Common use of Building Standard Services Clause in Contracts

Building Standard Services. Landlord shall cause to be furnished to Tenant: (1) tepid and cold water to those points of supply and in volumes provided for general use of tenants in the Building; (ii) electricity up to the Wattage Allowance for lighting and the operation of electrically powered office equipment; (iii) heat, ventilation and air conditioning to the extent reasonably required for the comfortable occupancy by Tenant of the Premises during the period from 8:00 a.m. to 6:00 p.m on weekdays (except Building holidays determined by Landlord), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliers; (iv) passenger elevator service; (v) freight elevator service subject to then applicable Building standard procedures and scheduling; (vi) lighting replacement for Building standard lights; (vii) restroom supplies; (viii) window washing as determined by Landlord (which shall not be less than 2 times per year for the exterior portions of Building windows, and 2 times per year for the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for portions of the Premises used for preparing or consuming food or beverages (such janitorial services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached to this Lease) (but not individually for Tenant or the Premises - provided that Tenant shall have the right to install its own security service in the Premises), except that Landlord shall not be liable in any manner for acts of others, criminal or otherwise, or for any direct, consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xi) access to the Building 24 hours/day seven days/week. Landlord may establish in the Premises or other portions of the Building such measures as are required by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lighting. Security personnel shall be on-duty, on-site 24 hours/day seven days/week during the Term. The initial Building holidays are described on Exhibit F-1 attached to this Lease.

Building Standard Services. Landlord shall cause to be furnished to Tenantthe Building: (1i) tepid and cold water to those points of supply and in volumes provided for general use of tenants in the Building; (ii) electricity up to the Wattage Allowance (on a daily, noncumulative basis) for lighting and the operation of electrically powered office equipment; (iii) heat, ventilation and air conditioning to the extent as reasonably required for the comfortable occupancy by Tenant of the Premises during the period from 8:00 a.m. to 6:00 p.m on weekdays (except Building holidays determined by Landlord), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliersLandlord during Building Standard Hours; (iv) passenger elevator service; (v) freight elevator service subject to then applicable Building Building-standard procedures and scheduling; (vi) lighting replacement for Building Building-standard lights; (vii) restroom supplies; (viii) window washing as determined by Landlord (which shall not be less than 2 times per year for the exterior portions of Building windows, Landlord; and 2 times per year for the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for Landlord shall not be required to clean portions of the Premises used for preparing or consuming food or beverages (such janitorial or provide special treatment or services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached to this Lease) (but not individually for Tenant or the Premises - provided that Tenant shall have the right to install its own security service in the Premises), except that Landlord shall not be liable in any manner for acts of others, criminal or otherwise, or for any direct, consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xi) access to the Building 24 hours/day seven days/weekabove-standard tenant improvements. Landlord may establish in the Premises or other portions of the Building Project such measures as are required by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lighting. Security personnel When and if so elected by Landlord, in its sole discretion from time to time or at any time, Landlord may also provide security services for the Project (but not individually for Tenant or the Premises) of such scope and type as Landlord may determine in its sole discretion. Landlord shall not be on-dutyliable in any manner to Tenant or any other Tenant Parties for any acts (including criminal acts) of others, on-site 24 hours/day seven days/week during or for any direct, indirect, or consequential damages, or any injury or damage to, or interference with, Tenant’s business, including, but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, or other loss or damage, bodily injury or death, related to any malfunction, circumvention or other failure of any security services which Landlord elects to provide, or on account of Landlord’s election not to provide any security service or services, or for the Term. The initial Building holidays are described on Exhibit F-1 attached failure of any security services to this Leaseprevent bodily injury, death, or property damage, or loss, or to apprehend any person suspected of causing such injury, death, damage or loss.

Building Standard Services. Subject to the terms of this Article 8, Applicable Laws, and Force Majeure Events, Landlord shall cause to be furnished to Tenantthe Premises: (1a) tepid and cold water to those points of supply and in volumes provided for general use of tenants in the Building; (iib) electricity up to the Wattage Allowance for lighting and the operation of electrically powered office equipment; (iiic) heat, ventilation and air conditioning HVAC so as to cause the extent reasonably required for the comfortable occupancy by Tenant portions of the Premises during used for ordinary business office purposes (excluding, by way of example, computer server rooms or other “hot spots” resulting from the period from 8:00 a.m. use of machines or equipment) to 6:00 p.m on weekdays be heated and/or cooled to a temperature between 68° and 76° Fahrenheit, subject to temporary interruptions due to repairs and maintenance, provided that (except Building holidays 1) the occupancy of the Premises shall not exceed one (1) person per 140 RSF of the Premises and (2) Tenant shall make proper use of window coverings to reduce solar load reasonably determined by Landlord), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliersLandlord during Building Standard Hours; (ivd) passenger elevator serviceservice in compliance with Requirements; (ve) freight elevator service subject to then applicable Building Building-standard procedures and scheduling; (vif) lighting replacement for Building Building-standard lights; (viig) restroom supplies; (viii) exterior window washing as reasonably determined by Landlord (which shall not be less than 2 times per year for the exterior portions of Building windows, and 2 times per year for the interior portions of Building windows)consistent with Comparable Buildings; (ixh) janitor janitorial service on a five (5) day per week basis (excluding Building holidays), Holidays) except for Landlord shall not be required to clean portions of the Premises used for preparing or consuming food or beverages or provide special treatment or services for above-standard tenant improvements; and (such janitorial i) access control services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate by Landlord for the Building (but commensurate with the level of service provided by landlords of Comparable Buildings. Tenant acknowledges and agrees that access control services, security devices and services, if any, while intended to deter crime may not less than as set forth on Exhibit F-2 attached in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to this Lease) (but not individually for Tenant or the Premises - provided that Tenant shall have the right to install its own security service in the Premises), except . Tenant agrees that Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with respect to, any loss by theft or any personal injury or death suffered or incurred by Tenant in connection with any manner for acts of others, criminal or otherwise, or for any direct, consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xi) access to the Building 24 hours/day seven days/week. Landlord may establish in unauthorized entry into the Premises or any other portions breach of security with respect to the Building such measures as are required by lawsPremises, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lightingprovided that the foregoing shall not preclude Tenant from pursuing any claims against any third party who is not Landlord. Security personnel Tenant shall be on-dutysolely responsible for the personal safety of Tenant’s officers, on-site 24 hours/day seven days/week during employees, agents, contractors, guests and invitees while any such person is in, on or about the TermPremises and/or the Project. The initial Building holidays are described on Exhibit F-1 attached Tenant shall at Tenant’s cost obtain insurance coverage to this Leasethe extent Tenant desires protection against such criminal acts.

