EXHIBIT_A_Standard_Lease_L201C_6-1-12_final_508c.pdf

LEASE NO. CNSHXXXX, PAGE 1 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

GSA FORM L201C (June 2012)

Template revised 6/1/12

EXHIBIT A

LEASE NO. CNSHXXXXXXX

Standard Lease

INSTRUCTIONS TO LEASING SPECIALIST: DELETE RED TEXT BELOW (INSTRUCTIONS TO OFFERORS) PRIOR TO FINALIZING LEASE

DOCUMENT. ADDITIONAL RED Xs THROUGHOUT THE DOCUMENT INDICATE REQUIRED INFORMATION TO BE INPUT BY THE LEASING

SPECIALIST – CHANGE RED TEXT TO BLACK TEXT AFTER INPUT IS COMPLETE.

INSTRUCTIONS TO OFFEROR: Do not attempt to complete this lease form (GSA Lease Form L201C. hereinafter Lease Form). Upon selection for award, GSA will transcribe the successful Offeror's final offered rent and other price data included on the lease proposal form (GSA Lease Proposal Form 1364C, hereinafter Lease Proposal Form) into a Lease Form, and transmit the completed Lease Form, together with appropriate attachments, to the successful Offeror for execution.

This Lease is made and entered into between

Lessor’s Name [INSERT LESSOR'S FULL LEGAL NAME EXACTLY AS PROVIDED BY LESSOR. AND LISTED IN CENTRAL CONTRACTOR

REGISTRATION]

THE TEMPLATE ASSUMES THE LESSOR OWNS THE PROPERTY. HOWEVER, IF THERE ARE ANY UNUSUAL SITE-CONTROL ISSUES, SUCH AS SUBLEASES, GROUND LEASES, ETC., PLEASE CONSULT WITH REAL ESTATE ACQUISITION DIVISION SUBJECT MATTER

EXPERTS AND REGIONAL COUNSEL, AS NEEDED.

(Lessor), whose principal place of business is [ADDRESS], [INSERT LESSOR'S ADDRESS] and whose interest in the Property described herein is that of Fee Owner, and

The United States of America

(Government), acting by and through the designated representative of the General Services Administration (GSA), upon the terms and conditions set forth herein.

Witnesseth: The parties hereto, for the consideration hereinafter mentioned, covenant and agree as follows:

Lessor hereby leases to the Government the Premises described herein, being all or a portion of the Property located at

[Address] and more fully described in Section 1 and Exhibit XX, together with rights to the use of parking and other areas as set forth herein, to be used for such purposes as determined by GSA.

LEASING SPECIALIST TO INPUT THE REQUIRED LEASE TERM

LEASE TERM

To Have and To Hold the said Premises with its appurtenances for the term beginning upon acceptance of the Premises as required by this Lease and continuing for a period of

X Years, X Years Firm, subject to termination and renewal rights as may be hereinafter set forth. The commencement date of this Lease, along with any applicable termination and renewal rights, shall be more specifically set forth in a Lease Amendment upon substantial completion and acceptance of the Space by the Government.

In Witness Whereof, the parties to this Lease evidence their agreement to all terms and conditions set forth herein by their signatures below, to be effective as of the date of delivery of the fully executed Lease to the Lessor.

[TYPE IN NAME OF LESSOR SIGNATORY AND TITLE, ENTITY NAME AND LEASE CONTRACTING OFFICER (LCO) NAME]

FOR THE LESSOR: FOR THE GOVERNMENT:

Name:

Name: _

Title: Title: Lease Contracting Officer

Entity Name:

Date:

General Services Administration, Public Buildings Service

Date:

LEASE NO. CNSHXXXX, PAGE 2 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

(This template revised 6/1/12)

WITNESSED FOR THE LESSOR BY:

Name:

Title:

Date:

The information collection requirements contained in this Solicitation/Contract, that are not required by the regulation, have been approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned the OMB Control No. 3090-0163.

LEASE NO. CNSHXXXX, PAGE 3 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

SECTION 1 THE PREMISES, RENT, AND OTHER TERMS

1.01 THE PREMISES (JUN 2012)

1.02 EXPRESS APPURTENANT RIGHTS (JUN 2012)

1.03 RENT AND OTHER CONSIDERATION (JUN 2012)

1.04 BROKER COMMISSION AND COMMISSION CREDIT (JUN 2012)

1.05 TERMINATION RIGHTS (AUG 2011)

1.06 RENEWAL RIGHTS (AUG 2011)

1.07 DOCUMENTS INCORPORATED IN THE LEASE (JUN 2012)

1.08 TENANT IMPROVEMENT ALLOW ANCE (AUG 2011)

1.09 TENANT IMPROVEMENT RENTAL ADJUSTMENT (AUG 2011)

1.10 TENANT IMPROVEMENT FEE SCHEDULE (JUN 2012)

1.11 PERCENTAGE OF OCCUPANCY FOR TAX ADJUSTMENT (JUN 2012)

1.12 REAL ESTATE TAX BASE (JUN 2012)

1.13 OPERATING COST BASE (AUG 2011)

1.14 RATE FOR ADJUSTMENT FOR VACANT LEASED PREMISES (JUN 2012)

1.15 HOURLY OVERTIME HVAC RATES (AUG 2011)

1.16 24-HOUR HVAC REQUIREMENT (APR 2011)

