePremisesandallRentsand otherpaymentsshallbepaidtothatdate. IfthecondemningauthoritytakesaportionofthePremisesthat doesnotrenderthePremisesuntenantable,thenthisLeaseshallcontinueinfullforceandeffectandthe basemonthlyrentshallbeequitablyreducedbasedontheproportionbywhichthefloorareaofany structuresisreduced ThereductioninRentshallbeeffectiveontheearlierofthedatethecondemning authorityfirsthaspossessionofsuchportionortitlevestsinthecondemningauthority. Landlordshallbe entitledtotheentireawardfromthecondemningauthorityattributabletothevalueofthePremisesand Tenantshall makenoclaimforthevalueofitsleasehold.Tenantshallbepermittedtomake aseparateclaim againstthecondemningauthorityformovingexpenses, providedthatinnoeventshallTenant'sclaimreduce Landlord'saward.

15.INSURANCE.

a. Tenant's Liability Insurance.DuringtheLeaseterm,Tenantshallpayforandmaintaincommercial generalliabilityinsurancewithbroadformpropertydamageandcontractualliabilityendorsements. This policyshallnameLandlord,itspropertymanager(ifany),andotherpartiesdesignated byLandlordas additionalinsuredsusinganendorsementformacceptabletoLandlord, andshallinsureTenant'sactivities andthoseofTenant'semployees,officers,agents,servants,contractors,customers,clients,visitors,guests, orotherlicensees orinviteeswithrespecttothePremises againstloss,damageorliabilityforpersonal injury orbodilyinjury(includingdeath)orlossordamagetopropertywithacombinedsinglelimitofnotlessthan

$2,000,000, andadeductibleofnotmorethan$10,000. Tenant'sinsurancewillbeprimaryand noncontributory withanyliabilityinsurancecarriedbyLandlord. LandlordmayalsorequireTenanttoobtain andmaintainbusinessincomecoverageforatleastsix(6)months,businessautoliabilitycoverage, and,if applicabletoTenant'sPermittedUse,liquorliabilityinsuranceand/orwarehouseman'scoverage.

b. Tenant'sPropertyInsurance.DuringtheLeaseterm,Tenantshallpayforandmaintainspecialform clausesoflosscoveragepropertyinsurance(withcoverageforearthquake ifrequiredbyLandlord'slender and,ifthePremises aresituated inafloodplain,flooddamage) forallofTenant'spersonalproperty, fixtures andequipmentintheamountoftheirfullreplacementvalue,witha deductibleofnotmorethan$10,000.

betterinBest'sInsurance Guide,andwhichareadmitted inthestateinwhichthePremises arelocated. No insurancepolicyshallbecancelledorreducedincoverageandeachsuchpolicyshallprovidethatitisnot

subject tocancellationorareductionincoverageexcept afterthirty(30)dayspriorwritten notice toLandlord.

TenantshalldelivertoLandlorduponcommencementoftheLease andfromtimetotimethereafter,copiesof theinsurancepoliciesorevidenceofinsuranceandcopiesofendorsements requiredbythisSection. Inno eventshallthelimitsofsuchpoliciesbeconsideredaslimitingtheliabilityofTenantunderthisLease. If Tenantfailstoacquireormaintainanyinsurance orprovideanypolicyorevidenceofinsurance requiredby thisSection, andsuchfailurecontinues forthree(3)daysafternoticefromLandlord, Landlord may,butshall notberequiredto,obtainsuchinsurance forLandlord's benefitandTenantshallreimburseLandlordforthe costsofsuchinsuranceupondemand. Suchamounts shallbeAdditionalRentpayablebyTenanthereunder andintheeventofnon-payment thereof,Landlordshallhavethesamerightsandremedieswithrespectto suchnon-paymentasit haswithrespecttoanyothernon-paymentofrenthereunder.

