Common use of HVAC Clause in Contracts

HVAC. (i) Landlord shall maintain and operate the heating, ventilation and air conditioning systems in the Building and shall furnish heat, ventilation and air conditioning in the Promises through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”), Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses).

HVAC. (i) Landlord shall maintain and operate Sublandlord acknowledges that Subtenant may desire to make modifications or Alterations to the HVAC system serving the Sublease Premises or otherwise to the Sublease Premises in accordance with the terms of the Xxxxxxxxx in connection with the heating/cooling of the Sublease Premises, ventilation including without limitation, the use and/or installation of temporary or moveable heating/cooling equipment (collectively, the “HVAC Alterations”) . Subject to Subtenant’s compliance with the terms of this Sublease and air conditioning the Xxxxxxxxx including, without limitation, the provisions concerning Alterations and Building systems and the requirement to submit plans for any such work to Sublandlord and Overlandlord for the prior written approval, Sublandlord shall provide Subtenant with a Base Rent credit for actual, out of pocket design costs and hard costs (including, without limitation, the cost of the purchase and installation of machinery or equipment) of such HVAC Alterations up to a maximum of $110,000. Such Base Rent credit shall be provided to Subtenant in the Building month following Subtenant’s completion of such HVAC Alterations and Subtenant’s delivery of reasonable documentation of such costs and, to the extent applicable, fully executed, unconditional lien waivers from all contractors and vendors providing work or services for such HVAC Alterations. Sublandlord shall furnish heat, ventilation and air conditioning have no liability to Subtenant nor any obligation to provide any rent credit to Subtenant in the Promises through event Overlandlord fails to consent to such systemsHVAC Alterations. Throughout the Term of this Sublease, during HVAC service shall be available to the Sublease Premises on 24 hours from 8:00 A.M. to 6:00 P.M. on business per day, 7 days (which term is used herein to mean all per week and 365 days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”)per year. If Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”), Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant Subtenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently Sublandlord $35.00 0.50 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx annum per square foot of floor rentable area in any one room or other area. If due to the Sublease Premises for Subtenant’s use of overtime HVAC (the Premises “HVAC Charge”) (i.e. Subtenant shall have no obligation to pay any hourly charge for such usage.) The HVAC Charge shall be paid monthly, without set-off, abatement, deduction or demand, on the first of each month during the Term (as the same may be extended) in the amount of $1,791.67 per month, with HVAC Charges for any partial month pro-rated on a manner exceeding per diem basis. Notwithstanding the aforementioned occupancy and electrical load criteria, or due to rearrangement incorporation of partitioning after the initial preparation Article 71 of the PremisesXxxxxxxxx in this Sublease, interference Subtenant shall have no obligation to pay the charges for HVAC set forth therein or elsewhere in the Xxxxxxxxx and it is expressly agreed that Subtenant’s only obligation with normal operation respect to the fees for the supply of HVAC to the Sublease Premises is the payment of the air conditioning HVAC Charges as provided in this Section 13. Notwithstanding anything to the Premises results, necessitating changes contrary contained in the air conditioning system servicing the Premises, such changes shall be made this Sublease by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because virtue of incorporation of certain provisions of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. LandlordXxxxxxxxx herein, throughout the term of this LeaseSublease, Sublandlord shall have free maintain the HVAC system at Sublandlord’s sole cost and unrestricted access to expense, unless any and all air conditioning facilities such maintenance, repair or replacement results from Subtenant’s misuse or abuse of the HC equipment serving the Sublease Premises. Nothing contained in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system this Sublease whether stated expressly or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which incorporated herein shall be subject deemed to be an assumption by Subtenant of any obligation to maintain, repair or replace the provisions of Articles 3 HVAC system and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses)equipment.

HVAC. In accordance with the “Base Building” definition as provided in Section 1 of the Work Letter, each Building shall be equipped with a heating and air conditioning (“HVAC”) system serving the applicable Building (the “BB HVAC System”). Subject to limitations imposed by all governmental rules, regulations and guidelines applicable thereto, Landlord shall provide BB HVAC System service during the “HVAC System Hours” (defined below). Tenant shall have the right to specify the hours of availability of the BB HVAC System which may be determined separately for each Complex (the “HVAC System Hours”); provided, however, (i) Landlord any initial determination or changes to the HVAC System Hours shall maintain and operate the heatingrequire at least thirty (30) days prior notice to Landlord, ventilation and air conditioning systems in the Building and shall furnish heatnot be effective until the first day of the subsequent calendar month occurring after the expiration of the thirty (30) day period, ventilation and air conditioning in (ii) the Promises through such systemsHVAC System Hours shall consist of, during at a minimum, the hours from of 8:00 A.M. to 6:00 P.M. on business days Monday through Friday, and (which term is used herein to mean all days except Saturdaysiii) the HVAC System Hours shall consist only of consecutive time periods, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”)determined on a daily basis. If Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”), Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord at all times and to abide by all the regulations and requirements which that Landlord may reasonably prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental BB HVAC System”) presently available to service . If the Premises or requires a new Supplemental HVAC System Hours consist of more than seventy-five (75) hours per week (“Excess Hours”), then Landlord shall supply such HVAC to service the Premises Tenant at Landlord’s actual cost (the installation of which shall be subject to treated as Additional Rent, but not as an Operating Expense) on a zone-by-zone basis, including the provisions cost of Articles 3 and 41 hereof) then, without limiting increased depreciation on the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental BB HVAC System, its location but excluding the cost of electricity to the extent already paid for directly by Tenant, but including the electrical costs specified as follows. Landlord shall reasonably and equitably allocate the method portion of installation shall be subject to Landlord’s approval; (b) all the electrical costs of installation (as applicable) and removal the BB HVAC System attributable to Tenant’s direct use of the Supplemental BB HVAC System at for the end of the term shall be payable by Excess Hours to Tenant; (c) , and Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation costs of a demand watt-hour check meter(ssuch direct use along with the increased depreciation as set forth above, within thirty (30) days after demand, and related equipment as Additional Rent under this Lease (and not as part of the Operating Expenses) (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental “Extra HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expensesCosts”).

HVAC. (ia) Landlord shall maintain and operate Notwithstanding Section 6 of this Amendment, prior to the heating, ventilation and air conditioning systems in the Building and shall furnish heat, ventilation and air conditioning in the Promises through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”)Additional Premises Commencement Date, Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenantshall, and Tenant shall pay at Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because , replace the 5 ton HVAC unit (the “5 ton unit”) located in the front office of the sun’s position whenever Additional Premises with a new similarly-sized and comparable unit. On the air conditioning system is Additional Premises Commencement Date the 5 ton unit shall be in operationgood, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premisesoperating condition. (iiib) In Prior to the event that Tenant elects to use Additional Premises Commencement Date, Landlord shall supply and install 90 degree trunk duct separating supply and return, controls and any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental other necessary components for the 15 ton HVAC System”) presently available to service unit located in the Premises or requires a new Supplemental HVAC System to service warehouse area of the Additional Premises (the “15 ton unit”) to cause the 15 ton unit to be in good, operating condition. Landlord shall use commercially reasonable efforts to allow Tenant to review the plans for such installation in advance so that Tenant may provide feedback. On the Additional Premises Commencement Date the 15 ton unit shall be in good, operating condition. (c) Notwithstanding anything to the contrary contained in the Lease, Tenant shall not impose a heat load requirement greater than 20 tons of cooling capacity in the Additional Premises. Failure to comply with the foregoing requirement shall be considered a default pursuant to the terms of the Lease with respect to Tenant’s occupancy of the Additional Premises. In addition, Tenant shall pay to Landlord, promptly upon billing, Landlord’s costs of supplying such excess capacity, at such rates as Landlord shall reasonably establish therefor, and such other out-of-pocket costs incurred by Landlord as a result of such breach. (d) Landlord shall provide preventative maintenance for the 5 ton unit and the 15 ton unit, the cost of which shall be subject included in Tenant’s Annual Operating Expenses, as well as repairs and replacement for the 5 ton unit and the 15 ton unit at Landlord’s cost, provided that in no event shall Landlord be obligated to repair or replace any such HVAC unit as a result of, or to the provisions extent such damage or destruction is caused by the misconduct or negligent acts or omissions of Articles 3 Tenant, its employees, contractors or agents. In the event of any conflict between this Section 1 1 of this Amendment and 41 hereofSection 9(a) then, without limiting of the generality of Articles 3 Lease with respect to the 5 ton unit and 41the 15 ton unit, the following provisions terms of this Section 11 shall apply to such Supplemental HVAC System: prevail. (ae) Landlord shall provide preventative maintenance for a new installationthe 5 ton unit and the 15 ton unit, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) cost of which shall be subject included in Tenant’s Annual Operating Expenses, provided that in no event shall Landlord be obligated to Landlord’s approval) maintain, repair or replace any HVAC unit as a result of, or to monitor the consumption of electricity extent such damage or destruction is caused by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration misconduct or negligent acts or omissions of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rentits employees, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses)contractors or agents.