1.17 BUILDING IMPROVEMENTS (JUN 2012)

1.18 HUBZONE SMALL BUSINESS CONCERNS ADDITITIONAL PERFORMANCE REQUIREMENTS (MAR 2012)

SECTION 2 GENERAL TERMS, CONDITIONS, AND STANDARDS

2.01 DEFINITIONS AND GENERAL TERMS (JUN 2012)

2.02 AUTHORIZED REPRESENTATIVES (JUN 2012)

2.03 ALTERATIONS REQUESTED BY THE GOVERNMENT (JUN 2012)

2.04 WAIVER OF RESTORATION (APR 2011)

2.05 PAYMENT OF BROKER (JULY 2011)

2.06 CHANGE OF OWNERSHIP (JUN 2012)

2.07 REAL ESTATE TAX ADJUSTMENT (JUN 2012)

2.08 ADJUSTMENT FOR VACANT PREMISES (APR 2011)

2.09 OPERATING COSTS ADJUSTMENT (JUN 2012)

2.10 ADDITIONAL POST-AWARD FINANCIAL AND TECHNICAL DELIVERABLES (JUN 2012)

2.11 RELOCATION ASSISTANCE ACT (APR 2011)

SECTION 3 CONSTRUCTION STANDARDS AND SHELL COMPONENTS

3.01 LABOR STANDARDS (JUN 2012)

3.02 WORK PERFORMANCE (JUN 2012)

3.03 RECYCLED CONTENT PRODUCTS (COMPREHENSIVE PROCUREMENT GUIDELINES) (JUN 2012)

3.04 ENVIRONMENTALLY PREFERABLE BUILDING PRODUCTS AND MATERIALS (DEC 2007)

3.05 EXISTING FIT-OUT, SALVAGED, OR REUSED BUILDING MATERIAL (JUN 2012)

3.06 CONSTRUCTION WASTE MANAGEMENT (SEP 2008)

3.07 WOOD PRODUCTS (AUG 2008)

3.08 ADHESIVES AND SEALANTS (AUG 2008)

3.09 BUILDING SHELL REQUIREMENTS (JUN 2012)

3.10 RESPONSIBILITY OF THE LESSOR AND LESSOR’S ARCHITECT/ENGINEER (JUN 2012)

3.11 QUALITY AND APPEARANCE OF BUILDING (JUN 2012)

3.12 VESTIBULES (APR 2011)

3.13 MEANS OF EGRESS (JUN 2012)

3.14 AUTOMATIC FIRE SPRINKLER SYSTEM (JUN 2012)

3.15 FIRE ALARM SYSTEM (JUN 2012)

3.16 ENERGY INDEPENDENCE AND SECURITY ACT (DEC 2011)

3.17 ELEVATORS (JUN 2012)

3.18 BUILDING DIRECTORY (APR 2011)

3.19 FLAGPOLE (AUG 2011)

3.20 DEMOLITION (JUN 2012)

3.21 ACCESSIBILITY (FEB 2007)

3.22 CEILINGS (JUN 2012)

3.23 EXTERIOR AND COMMON AREA DOORS AND HARDWARE (JUN 2012)

3.24 DOORS: IDENTIFICATION (APR 2011)

3.25 WINDOWS (APR 2011)

3.26 PARTITIONS: GENERAL (APR 2011)

3.27 PARTITIONS: PERMANENT (JUN 2012)

3.28 INSULATION: THERMAL, ACOUSTIC, AND HVAC (APR 2011)

3.29 WALL FINISHES – SHELL (JUN 2012)

3.30 PAINTING – SHELL (JUN 2012)

3.31 FLOORS AND FLOOR LOAD (AUG 2011)

3.32 FLOOR COVERING AND PERIMETERS – SHELL (JUN 2012)

3.33 MECHANICAL, ELECTRICAL, PLUMBING: GENERAL (APR 2011)

LEASE NO. CNSHXXXX, PAGE 4 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

3.34 BUILDING SYSTEMS (APR 2011)

3.35 ELECTRICAL (JUN 2012)

3.36 ADDITIONAL ELECTRICAL CONTROLS (JUN 2012)

3.37 PLUMBING (JUN 2012)

3.38 DRINKING FOUNTAINS (APR 2011)

3.39 RESTROOMS (JUN 2012)

3.40 PLUMBING FIXTURES: WATER CONSERVATION (DEC 2011)

3.41 JANITOR CLOSETS (JUN 2012)

3.42 HEATING, VENTILATION, AND AIR CONDITIONING - SHELL (JUN 2012)

3.43 TELECOMMUNICATIONS: DISTRIBUTION AND EQUIPMENT (SEP 2000)

3.44 TELECOMMUNICATIONS: LOCAL EXCHANGE ACCESS (JUN 2012)

3.45 LIGHTING: INTERIOR AND PARKING- SHELL (JUN 2012)

3.46 ACOUSTICAL REQUIREMENTS (JUN 2012)

3.47 ENERGY EFFICIENCY AND CONSERVATION FOR NEW CONSTRUCTION (SEP 2010)

3.48 SECURITY FOR NEW CONSTRUCTION (NOV 2005)

3.49 SEISMIC SAFETY FOR NEW CONSTRUCTION (AUG 2008)

3.50 LEADERSHIP IN ENERGY AND ENVIRONMENTAL DESIGN (LEED) (JUN 2012)

3.51 INDOOR AIR QUALITY DURING CONSTRUCTION (JUN 2012)

3.52 SYSTEMS COMMISSIONING (APR 2011)

SECTION 4 DESIGN, CONSTRUCTION, AND POST AWARD ACTIVITIES

4.01 SCHEDULE FOR COMPLETION OF SPACE (JUN 2012)

4.02 CONSTRUCTION DOCUMENTS (JUN 2012)

4.03 TENANT IMPROVEMENTS PRICE PROPOSAL (JUN 2012)

4.04 TENANT IMPROVEMENTS PRICING REQUIREMENTS (JUN 2012)

4.05 GREEN LEASE SUBMITTALS (JUN 2012)

4.06 CONSTRUCTION SCHEDULE AND INITIAL CONSTRUCTION MEETING (APR 2011)

4.07 PROGRESS REPORTS (JUN 2012)

4.08 ACCESS BY THE GOVERNMENT PRIOR TO ACCEPTANCE (JUN 2012)

4.09 CONSTRUCTION INSPECTIONS (APR 2011)

4.10 ACCEPTANCE OF SPACE AND CERTIFICATE OF OCCUPANCY (JUN 2012)

4.11 LEASE TERM COMMENCEMENT DATE AND RENT RECONCILIATION (JUN 2012)

4.12 AS-BUILT DRAWINGS (JUN 2012)

4.13 LIQUIDATED DAMAGES (JUN 2012)

SECTION 5 TENANT IMPROVEMENT COMPONENTS

5.01 TENANT IMPROVEMENT REQUIREMENTS (JUN 2012)

5.02 FINISH SELECTIONS (JUN 2012)

5.03 WINDOW COVERINGS (JUN 2012)

5.04 DOORS: SUITE ENTRY (JUN 2012)

5.05 DOORS: INTERIOR (JUN 2012)

5.06 DOORS: HARDWARE (AUG 2011)

5.07 DOORS: IDENTIFICATION (JUN 2012)

5.08 PARTITIONS: SUBDIVIDING (JUN 2012)

5.09 WALL FINISHES (JUN 2012)

5.10 PAINTING – TI (JUN 2012)

5.11 FLOOR COVERINGS AND PERIMETERS (JUN 2012)

5.12 HEATING AND AIR CONDITIONING (APR 2011)

5.13 ELECTRICAL: DISTRIBUTION (JUN 2012)

5.14 TELECOMMUNICATIONS: DISTRIBUTION AND EQUIPMENT (JUN 2012)

5.15 TELECOMMUNICATIONS: LOCAL EXCHANGE ACCESS (AUG 2008)

5.16 DATA DISTRIBUTION (JUN 2012)

5.17 ELECTRICAL, TELEPHONE, DATA FOR SYSTEMS FURNITURE (JUN 2012)

5.18 LIGHTING: INTERIOR AND PARKING – TI (JUN 2012)

SECTION 6 UTILITIES, SERVICES, AND OBLIGATIONS DURING THE LEASE TERM

6.01 PROVISION OF SERVICES, ACCESS, AND NORMAL HOURS (JUN 2012)

6.02 UTILITIES (APR 2011)

6.03 UTILITIES SEPARATE FROM RENTAL/BUILDING OPERATING PLAN (AUG 2011)

6.04 UTILITY CONSUMPTION REPORTING (JUN 2012)

6.05 HEATING AND AIR CONDITIONING (AUG 2011)

6.06 OVERTIME HVAC USAGE (JUN 2012)

6.07 JANITORIAL SERVICES (JUN 2012)

6.08 SELECTION OF CLEANING PRODUCTS (APR 2011)

6.09 SELECTION OF PAPER PRODUCTS (JUN 2012)

6.10 SNOW REMOVAL (APR 2011)

6.11 MAINTENANCE AND TESTING OF SYSTEMS (JUN 2012)

6.12 MAINTENANCE OF PROVIDED FINISHES (JUN 2012)

6.13 ASBESTOS ABATEMENT (APR 2011)

LEASE NO. CNSHXXXX, PAGE 5 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

6.14 ONSITE LESSOR MANAGEMENT (APR 2011)

6.15 SCHEDULE OF PERIODIC SERVICES (JUN 2012)

6.16 LANDSCAPING (JUN 2012)

6.17 LANDSCAPE MAINTENANCE (APR 2011)

6.18 RECYCLING (JUN 2012)

6.19 RANDOLPH-SHEPPARD COMPLIANCE (JUN 2012)

6.20 SAFEGUARDING AND DISSEMINATION OF SENSITIVE BUT UNCLASSIFIED (SBU) BUILDING INFORMATION (JUN 2012) ... 35

6.21 INDOOR AIR QUALITY (JUN 2012)

6.22 RADON IN AIR (AUG 2008)

6.23 RADON IN AIR (JUN 2012)

6.24 RADON IN WATER (JUN 2012)

6.25 HAZARDOUS MATERIALS (OCT 1996)

6.26 MOLD (AUG 2008)

6.27 OCCUPANT EMERGENCY PLANS (APR 2011)

6.28 FLAG DISPLAY (APR 2011)

SECTION 7 ADDITIONAL TERMS AND CONDITIONS

7.01 SECURITY STANDARDS (JUN 2012)

LEASE NO. GS-XXX-XXXX, PAGE 1 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

INSTRUCTIONS FOR CREATING LEASE AND REQUEST FOR LEASE PROPOSALS (RLP) DOCUMENTS

ALL INSTRUCTIONS FOR CREATING THESE DOCUMENTS ARE TYPED IN BLUE HIDDEN TEXT. YOU SHOULD WORK WITH THE HIDDEN

TEXT SHOWING, EXCEPT WHEN PRINTING THE FINISHED LEASE.