d. Waiverof Subrogation.LandlordandTenantherebyreleaseeachotherandanyothertenant,their agentsoremployees,fromresponsibility for,andwaivetheirentireclaimofrecoveryforanylossordamage arisingfromanycausecoveredbypropertyinsurance requiredtobecarriedorotherwise carriedbyeachof them. Eachpartyshallprovidenoticetothepropertyinsurancecarrierorcarriersofthismutualwaiverof subrogation, andshallcauseitsrespectivepropertyinsurancecarrierstowaiveallrightsofsubrogation againsttheother. Thiswaivershallnotapplytotheextentofthedeductibleamountstoanysuchproperty policiesortotheextentofliabilitiesexceedingthelimitsofsuchpolicies.

16.INDEMNIFICATION.

a. IndemnificationbyTenant.Tenantshalldefend,indemnify,andholdLandlordanditspropertymanager, ifany,harmlessagainstallliabilities,damages, costs,andexpenses, includingattorneys'fees,forpersonal injury,bodilyinjury(includingdeath)orpropertydamagearisingfromanynegligentorwrongfulactor omissionofTenantorTenant'semployees,officers, agents, servants,contractors,customers,clients,visitors, guests,orotherlicenseesorinviteesonoraroundthePremises, orarisingfromanybreachofthisLeaseby Tenant. TenantshalluselegalcounselreasonablyacceptabletoLandlordindefenseofanyactionwithin Tenant'sdefenseobligation.

b. IndemnificationbyLandlord.Landlordshalldefend,indemnifyandholdTenantharmlessagainstall liabilities,damages,costs,andexpenses,includingattorneys'fees,forpersonalinjury,bodilyinjury(including death)orpropertydamagearisingfromanynegligent orwrongfulactoromission ofLandlord orLandlord's employees, officers,agents,servants,contractors, customers,clients,visitors,guests,orotherlicenseesor invitees onoraroundthePremises,orarisingfromanybreachofthisLeasebyLandlord. Landlordshalluse legalcounselreasonablyacceptabletoTenantindefenseofanyactionwithinLandlord'sdefenseobligation.

c. WaiverofImmunity.LandlordandTenanteachspecificallyandexpresslywaiveanyimmunitythateach may be granted under the WashingtonState IndustrialInsuranceAct, Title 51 RCW. Neither party's indemnityobligations underthisLeaseshallbelimitedbyanylimitationontheamountortypeofdamages, compensation,orbenefitspayabletoorforanythirdpartyundertheWorkerCompensationActs,Disability BenefitActsorotheremployeebenefitacts.

d. ExemptionofLandlordfromLiability.ExcepttotheextentofclaimsarisingoutofLandlord'sgross negligenceorintentionalmisconduct, LandlordshallnotbeliableforinjurytoTenant'sbusinessorassetsor anylossofincometherefrom orfordamagetoanypropertyofTenantorofitsemployees, officers,agents, servants,contractors,customers,clients,visitors,guests,orotherlicenseesorinvitees,oranyotherperson inoraboutthePremises.

e. Survival.TheprovisionsofthisSection16shallsurviveexpirationorterminationofthisLease.

transferanyinterestinthisLease (collectivelyreferredtoasa“Transfer”)oranypartofthePremises,without

firstobtainingLandlord'swrittenconsentwhichshallnotbeunreasonablywithheld,conditioned,ordelayed. NoTransfershallrelieveTenantofanyliabilityunderthisLeasenotwithstanding Landlord'sconsenttosuch Transfer. ConsenttoanyTransfershallnotoperateasawaiverofthenecessityforLandlord'sconsentto anysubsequentTransfer. InconnectionwitheachrequestforconsenttoaTransfer,Tenantshallpaythe reasonablecostof processingsame,includingattorneys'fees,upondemandof Landlord,up to amaximumof

$1,250.

IfTenantisapartnership, limitedliabilitycompany,corporation, orotherentity,anytransferofthisLeaseby merger,consolidation, redemptionorliquidation,oranychangeintheownershipof,orpowertovote,which singularlyorcollectively represents amajorityofthebeneficialinterestinTenant,shallconstituteaTransfer underthisSection.