Building Standard Services. Landlord shall cause to be furnished to Tenant: (1i) tepid and cold water to those points of supply and in volumes provided for general use of tenants in the Building; (ii) electricity up to the Wattage Allowance for lighting and the operation of electrically powered office equipment; (iii) heat, ventilation and air conditioning to the extent reasonably required for the comfortable occupancy by Tenant of the Premises during the period from 8:00 a.m. a.m to 6:00 p.m p.m. on weekdays (except Building holidays determined by Landlord), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliers; (iv) passenger elevator service; (v) freight elevator service subject to then applicable Building standard procedures and scheduling; (vi) lighting replacement for Building standard lights; (vii) restroom supplies; (viii) window washing as determined by Landlord (which shall not be less than 2 times per year for the exterior portions of Building windows, and 2 times per year for the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for portions of the Premises used for preparing or consuming food or beverages (such janitorial services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached to this Lease) (but not individually for Tenant or the Premises - – provided that Tenant shall have the right to install its own security service in the Premises), except that Landlord shall not be liable in any manner for acts of others, criminal or otherwise, or for any direct, consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xi) access to the Building 24 hours/day seven days/week. Landlord may establish in the Premises or other portions of the Building such measures as are required by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lighting. Security personnel shall be on-duty, on-site 24 hours/day seven days/week during the Term. The initial Building holidays are described on Exhibit F-1 attached to this Lease.

Building Standard Services. Provided Tenant is not in default under this Lease, Landlord shall cause to be furnished provided to Tenant: the Premises, subject to the conditions set forth in this ARTICLE, the following "BUILDING STANDARD SERVICES": (1a) tepid Hot and cold water to for drinking and lavatory purposes at those points of supply and in volumes provided for the general use of tenants in of the Building; . (iib) electricity up Heating and air-conditioning, in season and at such temperatures and in such amounts as Landlord deems necessary during Standard Building Hours, subject to the Wattage Allowance for lighting and the operation of electrically powered office equipment; any governmental requirements or standards which are or may become applicable. (iiic) heatJanitorial services as outlined on attached EXHIBIT "D", ventilation and air conditioning to the extent reasonably required for the comfortable occupancy by Tenant of the Premises during the period from 8:00 a.m. to 6:00 p.m on weekdays Monday through Friday, holidays excepted. (except Building holidays determined by Landlord)d) Automatic, or such shorter period as may be prescribed by any applicable policiesnonexclusive, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliers; (iv) passenger elevator service; service twenty-four (v24) hours per day, and nonexclusive freight elevator service subject during Building Standard Hours. (e) Electrical facilities to then applicable Building standard procedures and scheduling; (vi) lighting replacement furnish sufficient power for Building standard lightsStandard lighting, as described in the Work Letter, and typewriters, voice writers, personal computers calculating machines, photocopying machines and other machines of similar low electrical consumption; but not including electricity required for electronic equipment (viiwhether listed above or not) restroom supplies; which (viiisingly) window washing as consumes more than 0.5 kilowatts per hour at rated capacity or requires a voltage other than 110 volts single phase. If Tenant installs any electrical equipment which requires additional electrical or air-conditioning capacity, then Tenant shall bear the entire cost of installing and operating such additional electrical or air-conditioning service. (f) Replacement of all bulbs and ballasts in all Building Standard light fixtures. (g) Security for the Building, the extent and nature of which shall be determined by Landlord (which shall not and may be modified from time to time but never less than 2 times per year currently provided by the Building. Tenant hereby waives any and all claims that may arise against Landlord for the exterior portions of Building windows, and 2 times per year for the interior portions of Building windows); (ix) janitor service on damages or injuries occasioned or alleged to be occasioned by a five (5) day per week basis (excluding Building holidays), except for portions failure of the Premises used for preparing or consuming food or beverages (such janitorial services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached to this Lease) (but not individually for Tenant or the Premises - provided that Tenant shall have the right to install its own security service in the Premises), except that Landlord shall not be liable in any manner for acts of others, criminal or otherwise, or for any direct, consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xi) access to the Building 24 hours/day seven days/week. Landlord may establish in the Premises or other portions of the Building such measures as are required by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lighting. Security personnel shall be on-duty, on-site 24 hours/day seven days/week during the Term. The initial Building holidays are described on Exhibit F-1 attached to this Leasesystem.