THIS TEMPLATE WAS UPDATED AS OF THE DATE SHOWN IN THE HEADER. THE DATE WILL NOT PRINT IF YOU TURN OFF THE HIDDEN

TEXT PER THE INSTRUCTIONS BELOW. THE MOST UP-TO-DATE LEASE REFORM TEMPLATES ARE LOCATED ON THE NATIONAL OFFICE

OF LEASING GOOGLE SITE. THE WEB SITE ALSO SUMMARIZES REVISIONS FROM PREVIOUS TEMPLATE EDITIONS.

TO REVEAL HIDDEN TEXT IN THE DOCUMENT—

1. CLICK ON THE MSWORD LOGO AT THE TOP OF THE COMPUTER SCREEN (FAR LEFT).

2. CLICK ON “WORD OPTIONS” AT THE BOTTOM OF THE SCREEN.

3. CLICK ON “DISPLAY” IN THE LEFT-HAND COLUMN OF THE SCREEN.

4. IN THE RIGHT-HAND COLUMN, UNDER “ALWAYS SHOW THESE FORMATTING MARKS ON THE SCREEN,”—IF THERE IS NO

CHECKMARK IN THE “HIDDEN TEXT” BOX—CLICK ON THE “HIDDEN TEXT” BOX. NOTE: A CHECKMARK WILL APPEAR IN THE

BOX.

5. CLICK ON “OK.” TO CLOSE OUT THE WORD OPTIONS SCREEN.

TO TURN OFF HIDDEN TEXT: FOLLOW INSTRUCTIONS (A) THRU (D), ABOVE. WHEN YOU CLICK ON THE “HIDDEN TEXT” BOX, THE

CHECKMARK WILL DISAPPEAR AND THE HIDDEN TEXT WILL NOT SHOW ON SCREEN OR IN PRINTED VERSIONS OF THE LEASE.

TO INPUT DATA: IF A PARAGRAPH HAS BOLD RED Xs, A DOLLAR SIGN ($) FOLLOWED BY UNDERSCORING, OR EMPTY UNDERSCORING (

), INPUT THE REQUIRED INFORMATION.

TO DELETE AND MODIFY PARAGRAPHS—*

ALL PARAGRAPHS ARE STANDARDIZED AND MANDATORY UNLESS OTHERWISE NOTED IN THE HEADING “ACTION REQUIRED.” IF IT IS

DETERMINED TO DELETE A PARAGRAPH OR SUB-PARAGRAPH, TAKE THE FOLLOWING STEPS:

TO DELETE A PARAGRAPH (FOR EXAMPLE, 1.02)—

1. USING YOUR CURSOR, CAREFULLY SELECT THE PARAGRAPH TEXT. (NOTE: DO NOT SELECT THE PARAGRAPH NUMBER.)

2. CLICK ON THE DELETE KEY TO DELETE THE TEXT

3. YOU HAVE A CHOICE REGARDING THE TITLE. YOU MAY EITHER STRIKE THROUGH THE TITLE AND ADD THE WORDS

“INTENTIONALLY DELETED” AFTER THE STRICKEN TITLE, OR YOU MAY DELETE THE TITLE AND REPLACE IT WITH

“INTENTIONALLY DELETED.” IN EITHER CASE, LEAVE THE PARAGRAPH NUMBER INTACT SO THE PARAGRAPH NUMBERING

WILL REMAIN THE SAME FOR THE PARAGRAPHS THAT FOLLOW.

4. TO STRIKE THROUGH THE TITLE, USING YOUR CURSOR, CAREFULLY SELECT THE PARAGRAPH TITLE. (NOTE: DO NOT

SELECT THE PARAGRAPH NUMBER.) CLICK ON THE “STRIKETHROUGH” KEY (abc). THEN PLACE THE CURSOR TO THE RIGHT

OF THE STRUCK-OUT PARAGRAPH TITLE AND TYPE “INTENTIONALLY DELETED.” NOTE: THE TEXT WILL BE DELETED AND

THE PARAGRAPH NUMBER AND STRUCK-OUT TITLE WILL REMAIN.

EXAMPLE: 2.05 OPERATING COST ADJUSTMENT INTENTIONALLY DELETED

5. ALTERNATELY, YOU MAY DELETE THE TITLE ALTOGETHER. USING YOUR CURSOR, CAREFULLY SELECT THE PARAGRAPH

TITLE. OVERTYPE THE WORDS “INTENTIONALLY DELETED”

EXAMPLE: 2.05 INTENTIONALLY DELETED

LEASE NO. GS-XXX-XXXX, PAGE 2 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

TO DELETE A SUB-PARAGRAPH—

1. USING YOUR CURSOR, CAREFULLY SELECT THE SUB-PARAGRAPH TEXT. (NOTE: DO NOT SELECT THE SUB-PARAGRAPH

NUMBER, LETTER, OR TITLE, IF ANY.) DELETE THE TEXT BY CLICKING ON THE “DELETE” KEY.

2. PLACE THE CURSOR WHERE THE TEXT WAS AND TYPE “THIS SUB-PARAGRAPH WAS INTENTIONALLY DELETED” .

TO MODIFY ALL OR PART OF A PARAGRAPH

1. GO TO THE LAST SECTION OF THIS LEASE TITLED "ADDITIONAL TERMS AND CONDITIONS"

2. CREATE A LIST OF “MODIFIED PARAGRAPHS” WITH THE HEADING: “THE FOLLOWING PARAGRAPHS HAVE BEEN MODIFIED IN

THIS LEASE:”

3. SELECT AND COPY THE MODIFIED PARAGRAPH TITLE AND PARAGRAPH NUMBER).

4. GO TO THE END OF THE LAST PARAGRAPH AND CLICK ON YOUR MOUSE TO PLACE THE CURSOR BELOW THE LAST ENTRY).

5. PASTE THE TITLE YOU JUST COPIED.

6. MAKE YOUR CHANGES, ADDITIONS, DELETIONS, ETC., TO THE PARAGRAPH IN ITS ORIGINAL LOCATION IN THE DOCUMENT.

7. SAVE YOUR CHANGES.

TO UPDATE THE “TABLE OF CONTENTS” AND “PAGE REFERENCES” WHEN YOU ARE FINISHED REVISING A DOCUMENT:

1. GO TO AND CLICK IN THE TABLE OF CONTENTS.

2. RIGHT CLICK TO VIEW DROP-DOWN WINDOW.

3. FROM THE DROP-DOWN MENU, CLICK ON “UPDATE FIELD.”

4. CLICK ON “UPDATE ENTIRE TABLE.” NOTE: TABLE WILL UPDATE ANY HEADINGS THAT WERE CHANGED DURING THE

REVIEW. NOTE: YOU SHOULD VERIFY ONE OR TWO CHANGES TO CONFIRM THE TOC WAS UPDATED PROPERLY

*THE ABOVE PRACTICES WILL INCREASE STANDARDIZATION AND FAMILIARITY OF THE DOCUMENT FOR THE PRACTITIONER BY

ALLOWING CONSISTENT NUMBERING THROUGHOUT THE DOCUMENT.