AsaconditiontoLandlord's approval,ifgiven,anypotentialassigneeorsublessee otherwiseapprovedby Landlordshallassumeallobligations ofTenantunderthisLeaseandshallbejointlyandseverallyliablewith Tenantandanyguarantor,ifrequired,forthepaymentofRentandperformanceofalltermsofthisLease. In connection withanyTransfer,TenantshallprovideLandlordwithcopiesofallassignments, subleasesand assumptionagreementordocuments.

18.LIENS.TenantisnotauthorizedtosubjecttheLandlord'sassetstoanyliensorclaimsoflien. Tenantshall keepthePremisesfreefromanylienscreatedbyorthroughTenant. Tenantshallindemnifyandhold Landlordharmless fromliabilityforanysuchliensincluding, withoutlimitation, liensarisingfromany Alterations. IfalienisfiledagainstthePremisesbyanypersonclaiming by,throughorunderTenant,Tenant shall,within10daysafterLandlord's demand,atTenant'sexpense,eitherremovethelienorfurnishto LandlordabondinformandamountandissuedbyasuretysatisfactorytoLandlord,indemnifying Landlord andthePremisesagainstallliabilities,costsandexpenses, includingattorneys'fees,whichLandlordcould reasonablyincurasa resultofsuchlien.

19.DEFAULT.ThefollowingoccurrencesshalleachconstituteadefaultbyTenant(an“Eventof Default):

a. FailureToPay.FailurebyTenant topayanysum,includingRent,dueunderthisLeasefollowingfive(5)

days'noticefromLandlordof thefailureto pay.

b. Vacation/Abandonment.VacationbyTenantofthePremises(definedasanabsenceforatleastfifteen (15)consecutivedayswithoutpriornoticetoLandlord),orabandonmentofthePremises(definedasan absenceoffive(5)daysormorewhileTenantisinbreachofsomeothertermofthisLease). Tenant's vacationorabandonmentofthePremisesshallnotbesubjecttoanynoticeorrighttocure.

c. Insolvency.Tenant'sinsolvencyorbankruptcy(whethervoluntaryorinvoluntary),orappointmentofa receiver,assigneeorotherliquidatingofficerforTenant'sbusiness;provided,however,thatintheeventof anyinvoluntarybankruptcyorotherinsolvencyproceeding, theexistenceofsuchproceedingshallconstitute anEventofDefaultonlyifsuchproceedingisnotdismissedorvacatedwithinsixty(60)daysafterits institutionorcommencement.

d. LevyorExecution.ThetakingofTenant'sinterestinthisLeaseorthePremises, oranypartthereof,by execution orotherprocessoflawdirectedagainstTenant,orattachment ofTenant'sinterestinthisLeaseby anycreditorofTenant,if suchattachmentis notdischargedwithinfifteen(15)daysafterbeinglevied.

e. OtherNon-MonetaryDefaults.ThebreachbyTenantofanyagreement, termorcovenantofthisLease otherthanonerequiringthepaymentofmoney andnototherwiseenumeratedinthisSectionorelsewherein thisLease,whichbreachcontinues foraperiodofthirty(30)daysafternoticebyLandlord toTenantofthe breach.

CommencementDateorfailurebyTenanttocommenceanyTenant'sWorkin atimelyfashion.

LandlordshallnotbeindefaultunlessLandlordfailstoperformobligationsrequiredofLandlordwithina reasonabletime,butinnoevent lessthanthirty(30)daysafternotice byTenant toLandlord. IfLandlordfails tocureanysuchdefaultwithintheallottedtime,Tenant'ssoleremedyshallbetoseekactualmoney damages(butnotconsequential orpunitivedamages)forlossarisingfromLandlord'sfailuretodischargeits obligationsunderthisLease. NothinghereincontainedshallrelieveLandlordfromitsdutytoperformofany ofitsobligationstothestandardprescribedinthisLease.