HVAC. (i) Landlord shall maintain and operate the heating, ventilation and air conditioning systems in the Building and shall furnish Furnish heat, ventilation and air conditioning to the Building on a 24/7 basis subject to interruptions in service once every five years for transformer maintenance which maintenance will be performed and completed on a weekend; the Promises through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning and heating systems intended to service or heating service at any other time (hereinafter called the Building have been designed to maintain the inside temperatures set forth in Paragraph C of Exhibit “after hours”), E” hereto; Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard the aforesaid performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet Building in any room or area within the Premises, excess of that set forth in Paragraph C of Exhibit “E” or if the Tenant installs and operates machines and appliances, the installed electrical load of which which, when combined with the load of all lighting fixtures fixtures, exceeds five (5) the number of xxxxx per square foot of floor area set forth in any one room or other area. If Paragraph B of Exhibit “E”; if the Building is used in a manner exceeding the aforementioned occupancy and electric load criteria, Tenant shall pay to Landlord, promptly upon billing, Landlord’s costs of supplying air conditioning resulting from such excess, at such rates as Landlord shall establish therefor; if due to use of the Premises Building in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the PremisesBuilding, interference with normal operation of the heating, ventilating or air conditioning in the Premises Building results, necessitating changes in the air conditioning system servicing the PremisesBuilding, such changes shall may be made by Landlord upon written notice to request by Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereofsection (b) then, without limiting of this Article 16. Landlord covenants that unless Landlord so advises Tenant at the generality time of Articles 3 and 41Landlord’s approval of the Tenant Construction Plans, the following provisions shall apply to such Supplemental HVAC System: Tenant Work will not violate (aor cause extra charges in connection with) for a new installationor exceed the occupancy and design load criteria referenced above and set forth in Paragraph B of Exhibit “E”. The foregoing heating, the type of Supplemental HVAC System, its location ventilating and the method of installation air conditioning services shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) any statute, ordinance, rule, regulation, resolution or recommendation for energy conservation which may be promulgated by any governmental agency or organization and removal of the Supplemental HVAC System at the end of the term which Landlord in good faith may elect to abide by or shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable required to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses).abide by;

HVAC. (i) Landlord shall maintain and operate the heating, ventilation and air conditioning systems in the Building and shall furnish heat, ventilation and air conditioning in the Promises through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”)elects to contract for HVAC maintenance, Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from TenantTenant shall, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s 's sole cost and expense, and using vendor(s) reasonably acceptable to Landlord, maintain a contract (the "Maintenance Contract") providing for inspection of the HVAC system at least four times per year, and including without limitation periodic changing of any and all filters, changing of belts, lubricating of equipment and maintenance of operating levels of freon in accordance with manufacturers specifications. Tenant agrees to lower and close window coverings when necessary because shall deliver a copy of the sun’s position whenever Maintenance Contract to Landlord annually. Tenant shall also, at its sole cost and expense, pay for all repairs and replacements to the air conditioning HVAC system is in operation, and not covered by the Maintenance Contract. If Tenant agrees at all times fails to cooperate fully with Landlord and maintain the Maintenance Contract or to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of perform repairs or maintenance required pursuant to this Lease, and if Tenant fails to cure such failure within the period ("Cure Period") which is ten (10) days after written notice from Landlord (provided however, that the Cure Period shall be such longer period as Tenant may reasonably require to cure such failure so long as Tenant commences to cure such failure within such ten (10) day period and diligently prosecutes such cure to completion), Landlord is not obligated to but may, at its sole option, obtain such Maintenance Contract and/or make such repairs and perform such maintenance to the HVAC system as Landlord, in its bona fide business judgment, determines to be necessary, in which event the Tenant shall repay the reasonable cost thereof to Landlord within thirty (30) days after demand. Further, if Tenant fails to perform any of the foregoing services within the Cure Period, Landlord shall have free the right if Tenant fails to perform any of the foregoing services (in order to insure uniform cleaning, maintenance of the HVAC system, preservation of the Project and unrestricted access systematic and orderly refuse disposal) at its option to provide said services for a reasonable fee to be paid by Tenant as Additional Rent. If Tenant incurs any and all air conditioning facilities expenses to replace portions of the HVAC system during the two years prior to the Lease Expiration Date (as extended in the Premises. (iii) In the event that Tenant elects exercises one or more Options to use any supplemental heatingExtend), ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal provided that Tenant gives Landlord written notice of the Supplemental HVAC System at the end nature, date and cost of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable such replacements prior to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basiscompleting said replacements, as additional rent, then the cost of such electrical consumption at replacements shall be amortized over the average rate period determined by Landlord is paying in conformity with generally accepted accounting principles or income tax accounting principles pursuant to Internal Revenue Code and upon expiration of the utility therefor (including without limitation sales taxes and surcharges thereonterm of the Lease, plus $25.00 per month as compensation provided that Tenant or any Affiliate of Tenant or transferee pursuant to a Permitted Transfer does not acquire title to the Premises on or within thirty days after the Lease Expiration Date, Landlord shall reimburse Tenant for the unamortized cost of such replacements, minus any sums owed by Tenant to Landlord’s administrative expenses), within thirty days after the Lease Expiration Date.

HVAC. Premises will be conditioned to office load standards by a rooftop Trane (or equivalent) zoned systems thru rated vertical chases (to lower floors only). All rooftop units to include minimum fresh air settings for anticipated office load occupancy levels. HVAC controls to be located in tenant space with single zone distribution. Additional cooling or ventilation requirements will be funded from the Tenant Improvement Allowance. HVAC distribution within the tenant space and additional control zones shall be funded from the Tenant Improvement Allowance. ELECTRICAL CAPACITY Building load is calculated on approximately 2 wxxxx per square foot for the base building and approximately 2 wxxxx per square foot for usable tenant space per typical office demand. Electrical service and meter shall be provided to a subpanel within the tenant space. The subpanel, circuit distribution (conductors and raceways), and fixtures shall be funded from the Tenant Improvement Allowance. Voice and Data Conduits will be provided within interior walls and will be funded from the Tenant Improvement Allowance. The Tenant shall contract directly with a voice/data contractor who will provide and pull cables to the Building Telecommunications Room. The Tenant’s voice/data contractor will provide and terminate devices and related equipment. The voice/data contractor and any security work shall not be funded from the Tenant Improvement Allowance. FIRE Wet pipe sprinkler system based on ordinary hazard NFPA 13 design with upright heads. Adjustment of sprinkler heads specific to Tenant Improvements shall be funded from the Tenant Improvement Allowance. A building standard fire alarm and security system shall be installed and funded from the Tenant Improvement Allowance. [END OF EXHIBIT C] EXHIBIT D WORK LETTER This Exhibit D sets forth the rights and obligations of Landlord and Tenant with respect to the construction of the improvements to the Premises as described on the Plans ("Tenant Improvements"). This Exhibit contemplates that the following work will be performed, as further described herein, all subject to the prior review and approval by Landlord: (i) Landlord shall maintain and operate the heating, ventilation and air conditioning systems in the Building and shall furnish heat, ventilation and air conditioning in the Promises through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed preparation of a space plan by the Federal or the Connecticut government as legal holidaysArchitect; (ii) (“Business Hours”). If Tenant shall require ventilating final design and air conditioning service or heating service at any other time (hereinafter called “after hours”)engineering and preparation of plans, Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenantspecifications, and working drawings by the Architect (collectively, the "Plans"); (iii) preparation by the general contractor of Landlord (the "General Contractor") of an estimate of the cost of the Tenant shall pay Landlord’s then established charges therefor Improvements; (iv) submission to, and approval of Plans by, appropriate governmental authorities; and (v) construction and installation of the Tenant Improvements by the Landlord pursuant to the Plans on Landlord’s demand (presently $35.00 per houror prior to the Commencement Date, subject to future increase)Force Majeure and any Tenant Delay. (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses).

HVAC. (i) Landlord All HVAC equipment serving the Premises shall maintain and operate be delivered in its as-is condition as of the heating, ventilation and air conditioning systems in the Building and shall furnish heat, ventilation and air conditioning in the Promises through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”), Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hourLease Commencement Date, subject to future increase). (ii) Landlord will not Landlord’s obligations with respect to a Non-Compliant Condition. Tenant shall have the right to inspect such the HVAC equipment at Tenant’s sole risk, cost, and expense, including the cost to repair any damage caused by Tenant during such inspection, without any liability of Landlord. Tenant shall be responsible for the failure regular and preventative maintenance and usage of the HVAC equipment (including roof top units, ducting direct to the Premise, conduits, and air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy handlers) exclusively serving any portion of the Premises with more than one person for each 150 rentable square feet in any room or area whether located within the PremisesPremises or outside (“Tenant HVAC System”), or if including, without limitation any balancing of the Tenant installs and operates machines and appliances, the installed electrical load of which when combined HVAC System. In connection with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s obligation to maintain the Tenant HVAC System, Tenant shall, during the Term, and any renewals thereof, at its sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental routine performance of standard maintenance, including but not limited to, periodic replacement of filters, oiling of mechanical components and inspection for wear and tear. Landlord reserves the right to reasonably designate an HVAC contractor with whom Tenant shall contract for such routine maintenance so long as the fee charged by Landlord’s designated contractor shall be the same or less than the fee charged by Tenant’s contractor for similar services. If Tenant fails to commence and adequately complete repairs within the applicable notice and cure periods set forth in this Lease, or if Landlord shall decide to maintain and service the Tenant HVAC System as a part of Operating Expenses, Landlord may make or complete said maintenance and repairs and Tenant shall pay the cost thereof to Landlord within ten (10) days after written demand, together with a contractor acceptable commercially reasonable administrative fee not to exceed 10% of such costs for Landlord; and (d) the Supplemental ’s overhead, payable as Additional Rent. The electricity used for Tenant HVAC System will shall be separately metered metered. Other costs for electricity as follows: Tenant will pay HVAC System components provided from common Building systems (e.g., water, compressed air and vacuum) shall be prorated in Landlord’s reasonable discretion. Landlord shall be responsible for general office HVAC available to the installation remainder of a demand watt-hour check meter(s) and related equipment (the location(s) Premises not served by Tenant’s HVAC System during normal business hours, the cost of which shall be subject included in Operating Expenses. If Tenant desires to Landlord’s approval) to monitor use the consumption of electricity by the Supplemental Building HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. system beyond normal operating hours, Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation standard market rates for Landlord’s administrative expenses)afterhours use.