Building Standard Services. Landlord shall cause furnish the following services to Tenant throughout the Term (“Building Standard Services”), all of which shall comply with and shall be furnished subject to Legal Requirements and, except as expressly provided to the contrary in this Section 3.1(a), shall be equal to or exceed services customarily provided for Comparable Buildings: (i) At all times, hot (i.e., thermostat set in the range of 105° to 110° Fahrenheit for comfort and energy conservation purposes but with the capability to produce hot water for specified purposes at 140° Fahrenheit if requested by Tenant: (1) tepid and cold domestic water to those points of supply in, and for, (x) all restrooms, drinking fountains, kitchen and pantry areas (and other areas or facilities requiring domestic water) within the Leased Premises, and (y) all restrooms, drinking fountains, kitchen and pantry areas (and other areas or facilities requiring domestic water) located in volumes provided for general use of tenants in the Building; Common Areas. (ii) electricity up During Building Operating Hours, HVAC service to the Wattage Allowance for lighting Leased Premises and the operation Common Areas of electrically powered office equipment; the Building sufficient to maintain temperatures that are reasonably required for comfortable use and occupancy thereof, in conformity with the standards and specification in effect on the Commencement Date (such HVAC service, as to the Leased Premises, being herein called “Building System HVAC Service”). (iii) heat, ventilation and air conditioning to the extent reasonably required Electric lighting service for the comfortable occupancy by Tenant of Common Areas, including the Premises during Parking Areas, and, as more particularly set forth in subsection (vi) below, the period from 8:00 a.m. to 6:00 p.m Leased Premises, all in conformity with the practices for the Property on weekdays (except Building holidays determined by Landlord), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliers; the Commencement Date. (iv) passenger elevator serviceJanitorial and landscaping service to the Leased Premises and the Common Areas in conformity with the janitorial and landscaping specifications for the Property as set forth in Exhibit C hereto; provided, however, that (A) Tenant, from time to time, shall have the right, upon sixty (60) days written notice to Landlord, to elect to separately contract for janitorial services for the Leased Premises, and, if Tenant makes such election, then, during all ________________________________________________________________________________________________________________________ such periods that such election is in effect, Operating Expenses shall exclude the cost of providing janitorial services to the Leased Premises and all other Leasable Areas (and the calculation of the Monthly Estimated OE Payments and Tenant’s Operating Expense Share shall be adjusted accordingly), and (B) during any Tenant Management Period, Tenant, in addition, shall, from time to time, have the right, upon sixty (60) days written notice to Landlord, to take over responsibility for providing janitorial and landscaping services for the Property, and, if Tenant makes such election, then, during all such periods for which such election is in effect, (I) Operating Expenses shall exclude the cost of providing janitorial and landscaping services to the Property (and the calculation of the Monthly Estimated OE Payments and Tenant’s Operating Expense Share shall be adjusted accordingly), and (II) Landlord shall reimburse Tenant an amount equal to the sum of (aa) the reasonable costs incurred by Tenant in providing such janitorial and landscaping services to the Leasable Areas outside the Premises, plus (bb) the excess of (x) the reasonable costs incurred by Tenant in providing such janitorial and landscaping services to the Common Areas, over (y) Tenant’s Occupancy Percentage of such reasonable costs. (v) freight elevator service subject to then applicable Building standard procedures and scheduling; (vi) lighting replacement for Building standard lights; (vii) restroom supplies; (viii) window washing as determined by Landlord (which shall not be less than 2 times per year for the exterior portions of Building windows, and 2 times per year for the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for portions of the Premises used for preparing or consuming food or beverages (such janitorial Access control services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached providing Tenant and its employees access to this Lease) (but not individually for Tenant or the Leased Premises - provided and the Common Areas at all times; it being understood that Tenant shall have the right right, at Tenant’s sole cost and expense, to install its own security service and operate such additional access control systems as it shall determine desirable for the purpose of limiting access to or within the Leased Premises, so long as any additional access control systems installed by Tenant are monitored and maintained by Tenant at Tenant’s sole expense. (vi) At all times, electricity to Tenant (for use within the Leased Premises and in connection with any Tenant Property located outside of the PremisesLeased Premises that consumes electricity), except it being agreed that Landlord (A) dedicated electrical capacity shall be available to Tenant therefor, at all times, in an amount not less than the dedicated electrical capacity available therefor on the Commencement Date (such dedicated electrical capacity being herein called “Tenant’s Dedicated Electrical Capacity”) (it being agreed that Tenant’s Dedicated Electrical Capacity shall not be liable in deemed to include any manner for acts of others, criminal or otherwise, or electrical capacity available for any directCommon Areas and/or the operation of any Building Systems), consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xiB) access such electricity shall be made available to the Building 24 hours/day seven days/week. Landlord may establish Tenant at, and transformed to, a panel box(es) located in the Premises or other portions core of each floor of the Building on which the Leased Premises are located (and/or such measures as other panel box(es) servicing the Leased Premises on the Commencement Date). Without limiting the foregoing, Landlord shall have the right, but not the obligation, at Landlord’s sole cost and expense, to install and operate one or more electrical submeters to separately measure Tenant’s electrical consumption with respect to the Leased Premises and any Tenant Property located outside of the Leased Premises, but in no event any electrical consumption attributable to the Common Areas or the operation of any Building Systems (such submeter(s) being herein collectively called the “Premises Submeter”), but only if Landlord likewise installs one or more electrical submeters to separately measure the electrical consumption of all other tenants or occupants of the Property (which, in all events, shall include all electrical demand and consumption with respect to all Leasable Areas, other than the Leased Premises, even if vacant, and with respect to all property belonging to any such other tenants or occupants located outside of Leasable Areas) (such submeter(s) being herein called the “Other Leasable Area Submeters”). If Landlord installs and operates both the Premises Submeters and the Other Leasable Area Submeters (collectively, the “Leasable Area Submeters”) pursuant to the preceding sentence, then, during all periods that all the Leasable ________________________________________________________________________________________________________________________ Area Submeters are operational, (I) Operating Expenses shall not include any costs of any electricity, the consumption of which is being measured (or which is required to be measured) by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching any of lights and/or more efficient forms the Leasable Area Submeters (and the calculation of lighting. Security personnel the Monthly Estimated OE Payments and Tenant’s Operating Expense Share shall be on-dutyadjusted accordingly), on-site 24 hours/day seven days/week during the Term. The initial Building holidays are described on Exhibit F-1 attached to this Lease.and (II) Tenant, in

Building Standard Services. Landlord shall cause to be furnished to Tenant: (1i) tepid and cold water to those points of supply and in volumes provided for general use of tenants in the Building; (ii) electricity up to the Wattage Allowance (on a daily, noncumulative basis) for lighting and the operation of electrically powered office equipment; (iii) heat, ventilation and air conditioning to the extent as reasonably required for the comfortable occupancy by Tenant of the Premises during the period from 8:00 a.m. to 6:00 p.m on weekdays (except Building holidays determined by Landlord), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliersLandlord during Building Standard Hours; (iv) passenger elevator service; (v) freight elevator service subject to then applicable Building Building-standard procedures and scheduling; (vi) lighting replacement for Building Building-standard lights; (vii) restroom supplies; (viii) window washing as determined by Landlord (which shall Landlord, but in all events not be less than 2 times twice per year for the exterior portions of Building windows, year; and 2 times per year for the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for Landlord shall not be required to clean portions of the Premises used for preparing or consuming food or beverages (such janitorial or provide special treatment or services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached to this Lease) (but not individually for Tenant or the Premises - provided that Tenant shall have the right to install its own security service in the Premises), except that Landlord shall not be liable in any manner for acts of others, criminal or otherwise, or for any direct, consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xi) access to the Building 24 hours/day seven days/weekabove-standard tenant improvements. Landlord may establish in the Premises or other portions of the Building Project such measures as are required by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lighting. Security personnel When and if so elected by Landlord, in its reasonable discretion from time to time or at any time, Landlord may also provide security services for the Project (but not individually for Tenant or the Premises) of such scope and type as Landlord may determine in its sole discretion. Landlord shall not be liable in any manner to Tenant or any other Tenant Parties for any acts (including criminal acts) of others, or for any direct, indirect, or consequential damages, or any injury or damage to, or interference with, Tenant's business, including, but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, or other loss or damage, bodily injury or death, related to any malfunction, circumvention or other failure of any security services which Landlord elects to provide, or on account of Landlord's election not to provide any security service or services, or for the failure of any security services to prevent bodily injury, death, or property damage, or loss, or to apprehend any person suspected of causing such injury, death, damage or loss. Landlord shall provide Tenant, at no charge to Tenant, with up to a maximum of one hundred twenty (120) access cards for the Building for occupants of the Premises. Tenant shall pay Landlord's standard charge for replacement or additional access cards. If Tenant elects to install a security system in the Premises, and such system is compatible with the then-current Building security system (if any), the same access cards may be utilized with respect to both security systems at no cost to Tenant for such dual usage. However, Landlord shall have no responsibility or liability whatsoever with respect to Tenant's security system. Tenant, at Tenant's expense, shall be on-dutysolely responsible for installing, on-site 24 hours/day seven days/week during monitoring, maintaining, operating and, at Landlord's election, removing Tenant's security system at the Term. The initial Building holidays are described on Exhibit F-1 attached to expiration or earlier termination of this Lease.