Anynoticeperiodsgrantedhereinshallbedeemedtorunconcurrentlywithandnotinadditiontoanydefault noticeperiodsrequiredbylaw.

20.REMEDIES.LandlordshallhavethefollowingremediesuponanEventofDefault. Landlord'srightsand remediesunderthisLeaseshallbecumulative, andnoneshallexcludeanyotherrightorremedyallowedby law.

a. TerminationofLease.LandlordmayterminateTenant'sinterestundertheLease,butnoactbyLandlord otherthannoticeofterminationfromLandlordtoTenantshallterminatethisLease. TheLeaseshall terminateonthedatespecifiedinthenoticeoftermination. UponterminationofthisLease,Tenantwill remainliabletoLandlord fordamages inanamountequaltotheRentandothersumsthatwouldhavebeen owing byTenantunderthisLeaseforthebalanceoftheLeaseterm,lessthenetproceeds, ifany,ofany relettingofthePremisesbyLandlordsubsequenttothetermination,after deductingallofLandlord'sReletting Expenses(asdefinedbelow). LandlordshallbeentitledtoeithercollectdamagesfromTenantmonthlyon the daysonwhichrent orotheramountswouldhavebeenpayableunderthe Lease,oralternatively,Landlord mayaccelerateTenant'sobligationsundertheLeaseandrecoverfromTenant:(i)unpaidrentwhichhad beenearnedatthetimeoftermination;(ii)theamountbywhichtheunpaidrentwhichwouldhavebeen earnedaftertermination untilthetimeofawardexceedstheamountofrentlossthatTenantprovescould reasonably havebeenavoided;(iii)theamountbywhichtheunpaidrentforthebalanceofthetermofthe LeaseafterthetimeofawardexceedstheamountofrentlossthatTenantprovescouldreasonably be avoided(discounting suchamountbythediscountrateoftheFederalReserveBankofSanFranciscoatthe timeoftheaward,plus1%);and(iv)anyotheramountnecessarytocompensateLandlordforallthe detrimentproximately causedbyTenant'sfailuretoperformitsobligationsundertheLease,orwhichinthe ordinary coursewouldbelikelytoresultfromtheEventofDefault,including withoutlimitation Reletting ExpensesdescribedinSection20(b)below.

b. Re-EntryandReletting.LandlordmaycontinuethisLeasein fullforceandeffect,andwithoutdemandor notice, re-enterandtakepossessionofthePremisesoranypartthereof,expeltheTenantfromthePremises andanyoneclaimingthroughorundertheTenant, andremove thepersonalproperty ofeither. Landlord may reletthePremises, oranypartofthem,inLandlord's orTenant'snamefortheaccountofTenant,forsuch periodoftime andatsuch other terms andconditionsasLandlord,initsdiscretion,may determine. Landlord maycollectandreceivetherentsforthePremises.Tothefullestextentpermittedbylaw,theproceedsofany relettingshallbeapplied: first,topayLandlordallRelettingExpenses(definedbelow);second,topayany indebtednessofTenanttoLandlordotherthanrent;third,totherentdueandunpaidhereunder;andfourth, theresidue,if any, shall beheld byLandlordandappliedinpaymentofotherorfutureobligationsofTenantto Landlordasthesamemaybecomedueandpayable,andTenantshallnotbeentitledtoreceiveanyportionof suchrevenue. Re-entryortakingpossessionofthePremisesbyLandlordunderthisSectionshallnotbe construedasanelection onLandlord'sparttoterminatethis Lease,unless anoticeofterminationisgiven to

itsrighttoterminate theLease. TenantwillpayLandlordtheRentandothersumswhichwouldbepayable underthisLeaseifrepossession hadnotoccurred,lessthenetproceeds,ifany,afterrelettingthePremises andafterdeductingLandlord'sRelettingExpenses. “RelettingExpenses”isdefinedtoincludeallexpenses incurredbyLandlordinconnection withrelettingthePremises,includingwithoutlimitation,allrepossession costs,brokeragecommissionsandcostsforsecuringnewtenants,attorneys'fees,remodelingandrepair costs,costsforremovingpersonsorproperty,costsforstoringTenant'spropertyandequipment,andcosts of tenantimprovements andrentconcessionsgrantedbyLandlordtoanynewTenant,proratedoverthelifeof thenewlease.