HVAC. (i) Landlord shall maintain and operate the heating, ventilation and air conditioning systems in the Building and shall furnish Furnish heat, ventilation and air conditioning in to the Promises Premises, Monday through such systems, during the hours Friday from 8:00 A.M. AM to 6:00 P.M. on business days (which PM, and Saturday 9:00 AM to 1:00 PM, holidays excepted; holidays, as such term is used herein to in this Lease, shall mean all days except Saturdays, Sundays and the days observed as holidays by the Federal or United States government, the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating Commonwealth of Virginia; heat, ventilation and air conditioning service or heating service required by Tenant at any other time (hereinafter called “after hours”)times shall be supplied upon reasonable prior notice and shall be paid for by Tenant, promptly upon billing, at such rates as Landlord shall furnish after hours ventilating and establish therefor (which rate is currently $55 per hour); the air conditioning and heating systems intended to service or heating service upon reasonable advance notice from Tenant, and Tenant the Premises have been designed to maintain the inside temperatures set forth on Exhibit “H” hereto; Landlord shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard the aforesaid performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, excess of that set forth in Exhibit “H” or if the Tenant installs and operates machines and appliances, the installed electrical load of which which, when combined with the load of all lighting fixtures fixtures, exceeds five six (56) xxxxx per rentable square foot of floor area electric load, if the Premises are used in any one room or other area. If a manner exceeding the aforementioned occupancy and electric load criteria, Tenant shall pay to Landlord, promptly upon billing, Landlord’s costs of supplying air conditioning resulting from such excess, at such rates as Landlord shall establish therefor; if due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the heating, ventilating or air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall may be made by Landlord upon written notice to request by Tenant at Tenant’s sole cost and expense, subject to the provisions of section (b) of this Article 16. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all of the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the said heating, ventilating and air conditioning system. Landlord, throughout ; the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental foregoing heating, ventilation ventilating and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which services shall be subject to the provisions of Articles 3 any statute, ordinance, rule, regulation, resolution or recommendation for energy conservation which may be promulgated by any governmental agency or organization and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply which Landlord in good faith may elect to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation abide by or shall be subject required to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses).abide by;

HVAC. Relating to the HVAC rooftop units servicing the Demised Premises and notwithstanding anything to the contrary set forth in Article 8.0 of the Original Lease, Landlord agrees to immediately replace up to four (i4) of the existing rooftop units, but not less than two (2) (as mutually agreed upon by Landlord and Tenant). The costs for replacing these two (2) to four (4) units shall be shared equally between Landlord and Tenant (and Tenant shall pay Landlord Tenant’s share of the replacement costs within thirty (30) days of the day of submission by Landlord to Tenant of a statement for said costs). Thereafter, Landlord shall maintain replace such additional existing HVAC rooftop units servicing the Demised Premises, if the cost to repair any such unit is greater than 30% of the unit’s full replacement cost. The costs relating to any such replacement shall be borne equally between Landlord and operate Tenant (and Tenant shall pay Landlord Tenant’s share of the heating, ventilation and air conditioning systems in replacement costs within thirty (30) days of the Building and shall furnish heat, ventilation and air conditioning in the Promises through such systems, during the hours from 8:00 A.M. day of submission by Landlord to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”Tenant of a statement for said costs). If Tenant shall require ventilating exercises its Renewal Option and air conditioning service or heating service at any other time (hereinafter called “after hours”), Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy of the Premises original eleven (11) units identified with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs an asterisk (*) on Exhibit B have not been replaced and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject now require replacement pursuant to the provisions of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rentrepair cost threshold described above, the cost of the replacement shall be allocated between Landlord and Tenant as described above. Finally, in the event Tenant exercises its Right of First Offer for any of the Offer Space, or if Tenant exercises its Renewal Option and any of the units fail which Tenant has already contributed towards its replacement or the unit is not identified with an asterisk (*) on Exhibit B, replacement costs shall be handled as follows: Landlord shall pay to replace said HVAC units at its sole expense but shall be entitled to recover 1/15th of the cost plus an 8% interest factor from Tenant in a separate billing by Landlord to Tenant. This calculation uses a HVAC unit useful life of 15 years to calculate Tenant’s pro rata share to be billed each subsequent year Tenant occupies the Demised Premises. Tenant and Landlord both agree that all HVAC service and maintenance issues will be reported to property management for their scheduling of repairs and maintenance. Notwithstanding anything to the contrary in the Original Lease, Landlord shall repair and maintain the HVAC units serving the Demised Premises so as to maintain the same in good working order and capable of meeting the temperature specifications set forth on Exhibit E attached to the Original Lease and Tenant shall have no responsibility for performing the maintenance, repair or replacement of the HVAC units serving the Demised Premises. All such electrical consumption at repairs and maintenance to the average rate HVAC units will be billed by Landlord is paying to Tenant in a separate billing to Tenant. In the event a repair exceeds the 30% threshold for replacement, Landlord will consult with Tenant for its approval to replace. Notwithstanding anything to the contrary in this Section 9, prior to replacing any HVAC unit serving the Demised Premises, Landlord must obtain Tenant’s prior written approval. In determining the costs of any HVAC unit which are subject to reimbursement by Tenant hereunder, such costs shall only include those costs actually incurred by Landlord, without xxxx-up, for procuring and installing such HVAC units and the cost of governmental permits and approvals in connection with the same and shall not include any other costs, such as management or supervision fees, elevator fees, dock fees, or utility therefor (including without limitation sales taxes costs. All replacement HVAC units shall be new and surcharges thereonof sufficient capacity to meet the temperature specifications set forth on Exhibit E attached to the Original Lease. Landlord shall install all HVAC units in a good, plus $25.00 per month as compensation for Landlord’s administrative expenses)workmanlike manner and in compliance with all applicable laws and regulations.

HVAC. Tenant shall (i) Landlord shall maintain and operate repair (including, without limitation, replacing component parts) when necessary all HVAC equipment which services only the heatingPremises, ventilation and air conditioning systems in the Building and shall furnish heatkeep the same in good condition through regular inspection and servicing, ventilation and air conditioning in (ii) maintain continuously throughout the Promises through Lease Term a service contract for the maintenance of all such systemsHVAC equipment with a licensed HVAC repair and maintenance contractor approved by Landlord, which contract provides for the periodic inspection and servicing of the HVAC equipment at least once every 90 days during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”)Lease Term. If the HVAC unit(s) serving the Premises needs to be replaced due to normal wear and tear or if the repairs required to be made by Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”)exceed $1,000.00, Landlord shall furnish after hours ventilating agrees to perform the work for the repair or replacement of the HVAC unit(s) servicing the Premises as and air conditioning service when determined by Landlord in good faith where such work is not due to any negligence or heating service upon reasonable advance notice from willful misconduct of Tenant or any of Tenant’s Agents or due to any Tenant’s Alteration, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hourto Landlord the amortized portion of the cost for any such work in accordance with Section 5.4 of this Lease. Notwithstanding the foregoing, subject Landlord may elect at any time to future increase). (ii) Landlord will not be responsible assume responsibility for the failure maintenance, repair and replacement of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within HVAC equipment which serves only the Premises, or if provided the Tenant installs and operates machines and appliances, costs for such maintenance service contract shall be customary for such service contracts for similar properties in the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use vicinity of the Premises in Project. Tenant shall furnish Landlord with a manner exceeding the aforementioned occupancy and electrical load criteriacopy of such service contract, which shall provide that they may not be canceled or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon changed without at least 30 days’ prior written notice to Tenant at Tenant’s sole cost Landlord. Prior to the Commencement Date, Landlord will have the HVAC equipment inspected by a HVAC service vendor (“HVAC Report”) and expense. Tenant Landlord agrees to lower and close window coverings when necessary because of cause the sun’s position whenever work that is recommended in the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe HVAC Report for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event HVAC equipment that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service services the Premises or requires a new Supplemental HVAC System to service be done by the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location Commencement Date and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter cost thereof shall not measure the electricity usage for the regular HVAC service provided be charged to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses).