Building Standard Services. Landlord shall cause to be furnished to Tenant: (1i) tepid and cold water to those points of supply and in volumes provided for general use of tenants in the Building; (ii) electricity up to the Wattage Allowance Premises for lighting and the operation of electrically powered office equipmentTenant’s electrical systems as follows: (A) for plug load at a demand load on a monthly basis of not less than five (5) xxxxx per rentable square foot of the Premises; the foregoing demand load requirement shall exclude electrical wiring and facilities for connection to Tenant’s lighting fixtures; the electricity so furnished for incidental use equipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and (B) for the operation of Tenant’s lighting at a demand load on a monthly basis of not less than 1.25 xxxxx per rentable square foot of the Premises; (iii) so long as Tenant maintains an overall consistent occupancy density within the Premises (that is, portions of the Premises are not occupied in an overly dense clustered environment), heat, ventilation and air conditioning (“HVAC”) generally consistent with Comparable Buildings (as reasonably determined by Landlord) from 7:00 a.m. to the extent reasonably required for the comfortable occupancy by Tenant of the Premises during the period from 6:00 p.m. on weekdays and 8:00 a.m. to 6:00 p.m 2:00 p.m. on weekdays Saturdays (except Building holidays determined by LandlordHolidays), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliers; (iv) passenger elevator service; (v) freight elevator service subject to then applicable Building Building-standard procedures and scheduling; (vi) lighting replacement for Building Building-standard lights; (vii) restroom supplies; (viii) window washing as determined by Landlord (which shall not be less than 2 times per year for the exterior portions of Building windows, Landlord; and 2 times per year for the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for Landlord shall not be required to clean portions of the Premises used for preparing or consuming food or beverages (such janitorial or provide special treatment or services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached to this Lease) (but not individually for Tenant or the Premises - provided that Tenant shall have the right to install its own security service in the Premises), except that Landlord shall not be liable in any manner for acts of others, criminal or otherwise, or for any direct, consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xi) access to the Building 24 hours/day seven days/weekabove-standard tenant improvements. Landlord may establish in the Premises or other portions of the Building Project such measures as are required by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lighting. Security personnel When and if so elected by Landlord, in its sole discretion from time to time or at any time, Landlord may also provide security services for the Project (but not individually for Tenant or the Premises) of such scope and type as Landlord may determine in its sole discretion. Landlord shall not be on-dutyliable in any manner to Tenant or any other Tenant Parties for any acts (including criminal acts) of others, on-site 24 hours/day seven days/week during or for any direct, indirect, or consequential damages, or any injury or damage to, or interference with, Tenant’s business, including, but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, or other loss or damage, bodily injury or death, related to any malfunction, circumvention or other failure of any security services which Landlord elects to provide, or on account of Landlord’s election not to provide any security service or services, or for the Termfailure of any security services to prevent bodily injury, death, or property damage, or loss, or to apprehend any person suspected of causing such injury, death, damage or loss. The initial Building holidays are described on Exhibit F-1 attached If Tenant is billed directly by a public utility with respect to this LeaseTenant’s energy usage at the Premises, then, upon request, Tenant shall provide monthly energy utility usage for the Premises to Landlord for the period of time requested by Landlord (in electronic or paper format) or, at Landlord’s option, provide any written authorization or other documentation required for Landlord to request information regarding Tenant’s energy usage with respect to the Premises directly from the applicable utility company.