c. WaiverofRedemptionRights.Tenant,foritself,andonbehalfofanyandallpersonsclaimingthrough orunderTenant,includingcreditorsofallkinds,herebywaivesandsurrenders allrightsandprivilegeswhich theymayhaveunderanypresentorfuturelaw,toredeemthePremisesortohaveacontinuanceofthis LeasefortheLeaseterm,oranyextensionthereof.

d. NonpaymentofAdditionalRent.AllcostswhichTenantisobligatedtopaytoLandlordpursuanttothis Lease shallintheevent ofnonpaymentbetreatedasiftheywerepaymentsofRent, andLandlordshallhave thesamerightsithaswithrespecttononpaymentofRent.

e. FailuretoRemoveProperty.If Tenant fails to remove any of its property from the Premisesat Landlord's requestfollowinganuncuredEventofDefault,Landlordmay,atitsoption,removeandstorethe property atTenant'sexpenseandrisk. IfTenantdoesnotpaythestoragecostwithinfive(5)daysof Landlord's request,Landlordmay,atitsoption,haveanyorallofsuchpropertysoldatpublicorprivatesale (andLandlordmaybecomeapurchaser atsuchsale),insuchmannerasLandlorddeemsproper,without noticetoTenant. Landlord shallapplytheproceeds ofsuchsale: (i)totheexpenseofsuchsale,including reasonable attorneys'feesactuallyincurred;(ii)tothepaymentofthecostsorchargesforstoringsuch property; (iii)tothepayment ofanyothersumsofmoneywhichmaythenbeorthereafter become due LandlordfromTenantunderanyofthetermshereof;and(iv)thebalance,ifany,toTenant. Nothinginthis SectionshalllimitLandlord's righttosellTenant'spersonalpropertyaspermittedbylawortoforeclose Landlord'slienforunpaidrent.

21.MORTGAGESUBORDINATIONANDATTORNMENT.ThisLeaseshallautomaticallybesubordinatetoany mortgage ordeedoftrustcreatedbyLandlordwhichisnowexistingorhereafter placeduponthePremises including any advances, interest, modifications, renewals, replacements or extensions (“Landlord's Mortgage”).TenantshallattorntotheholderofanyLandlord'sMortgageoranypartyacquiringthePremises atanysaleorotherproceedingunderanyLandlord'sMortgageprovidedtheacquiringpartyassumesthe obligations ofLandlordunderthisLease. Tenantshallpromptlyandinnoeventlaterthanfifteen(15)days afterrequest execute,acknowledgeanddeliverdocumentswhichtheholderofanyLandlord'sMortgagemay reasonablyrequireasfurtherevidenceofthissubordinationandattornment. Notwithstanding theforegoing, Tenant'sobligationsunderthisSectiontosubordinateinthefutureareconditionedontheholderofeach Landlord'sMortgageandeachpartyacquiringthePremisesatanysaleorotherproceeding underanysuch Landlord's Mortgagenotdisturbing Tenant'soccupancyandotherrightsunderthisLease,solongasno uncuredEventofDefaultbyTenantexists.