TO ADD SECURITY REQUIREMENTS

ATTACH THE APPROPRIATE DOCUMENT TITLED “SECURITY REQUIREMENTS” AFTER CONSULTING WITH THE

AGENCY TO DETERMINE THEIR SPECIFIC REQUIREMENTS USING THE APPROPRIATE ISC SECURITY LEVEL (I, II, III, OR IV).

LEASE NO. GS-XXX-XXXX, PAGE 1 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

ALL PARAGRAPHS ARE STANDARDIZED FOR THIS MODEL AND MANDATORY UNLESS OTHERWISE NOTED IN THE HEADING.

FOR THIS SECTION, DO NOT FILL IN ANY XX’S OR BLANKS PRIOR TO AWARD, EXCEPT FOR THE TERMINATION NOTICE UNDER 1.05

AND TIA AMOUNT UNDER PARAGRAPH 1.08.

PRIOR TO AWARD, FILL IN REMAINING XX’S/BLANKS BASED ON SUCCESSFUL OFFEROR’S PROPOSAL

SECTION 1 THE PREMISES, RENT, AND OTHER TERMS

1.01 THE PREMISES (JUN 2012)

The Premises are described as follows:

ACTION REQUIRED:

INSERT AMOUNT OF SPACE STATED IN FINAL PROPOSAL REVISIONS, NOT THE RANGE REQUESTED IN THE RLP. IF FREE SPACE IS OFFERED, CONSULT THE LATEST EDITION OF THE PRICING POLICY DESK GUIDE. USE WHOLE NUMBERS FOR RSF AND ABOA SF;

ROUND CAF TO NEAREST PERCENTAGE (E.G. 12 PERCENT). NOTE THAT THE OA TOOL WILL HAVE A SLIGHTLY DIFFERENT CAF, ROUNDING TO NINE DECIMAL PLACES.

EXHIBIT XX REFERS TO THE FLOOR PLANS PROVIDED BY THE SUCCESSFUL OFFEROR AND MUST DELINEATE THE SPACE UNDER

LEASE.

FOR NEWLY CONSTRUCTED SPACE, SITE PLANS SHOULD ALSO BE ATTACHED.

A. Office and Related Space: XX rentable square feet (RSF), yielding XX ANSI/BOMA Office Area (ABOA) square feet (SF) of office and related Space located on the XX floor(s) and known as Suite(s) XX, of the Building, as depicted on the floor plan(s) attached hereto as Exhibit XX.

B. Common Area Factor: The Common Area Factor (CAF) is established as XX percent. This factor, which represents the conversion from

ABOA to rentable square feet, rounded to the nearest whole percentage, shall be used for purposes of rental adjustments in accordance with the Payment Clause of the General Clauses.

1.02 EXPRESS APPURTENANT RIGHTS (JUN 2012)

The Government shall have the non-exclusive right to the use of Appurtenant Areas, and shall have the right to post Rules and Regulations Governing Conduct on Federal Property, Title 41, CFR, Part 102-74, Subpart C within such areas. The Government will coordinate with Lessor to ensure signage is consistent with Lessor’s standards. Appurtenant to the Premises and included in the Lease are rights to use the following:

ACTION REQUIRED: INSERT TOTAL NUMBER OF PARKING SPACES AND SPECIFY WHETHER THEY ARE “INSIDE” OR “OUTSIDE,” “RESERVED” OR “UNRESERVED” OR IF THEY ARE “SECURED.” IF PARKING SPACES ARE “OFF-SITE,” LESSOR MUST PROVIDE PROOF THAT IT OWNS THAT SITE OR HAS A LEASE FOR IT. REMEMBER: AFTER AWARD, ATTACH THE SITE PLAN, PARKING PLAN, OR DRAWING SHOWING THE LOCATION OF SPACES AS A LEASE EXHIBIT. A SITE PLAN IS PREFERABLE SHOWING PEDESTRIAN AND

VEHICULAR INGRESS AND EGRESS TO THE LEASED PREMISES.

A. Parking: XX parking spaces as depicted on the plan attached hereto as Exhibit XX, reserved for the exclusive use of the Government, of which XX shall be structured/inside parking spaces, and XX shall be surface/outside parking spaces. In addition, the Lessor shall provide such additional parking spaces as required by the applicable code of the local government entity having jurisdiction over the Property.

ACTION REQUIRED: USE THE BELOW SUB-PARAGRAPH IF THE AGENCY’S SPACE REQUIREMENTS INCLUDE TELECOMMUNICATIONS

DEVICES SUCH AS SATELLITE DISHES, ANTENNAS, AND RELATED TRANSMISSION DEVISES. IF NOT DELETE.

B. Antennas, Satellite Dishes, and Related Transmission Devices: Space located on the roof of the Building sufficient in size for the installation and placement of the telecommunications equipment as such may be described herein, together with the right to access the roof and use of, all

Building areas (e.g., chases, plenums) necessary for the use, operation and maintenance of such equipment at all times during the term of this Lease.

ACTION REQUIRED: ADJUST THE RENTAL RATES IN THE TABLE TO REFLECT THE RENTAL RATES OF THE LEASE AND ADJUST THE TI

AND BSS AMORTIZATION. ADD ADDITIONAL TABLES AS NECESSARY FOR MULTIPLE STEP RENTS.

TABLE DEFAULTS TO TI RENT DROPPING AFTER FIRM TERM.

NOTE FOR TURNKEY MODELS: CONFIRM WHETHER THE TENANT IMPROVEMENT COSTS LISTED IN THE PROPOSAL EXCEED THE AGENCY’S AUTHORIZED TI TIER. IN ACCORDANCE WITH PRICING POLICY, TI COSTS IN EXCESS OF THE TIER CANNOT BE AMORTIZED INTO THE RENT UNLESS AN EXCEPTION IS GRANTED BY PORTFOLIO. IF THE TI COSTS EXCEED THE AUTHORIZED TIER, THE LEASING SPECIALIST MUST EITHER GAIN APPROVAL TO INCREASE THE TI TIER, OR OBTAIN AN RWA FOR THE EXCESS TI COSTS. IN ADDITION, THE 1364 MUST BE REVISED TO REFLECT TO LOWER TI PRINCIPAL AND RENT RATE. INCLUDE LUMP SUM PAYMENT LANGUAGE

UNDER SECTION 7.

1.03 RENT AND OTHER CONSIDERATION (JUN 2012)

LEASE NO. GS-XXX-XXXX, PAGE 2 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

A. The Government shall pay the Lessor annual rent, payable in monthly installments in arrears, at the following rates:

FIRM TERM NON FIRM TERM

ANNUAL RENT ANNUAL RENT

SHELL RENT $XXX,XXX.XX $XXX,XXX.XX

TENANT IMPROVEMENTS RENT

$ XXX,XXX.XX $0.00

OPERATING COSTS

$ XXX,XXX.XX $ XXX,XXX.XX

BUILDING SPECIFIC SECURITY

$ XXX,XXX.XX $ XXX,XXX.XX

PARKING $ XXX,XXX.XX $ XXX,XXX.XX

TOTAL ANNUAL RENT $XXX,XXX.XX $XXX,XXX.XX

Shell rent (Firm Term) calculation: $XX per RSF multiplied by XX RSF

The Tenant Improvement Allowance of $XX is amortized at a rate of X percent per annum over XX years.