Building Standard Services. Landlord shall cause furnish the following services to Tenant throughout the Term (“Building Standard Services”), all of which shall comply with and shall be furnished subject to Legal Requirements and, except as expressly provided to the contrary in this Section 3.1(a), shall be equal to or exceed services customarily provided for Comparable Buildings: (i) At all times, hot (i.e., thermostat set in the range of 105° to 110° Fahrenheit for comfort and energy conservation purposes but with the capability to produce hot water for specified purposes at 140° Fahrenheit if requested by Tenant: (1) tepid and cold domestic water to those points of supply in, and for, (x) all restrooms, drinking fountains, kitchen and pantry areas (and other areas or facilities requiring domestic water) within the Leased Premises, and (y) all restrooms, drinking fountains, kitchen and pantry areas (and other areas or facilities requiring domestic water) located in volumes provided for general use of tenants in the Building; Common Areas. (ii) electricity up During Building Operating Hours, HVAC service to the Wattage Allowance for lighting Leased Premises and the operation Common Areas of electrically powered office equipment; the Building sufficient to maintain temperatures that are reasonably required for comfortable use and occupancy thereof, in conformity with the standards and specification in effect on the Commencement Date (such HVAC service, as to the Leased Premises, being herein called “Building System HVAC Service”). (iii) heat, ventilation and air conditioning to the extent reasonably required Electric lighting service for the comfortable occupancy by Tenant of Common Areas, including the Premises during Parking Areas, and, as more particularly set forth in subsection (vi) below, the period from 8:00 a.m. to 6:00 p.m Leased Premises, all in conformity with the practices for the Property on weekdays (except Building holidays determined by Landlord), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliers; the Commencement Date. (iv) passenger elevator serviceJanitorial and landscaping service to the Leased Premises and the Common Areas in conformity with the janitorial and landscaping specifications for the Property as set forth in Exhibit C hereto; provided, however, that (A) Tenant, from time to time, shall have the right, upon sixty (60) days written notice to Landlord, to elect to separately contract for janitorial services for the Leased Premises, and, if Tenant makes such election, then, during all ________________________________________________________________________________________________________________________ such periods that such election is in effect, Operating Expenses shall exclude the cost of providing janitorial services to the Leased Premises and all other Leasable Areas (and the calculation of the Monthly Estimated OE Payments and Tenant’s Operating Expense Share shall be adjusted accordingly), and (B) during any Tenant Management Period, Tenant, in addition, shall, from time to time, have the right, upon sixty (60) days written notice to Landlord, to take over responsibility for providing janitorial and landscaping services for the Property, and, if Tenant makes such election, then, during all such periods for which such election is in effect, (I) Operating Expenses shall exclude the cost of providing janitorial and landscaping services to the Property (and the calculation of the Monthly Estimated OE Payments and Tenant’s Operating Expense Share shall be adjusted accordingly), and (II) Landlord shall reimburse Tenant an amount equal to the sum of (aa) the reasonable costs incurred by Tenant in providing such janitorial and landscaping services to the Leasable Areas outside the Premises, plus (bb) the excess of (x) the reasonable costs incurred by Tenant in providing such janitorial and landscaping services to the Common Areas, over (y) Tenant’s Occupancy Percentage of such reasonable costs. (v) freight elevator service subject to then applicable Building standard procedures and scheduling; (vi) lighting replacement for Building standard lights; (vii) restroom supplies; (viii) window washing as determined by Landlord (which shall not be less than 2 times per year for the exterior portions of Building windows, and 2 times per year for the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for portions of the Premises used for preparing or consuming food or beverages (such janitorial Access control services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached providing Tenant and its employees access to this Lease) (but not individually for Tenant or the Leased Premises - provided and the Common Areas at all times; it being understood that Tenant shall have the right right, at Tenant’s sole cost and expense, to install its own security service and operate such additional access control systems as it shall determine desirable for the purpose of limiting access to or within the Leased Premises, so long as any additional access control systems installed by Tenant are monitored and maintained by Tenant at Tenant’s sole expense. (vi) At all times, electricity to Tenant (for use within the Leased Premises and in connection with any Tenant Property located outside of the PremisesLeased Premises that consumes electricity), except it being agreed that Landlord (A) dedicated electrical capacity shall be available to Tenant therefor, at all times, in an amount not less than the dedicated electrical capacity available therefor on the Commencement Date (such dedicated electrical capacity being herein called “Tenant’s Dedicated Electrical Capacity”) (it being agreed that Tenant’s Dedicated Electrical Capacity shall not be liable in deemed to include any manner for acts of others, criminal or otherwise, or electrical capacity available for any directCommon Areas and/or the operation of any Building Systems), consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xiB) access such electricity shall be made available to the Building 24 hours/day seven days/week. Landlord may establish Tenant at, and transformed to, a panel box(es) located in the Premises or other portions core of each floor of the Building on which the Leased Premises are located (and/or such measures as are required by lawsother panel box(es) servicing the Leased Premises on the Commencement Date). Without limiting the foregoing, ordinancesLandlord shall have the right, rules but not the obligation, at Landlord’s sole cost and expense, to install and operate one or regulations more electrical submeters to separately measure Tenant’s electrical consumption with respect to the Leased Premises and any Tenant Property located outside of the Leased Premises, but in no event any electrical consumption attributable to the Common Areas or as it deems necessary the operation of any Building Systems (such submeter(s) being herein collectively called the “Premises Submeter”), but only if Landlord likewise installs one or appropriate more electrical submeters to conserve energyseparately measure the electrical consumption of all other tenants or occupants of the Property (which, including automatic switching in all events, shall include all electrical demand and consumption with respect to all Leasable Areas, other than the Leased Premises, even if vacant, and with respect to all property belonging to any such other tenants or occupants located outside of lights and/or more efficient forms of lightingLeasable Areas) (such submeter(s) being herein called the “Other Leasable Area Submeters”). Security personnel shall be on-dutyIf Landlord installs and operates both the Premises Submeters and the Other Leasable Area Submeters (collectively, on-site 24 hours/day seven days/week the “Leasable Area Submeters”) pursuant to the preceding sentence, then, during all periods that all the Term. The initial Building holidays are described on Exhibit F-1 attached to this Lease.Leasable ________________________________________________________________________________________________________________________

Building Standard Services. Subject to the terms of this Article 8, Applicable Laws, and Force Majeure Events, Landlord shall cause to be furnished to Tenant: the Premises the following services (1twenty four (24) hours per day, seven (7) days per week, unless indicated otherwise): (a) tepid and cold water to those points of supply and in volumes provided for general use of tenants in of the BuildingOffice Component; (iib) electricity up HVAC so as to cause the Wattage Allowance for lighting and the operation of electrically powered office equipment; (iii) heat, ventilation and air conditioning to the extent reasonably required for the comfortable occupancy by Tenant portions of the Premises used for general office purposes to be heated and/or cooled generally to a temperature between 68 and 75 degrees Fahrenheit during Building Standard Hours, subject to (1) temporary interruptions due to repairs and maintenance; (2) the period from 8:00 a.m. impact of unseasonable or unusual weather conditions, (3) limitations imposed by Applicable Laws and voluntary (but generally observed in Comparable Buildings) energy-conservation measures, (4) the acts or omissions of the Tenant or the Tenant Parties (including, without limitation, Tenant’s generation of excessive heat in the Premises, or Tenant’s failure to 6:00 p.m on weekdays (except Building holidays determined by Landlordtake reasonable steps to moderate the temperature in the Premises by, for example, closing or opening blinds and doors), or such shorter period as may be prescribed by and (5) the impact of the design of the Tenant Improvements and any applicable policiesAlterations, regulations or guidelines adopted by any federaland the placement of Tenant’s furniture, state or local governmental or quasi-governmental entities or utility suppliersfixtures, and equipment in the Premises; (ivc) passenger elevator serviceservice via the Office Component Elevators; (vd) freight elevator service subject to then applicable Building Building-standard procedures and schedulingscheduling (which procedures may require that the occupant of the Project utilizing the freight elevator be accompanied by Landlord’s security personnel, as an Operating Expense); (vie) lighting replacement for Building standard lightslights located in the Office Component Lobby; (viif) restroom suppliesexterior window washing at least twice per year; (viiig) window washing as determined by Landlord electricity up to the Wattage Allowance; and (which h) garbage removal from the Project on a weekly basis. Tenant shall not be less than 2 times per year entitled to receive its mail and other deliveries in the separate mail room for the exterior portions of Building windows, and 2 times per year for the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for portions of the Premises used for preparing or consuming food or beverages (such janitorial services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate University Component that will be operated by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached to this Lease) (but not individually for Tenant or the Premises - provided that Landlord. Tenant shall be permitted to have the right deliveries made directly to install its own security service in the Premises), except that Landlord shall not be liable in any manner for acts of others, criminal or otherwise, or for any direct, consequential or other loss, damage, death or injury related Premises if acceptable to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xi) access to the Building 24 hours/day seven days/week. Landlord may establish in the Premises or other portions of the Building such measures as are required by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lighting. Security personnel shall be on-duty, on-site 24 hours/day seven days/week during the Term. The initial Building holidays are described on Exhibit F-1 attached to this LeaseTenant’s vendor.