HVAC. (i) Landlord shall maintain and operate the heating, ventilation and air conditioning systems in the Building and shall furnish Furnish heat, ventilation and air conditioning to the Building on a 24/7 basis subject to interruptions in service once every five years for transformer maintenance which maintenance will be performed and completed on a weekend; the Promises through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning and heating systems intended to service or heating service at any other time (hereinafter called the Building have been designed to maintain the inside temperatures set forth in Paragraph B of Exhibit “after hours”), E” hereto; Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard the aforesaid performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet Building in any room or area within the Premises, excess of that set forth in Paragraph B of Exhibit “E” or if the Tenant installs and operates machines and appliances, the installed electrical load of which which, when combined with the load of all lighting fixtures fixtures, exceeds five (5) the number of xxxxx per square foot of floor area set forth in any one room or other area. If said Paragraph B; if the Building is used in a manner exceeding the aforementioned occupancy and electric load criteria, Tenant shall pay to Landlord, promptly upon billing, Landlord’s costs of supplying air conditioning resulting from such excess, at such rates as Landlord shall establish therefor; if due to use of the Premises Building in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the PremisesBuilding, interference with normal operation of the heating, ventilating or air conditioning in the Premises Building results, necessitating changes in the air conditioning system servicing the PremisesBuilding, such changes shall may be made by Landlord upon written notice to request by Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereofsection (b) then, without limiting of this Article 16. Landlord covenants that unless Landlord so advises Tenant at the generality time of Articles 3 and 41Landlord’s approval of the Tenant Construction Plans, the following provisions shall apply to such Supplemental HVAC System: Tenant Work will not violate (aor cause extra charges in connection with) for a new installationor exceed the occupancy and design load criteria referenced above and set forth in Paragraph B of Exhibit “C”. The foregoing heating, the type of Supplemental HVAC System, its location ventilating and the method of installation air conditioning services shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) any statute, ordinance, rule, regulation, resolution or recommendation for energy conservation which may be promulgated by any governmental agency or organization and removal of the Supplemental HVAC System at the end of the term which Landlord in good faith may elect to abide by or shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable required to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses).abide by;

HVAC. (ia) Landlord shall maintain and operate hereby warrants that the heating, ventilation and air air-conditioning systems servicing the Leased Premises (the “HVAC”) shall be in good working order as of the Commencement Date. (b) Notwithstanding anything to the contrary set forth in Section 7.01 of this Lease, at such time, if at all, as the cost incurred by Tenant to repair the HVAC in a given calendar year exceeds $5,000.00, in the Building and shall furnish heataggregate, ventilation and air conditioning in the Promises through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidaysi) (“Business Hours”). If Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”)promptly notify Landlord, Landlord which notice shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenantbe accompanied by copies of paid invoices evidencing such cost, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for shall perform all further repairs required to the failure of the air conditioning system to meet industry-standard performance specifications if HVAC during such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant calendar year at TenantLandlord’s sole cost and expense. ; provided, however, that in the event such repair is needed as a result of Tenant’s failure to maintain the HVAC properly or the negligence or willful misconduct of Tenant agrees or Tenant’s agents, employees, contractors or invitees, Tenant shall be required to lower perform the necessary repairs at its sole cost and close window coverings when necessary because of expense. (c) Notwithstanding anything to the sun’s position whenever the air conditioning system is contrary set forth in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term Section 7.01 of this Lease, shall have free and unrestricted access to any and all air conditioning facilities without limiting anything set forth in subsection (b) above, in the Premises.event that, during the Lease Term, a particular component of the HVAC requires repair or replacement and the estimated cost for such repair or replacement exceeds $2,000.00 (i) Tenant shall promptly notify Landlord of the need for such repair or replacement, (ii) Landlord shall perform such repair or replacement at its cost and expense (subject to clause (iii) In the event that Tenant elects to use any supplemental heatingbelow), ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (ciii) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to reimburse Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rentAdditional Rent, for the cost of such electrical consumption replacement up to $2,000.00; provided, however, that in the event such replacement is needed as a result of Tenant’s failure to maintain the HVAC properly or the negligence or willful misconduct of Tenant or Tenant’s agents, employees, contractors or invitees, Tenant shall be required to perform the necessary replacement at the average rate Landlord is paying the utility therefor (including without limitation sales taxes its sole cost and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses)expense.

HVAC. (i) Landlord Tenant shall maintain install at its own cost and operate the expense such heating, ventilation and ventilating, air conditioning systems and exhaust facilities in the Building and Premises as shall furnish heat, ventilation and air conditioning be required for the conduct of its business in the Promises through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”)Premises. If Tenant shall require fails to install adequate facilities for such purposes and such failure adversely affects the operation of the Base Building heating, ventilating and air conditioning service or heating service at any other time (hereinafter called “after hoursHVAC”)) system, Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenantmay install supplementary facilities in the Premises or, at Landlord’s option, elsewhere in the Building, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hourthe cost of installation, subject operation and maintenance thereof. In addition, if Tenant fails to future increase). (ii) Landlord will not be responsible install adequate heating, ventilating, air conditioning and exhaust facilities for the failure conduct of Tenant’s business in the air conditioning system to meet industry-standard performance specifications if Premises and such failure results from adversely affects the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental Base Building heating, ventilation ventilating and air conditioning system Landlord may make such modifications to the Base Building heating, ventilating and air conditioning system (as distinguished from supplementary facilities installed by Landlord or exhaust fans (Tenant pursuant to the preceding provisions of this Section) as are required for the conduct of Tenant’s business in the Premises, and Tenant shall pay the actual cost thereof. If Tenant does install HVAC facilities for the purposes described above, and, as a “Supplemental HVAC System”) presently available result thereof, needs to service the Premises or requires a new Supplemental HVAC System connect to service the Premises (the installation of which Landlord’s tempered water system, Tenant shall be subject required to pay the provisions cost and associated costs to shut down and restart the Building system(s) to allow Tenant to hook up Tenant’s HVAC equipment and, in addition, shall be required to pay Landlord a monthly usage fee for the tempered water used by Tenant for the operation of Articles 3 Tenant’s HVAC equipment to be connected to Landlord’s tempered water loop. The monthly usage fee for Tenant’s use of such tempered water shall be equitably calculated on a square footage basis or by such other reasonable and 41 hereof) thenconsistent method that reflects Landlord’s costs therefor. All such fees shall be payable by Tenant to Landlord as Additional Rent in accordance with this Lease. In no event shall Tenant be entitled to use more than its proportionate share of the Building’s excess tempered water capacity. The size and design of the HVAC facilities, the manner in which the HVAC facilities will be vented and access outside air, if applicable, or the manner in which Tenant connects to Landlord’s tempered water system, including, without limiting the generality of Articles 3 and 41limitation, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installationrouting of any water lines, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s prior reasonable written approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay be responsible, at its cost, for maintaining and repairing the HVAC facilities in the Premises to the reasonable satisfaction of Landlord. Landlord on a monthly basisagrees to maintain the Base Building heating, as additional rentventing, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses)air conditioning system in good working order.

HVAC. Tenant shall (i) Landlord shall maintain and operate repair (including replacement of component parts when necessary) all HVAC equipment located within or exclusively serving the heatingPremises, ventilation and air conditioning systems in the Building and shall furnish heat, ventilation keep the same in good condition and air conditioning in the Promises repair through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays regular inspection and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”), Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenantservicing, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, maintain continuously throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain Lease Term a service contract for the Supplemental maintenance of all such HVAC System equipment with a licensed HVAC repair and maintenance contractor acceptable to approved by Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay , which contract provides for the installation periodic inspection and servicing of the HVAC equipment in accordance with the manufacturer’s recommendations, but in any event at least once every one hundred twenty (120) days during the Lease Term. Notwithstanding the foregoing, Landlord may elect at any time to assume responsibility for the maintenance, repair and replacement of such HVAC equipment which serves the Premises and include such costs in Operating Expenses (provided that such costs are commercially reasonable and customary for such service contracts given the nature and type of the work being performed). Promptly following a demand watt-hour check meter(s) request from Landlord, Tenant shall furnish Landlord with copies of all such service contracts, and related equipment shall provide Landlord with written notice within a reasonable period of time following any change in the service contractor. Notwithstanding the foregoing or anything to the contrary set forth in this Lease, in the event that a base Building HVAC system (and not any supplemental HVAC system installed in the location(s) Premises by Tenant, the maintenance, repair and replacement of which shall be the sole responsibility of Tenant) needs to be replaced due to normal wear and tear (and not as a result of (A) damage to the Building caused by peril or condemnation, which shall be covered by Articles 11 and 12, respectively, of this Lease, (B) Tenant’s failure to maintain and repair such Building HVAC system in accordance with the terms of this Section 6.1, or (C) any negligence or willful misconduct on the part of Tenant or Tenant’s Agents, subject to Landlord’s approval) to monitor the consumption Section 9.3 regarding waiver of electricity by the Supplemental HVAC system. The demand watt-hour check meter subrogation), Landlord shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance perform such work and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basisthe amortized costs thereof in accordance with Section 6.4, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses)below.