Operating Costs rent calculation: $XX per RSF multiplied by XX RSF

Building Specific Security Costs of $XX are amortized at a rate of X percent per annum over XX years

Parking costs described under sub-paragraph G below

ACTION REQUIRED: INSERT THIS SUB-PARAGRAPH ONLY WHEN AMORTIZING TI OR BSS BEYOND THE FIRM TERM OF THE LEASE.

OTHERWISE DELETE

In instances where the Lessor amortizes either the TI or Building Specific Security for a period exceeding the Firm Term of the Lease, should the Government terminate the Lease after the Firm Term or does not otherwise renew or extend the term beyond the Firm Term, the Government shall not be liable for any unamortized costs beyond the Firm Term.

ACTION REQUIRED:

INPUT INFORMATION IN HIGHLIGHTED TEXT AREA

DELETE B WHEN USING THE SUCCEEDING/SUPERSEDING LEASE MODEL

B. Rent is subject to adjustment based upon a mutual on-site measurement of the Space upon acceptance, not to exceed XX ABOA SF based upon the methodology outlined under the “Payment” clause of GSA Form 3517.

ACTION REQUIRED: DELETE C WHEN USING TURNKEY MODELS (SUCCEEDING/SUPERSEDING AND STREAMLINED OPTIONS 1 AND 3)

C. Rent is subject to adjustment based upon the final Tenant Improvement (TI) cost to be amortized in the rental rate, as agreed upon by the parties subsequent to the Lease Award Date.

D. If the Government occupies the Premises for less than a full calendar month, then rent shall be prorated based on the actual number of days of occupancy for that month.

E. Rent shall be paid to Lessor by electronic funds transfer in accordance with the provisions of the General Clauses. Rent shall be payable to the Payee designated in the Lessor's Central Contractor Registration (CCR). If the payee is different from the Lessor, both payee and Lessor must be registered in CCR.

F. Lessor shall provide to the Government, in exchange for the payment of rental and other specified consideration, the following:

1. The leasehold interest in the Property described in the paragraph entitled “The Premises.”

2. All costs, expenses and fees to perform the work required for acceptance of the Premises in accordance with this Lease, including all costs for labor, materials, and equipment, professional fees, contractor fees, attorney fees, permit fees, inspection fees, and similar such fees, and all related expenses;

ACTION REQUIRED: USE THE FIRST SUB-PARAGRAPH “3” BELOW FOR A “FULLY SERVICED” LEASE, AND DELETE THE SECOND SUB- PARAGRAPH. USE THE SECOND SUB-PARAGRAPH “3,” BELOW FOR A “LEASE NET OF UTILITIES.” IDENTIFY WHICH UTILITIES (ELECTRIC AND/OR GAS) ARE NET. THEN DELETE THE FIRST SUB-PARAGRAPH “3.” ALSO DELETE ONE OF THE UTILITIES PARAGRAPHS IN THE “UTILITIES, SERVICES, AND OBLIGATIONS DURING THE LEASE TERM” SECTION OF THIS LEASE, ACCORDINGLY.

3. Performance or satisfaction of all other obligations set forth in this Lease; and all services, utilities, and maintenance required for the proper operation of the Property, the Building, and the Premises in accordance with the terms of the Lease, including, but not limited to, all inspections, modifications, repairs, replacements, and improvements required to be made thereto to meet the requirements of this Lease.

3. Performance or satisfaction of all other obligations set forth in this Lease; and all services, utilities (with the exclusion of XX), maintenance required for the proper operation of the Property, the Building, and the Leased Premises, in accordance with the terms of the Lease, including, but not limited to, all inspections, modifications, repairs, replacements and improvements required to be made thereto to meet the requirements of this Lease. The Government shall be responsible for paying the cost of XX directly to the utility provider. The Lessor shall ensure that such utilities are separately metered. The Lessor shall provide and install as part of shell rent, separate meters for utilities. Sub-meters are not acceptable. The Lessor shall furnish in writing to the LCO, prior to occupancy by the Government, a record of the meter numbers and verification that the meters measure Government usage only. Proration is not permissible. In addition, an automatic control system shall be provided to assure compliance with heating and air conditioning requirements.

ACTION REQUIRED: IF PARKING IS CHARGED SEPARATELY, USE THE FOLLOWING SUB-PARAGRAPH, AS APPROPRIATE. OTHERWISE, DELETE THE FOLLOWING SUB-PARAGRAPH. NOTE: PARKING RATE IS TYPICALLY ON A PER MONTH BASIS.

LEASE NO. GS-XXX-XXXX, PAGE 3 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

G. Parking shall be provided at a rate of $XX per parking space per month (Structure), and $XX per parking space per month (Surface).

ACTION REQUIRED: USE THE PARAGRAPH BELOW IF COMMISSION CREDIT IS APPLICABLE. OTHERWISE, DELETE.

1.04 BROKER COMMISSION AND COMMISSION CREDIT (JUN 2012)

A. [NBC2 Broker Name] (Broker) is the authorized real estate Broker representing GSA in connection with this Lease transaction. The total amount of the Commission is $XX and is earned upon Lease execution, payable according to the Commission Agreement signed between the two parties. Only $XX of the Commission will be payable to [NBC2 Broker Name] with the remaining $XX, which is the Commission Credit, to be credited to the shell rental portion of the annual rental payments due and owing to fully recapture this Commission Credit. The reduction in shell rent shall commence with the first month of the rental payments and continue until the credit has been fully recaptured in equal monthly installments over the shortest time practicable.

B. Notwithstanding the “Rent and Other Consideration” paragraph of this Lease, the shell rental payments due and owing under this Lease shall be reduced to recapture fully this Commission Credit. The reduction in shell rent shall commence with the first month of the rental payments and continue as indicated in this schedule for adjusted Monthly Rent:

(ADD AND DELETE MONTHS AS NECESSARY.)

Month X Rental Payment $XX,XXX minus prorated Commission Credit of $XX,XXX equals $XX,XXX adjusted X th Month’s Rent.*

Month X Rental Payment $XX,XXX minus prorated Commission Credit of $XX,XXX equals $XX,XXX adjusted X th

Month’s Rent.*

Month X Rental Payment $XX,XXX minus prorated Commission Credit of $XX,XXX equals $XX,XXX adjusted X th

Month’s Rent.*

* Subject to change based on adjustments outlined under the paragraph “Rent and Other Consideration.”

ACTION REQUIRED: IF NO TERMINATION RIGHT WAS NEGOTIATED, DELETE THE “TERMINATION RIGHTS” PARAGRAPH.

1.05 TERMINATION RIGHTS (AUG 2011)

The Government may terminate this Lease, in whole or in part, at any time effective after the Firm Term of this Lease, by providing not less than XX days’ prior written notice to the Lessor. The effective date of the termination shall be the day following the expiration of the required notice period or the termination date set forth in the notice, whichever is later. No rental shall accrue after the effective date of termination.

ACTION REQUIRED: IF A RENEWAL OPTION IS OFFERED, WHETHER OR NOT IT WAS SOLICITED OR EVALUATED (SEE LEASING DESK GUIDE REGARDING UNEVALUATED OPTIONS), ENTER THE COMPLETE TERMS BELOW. ANY UNEVALUATED RENEWAL OPTION MUST BE

EVALUATED PRIOR TO EXERCISING SUCH OPTION.