22.NON-WAIVER.Landlord'swaiverofanybreachofanyprovisioncontainedinthisLease shallnotbedeemed tobeawaiverofthesameprovisionforsubsequent actsofTenant. Theacceptance byLandlordofRentor otheramountsduebyTenanthereundershallnotbedeemedtobeawaiverofanypreviousbreachby Tenant.

andfailtoreturnthemtoLandlordaftertheexpirationorterminationoftheterm,thetenancyshallbea

holdovertenancyandshall beonamonth-to-monthbasis,whichmay beterminatedaccordingtoWashington law. Duringsuchtenancy,TenantagreestopaytoLandlord150%oftherateofrentallastpayableunderthis Lease,unlessadifferent rateisagreeduponbyLandlord.Allother terms oftheLease shallremain ineffect. Tenantacknowledges andagreesthatthisSectiondoesnotgrantanyrighttoTenanttoholdover,andthat TenantmayalsobeliabletoLandlordforany and alldamagesorexpenseswhichLandlordmayhavetoincur asaresultofTenant'sholdover.

24.NOTICES. AllnoticesunderthisLeaseshallbeinwritingandeffective(i)whendeliveredinpersonorvia overnightcouriertotheotherparty,(ii)three(3)daysafterbeingsentbyregisteredorcertifiedmailtothe otherpartyattheaddresssetforthinSection1;or(iii)uponconfirmed transmissionbyfacsimiletotheother partyatthefacsimilenumberssetforthinSection1. Theaddressesfornoticesandpaymentofrentsetforth inSection1maybemodifiedbyeitherpartyonlybywrittennoticedeliveredinconformancewiththisSection.

25.COSTSANDATTORNEYS'FEES.IfTenantorLandlordengagetheservicesofanattorneytocollect moniesdueortobringanyactionforanyreliefagainsttheother,declaratory orotherwise,arisingoutofthis Lease,includinganysuitbyLandlordfortherecoveryofRentorotherpayments, orpossession ofthe Premises,thelosingpartyshallpaytheprevailingpartyareasonable sumforattorneys'feesinsuchaction, whetherinmediationorarbitration,attrial,onappeal,andinanybankruptcyproceeding.

26.ESTOPPELCERTIFICATES.Tenantshall,fromtimetotime,uponwrittenrequestofLandlord,execute, acknowledgeanddelivertoLandlordoritsdesigneeawrittenstatementspecifyingthefollowing,subjectto anymodificationsnecessarytomakesuch statementstrueandcomplete:(i)thetotal rentablesquarefootage ofthePremises;(ii)thedatetheLeasetermcommencedandthedateitexpires;(iii)theamountofminimum monthlyRentandthedateto whichsuchRenthasbeenpaid;(iv)thatthisLeaseisin fullforceandeffectand hasnotbeenassigned,modified,supplemented oramendedinanyway;(v)thatthisLeaserepresentsthe entireagreementbetweentheparties;(vi)thatall obligationsunderthisLeaseto be performedby eitherparty havebeensatisfied;(vii)thattherearenoexistingclaims,defensesoroffsetswhichtheTenanthasagainst theenforcement ofthisLeasebyLandlord;(viii)theamountofRent,ifany,thatTenantpaidinadvance;(ix) theamountofsecuritythatTenantdepositedwithLandlord;(x)ifTenanthassubletalloraportionofthe PremisesorassigneditsinterestintheLease andtowhom; (xi)ifTenanthasanyoptiontoextendtheLease oroptiontopurchasethePremises;and(xii)suchotherfactualmattersconcerningtheLeaseorthePremises asLandlordmayreasonablyrequest.Tenantacknowledgesandagreesthatanystatementdeliveredpursuant tothisSectionmayberelieduponbyaprospective purchaserofLandlord'sinterestorassigneeofany mortgageornewmortgagee ofLandlord's interestinthePremises. IfTenantshallfailtorespondwithinten (10)daystoLandlord'srequestforthestatementrequiredbythisSection,Landlordmayprovidethestatement andTenantshallbe deemedto haveadmittedtheaccuracyof theinformationprovidedby Landlord.