HVAC. (i1) Landlord shall maintain and operate warrants that, as of the heatingLease Commencement Date, ventilation and air conditioning systems in the HVAC system servicing the Building and shall furnish heat, ventilation and air conditioning the other building in the Promises through Project (the "System") will be in good condition and repair; provided, however, Tenant acknowledges and agrees that the foregoing warranty is not and shall not be construed as any representation, warranty and/or covenant that such systemsSystem is adequate for Tenant's needs or is capable of performing to any particular standard, during it being acknowledged and agreed that Landlord has agreed to make available to Tenant the hours from 8:00 A.M. Loan described in part (2) below on the terms and conditions set forth therein as Landlord's sole agreement with respect to 6:00 P.M. on business days the sufficiency of the System. Tenant's recourse for any breach of the foregoing warranty shall be limited to a claim for damages. Any work desired to be performed with the proceeds of the Loan shall be performed by or at the direction of Landlord, in accordance with Working Drawings and specifications approved by Tenant in accordance with EXHIBIT C., and shall be subject to Landlord's prior written approval. Landlord may credit against the proceeds of the Loan any and all costs incurred by Landlord in connection with the design and/or performance of improvements to or enhancements of the System, including without limitation any construction management fee payable by Landlord (which term is used herein whether to mean all days except Saturdaysan affiliate of Landlord or otherwise) in connection therewith. (2) Upon Tenant's written request therefor, Sundays made prior to approval by Landlord and Tenant of the days observed by the Federal or the Connecticut government Working Drawings (as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”defined in EXHIBIT C hereto), Landlord shall furnish make available to upgrade the System the lesser of One Hundred Thousand and No/100ths Dollars ($100,000.00) or the costs of permanent improvements to the System made in accordance with plans approved by Landlord and Tenant (the "Loan"). The terms and conditions on which Landlord has agreed to make the Loan are as follows: (a) The Loan shall bear interest at the rate of eight percent (8%) per year, and interest shall be calculated separately for each disbursement from the date of the disbursement. In no event, however, shall the interest payable on the Loan exceed the maximum amount which Landlord may legally collect under the then applicable usury law. In the event it is hereafter determined by a court of competent jurisdiction that the interest payable or paid by Tenant with respect to the Loan shall exceed the maximum interest which Landlord may collect under the then applicable usury law, then (i) any excess amount previously paid by Tenant to Landlord shall be credited against principal of the Loan, or refunded to Tenant if no portion of the principal of the Loan then remains unpaid and (ii) interest on the Loan subsequent to the date of such determination shall be reduced to the maximum amount which it is determined that Landlord may collect under the then applicable usury law. (b) The Loan shall be repaid by Tenant to Landlord in sixty (60) equal consecutive monthly installments, commencing on the first day of the month after hours ventilating the month in which the Lease Commencement Date occurs. Once the amount of the Loan is finally determined, Landlord shall give notice to Tenant of the amount disbursed by Landlord on account of the Loan and air conditioning service the monthly installments due to Landlord under this clause (2). Tenant may also, at any time and from time to time, prepay all or heating service any part of the Loan without penalty. Any such payment or prepayment shall be applied first to the payment of accrued and unpaid interest and the balance to principal. (c) Notwithstanding the provisions of subsection (b), the entire then unpaid balance of the Loan and all accrued and unpaid interest thereon shall be due and payable in full upon reasonable advance notice from the first to occur of: (i) Any early termination of this Lease pursuant to the provisions of Sections XVIII., XIX. or XX. of the Lease, or any earlier termination of the Other Lease pursuant to the provisions of Sections XVIII., XIX. or XX. thereof. Upon any termination of this Lease or the Other Lease pursuant to any such Section, Landlord shall have the right to seek recovery of such unpaid balance and accrued interest against any insurance or condemnation proceeds payable to Tenant, and Tenant hereby assigns its interest in such proceeds to Landlord up to the full amount of such proceeds or the then unpaid balance of the Loan and all accrued interest thereon, whichever is lesser. Exhaustion of such proceeds shall pay not limit or defeat Tenant's liability to repay to Landlord any remaining balance of such Loan and the accrued and unpaid interest thereon; provided, however, the Loan balance shall be reduced by any proceeds actually recovered by Landlord’s then established charges therefor on , which amount, if previously paid by Tenant to Landlord’s demand (presently $35.00 per hour, subject shall be delivered to future increase)Tenant. (ii) Landlord will not be responsible for An Assignment of Tenant's interest in this Lease or the failure Other Lease or a Sublease of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy all or any portion of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if premises which are the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use subject of the Premises Other Lease by Tenant. Notwithstanding anything to the contrary herein, Landlord may require repayment in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation full of the Premises, interference with normal operation then entire unpaid balance of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made Loan and all accrued and unpaid interest thereon as a condition to any consent by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of an Assignment or Sublease under this Lease and/or the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Other Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In The occurrence of a default by Tenant, as defined in Section XX. of the event that Tenant elects Lease. Upon the occurrence of such a default, Landlord may seek to use recover the then unpaid balance of the Loan and all accrued and unpaid interest thereon in any supplemental heating, ventilation and air conditioning system unlawful detainer or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which other action instituted by Landlord upon such default. Such balance shall be subject deemed due and payable in full upon the occurrence of such default and may be recovered in such action as if additional rent whether or not included in any notice given by Landlord to Tenant prior to or as a condition to the provisions institution of Articles 3 and 41 hereofsuch action. (d) then, without limiting the generality Failure of Articles 3 and 41, the following provisions shall apply Tenant to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject pay any amount due pursuant to Landlord’s approval; subsection (b) all costs above when due, which failure continues for three (3) days after written notice thereof from Landlord to Tenant (which notice shall be in lieu of, and not in addition to, any notice required under California Code of installation Civil Procedure Sec. 1161, ET SEQ., as amended), shall be deemed a default pursuant to this Lease and the Other Lease to the same extent as if such amount were additional rent due pursuant to this Lease or the Other Lease, as the case may be. In such event, such unpaid amount (as applicablebut not the accrued and unpaid interest thereon) and removal shall bear interest at the rate provided for in Section XXI.A. of the Supplemental HVAC System at Lease and/or the end Other Lease from the date such payment was due and not paid until payment of such amount in full and, upon the term shall be payable declaration by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation Landlord of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject default pursuant to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses).Section XX.A.

HVAC. (i) Landlord shall maintain and operate The HVAC system for the heating, ventilation and air conditioning systems in Leased Premises to suit normal general office space utilizing the Building Standard lighting fixtures. EXHIBIT C --------- BUILDING RULES AND REGULATIONS 1. Sidewalks, doorways, halls, stairways, vestibules and other similar areas shall furnish heatnot be obstructed by any Tenant or used by them for purpose other than ingress to and egress from their respective Leased Premises, ventilation and air conditioning in for going from one part of the Promises through Building to another part. 2. Plumbing fixtures shall be used only for their designated purpose, and no foreign substances of any kind shall be deposited therein. Damage to any such systems, during the hours fixture resulting from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed misuse by the Federal Tenant or the Connecticut government as legal holidays) (“Business Hours”). If any employee or invitee of Tenant shall require ventilating and air conditioning service or heating service be repaired at any other time (hereinafter called “after hours”), Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from the expense of Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for 3. Nails, screws and other attachments to the failure of the air conditioning system to meet industry-standard performance specifications if such failure results Building require prior written consent from the occupancy of the Premises with more than one person for each 150 rentable square feet in Landlord. 4. All contractors and technicians rendering any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice installation service to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) 's approval and supervision prior to performing services. This applies to all costs work performed in the Building, including, but not limited to, installation of telephone, telegraph equipment, and electrical devices, as well as all installation (as applicable) affecting floors, walls, woodwork, windows, ceilings, and removal any other physical portion of the Supplemental HVAC System at the end Building. 5. Movement in or out of the term Building of furniture, office equipment, or other bulky material which requires the use of elevators, stairways, or Building entrance and lobby shall be payable restricted to hours established by Tenant; (c) Landlord. All such movement shall be under Landlord's supervision, and the use of an elevator for such movements shall be made restricted to the Building's freight elevators. Rearrangements with Landlord shall be made regarding the time, method, and routing of such movement, and Tenant shall at assume all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; risks of damage and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as repairing or providing compensation for Landlord’s administrative expenses)damage to the Building, to articles moved and injury to persons or public resulting from such moves. Landlord shall not be liable for any acts or damages resulting from any such activity. 6. Corridor doors, when not in use, shall be kept closed.

HVAC. (i) Landlord Tenant, at Tenant's expense, shall maintain have the right to install, ---- maintain, repair and operate replace from time to time two cooling lines at Tenant's sole expense, not to exceed 6 inches in diameter, through the heating, ventilation and Building core to support air conditioning systems installed by Tenant in the Premises. Additionally, Tenant, at Tenant's expense, shall have the right to install, maintain, repair and replace from time to time condensers/chiller systems in the loading dock area or on the roof of the Building and shall furnish heat, ventilation and in connection with Tenant's separate air conditioning systems, provided that Tenant shall also be required to build a barrier to surround any such systems in the Promises through loading dock and provided further that the footprint necessary for such systems, during systems and barrier shall not exceed 132 inches wide by 200 inches long without Landlord's written consent. Immediately upon construction of any condenser/chiller systems in the hours from 8:00 A.M. to 6:00 P.M. loading dock area or on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”), Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure roof of the air conditioning system to meet industry-standard performance specifications if such failure results from Building, the occupancy amount of usable square feet necessary therefor shall become part of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines Tenants Percentage and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other Base Rent shall be increased to reflect such additional area. If due to use of the Premises in a manner exceeding the aforementioned occupancy Plans and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe specifications for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 such lines and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation systems shall be subject to Landlord’s 's prior approval; (b) all costs , which approval shall not be unreasonably withheld, delayed or conditioned. Landlord shall run Building chillers other than during Normal Business Hours at Tenant's request. Each month Tenant shall provide a schedule of installation (as applicable) and removal of hours outside Normal Business Hours that the Supplemental HVAC System at the end of the term chiller system shall be payable by Tenant; (c) run to support its business operations. Landlord and Tenant shall at all times maintain a service contract mutually agree on the reasonable hourly' charge for the Supplemental HVAC System with a contractor acceptable to Landlord; and such chiller service, which charge shall not be more than $65 per hour in 1998 (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which cap shall be subject to Landlord’s approval) to monitor the consumption of electricity increased in any year after 1998 by the Supplemental HVAC systempercentage increase in the CPI for that year from the CPI for 1998). The demand watt-hour check meter "CPI" shall mean the Consumer Price Index for All Urban Consumers (1982- 1984=100) specified for "All Items" as it relates to the Denver, Colorado metropolitan area, as published by the United States Department of Labor, Bureau of Labor Statistics. In case of any dispute over such reasonable hourly charge Landlord shall designate a qualified independent engineer whose decision as to an appropriate hourly charge shall be conclusive on both parties, provided that such charge shall not measure exceed the electricity usage for maximum amount specified above. If any other tenant in the regular Building requests HVAC service provided to services outside Normal Business Hours, then the Premises. Maintenance and recalibration of the installation and wiring hourly charge therefor shall be equitably shared by such other tenant or tenants. In no event shall Landlord be permitted to withhold HVAC services or other services due to a disagreement over the appropriate charge. Landlord shall reasonably cooperate with Tenant with respect to HVAC requirements in Tenant’s responsibility. Tenant 's equipment room; all expenses for HVAC controls in the equipment room shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor be solely Tenant's (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation except for Landlord’s administrative expensesBuilding-Standard HVAC).