1.06 RENEWAL RIGHTS (AUG 2011)

This Lease may be renewed at the option of the Government for a term of XX YEARS at the following rental rate(s):

OPTION TERM, YEARS XX - XX

ANNUAL RENT ANNUAL RATE / RSF

SHELL RENTAL RATE $XX $XX

OPERATING COSTS

OPERATING COST BASIS SHALL CONTINUE

FROM YEAR XX OF EXISTING LEASE TERM.

OPTION TERM IS SUBJECT TO CONTINUING

ANNUAL ADJUSTMENTS.

provided notice is given to the Lessor at least XX days before the end of the original Lease term, all other terms and conditions of this Lease, as same may have been amended, shall remain in force and effect during any renewal term.

ACTION REQUIRED: THE LIST OF ATTACHMENTS IS NOT COMPREHENSIVE. ADJUST THE LIST AS APPROPRIATE FOR THE SPECIFIC

TRANSACTION.

DELETE ATTACHMENTS THAT ARE NOT APPLICABLE (FOR EXAMPLE, SMALL BUSINESS SUBCONTRACTING PLAN)

NOTE: EXHIBITS SHOULD BE LABELED WITH SEQUENTIAL LETTERS.

AGENCY REQUIREMENTS REFER TO EITHER SPECIFIC REQUIREMENTS OR SPECIAL REQUIREMENTS, DEPENDING UPON WHETHER A

TURN-KEY MODEL IS USED.

INCLUDE DIDS OBTAINED DURING NEGOTIATIONS, WHEN USING STREAMLINED MODEL OPTION 3

THE LCO MAY DECIDE IT IS MORE SUITABLE TO INCORPORATE SOME EXTENSIVE OR SENSITIVE DOCUMENTS BY REFERENCE, FOR

EXAMPLE, THE COURTS DESIGN GUIDE

1.07 DOCUMENTS INCORPORATED IN THE LEASE (JUN 2012)

The following documents are attached to and made part of the Lease:

LEASE NO. GS-XXX-XXXX, PAGE 4 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

DOCUMENT NAME

NO. OF

PAGES

EXHIBIT

FLOOR PLAN(S)

PARKING PLAN(S)

AGENCY SPECIFIC/SPECIAL REQUIREMENTS (USE

“SPECIFIC” ONLY FOR TURN-KEY MODELS.

OTHERWISE USE “SPECIAL”

SECURITY REQUIREMENTS

SECURITY UNIT PRICE LIST

GSA FORM 3517B GENERAL CLAUSES

GSA FORM 3518, REPRESENTATIONS AND CERTIFICATIONS

SMALL BUSINESS SUBCONTRACTING PLAN

AMENDMENTS TO RLP NO. XXXXX

1.08 TENANT IMPROVEMENT ALLOW ANCE (AUG 2011)

ACTION REQUIRED: LEASING SPECIALIST TO ENTER TI ALLOWANCE PRIOR TO ISSUANCE OF LEASE DOCUMENT WITH RLP.

The Tenant Improvement Allowance (TIA) for purposes of this Lease is $XX.XX per ABOA SF. The TIA is the amount that the Lessor shall make available for the Government to be used for TIs. This amount is amortized in the rent over the Firm Term of this Lease at an annual interest rate of X percent.

1.09 TENANT IMPROVEMENT RENTAL ADJUSTMENT (AUG 2011)

A. The Government, at its sole discretion, shall make all decisions as to the use of the TIA. The Government may use all or part of the TIA.

The Government may return to the Lessor any unused portion of the TIA in exchange for a decrease in rent according to the agreed-upon amortization rate over the Firm Term.

B. The Government may elect to make lump sum payments for any or all work covered by the TIA. That part of the TIA amortized in the rent shall be reduced accordingly. At any time after occupancy and during the Firm Term of the Lease, the Government, at its sole discretion, may elect to pay lump sum for any part or all of the remaining unpaid amortized balance of the TIA. If the Government elects to make a lump sum payment for the TIA after occupancy, the payment of the TIA by the Government will result in a decrease in the rent according to the amortization rate over the Firm Term of the Lease.

C. If it is anticipated that the Government will spend more than the allowance identified above, the Government shall have the right to either:

1. Reduce the TI requirements;

2. Pay lump sum for the overage upon substantial completion in accordance with the “Acceptance of Space and Certificate of

Occupancy” paragraph;

3. Negotiate an increase in the rent.

ACTION REQUIRED: FOR MODELS USING A TIA, ENTER THE DOLLAR AMOUNT, DOLLAR RATE, OR PERCENTAGE. DELETE FOR TURN-

KEY MODELS.

1.10 TENANT IMPROVEMENT FEE SCHEDULE (JUN 2012)

For pricing TI costs, the following rates shall apply for the initial build-out of the Space.

INITIAL

BUILD-OUT

ARCHITECT/ENGINEER FEES ( $ PER ABOA SF OR % OF TI CONSTRUCTION COSTS) $XX OR XX%

LESSOR'S PROJECT MANAGEMENT FEE (% OF TI CONSTRUCTION COSTS) XX%

1.11 PERCENTAGE OF OCCUPANCY FOR TAX ADJUSTMENT (JUN 2012)

As of the Lease Award Date, the Government’s Percentage of Occupancy, as defined in the “Real Estate Tax Adjustment” paragraph of this Lease is XX percent. The Percentage of Occupancy is derived by dividing the total Government Space of XX RSF by the total Building space of XX RSF.

ACTION REQUIRED: USE THIS FOLLOWING PARAGRAPH IF THE REAL ESTATE TAX BASE IS A NEGOTIATED AMOUNT. OTHERWISE, DELETE THE PARAGRAPH.

1.12 REAL ESTATE TAX BASE (JUN 2012)

The Real Estate Tax Base, as defined in the “Real Estate Tax Adjustment” paragraph of the Lease is $XX.

1.13 OPERATING COST BASE (AUG 2011)

The parties agree that for the purpose of applying the paragraph titled "Operating Costs Adjustment" that the Lessor's base rate for operating costs shall be $XX.XX per RSF ($XX,XXX/annum).

LEASE NO. GS-XXX-XXXX, PAGE 5 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

ACTION REQUIRED: USE THIS PARAGRAPH IF THERE IS A NEGOTIATED AMOUNT FOR THE VACANT LEASED PREMISES.

1.14 RATE FOR ADJUSTMENT FOR VACANT LEASED PREMISES (JUN 2012)

In accordance with the paragraph entitled “Adjustment for Vacant Premises,” if the Government fails to occupy or vacates the entire or any portion of the leased Premises prior to expiration of the term of the Lease, the operating costs paid by the Government as part of the rent shall be reduced by $XX.XX per ABOA SF of Space vacated by the Government.

ACTION REQUIRED: CHANGE THIS PARAGRAPH AS APPLICABLE TO INCLUDE RATES PER ZONE, NO. OF ZONES, RATE FOR ENTIRE

SPACE; DELETE INAPPLICABLE BULLETS

1.15 HOURLY OVERTIME HVAC RATES (AUG 2011)

The following rates shall apply in the application of the paragraph titled "Overtime HVAC Usage:"

$X.XX per hour per zone

No. of zones: X

$ X.XX per hour for the entire Space.

NOTE: THE HOURLY OT HVAC RATE DOES NOT APPLY TO THE COMPUTER OR OTHER 24-HOUR ROOMS. THE LCO SHOULD NEGOTIATE EITHER A SEPARATE, NOMINAL OT RATE, OR THE ROOMS SHOULD BE SEPARATELY METERED SO THAT THE CLIENT AGENCY PAYS

THE ACTUAL COST OF AFTER-HOURS HVAC.