27.TRANSFEROFLANDLORD'SINTEREST.ThisLeaseshallbeassignablebyLandlordwithouttheconsent ofTenant.In theeventof anytransferor transfersof Landlord'sinterestin thePremises,otherthana transfer forcollateralpurposesonly,upontheassumption ofthisLeasebythetransferee,Landlordshallbe automaticallyrelievedofobligations andliabilitiesaccruingfromandafterthedateofsuchtransfer,including anyliabilityforanyretainedsecuritydepositorprepaidrent,forwhichthetransfereeshallbeliable,and Tenantshallattorntothetransferee.

28.LANDLORD'SLIABILITY.AnythinginthisLeasetothecontrarynotwithstanding,covenants,undertakings andagreementshereinmadeonthepartofLandlordaremadeandintendednotaspersonalcovenants, undertakingsandagreementsfor thepurposeof bindingLandlordpersonallyor theassetsof Landlordbutare madeandintendedforthepurposeofbindingonlytheLandlord's interestinthePremises, asthesamemay fromtimetotimebeencumbered. InnoeventshallLandlordoritspartners,shareholders,ormembers,as thecasemaybe,everbepersonallyliablehereunder.

29.RIGHTTOPERFORM. IfTenantshallfailtotimelypayanysumorperformanyotheractonitsparttobe performedhereunder, LandlordmaymakeanysuchpaymentorperformanysuchotheractonTenant's behalf. Tenantshall,withinten(10)daysofdemand, reimburseLandlord foritsexpensesincurredinmaking suchpaymentorperformance. Landlordshall(inadditiontoanyotherrightorremedyofLandlordprovided bylaw)havethe samerightsand remediesinthe eventofthe nonpaymentofsumsdue underthis Sectionas inthecaseofdefaultbyTenantin thepaymentof Rent.

30.HAZARDOUSMATERIAL.Asusedherein,theterm“HazardousMaterial”meansanyhazardous,dangerous, toxicorharmfulsubstance,materialorwasteincludingbiomedicalwastewhichisorbecomesregulatedby anylocalgovernmental authority,theStateofWashingtonortheUnitedStatesGovernment,duetoits potentialharmtothehealth,safetyorwelfareofhumansortheenvironment. Landlordrepresents and warrantstoTenant that,toLandlord'sknowledgewithout dutyofinvestigation,thereisnoHazardousMaterial on,in,orunderthePremisesasoftheCommencementDateexceptasmayotherwisehavebeendisclosed toTenant inwriting before theexecutionofthisLease. IfthereisanyHazardousMaterialon,in,orunderthe PremisesasoftheCommencementDatewhichhasbeenorthereafter becomesunlawfully releasedthrough nofaultofTenant,thenLandlordshallindemnify, defendandholdTenantharmlessfromanyandallclaims, judgments, damages,penalties,fines,costs,liabilitiesorlossesincludingwithoutlimitationsumspaidin settlement ofclaims,attorneys'fees,consultant feesandexpertfees,incurredorsuffered byTenanteither duringoraftertheLeasetermastheresultofsuchcontamination.

TenantshallnotcauseorpermitanyHazardous Materialtobebroughtupon,kept,orusedinorabout,or disposedofonthePremisesbyTenant,itsemployees,officers,agents,servants,contractors,customers, clients,visitors,guests,or otherlicenseesor invitees,exceptwithLandlord'spriorconsentandthenonlyupon strictcompliancewithallapplicablefederal,stateandlocallaws,regulations,codesandordinances. If Tenantbreachestheobligations statedintheprecedingsentence,thenTenantshallindemnify, defendand holdLandlordharmlessfromanyandallclaims,judgments,damages,penalties,fines,costs,liabilitiesor lossesincluding,withoutlimitation,diminutioninthevalueofthePremises;damagesfortheloss orrestriction onuseofrentableorusablespaceorofanyamenityofthePremises, orelsewhere; damages arisingfrom anyadverse impactonmarketingofspaceatthePremises;andsumspaidinsettlementofclaims,attorneys' fees,consultant feesandexpertfeesincurredorsufferedbyLandlordeitherduringoraftertheLeaseterm. Theseindemnifications byLandlordandTenantinclude,withoutlimitation,costsincurredinconnectionwith anyinvestigationofsiteconditionsoranyclean-up,remedial,removalorrestorationwork,whetherornot requiredbyanyfederal,stateorlocalgovernmental agencyorpoliticalsubdivision,becauseofHazardous MaterialpresentinthePremises, orinsoilorgroundwateronorunderthePremises. Tenantshall immediatelynotifyLandlordofanyinquiry,investigationornoticethatTenantmay receivefrom anythird party regardingtheactualorsuspectedpresenceofHazardousMaterialonthePremises.