Building Standard Services. Landlord at Landlord's expense shall cause to be furnished to Tenantfurnish: (1a) tepid heat and air conditioning and ventilation to provide a seasonable temperature (subject to governmental regulations) for normal occupancy and use of the Premises under normal business operations daily from 7:30 A.M. to 7:00 P.M., Saturdays from 8:00 A.M. to 2:00 P.M., Sundays and the following holidays excepted: New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day ("Normal Business Hours"); (b) cold water from the public supply for drinking, lavatory and toilet purposes and hot water for lavatory purposes from regular Building supply drawn through fixtures installed by Landlord; (c) janitor service and customary cleaning in and about the Premises (private kitchens, private eating areas and private restrooms excepted) Monday through Friday (holidays excepted) comparable to standard janitor service furnished by other comparable St. Louis office buildings (Tenant shall not provide any janitor services or cleaning without Landlord's prior consent, which consent shall not be unreasonably withheld or delayed); (d) passenger elevator service in common with other tenants at all times, subject to temporary interruptions for maintenance and subject to interruptions in the event of emergencies (freight elevator service will be made available by Landlord upon reasonable notice by Tenant); (e) window washing of all exterior windows in the Premises, both inside and out, at reasonable intervals; (f) electrical service at those points of supply connection provided and installed by Landlord and in volumes provided for general use of tenants in the Building; (ii) electricity up to the Wattage Allowance for lighting and the operation of electrically powered office equipment; (iii) heat, ventilation and air conditioning to the extent reasonably required for the comfortable occupancy by Tenant of the Premises during the period from 8:00 a.m. to 6:00 p.m on weekdays (except Building holidays determined by Landlord), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliers; (iv) passenger elevator service; (v) freight elevator service subject to then applicable Building standard procedures and scheduling; (vi) lighting replacement for Building standard lights; (vii) restroom supplies; (viii) window washing as determined by Landlord (which shall not be less than 2 times per year for the exterior portions of Building windows, and 2 times per year for the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for portions of the Premises used for preparing or consuming food or beverages (such janitorial services to include the services described on Exhibit F attached to this Lease); (x) security if manner and to the extent deemed appropriate by Landlord for the Building to be standard (but not less than which standard is described as set forth on Exhibit F-2 attached "normal electrical consumption" in Section 7.2 below); (g) restrooms; and (h) access to this Lease) (but not individually for Tenant or the Premises - provided that telephone and network calling at no charge to Landlord. Tenant shall have no right of access to and within the right Building for the installation or operation of systems for the provision of electrical service to install its own security service the Premises for part or all of Tenant's electrical energy requirements without Landlord's prior written consent. Tenant shall report to Landlord any deficiency in the Premises), except that services provided by Landlord shall not be liable in any manner for acts of others, criminal or otherwise, or for any direct, consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xi) access to the Building 24 hours/day seven days/week. Landlord may establish in the Premises or other portions of the Building such measures as are required by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lighting. Security personnel shall be on-duty, on-site 24 hours/day seven days/week during the Term. The initial Building holidays are described on Exhibit F-1 attached to this LeaseLandlord's agents.

Building Standard Services. Landlord shall cause to be furnished to Tenant: (1i) tepid and cold water to those points of supply and in volumes provided for general use of tenants in the Building; (ii) electricity up to the Wattage Allowance for lighting and the operation of electrically powered office equipment; (iii) heat, ventilation and air conditioning to the extent reasonably required for the comfortable occupancy by Tenant of the Premises during the period from 8:00 a.m. to 6:00 p.m p.m. on weekdays (except Building holidays determined by Landlord), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliers; (iv) passenger elevator service; (v) freight elevator service subject to then applicable Building standard procedures and scheduling; (vi) lighting replacement for Building standard lights; (vii) restroom supplies; (viii) window washing as determined by Landlord (which shall not be less than 2 times per year for the exterior portions of Building windows, and 2 times per year for the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for portions of the Premises used for preparing or consuming food or beverages (such janitorial services to include the services described on Exhibit F attached to this Lease); and (x) security if and to the extent deemed appropriate by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached to this Lease) (but not individually for Tenant or the Premises - provided that Tenant shall have the right to install its own security service in the Premises), except that Landlord shall not be liable in any manner for acts of others, criminal or otherwise, or for any direct, consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xi) access to the Building 24 hours/day seven days/weekservice. Landlord may establish in the Premises or other portions of the Building such measures as are required by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lighting. Security personnel shall be on-duty, on-site on duty 24 hours/day seven days/week during the Term. The initial Building holidays are described on Exhibit F-1 attached to this Lease.