1.16 24-HOUR HVAC REQUIREMENT (APR 2011)

The hourly overtime HVAC rate specified above shall not apply to any portion of the Premises that is required to have heating and cooling 24 hours per day.

If 24-hour HVAC is required by the Government for any designated rooms or areas of the Premises, such services shall be provided by the Lessor at an annual rate of $X.XX per ABOA SF of the area receiving the 24-hour HVAC. Notwithstanding the foregoing, Lessor shall provide this service at no additional cost to the Government if the Lessor provides this service to other tenants in the Building at no additional charge.

ACTION REQUIRED: USE THE FOLLOWING PARAGRAPH IF THE OFFER INCLUDED COMMITMENTS TO PERFORM BUILDING UPGRADES

TO BE ELIGIBLE FOR AWARD.

BE SPECIFIC IN DESCRIBING THE IMPROVEMENTS TO BE COMPLETED. IF NECESSARY, PROVIDE THE INFORMATION IN AN ATTACHMENT AS AN EXHIBIT, ADD THE STATEMENT “AS DESCRIBED IN THE ATTACHED EXHIBIT ‘X’” AND ATTACH THAT EXHIBIT TO THE

LEASE

ADD OR DELETE SUB-PARAGRAPHS AS APPROPRIATE

LIST THE INFORMATION IN THE LETTERED SUB-PARAGRAPHS BELOW. EXAMPLES INCLUDE:

FIRE PROTECTION AND LIFE SAFETY UPGRADES

ABAAS UPGRADES

SEISMIC UPGRADES

ENERGY EFFICIENCY UPGRADES FOR ACTIONS EXEMPTED FROM ENERGY STAR LABEL REQUIREMENTS IF THE OFFER DID NOT INCLUDE COMMITMENTS TO PERFORM BUILDING UPGRADES, DELETE THIS PARAGRAPH

1.17 BUILDING IMPROVEMENTS (JUN 2012)

The Lessor shall complete the following additional Building improvements prior to acceptance of the Space:

A.

B.

C.

1.18 HUBZONE SMALL BUSINESS CONCERNS ADDITITIONAL PERFORMANCE REQUIREMENTS (MAR 2012)

If the Lessor is a qualified HUBZone small business concern (SBC) that did not waive the price evaluation preference then as required by 13 C.F.R.

126.700, the HUBZone SBC must spend at least 50% of the cost of the contract incurred for personnel on its own employees or employees of other qualified HUBZone SBC’s and must meet the performance of the work requirements for subcontracting in 13 C.F.R. § 125.6(c). If the Lessor is a HUBZone joint venture, the aggregate of the qualified HUBZone SBC’s to the joint venture, not each concern separately, must perform the applicable percentage of work required by this clause.

LEASE NO. GS-XXX-XXXX, PAGE 6 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

SECTION 2 GENERAL TERMS, CONDITIONS, AND STANDARDS

2.01 DEFINITIONS AND GENERAL TERMS (JUN 2012)

Unless otherwise specifically noted, all terms and conditions set forth in this Lease shall be interpreted by reference to the following definitions, standards, and formulas:

A. Appurtenant Areas. Appurtenant Areas are defined as those areas and facilities on the Property that are not located within the Premises, but for which rights are expressly granted under this Lease, or for which rights to use are reasonably necessary or reasonably anticipated with respect to the Government's enjoyment of the Premises and express appurtenant rights.

B. Broker. If GSA awarded this Lease using a contract real estate broker, Broker shall refer to GSA's broker.

C. Building. The building(s) situated on the Property in which the Premises are located shall be referred to as the Building(s).

D. Commission Credit. If GSA awarded this Lease using a Broker, and the Broker agreed to forego a percentage of its commission to which it is entitled in connection with the award of this Lease, the amount of this credit is referred to as the Commission Credit.

E. Common Area Factor (CAF). The Common Area Factor (CAF) is a conversion factor determined by the Building owner and applied by the owner to the ABOA SF to determine the RSF for the leased Space. The CAF is expressed as a percentage of the difference between the amount of rentable SF and ABOA SF, divided by the ABOA SF. For example 11,500 RSF and 10,000 ABOA SF will have a CAF of 15% [(11,500 RSF- 10,000 ABOA SF)/10,000 ABOA SF]. For the purposes of this Lease, the CAF shall be determined in accordance with the applicable ANSI/ BOMA standard for the type of space to which the CAF shall apply.

F. Contract. Contract and contractor means Lease and Lessor, respectively.

G. Days. All references to “day” or “days” in this Lease shall mean calendar days, unless specified otherwise.

H. FAR/GSAR. All references to the FAR shall be understood to mean the Federal Acquisition Regulation, codified at 48 CFR Chapter 1. All references to the GSAR shall be understood to mean the GSA supplement to the FAR, codified at 48 CFR Chapter 5.

I. Firm Term/Non-Firm Term. The Firm Term is that part of the Lease term that is not subject to termination rights. The Non-Firm Term is that part of the Lease term following the end of the Firm Term.

J. Lease Term Commencement Date. The Lease Term Commencement Date means the date on which the Lease term commences.

K. Lease Award Date. The Lease Award Date means the date that the Lease is executed by the LCO (and on which the parties’ obligations under the Lease begin).

L. Premises. The Premises are defined as the total Office Area or other type of Space, together with all associated common areas, described in Section I of this Lease, and delineated by plan in the attached exhibit. Parking and other areas to which the Government has rights under this Lease are not included in the Premises.

M. Property. The Property is defined as the land and Buildings in which the Premises are located, including all Appurtenant Areas (e.g., parking areas) to which the Government is granted rights.

N. Rentable Space or Rentable Square Feet (RSF). Rentable Space is the area for which a tenant is charged rent. It is determined by the Building owner and may vary by city or by building within the same city. The Rentable Space may include a share of Building support/common areas such as elevator lobbies, Building corridors, and floor service areas. Floor service areas typically include restrooms, janitor rooms, telephone closets, electrical closets, and mechanical rooms. The Rentable Space does not include vertical Building penetrations and their enclosing walls, such as stairs, elevator shafts, and vertical ducts. Rentable Square Feet is calculated using the following formula for each type of Space (e.g., office, warehouse, etc.) included in the Premises: ABOA SF of Space x (1 + CAF) = RSF.

O. Space. The Space shall refer to that part of the Premises to which the Government has exclusive use, such as Office Area, or other type of

Space. Parking areas to which the Government has rights under this Lease are not included in the Space.

P. Office Area. For the purposes of this Lease, Space shall be measured in accordance with the standard (Z65.1-1996) provided by American National Standards Institute/Building Owners and Managers Association (ANSI/BOMA) for Office Area, which means “the area where a tenant normally houses personnel and/or furniture, for which a measurement is to be computed.” References to ABOA mean ANSI/BOMA Office Area.

Q. Working Days. Working Days shall mean weekdays, excluding Saturdays and Sundays and Federal holidays.

2.02 AUTHORIZED REPRESENTATIVES (JUN 2012)

The signatories to this Lease shall have full authority to bind their respective principals with regard to all matters relating to this Lease. No other persons shall be understood to have any authority to bind their respective principals, except to the extent that such authority may be explicitly

LEASE NO. GS-XXX-XXXX, PAGE 7 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

delegated by notice to the other party, or to the extent that such authority is transferred by succession of interest. The Government shall have the right to substitute its Lease Contracting Officer (LCO) by notice, without an express delegation by the prior LCO.

2.03 ALTERATIONS REQUESTED BY THE GOVERNMENT (JUN 2012)

A. The Government may request the Lessor to provide alterations during the term of the Lease. Alterations will be ordered by issuance of a Lease

Amendment, GSA Form 300, Order for Supplies or Services, or a tenant agency-approved form when specifically authorized to do so by the Lease Contracting Officer. The GSAM clause, 552.270-31, Prompt Payment, including its invoice requirements, shall apply to orders for alterations. All orders are subject to the terms and conditions of this Lease.