Withoutlimitingtheforegoing,ifthepresenceofanyHazardous Materialbroughtupon,keptorusedinor aboutthePremisesbyTenant,itsemployees, officers,agents,servants,contractors,customers,clients, visitors,guests,orotherlicenseesorinvitees,resultsinanyunlawfulreleaseofanyHazardous Materialson thePremisesoranyotherproperty, Tenantshallpromptlytakeallactions,atitssoleexpense,asare necessarytoreturnthePremisesoranyotherpropertytotheconditionexistingpriortothereleaseofany suchHazardousMaterial;providedthatLandlord'sapprovalofsuchactionsshallfirstbeobtained,which approvalmaybewithheldatLandlord'ssolediscretion. TheprovisionsofthisSectionshallsurviveexpiration orterminationofthisLease.

31.QUIETENJOYMENT.SolongasTenantpaystheRentandperformsallofitsobligationsinthisLease, Tenant'spossessionofthePremiseswillnotbedisturbedbyLandlordoranyoneclaimingby,throughor underLandlord.

notworkamergerandshall,attheoptionofLandlord,terminatealloranyexistingsubtenanciesormay,at

theoptionofLandlord,operateasanassignmenttoLandlordofanyorallofsuchsubtenancies.

33.GENERAL.

a. Heirs and Assigns.ThisLeaseshallapplytoandbebindinguponLandlordandTenantandtheir respectiveheirs,executors,administrators,successorsandassigns.

b. Brokers' Fees.TenantrepresentsandwarrantstoLandlordthatexceptforTenant'sBroker,ifany, describedordisclosedinSection 35ofthisLease,ithasnotengagedanybroker,finderorotherpersonwho wouldbeentitledtoanycommission orfeesforthenegotiation, executionordeliveryofthisLeaseandshall indemnify andholdharmless Landlordagainstanyloss,cost,liabilityorexpenseincurredbyLandlordasa resultofanyclaimassertedbyanysuchbroker,finderorotherpersononthebasisofanyarrangements or agreementsmadeorallegedtohavebeenmadebyoronbehalfofTenant. Landlordrepresentsand warrantstoTenantthatexceptforLandlord'sBroker,ifany,describedanddiclosedinSection35ofthis Lease,ithas not engagedany broker,finderorotherpersonwho wouldbeentitledtoanycommissionorfees forthenegotiation, executionordeliveryofthisLeaseandshallindemnifyandholdharmlessTenantagainst anyloss,cost,liabilityorexpense incurred byTenantasaresultofanyclaimassertedbyanysuchbroker, finderorotherpersononthebasisofanyarrangementsoragreements madeorallegedtohavebeenmade by or on behalfof Landlord.

c. Entire Agreement.ThisLeasecontainsallofthecovenantsandagreementsbetweenLandlordand TenantrelatingtothePremises. Nopriororcontemporaneousagreementsorunderstandingspertainingto theLeaseshall bevalid orofanyforce oreffectandthecovenantsandagreementsofthisLeaseshall notbe altered,modifiedoramendedtoexceptinwritingsignedbyLandlordandTenant.

d. Severability.AnyprovisionofthisLeasewhichshallprovetobeinvalid,voidorillegalshallinnoway affect,impairorinvalidateanyotherprovisionofthisLease.