Building Standard Services. Landlord shall cause furnish the following services to Tenant throughout the Term (“Building Standard Services”), all of which shall comply with and shall be furnished subject to Legal Requirements and, except as expressly provided to the contrary in this Section 3.1(a), shall be equal to or exceed services customarily provided for Comparable Buildings: (i) At all times, hot (i.e., thermostat set in the range of 105° to 110° Fahrenheit for comfort and energy conservation purposes but with the capability to produce hot water for specified purposes at 140° Fahrenheit if requested by Tenant: (1) tepid and cold domestic water to those points of supply in, and for, (x) all restrooms, drinking fountains, kitchen and pantry areas (and other areas or facilities requiring domestic water) within the Leased Premises, and (y) all restrooms, drinking fountains, kitchen and pantry areas (and other areas or facilities requiring domestic water) located in volumes provided for general use of tenants in the Building; Common Areas. (ii) electricity up During Building Operating Hours, HVAC service to the Wattage Allowance for lighting Leased Premises and the operation Common Areas of electrically powered office equipment; the Building sufficient to maintain temperatures that are reasonably required for comfortable use and occupancy thereof, in conformity with the standards and specification in effect on the Commencement Date (such HVAC service, as to the Leased Premises, being herein called “Building System HVAC Service”). (iii) heat, ventilation and air conditioning to the extent reasonably required Electric lighting service for the comfortable occupancy by Tenant of Common Areas, including the Premises during Parking Areas, and, as more particularly set forth in subsection (vi) below, the period from 8:00 a.m. to 6:00 p.m Leased Premises, all in conformity with the practices for the Property on weekdays (except Building holidays determined by Landlord), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliers; the Commencement Date. (iv) passenger elevator serviceJanitorial and landscaping service to the Leased Premises and the Common Areas in conformity with the janitorial and landscaping specifications for the Property as set forth in Exhibit C hereto; provided, however, that (A) Tenant, from time to time, shall have the right, upon sixty (60) days written notice to Landlord, to elect to separately contract for janitorial services for the Leased Premises, and, if Tenant makes such election, then, during all ________________________________________________________________________________________________________________________ such periods that such election is in effect, Operating Expenses shall exclude the cost of providing janitorial services to the Leased Premises and all other Leasable Areas (and the calculation of the Monthly Estimated OE Payments and Tenant’s Operating Expense Share shall be adjusted accordingly), and (B) during any Tenant Management Period, Tenant, in addition, shall, from time to time, have the right, upon sixty (60) days written notice to Landlord, to take over responsibility for providing janitorial and landscaping services for the Property, and, if Tenant makes such election, then, during all such periods for which such election is in effect, (I) Operating Expenses shall exclude the cost of providing janitorial and landscaping services to the Property (and the calculation of the Monthly Estimated OE Payments and Tenant’s Operating Expense Share shall be adjusted accordingly), and (II) Landlord shall reimburse Tenant an amount equal to the sum of (aa) the reasonable costs incurred by Tenant in providing such janitorial and landscaping services to the Leasable Areas outside the Premises, plus (bb) the excess of (x) the reasonable costs incurred by Tenant in providing such janitorial and landscaping services to the Common Areas, over (y) Tenant’s Occupancy Percentage of such reasonable costs. (v) freight elevator service subject to then applicable Building standard procedures and scheduling; (vi) lighting replacement for Building standard lights; (vii) restroom supplies; (viii) window washing as determined by Landlord (which shall not be less than 2 times per year for the exterior portions of Building windows, and 2 times per year for the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for portions of the Premises used for preparing or consuming food or beverages (such janitorial Access control services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached providing Tenant and its employees access to this Lease) (but not individually for Tenant or the Leased Premises - provided and the Common Areas at all times; it being understood that Tenant shall have the right right, at Tenant’s sole cost and expense, to install its own security service and operate such additional access control systems as it shall determine desirable for the purpose of limiting access to or within the Leased Premises, so long as any additional access control systems installed by Tenant are monitored and maintained by Tenant at Tenant’s sole expense. (vi) At all times, electricity to Tenant (for use within the Leased Premises and in connection with any Tenant Property located outside of the PremisesLeased Premises that consumes electricity), except it being agreed that Landlord (A) dedicated electrical capacity shall be available to Tenant therefor, at all times, in an amount not less than the dedicated electrical capacity available therefor on the Commencement Date (such dedicated electrical capacity being herein called “Tenant’s Dedicated Electrical Capacity”) (it being agreed that Tenant’s Dedicated Electrical Capacity shall not be liable in deemed to include any manner for acts of others, criminal or otherwise, or electrical capacity available for any directCommon Areas and/or the operation of any Building Systems), consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xiB) access such electricity shall be made available to the Building 24 hours/day seven days/week. Landlord may establish Tenant at, and transformed to, a panel box(es) located in the Premises or other portions core of each floor of the Building on which the Leased Premises are located (and/or such measures as other panel box(es) servicing the Leased Premises on the Commencement Date). Without limiting the foregoing, Landlord shall have the right, but not the obligation, at Landlord’s sole cost and expense, to install and operate one or more electrical submeters to separately measure Tenant’s electrical consumption with respect to the Leased Premises and any Tenant Property located outside of the Leased Premises, but in no event any electrical consumption attributable to the Common Areas or the operation of any Building Systems (such submeter(s) being herein collectively called the “Premises Submeter”), but only if Landlord likewise installs one or more electrical submeters to separately measure the electrical consumption of all other tenants or occupants of the Property (which, in all events, shall include all electrical demand and consumption with respect to all Leasable Areas, other than the Leased Premises, even if vacant, and with respect to all property belonging to any such other tenants or occupants located outside of Leasable Areas) (such submeter(s) being herein called the “Other Leasable Area Submeters”). If Landlord installs and operates both the Premises Submeters and the Other Leasable Area Submeters (collectively, the “Leasable Area Submeters”) pursuant to the preceding sentence, then, during all periods that all the Leasable ________________________________________________________________________________________________________________________ Area Submeters are operational, (I) Operating Expenses shall not include any costs of any electricity, the consumption of which is being measured (or which is required to be measured) by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching any of lights and/or more efficient forms the Leasable Area Submeters (and the calculation of lighting. Security personnel the Monthly Estimated OE Payments and Tenant’s Operating Expense Share shall be on-dutyadjusted accordingly), on-site 24 hours/day seven days/week during and (II) Tenant, in respect of Tenant’s electrical usage, shall pay to Landlord, as Additional Rent, for any billing period, within thirty (30) days following Tenant’s receipt of Landlord’s billing statement therefor (each, a “Landlord Electrical Invoice”), an amount equal to (a) the Term. The initial Building holidays are described on Exhibit F-1 attached to this Lease.product of (x) Tenant’s consumption of electricity, as measured, in KWHs, by the Premises Submeter for such billing period, multiplied by (y) Landlord’s Average Cost Per KWH for such billing period, plus (b) if applicable, any sales tax or other