HVAC. (ia) Landlord shall maintain select the company or companies providing such utility and operate the heatingother services described in this subsection. HVAC will be provided in a manner consistent with class A office buildings in Jersey City, ventilation and air conditioning systems in the Building and shall furnish heat, ventilation and air conditioning in the Promises through such systemsNew Jersey, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”)Building Standard Hours specified in Section 5.4 of this Lease. Base building HVAC shall be capable of meeting ASHRAE standards of normal office use. If Tenant shall require ventilating and air conditioning desires HVAC service or heating service at any other time than during Building Standard Hours (hereinafter called “after hoursOvertime HVAC”), Tenant shall make advance arrangements with Landlord and Overtime HVAC shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from be provided by Landlord to Tenant, and provided that Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand for its use of the Overtime HVAC as additional rent, at a rate of One Hundred Twenty-Five Dollars (presently $35.00 125.00) per hour, subject to future increase)Building standard increases at Landlord’s discretion. (iib) Landlord will not Heat shall be responsible supplied by electric base board, controlled by the Building Management System (“BMS”), continuously calculating outside and inside air temperatures. Each floor of the Building shall have an air-conditioning unit with a capacity of 60-85 tons and a variable air volume box distribution system, with a total capacity of 4,500 tons for the failure of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the PremisesBuilding. (iiic) In the event that At Tenant’s prior written request, Landlord shall provide continuous condenser water to Tenant elects for Tenant’s additional cooling. If Landlord provides condenser water to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject Tenant pursuant to the provisions of Articles 3 and 41 hereof) thenpreceding sentence, without limiting then commencing on the generality of Articles 3 and 41date Landlord commences providing such condenser water to Tenant, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basisfor such condenser water, as additional rent, at a rate of Six Hundred Dollars ($600.00) per ton per year at the full capacity of condenser water, subject to annual Building standard increases at Landlord’s discretion (the “Annual Water Charge”). If Landlord determines, in its reasonable discretion, that Tenant does not actually utilize all of the condenser water capacity reserved for Tenant’s use in the Premises during the first (1st) Lease Year, then Landlord may, in Landlord’s discretion, upon prior written notice to Tenant given within ninety (90) days after the end of the first (1st) Lease Year, decrease Tenant’s capacity to the number of tons of condenser water then actually used by Tenant, in which event the Annual Water Charge shall be prorated accordingly. The Annual Water Charge may be increased annually in proportion to Landlord’s increased cost to furnish such additional condenser water to the Premises. Landlord shall notify Tenant of any increase in the Annual Water Charge which notice may be effected by means of an invoice, it being understood that any such notification may be retroactive to the date of the increase in Landlord’s cost to furnish condenser water to the Premises, and Tenant shall commence paying such increase in the Annual Water Charge within thirty (30) days after receipt of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for notice from Landlord’s administrative expenses).

HVAC. (i) Landlord shall maintain and operate the heating, ventilation and air conditioning systems in the Building and shall furnish Furnish heat, ventilation and air conditioning in to the Promises Premises, Monday through such systems, during the hours Friday from 8:00 A.M. AM to 6:00 P.M. on business days (which PM, holidays excepted; holidays, as such term is used herein to in this Lease, shall mean all days except Saturdays, Sundays and the days observed as holidays by the Federal United States government, the Commonwealth of Pennsylvania, the County of Xxxxxxx or the Connecticut government Township of Tredyffrin, as legal holidays) (“Business Hours”). If well as days declared as holidays in any union contract affecting the operations of the Building; heat, ventilation and air conditioning required by Tenant at other times shall require be supplied without additional charge, upon demand either through controls installed in the Premises or access to Landlord’s building management system, it being understood that the heating, ventilating and air conditioning service or heating service at any system serving the Premises shall be available to Tenant on a 24 hour per day, 7 day per week basis, without charge other time (hereinafter called “after hours”)than Tenant Energy Costs. The heating, Landlord shall furnish after hours ventilating ventilating, and air conditioning service shall provide reasonably comfortable conditions, provided that in any given room or heating service upon reasonable advance notice from area of Tenant’s demised premises, the occupancy does not exceed one person for each 150 square feet, and total electric load does not exceed 5 xxxxx per sq. ft. (plus supplemental power added by Tenant, if required) for all purposes, including lighting and Tenant power; Landlord shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard the foregoing design performance specifications if such failure results from the excess occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which which, when combined with the load of all lighting fixtures fixtures, exceeds five (5) 5 xxxxx per square foot sq. ft.; if the Premises are used in a manner exceeding the aforementioned occupancy and electric load criteria, Tenant shall pay to Landlord, promptly upon billing, Landlord’s costs of floor area in any one room or other area. If supplying air conditioning resulting from such excess, (without markup) as reasonably determined by Landlord; if due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the heating, ventilating or air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall may be made by Landlord upon written notice to request by Tenant at Tenant’s sole cost and expense, subject to the provisions of section (b) of this Article 16. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all of the regulations and requirements which Landlord may reasonably prescribe for the proper functioning and protection of the said heating, ventilating and air conditioning system. Landlord; the foregoing heating, throughout the term of this Lease, ventilating and air conditioning services shall have free and unrestricted access be subject to any statute, ordinance, rule, regulation, resolution or recommendation for energy conservation which may be promulgated by any governmental agency or organization and which Landlord in good faith may elect to abide by or shall be required to abide by. On the Commencement Date, Landlord shall deliver all air conditioning facilities heat pumps and HVAC units (the “HVAC Equipment”) servicing the Premises in good working order and condition. Notwithstanding the Premises. (iii) In foregoing or anything to the event that contrary contained herein, Tenant elects to use shall be solely responsible at its sole cost and expense, for the maintenance and repair of the HVAC Equipment and any supplemental heatingheat, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service unit in the Premises whether installed by Tenant or requires a new Supplemental HVAC System to service in the Premises (on the installation Commencement Date. The cost of which replacement of any HVAC Equipment shall be subject paid by Landlord without pass through to the provisions of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (Tenant as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses).an Operating Expense;

HVAC. (i) Landlord shall maintain and operate the heating, ventilation and air conditioning systems in the Building and shall furnish Furnish heat, ventilation and air conditioning in to the Promises through such systemsPremises at all times, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdaysheating, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning system shall be under the control of the Tenant and charged to the Tenant for the Tenant's usage thereof; the air conditioning and heating systems intended to service or heating service at any other time (hereinafter called “after hours”), the Premises have been designed to maintain the inside temperatures set forth in Paragraph C of Exhibit "E" hereto; Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard the aforesaid performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, excess of that set forth in Paragraph C of Exhibit "E" or if the Tenant installs and operates machines and appliances, the installed electrical load of which which, when combined with the load of all lighting fixtures fixtures, exceeds five (5) the number of xxxxx per square foot of floor area set forth in any one room or other area. If said Paragraph C; if the Premises are used in a manner exceeding the aforementioned occupancy and electric load criteria, Tenant shall pay to Landlord, promptly upon billing, Landlord's costs of supplying air conditioning resulting from such excess, at such rates as Landlord shall establish therefor; if due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the heating, ventilating or air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall may be made by Landlord upon written notice to request by Tenant at Tenant’s 's sole cost and expense, subject to the provisions of section (b) of this Article 16. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the reasonable regulations and requirements which Landlord may prescribe for the proper functioning and protection of the said heating, ventilating and air conditioning system. Landlord, throughout ; the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental foregoing heating, ventilation ventilating and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which services shall be subject to the provisions of Articles 3 any statute, ordinance, rule, regulation, resolution or recommendation for energy conservation which may be promulgated by any governmental agency or organization and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply which Landlord in good faith may elect to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation abide by or shall be subject required to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses).abide by;