B. Orders for Tenant Improvements $150,000 or less may be placed by the LCO or a warranted contracting officer’s representative in GSA or the tenant agency when specifically authorized to do so by the Lease Contracting Officer. This threshold will change according to future adjustments of the simplified acquisition threshold (see FAR 2.101). The LCO will provide the Lessor with a list of tenant agency officials authorized to place orders and will specify any limitations on the authority delegated to tenant agency officials. The tenant agency officials are not authorized to deal with the Lessor on any other matters.

C. Payments for alterations ordered by the tenant agency under the authorization described in paragraph B, will be made directly by the tenant agency placing the order.

2.04 WAIVER OF RESTORATION (APR 2011)

The Lessor shall have no right to require the Government to restore the Premises upon termination of the Lease, and waives all claims against the Government for waste, damages, or restoration arising from or related to (a) the Government's normal and customary use of the Premises during the term of the Lease (including any extensions thereof), as well as (b) any initial or subsequent alteration to the Premises regardless of whether such alterations are performed by the Lessor or by the Government. At its sole option, the Government may abandon property in the Space following expiration of the Lease, in which case the property will become the property of the Lessor and the Government will be relieved of any liability in connection therewith.

ACTION REQUIRED: OPTIONAL PARAGRAPH. IF NBC BROKER IS NOT USED, DELETE.

2.05 PAYMENT OF BROKER (JULY 2011)

If GSA awarded the Lease through its Broker, the Lessor shall pay GSA’s Broker its portion of the commission one half upon Lease award and the remaining half upon acceptance of the Space. “Its portion of the commission” means the agreed-upon commission to GSA’s Broker minus the Commission Credit specified in the Lease or Lease Amendment.

2.06 CHANGE OF OWNERSHIP (JUN 2012)

A. If during the term of the Lease, title to the Property is transferred, the Lease is assigned, or the Lessor changes its legal name, the Lessor and its successor shall comply with the requirements of FAR Subpart 42.12. If title is transferred, the Lessor shall notify the Government within five days of the transfer of title.

B. The Government and the Lessor may execute a Change of Name Agreement if the Lessor is changing only its legal name, and the Government's and the Lessor's respective rights and obligations remain unaffected. A sample form is found at FAR 42.1205.

C. If title to the Property is transferred, or the Lease is assigned, the Government, the original Lessor (Transferor), and the new owner or assignee (Transferee) shall execute a Novation Agreement providing for the transfer of Transferor's rights and obligations under the Lease to the Transferee. When executed on behalf of the Government, a Novation Agreement will be made part of the Lease via Amendment.

D. In addition to all documents required by FAR 42.1204, the LCO may request additional information (e.g., copy of the deed, bill of sale, certificate of merger, contract, court decree, articles of incorporation, operation agreement, partnership certificate of good standing, etc.) from the Transferor or Transferee to verify the parties' representations regarding the transfer, and to determine whether the transfer of the Lease is in the Government's interest.

E. If the LCO determines that recognizing the Transferee as the Lessor will not be in the Government's interest, the Transferor shall remain fully liable to the Government for the Transferee's performance of obligations under the Lease, notwithstanding the transfer. Under no condition shall the Government be obligated to release the Transferor of obligations prior to (a) the rent commencement date; and (b) any amounts due and owing to the Government under the Lease have been paid in full or completely set off against the rental payments due under the Lease.

F. As a condition for being recognized as the Lessor and entitlement to receiving rent, the Transferee must complete a Central Contractor Registration (CCR) (See FAR 52.232-33) and complete and sign GSA Form 3518, Representations and Certifications.

G. If title to the Property is transferred, or the Lease is assigned, rent shall continue to accrue, subject to the Government's rights as provided for in this Lease. However, the Government's obligation to pay rent to the Transferee shall be suspended until the Government has received all information reasonably required by the LCO under sub-paragraph D, the Government has determined that recognizing the Transferee as the Lessor is in the Government's interest (which determination will be prompt and not unreasonably withheld), and the Transferee has met all conditions specified in sub-paragraph F. So long as any delays in effecting the recognition of Transferee as Lessor are not the responsibility of the Government, no interest shall accrue on suspended rent.

ACTION REQUIRED: FOR SOME STATES (CALIFORNIA, FOR EXAMPLE) IT WILL BE NECESSARY TO MODIFY THIS PARAGRAPH. IF AN

ADJUSTMENT IS NOT NEEDED, BECAUSE THE OFFER DID NOT INCLUDE IT, DELETE THIS PARAGRAPH.

LEASE NO. GS-XXX-XXXX, PAGE 8 LESSOR: GOVERNMENT: GSA FORM L201C (6/12)

2.07 REAL ESTATE TAX ADJUSTMENT (JUN 2012)

A. Purpose: This paragraph provides for adjustment in the rent (tax adjustment) to account for increases or decreases in Real Estate Taxes for the Property after the establishment of the Real Estate Tax Base, as those terms are defined herein. Tax adjustments shall be calculated in accordance with this paragraph.

B. Definitions: The following definitions apply to the use of the terms within this paragraph:

Property is defined as the land and Buildings in which the Premises are located, including all Appurtenant Areas (e.g., parking areas to which the Government is granted rights).

Real Estate Taxes are those taxes that are levied upon the owners of real property by a Taxing Authority (as hereinafter defined) of a State or local Government on an ad valorem basis to raise general revenue for funding the provision of government services. The term excludes, without limitation, special assessments for specific purposes, assessments for business improvement districts, and/or community development assessments.

Taxing Authority is a state, commonwealth, territory, county, city, parish, or political subdivision thereof, authorized by law to levy, assess, and collect Real Estate Taxes.

Tax Year refers to the 12-month period adopted by a Taxing Authority as its fiscal year for assessing Real Estate Taxes on an annual basis.

Tax Abatement is an authorized reduction in the Lessor's liability for Real Estate Taxes below that determined by applying the generally applicable real estate tax rate to the Fully Assessed (as hereinafter defined) valuation of the Property.

Unadjusted Real Estate Taxes are the full amount of Real Estate Taxes that would be assessed for the Property for one full Tax Year without regard to the Lessor's entitlement to any Tax Abatements (except if such Tax Abatement came into effect after the date of award of the Lease), and not including any late charges, interest or penalties. If a Tax Abatement comes into effect after the date of award of the Lease, "unadjusted Real Estate Taxes" are the full amount of Real Estate Taxes assessed for the Property for one full Tax Year, less the amount of such Tax Abatement, and not including any late charges, interest, or penalties.

Real Estate Tax Base is the unadjusted Real Estate Taxes for the first full Tax Year following the commencement of the Lease term. If the Real Estate Taxes for that Tax Year are not based upon a Full Assessment of the Property, then the Real Estate Tax Base shall be the Unadjusted Real Estate Taxes for the Property for the first full Tax Year for which the Real Estate Taxes are based upon a Full Assessment. Such first full Tax Year may be hereinafter referred to as the Tax Base Year. Alternatively, the Real Estate Tax Base may be an amount negotiated by the parties that reflects an agreed upon base for a Fully Assessed value of the Property.

The Property is deemed to be Fully Assessed (and Real Estate Taxes are deemed to be based on a Full Assessment) only when a Taxing Authority has, for the purpose of determining the Lessor's liability for Real Estate Taxes, determined a value for the Property taking into account the value of all improvements contemplated for the Property pursuant to the Lease, and issued…