Building Standard Services. (a) Landlord (except as set forth below) shall cause furnish the following Building Standard Services, the cost and expense of which shall be included as Operating Costs: (i) heat and air conditioning for normal use and occupation of the Premises under normal business operations daily from 7:00 A.M. to be furnished 6:00 P.M., Monday through Friday, and 8:00 a.m. to Tenant: 1:00 p.m. Saturday, excluding holidays (1) tepid and cold water to those points of supply and in volumes provided for general use of tenants in the Building; “Normal Business Hours”); (ii) electricity up to cold water from the Wattage Allowance public supply for lighting drinking, lavatory and the operation of electrically powered office equipment; toilet purposes and hot water for lavatory purposes from regular Building supply drawn through fixtures installed by Landlord; (iii) heat, ventilation janitor service and air conditioning to the extent reasonably required for the comfortable occupancy by Tenant of customary cleaning in and about the Premises during (private kitchens, eating areas and restrooms excepted) Monday through Friday (holidays excepted) comparable to standard janitor service furnished by other office buildings in the period from 8:00 a.m. to 6:00 p.m on weekdays Mesa, Arizona metropolitan area (except Building holidays determined by Tenant shall not provide any janitor services or cleaning without Landlord’s prior written consent), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliers; ; (iv) passenger elevator serviceservice in common with other tenants at reasonable times (freight elevator service will be made available by Landlord upon reasonable notice by Tenant); and (v) freight elevator electrical service subject sufficient for a standard general office use, equipped with typewriters, fax machines, printers, desk calculators, normal office computer equipment, dictation equipment and copying machines with power requirements considered standard in the industry. (b) Tenant shall report to then applicable Building standard procedures and scheduling; (vi) lighting replacement for Building standard lights; (vii) restroom supplies; (viii) window washing as determined Landlord any deficiency in the services provided by Landlord (which or Landlord’s agents. Landlord, by furnishing any of the services listed in Section 8.2(a), shall not be less than 2 times per year for deemed to have warranted the exterior portions of Building windows, and 2 times per year for same to be free from any interruption or discontinuance that is beyond the interior portions of Building windows); (ix) janitor service on a five (5) day per week basis (excluding Building holidays), except for portions reasonable control of the Premises used for preparing Landlord or consuming food which may result from occasional damage or beverages malfunctions of equipment and distribution facilities. Any such interruption or discontinuance shall not constitute an eviction (such janitorial services to include the services described on Exhibit F attached to this Lease); (xactual or constructive) security if and to the extent deemed appropriate by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached to this Lease) (but not individually for Tenant or the Premises - provided that Tenant shall have the right to install its own security service in a disturbance of Tenant’s possession, use or quiet enjoyment of the Premises). Landlord shall use commercially reasonable efforts to minimize any period of interruption or discontinuance, except however, Tenant agrees that Landlord shall not be liable in for damages resulting from any manner for acts of others, criminal such interruption or otherwise, or for any direct, consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention nor shall Tenant be relieved of the performance of any of Tenant’s covenants or failure obligations under this Lease. (c) Tenant’s use of such security service and (xi) access electricity shall not exceed the capacity of the electrical conductors or equipment installed in or servicing the Premises Any alterations or additions to the Building 24 hours/day seven days/weekelectrical system (including wiring) to meet Tenant’s excess electrical requirements shall require Landlord’s prior written consent and shall be at Tenant’s sole expense. Landlord may establish IF Tenant’s consumption of electricity is in the Premises or other portions excess of the Building standard electric service provided in 8.2(a)(v) above, Tenant shall pay the cost of such measures as are required by laws, ordinances, rules or regulations or as it deems necessary or appropriate consumption in accordance with the process determined in Section 8.3 below. (d) All utilities provided to conserve energythe Premises other than those described above, including automatic switching of lights and/or more efficient forms of lighting. Security personnel communications services, shall be on-dutyarranged directly by Tenant with the utility supplier, on-site 24 hours/day seven days/week during including the Termposting of any required deposits, and any charges paid directly to the utility supplier when due. The initial Building holidays are described on Exhibit F-1 attached to this LeaseCommunications suppliers must enter into a separate access and license agreement with Landlord in connection with supplying services in the Building.

Building Standard Services. Subject to the terms of this Article 8, Applicable Laws, and Force Majeure Events, Landlord shall cause to be furnished to Tenantthe Premises: (1a) tepid and cold water to those points of supply and in volumes provided for general use of tenants in the Building; (iib) electricity up to the Wattage Allowance (on a daily, non-cumulative basis) for lighting and the operation of electrically powered office equipment; (iiic) heat, ventilation and air conditioning HVAC so as to cause the extent reasonably required for the comfortable occupancy by Tenant portions of the Premises during used for ordinary business office purposes (excluding, by way of example, computer server rooms or other "hot spots" resulting from the period from 8:00 a.m. use of machines or equipment) to 6:00 p.m on weekdays (except Building holidays be heated and/or cooled to a temperature between 68° and 76° Fahrenheit, subject to temporary interruptions due to repairs and maintenance, provided that Tenant shall make proper use of window coverings to reduce solar load reasonably determined by Landlord), or such shorter period as may be prescribed by any applicable policies, regulations or guidelines adopted by any federal, state or local governmental or quasi-governmental entities or utility suppliers; (ivLandlord during Building Standard Hours;(d) passenger elevator service; (ve) freight elevator service subject to then applicable Building Building-standard procedures and scheduling; (vif) lighting replacement for Building Building-standard lights; (viig) restroom supplies; (viii) exterior window washing as reasonably determined by Landlord consistent with Comparable Buildings; and (which shall not be less than 2 times per year for the exterior portions of Building windows, and 2 times per year for the interior portions of Building windows); (ixh) janitor janitorial service on a five (5) day per week basis (excluding Building holidays), Holidays) except for Landlord shall not be required to clean portions of the Premises used for preparing or consuming food or beverages or provide special treatment or services for above standard tenant improvements. Landlord shall notify Tenant at least twenty four (such janitorial 24) hours in advance of any scheduled shut-down or interruption of any utilities (including HVAC and electricity) and services to include the services described on Exhibit F attached to this Lease); (x) security if and to the extent deemed appropriate be provided by Landlord for the Building (but not less than as set forth on Exhibit F-2 attached to this Lease) (but not individually for Tenant of which Landlord has notice or the Premises - provided that Tenant shall have the right to install its own security service in the Premises), except that Landlord shall not be liable in any manner for acts of others, criminal or otherwise, or for any direct, consequential or other loss, damage, death or injury related to any interruption, discontinuance, malfunction, circumvention or failure of such security service and (xi) access to the Building 24 hours/day seven days/week. Landlord may establish in the Premises or other portions of the Building such measures as are required by laws, ordinances, rules or regulations or as it deems necessary or appropriate to conserve energy, including automatic switching of lights and/or more efficient forms of lighting. Security personnel shall be on-duty, on-site 24 hours/day seven days/week during the Term. The initial Building holidays are described on Exhibit F-1 attached to this Leaseknowledge.