HVAC. (ia) Landlord shall maintain select the company or companies providing such utility and operate the heatingother services described in this subparagraph. HVAC will be provided in a manner consistent with class A office buildings in Jersey City, ventilation and air conditioning systems in the Building and shall furnish heat, ventilation and air conditioning in the Promises through such systemsNew Jersey, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”)Building Standard Hours specified in Section 5.4 of this Lease. Base building HVAC shall be capable of meeting ASHRAE standards of normal office use. If Tenant shall require ventilating and air conditioning desires HVAC service or heating service at any other time than during Building Standard Hours (hereinafter called “after hoursOvertime HVAC”), Tenant shall make advance arrangements with Landlord and Overtime HVAC shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from be provided by Landlord to Tenant, and provided that Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand for its use of the Overtime HVAC as additional rent, at a rate of One Hundred Fifty Dollars (presently $35.00 150.00) per hour, subject to future increase)Building standard increases at Landlord’s discretion. (iib) Landlord will not Heat shall be responsible supplied by electric base board, controlled by the Building Management System (“BMS”), continuously calculating outside and inside air temperatures. Each floor of the Building shall have an air-conditioning unit with a capacity of 60-85 tons and a variable air volume box distribution system, with a total capacity of 4,500 tons for the failure of the air conditioning system to meet industry-standard performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the PremisesBuilding. (iiic) In the event that At Tenant’s prior written request, Landlord shall provide continuous condenser water to Tenant elects for Tenant’s additional cooling. If Landlord provides condenser water to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject Tenant pursuant to the provisions of Articles 3 and 41 hereof) thenpreceding sentence, without limiting then commencing on the generality of Articles 3 and 41date Landlord commences providing such condenser water to Tenant, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basisfor such condenser water, as additional rent, at a rate of Six Hundred Fifty Dollars ($650.00) per ton per year at the full capacity of condenser water, subject to annual Building standard increases at Landlord’s discretion (the “Annual Water Charge”). If Landlord determines, in its reasonable discretion, that Tenant does not actually utilize all of the condenser water capacity reserved for Tenant’s use in the Premises during the first (15) Lease Year, then Landlord may, in Landlord’s discretion, upon prior written notice to Tenant given within ninety (90) days after the end of the first (1st) Lease Year, decrease Tenant’s capacity to the number of tons of condenser water then actually used by Tenant, in which event the Annual Water Charge shall be prorated accordingly. The Annual Water Charge may be increased annually in proportion to Landlord’s increased cost to furnish such additional condenser water to the Premises. Landlord shall notify Tenant of any increase in the Annual Water Charge which notice may be effected by means of an invoice, it being understood that any such notification may be retroactive to the date of the increase in Landlord’s cost to furnish condenser water to the Premises, and Tenant shall commence paying such increase in the Annual Water Charge within thirty (30) days after receipt of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for notice from Landlord’s administrative expenses).

HVAC. Premises will be conditioned to office load standards by a rooftop Trane (ior equivalent) Landlord shall maintain and operate the heating, ventilation and air conditioning zoned systems in the Building and shall furnish heat, ventilation and air conditioning in the Promises through such systems, during the hours from 8:00 A.M. thru rated vertical chases (to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”lower floors only). If Tenant shall require ventilating and All rooftop units to include minimum fresh air conditioning service settings for anticipated office load occupancy levels. HVAC controls to be located in tenant space with single zone distribution. Additional cooling or heating service at any other time (hereinafter called “after hours”), Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord ventilation requirements will not be responsible for the failure of the air conditioning system to meet industry-standard performance specifications if such failure results funded from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area Tenant Improvement Allowance. HVAC distribution within the Premises, or if tenant space and additional control zones shall be funded from the Tenant installs and operates machines and appliances, the installed electrical Improvement Allowance. ELECTRICAL CAPACITY Building load of which when combined with the load of all lighting fixtures exceeds five (5) is calculated on approximately 2 xxxxx per square foot for the base building and approximately 2 xxxxx per square foot for usable tenant space per typical office demand. Electrical service and meter shall be provided to a subpanel within the tenant space. The subpanel, circuit distribution (conductors and raceways), and fixtures shall be funded from the Tenant Improvement Allowance. Voice and Data Conduits will be provided within interior walls and will be funded from the Tenant Improvement Allowance. The Tenant shall contract directly with a voice/data contractor who will provide and pull cables to the Building Telecommunications Room. The Tenant’s voice/data contractor will provide and terminate devices and related equipment. The voice/data contractor and any security work shall not be funded from the Tenant Improvement Allowance. FIRE Wet pipe sprinkler system based on ordinary hazard NFPA 13 design with upright heads. Adjustment of floor area in any one room or other areasprinkler heads specific to Tenant Improvements shall be funded from the Tenant Improvement Allowance. If due A building standard fire alarm and security system shall be installed and funded from the Tenant Improvement Allowance. [END OF EXHIBIT C] EXHIBIT D WORK LETTER This Exhibit D sets forth the rights and obligations of Landlord and Tenant with respect to use the construction of the improvements to the Premises in a manner exceeding as described on the aforementioned occupancy Plans ("Tenant Improvements"). This Exhibit contemplates that the following work will be performed, as further described herein, all subject to the prior review and electrical load criteria, or due to rearrangement of partitioning after the initial approval by Landlord: (i) preparation of a space plan by the PremisesArchitect; (ii) final design and engineering and preparation of plans, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operationspecifications, and Tenant agrees at all times to cooperate fully with Landlord and to abide working drawings by all the regulations and requirements which Landlord may prescribe for Architect (collectively, the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. "Plans"); (iii) In preparation by the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises general contractor of Landlord (the installation "General Contractor") of which shall be subject to an estimate of the provisions cost of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approvalTenant Improvements; (biv) all costs submission to, and approval of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to LandlordPlans by, appropriate governmental authorities; and (dv) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the construction and installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be Tenant Improvements by the Landlord pursuant to the Plans on or prior to the Commencement Date, subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance Force Majeure and recalibration of the installation and wiring shall be Tenant’s responsibility. any Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses)Delay.

HVAC. (i) Landlord shall maintain and operate the heating, ventilation and air conditioning systems in the Building and shall furnish Furnish heat, ventilation and air conditioning to the Premises on a 24/7 basis subject to interruptions in service once every five years for transformer maintenance which maintenance will be performed and completed on a weekend; the Promises through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning and heating systems intended to service or heating service at any other time (hereinafter called the Premises have been designed to maintain the inside temperatures set forth in Paragraph B of Exhibit “after hours”), E” hereto; Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard the aforesaid performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, excess of that set forth in Paragraph B of Exhibit “E” or if the Tenant installs and operates machines and appliances, the installed electrical load of which which, when combined with the load of all lighting fixtures fixtures, exceeds five (5) the number of xxxxx per square foot of floor area set forth in any one room or other area. If said Paragraph B; if the Premises is used in a manner exceeding the aforementioned occupancy and electric load criteria, Tenant shall pay to Landlord, promptly upon billing, Landlord’s costs of supplying air conditioning resulting from such excess, at such rates as Landlord shall establish therefor; if due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the heating, ventilating or air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall may be made by Landlord upon written notice to request by Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereofsection (b) then, without limiting of this Article 16. Landlord covenants that unless Landlord so advises Tenant at the generality time of Articles 3 and 41Landlord’s approval of the Tenant Construction Plans, the following provisions shall apply to such Supplemental HVAC System: Tenant Work will not violate (aor cause extra charges in connection with) for a new installationor exceed the occupancy and design load criteria referenced above and set forth in Paragraphs B and C of Exhibit “E”. The foregoing heating, the type of Supplemental HVAC System, its location ventilating and the method of installation air conditioning services shall be subject to Landlord’s approval; (b) all costs of installation (as applicable) any statute, ordinance, rule, regulation, resolution or recommendation for energy conservation which may be promulgated by any governmental agency or organization and removal of the Supplemental HVAC System at the end of the term which Landlord in good faith may elect to abide by or shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable required to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses).abide by;

HVAC. (i) Landlord shall maintain and operate the heating, ventilation and air conditioning systems in the Building and shall furnish Furnish heat, ventilation and air conditioning in to the Promises Premises, Monday through such systems, during the hours Friday from 8:00 A.M. AM to 6:00 P.M. on business days (which PM, holidays excepted; holidays, as such term is used herein to in this Lease, shall mean all days except Saturdays, Sundays and the days observed as holidays by the Federal United States government, the Commonwealth of Pennsylvania, the County of Xxxxxxx or the Connecticut government Township of Tredyffrin, as legal holidays) (“Business Hours”). If Tenant shall require ventilating well as days declared as holidays in any union contract affecting the operations of the Building; heat, ventilation and air conditioning service or heating service required by Tenant at any other time (hereinafter called “after hours”)times shall be supplied upon reasonable prior notice and shall be paid for by Tenant, promptly upon billing, at such rates as Landlord shall furnish after hours ventilating and establish therefor; the air conditioning and heating systems intended to service or heating service upon reasonable advance notice from Tenant, and Tenant the Premises have been designed to maintain the inside temperatures set forth in Paragraph C of Exhibit "E" hereto; Landlord shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for the failure of the air conditioning system to meet industry-standard the aforesaid performance specifications if such failure results from the occupancy of the Premises with more than one person for each 150 rentable square feet in any room or area within the Premises, excess of that set forth in Paragraph C of Exhibit "E" or if the Tenant installs and operates machines and appliances, the installed electrical load of which which, when combined with the load of all lighting fixtures fixtures, exceeds five (5) the number of xxxxx per square foot of floor area set forth in any one room or other area. If said Paragraph C; if the Premises are used in a manner exceeding the aforementioned occupancy and electric load criteria, Tenant shall pay to Landlord, promptly upon billing, Landlord's costs of supplying air conditioning resulting from such excess, at such rates as Landlord shall establish therefor; if due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the heating, ventilating or air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall may be made by Landlord upon written notice to request by Tenant at Tenant’s 's sole cost and expense, subject to the provisions of section (b) of this Article 16. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all of the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the said heating, ventilating and air conditioning system. Landlord, throughout ; the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental foregoing heating, ventilation ventilating and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which services shall be subject to the provisions of Articles 3 any statute, ordinance, rule, regulation, resolution or recommendation for energy conservation which may be promulgated by any governmental agency or organization and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply which Landlord in good faith may elect to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation abide by or shall be subject required to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibility. Tenant shall pay to Landlord on a monthly basis, as additional rent, the cost of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses).abide by;

HVAC. (i) Landlord shall maintain and operate The HVAC system for the heating, ventilation and air conditioning systems in Leased Premises to suit normal general office space utilizing the Building Standard lighting fixtures. EXHIBIT C --------- BUILDING RULES AND REGULATIONS 1. Sidewalks, doorways, halls, stairways, vestibules and other similar areas shall furnish heatnot be obstructed by any Tenant or used by them for purpose other than ingress to and egress from their respective Leased Premises, ventilation and air conditioning in for going from one part of the Promises through Building to another part. 2. Plumbing fixtures shall be used only for their designated purpose, and no foreign substances of any kind shall be deposited therein. Damage to any such systems, during the hours fixture resulting from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed misuse by the Federal Tenant or the Connecticut government as legal holidays) (“Business Hours”). If any employee or invitee of Tenant shall require ventilating and air conditioning service or heating service be repaired at any other time (hereinafter called “after hours”), Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from the expense of Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hour, subject to future increase). (ii) Landlord will not be responsible for 3. Nails, screws and other attachments to the failure of the air conditioning system to meet industry-standard performance specifications if such failure results Building require prior written consent from the occupancy of the Premises with more than one person for each 150 rentable square feet in Landlord. 4. All contractors and technicians rendering any room or area within the Premises, or if the Tenant installs and operates machines and appliances, the installed electrical load of which when combined with the load of all lighting fixtures exceeds five (5) xxxxx per square foot of floor area in any one room or other area. If due to use of the Premises in a manner exceeding the aforementioned occupancy and electrical load criteria, or due to rearrangement of partitioning after the initial preparation of the Premises, interference with normal operation of the air conditioning in the Premises results, necessitating changes in the air conditioning system servicing the Premises, such changes shall be made by Landlord upon written notice installation service to Tenant at Tenant’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because of the sun’s position whenever the air conditioning system is in operation, and Tenant agrees at all times to cooperate fully with Landlord and to abide by all the regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air conditioning system or exhaust fans (a “Supplemental HVAC System”) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which shall be subject to the provisions of Articles 3 and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation shall be subject to Landlord’s approval; (b) 's approval and supervision prior to performing services. This applies to all costs work performed in the Building, including, but not limited to, installation of telephone, telegraph equipment, and electrical devices, as well as all installation (as applicable) affecting floors, walls, woodwork, windows, ceilings, and removal any other physical portion of the Supplemental HVAC System at the end Building. 5. Movement in or out of the term Building of furniture, office equipment, or other bulky material which requires the use of elevators, stairways, or Building entrance and lobby shall be payable restricted to hours established by Tenant; (c) Landlord. All such movement shall be under Landlord's supervision, and the use of an elevator for such movements shall be made restricted to the Building's freight elevators. Rearrangements with Landlord shall be made regarding the time, method, and routing of such movement, and Tenant shall at assume all times maintain a service contract risks of damage and pay the cost of repairing or providing compensation for damage to the Supplemental HVAC System with a contractor acceptable Building, to Landlord; articles moved and (d) the Supplemental HVAC System will injury to persons or public resulting from such moves. Landlord shall not be separately metered liable for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which any acts or damages resulting from any such activity. 6. Corridor doors, when not in use, shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibilitykept closed. 7. Tenant shall pay cooperate with Landlord in maintaining the Leased Premises. Tenant shall not employ any person for the purpose of cleaning the Leased Premises other than the Building's cleaning and maintenance personnel. 8. Deliveries of water, soft drinks, newspapers, or other such items to any Leased Premises shall be restricted to hours established by Landlord and made by use of the freight elevators if Landlord so directs. 9. Nothing shall be swept or thrown into the corridors, halls, elevator shafts, or stairways. No birds, fish, or animals of any kind shall be brought into or kept in, on or about the Leased Premises. 10. No cooking shall be done in the Leased Premises except in connection with convenience lunch room or beverage service for employees and guests (on a monthly non-commercial basis) in a manner which complies with all of the provisions of the Lease and which does not produce fumes or odors. 11. Food, as additional rentsoft drink or other vending machines shall not be placed within the Leased Premises without Landlord's prior written consent. 12. Tenant shall not use or keep on its Leased Premises any kerosene, gasoline, or inflammable or combustible fluid or material other than limited quantities reasonably necessary for the cost operation and maintenance of such electrical consumption at office equipment. 13. Tenant shall not tamper with or attempt to adjust temperature control thermostats in the average rate Leased Premises. Landlord is paying shall make adjustments in thermostats on call from Tenant. 14. Tenant shall comply with all requirements necessary for the utility therefor (security of the Leased Premises, including without limitation sales taxes the use of service passes issued by Landlord for after hours movement of office equipment/packages, and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses)signing security register in Building lobby after hours.

HVAC. (i) Landlord shall maintain From and operate after the heatingCommencement Date, ventilation and air conditioning systems in the Building and shall accordance with standards appropriate for a first-class office building, furnish heat, ventilation and air air-conditioning to the Premises during Normal Business Hours, as defined in the Promises through such systems, during the hours from 8:00 A.M. to 6:00 P.M. on business days (which term is used herein to mean all days except Saturdays, Sundays and the days observed by the Federal or the Connecticut government as legal holidays) (“Business Hours”). If Tenant shall require ventilating and air conditioning service or heating service at any other time (hereinafter called “after hours”), Landlord shall furnish after hours ventilating and air conditioning service or heating service upon reasonable advance notice from Tenant, and Tenant shall pay Landlord’s then established charges therefor on Landlord’s demand (presently $35.00 per hourfollowing paragraph, subject to future increasethe following: (A) Heating and/or air-conditioning supplied to Tenant during times other than Normal Business Hours (“Off-Hours HVAC”) required by Tenant shall be supplied upon reasonable prior notice, and shall be paid for by Tenant as Additional Rent within 30 days after Xxxxxx’s receipt of each bill therefore at the rate equal to Landlord’s actual incremental cost thereof (not including any amount for any increased wear and tear, and taking into accounting other simultaneous users of Off-Hours HVAC and the amounts required to be paid by them therefore, which amounts shall never be less, on a cost per hour of use basis, for any tenant in the Building than that charged to Tenant). ; (iiB) Landlord will shall not be responsible for the failure of the air heating or air-conditioning system to meet industry-standard performance specifications the aforesaid standards if such failure results from the occupancy of the Premises with by more than an average of one person for each 150 rentable 209 square feet in any room or area within the Premises, of rentable space or if Tenant uses equipment and the Tenant installs and operates machines and appliances, the installed combined electrical load of which when combined with the load of all Tenant’s equipment and Tenant’s lighting fixtures exceeds five (5) 6 xxxxx per square foot of floor area in any one room or other area. If ; (C) In addition, if the Premises are used in a manner exceeding the aforementioned occupancy or electric load criteria, Tenant shall pay to Landlord as Additional Rent, within 15 days after Tenant’s receipt of each bill therefor, Landlord’s costs of supplying heating or air conditioning resulting from such excess, at such rates as Landlord shall establish therefor; (D) If, due to the use of the Premises in a manner exceeding the aforementioned occupancy and or electrical load criteriacriteria or if Tenant has requested and installed a supplemental HVAC system, or due to rearrangement the arrangement of partitioning after or the initial preparation of distribution system within the Premises, interference with impairment of normal operation of the air heating or air-conditioning in the Premises results, necessitating changes in the air heating or air-conditioning distribution system servicing within the Premises, such changes shall may be made by Landlord upon written notice request by Xxxxxx, subject to the provisions of Article 12(b); Tenant at Tenantshall pay to Landlord as Additional Rent the cost of any such change within 30 days after Xxxxxx’s sole cost and expense. Tenant agrees to lower and close window coverings when necessary because receipt of the sun’s position whenever the air conditioning system is in operation, and a bill therefor; (E) Tenant agrees at all times to cooperate fully with Landlord and to abide by all the reasonable regulations and requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning system. Landlord, throughout the term of this Lease, shall have free and unrestricted access to any and all air conditioning facilities in the Premises. (iii) In the event that Tenant elects to use any supplemental heating, ventilation and air heating and/or air-conditioning system or exhaust fans provided same does not materially impact Tenant’s business; (a “Supplemental HVAC System”F) presently available to service the Premises or requires a new Supplemental HVAC System to service the Premises (the installation of which The foregoing heating and air-conditioning services shall be subject to the provisions of Articles 3 any statute, ordinance, rule, regulation, resolution or recommendation for energy conservation which may be promulgated by any governmental agency or organization and 41 hereof) then, without limiting the generality of Articles 3 and 41, the following provisions shall apply which Landlord in good faith may elect to such Supplemental HVAC System: (a) for a new installation, the type of Supplemental HVAC System, its location and the method of installation abide by or shall be subject by law required to Landlord’s approval; (b) all costs of installation (as applicable) and removal of the Supplemental HVAC System at the end of the term shall be payable by Tenant; (c) Tenant shall at all times maintain a service contract for the Supplemental HVAC System with a contractor acceptable to Landlord; and (d) the Supplemental HVAC System will be separately metered for electricity as follows: Tenant will pay for the installation of a demand watt-hour check meter(s) and related equipment (the location(s) of which shall be subject to Landlord’s approval) to monitor the consumption of electricity by the Supplemental HVAC system. The demand watt-hour check meter shall not measure the electricity usage for the regular HVAC service provided to the Premises. Maintenance and recalibration of the installation and wiring shall be Tenant’s responsibilityabide by. Tenant shall pay to Landlord on a monthly basisbe responsible for all cleaning, as additional rentmaintenance, the cost repairs and replacements of such electrical consumption at the average rate Landlord is paying the utility therefor (including without limitation sales taxes supplemental HVAC equipment and surcharges thereon, plus $25.00 per month as compensation for Landlord’s administrative expenses)facilities.