Exhibit A. Global Lease L100 - Sussex County CBOC Annex.pdf

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.

FOR THE LESSOR:

Name: ____________________________________________

Title: ____________________________________________

Entity: ____________________________________________

Unique Entity Identifier (UEI): ____________________________ Date: ____________________________________________

FOR THE GOVERNMENT:

Title: Lease Contracting Officer

Department of Veterans Affairs

WITNESSED FOR THE LESSOR BY:

Title: ____________________________________________

The information collection requirements contained in this Solicitation/Contract, that are not required by regulation, have been approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned the OMB Control No. 3090-0086.

LEASE NO. 36C24426L0001, PAGE 1 GSA L100

REV (5/26)

LEASE NO. 36C24426L0001

Sussex County CBOC Annex

Global Lease

GSA L100 (5/2026)

INSTRUCTIONS TO OFFEROR: Do not attempt to complete this lease (GSA Lease Form L100, hereinafter Lease Form). Upon selection for award, VA will transcribe the successful Offeror's final offered rent and other price data included on Offeror’s submitted GSA Lease Proposal Form 1364, (hereinafter Lease Proposal Form) into a Lease Form, and transmit the completed Lease, together with appropriate attachments, to the successful Offeror for execution.

A. This Lease is made and entered into between

Lessor’s Name TBD

(Lessor), whose principal place of business is [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 Department of Veterans Affairs (VA), upon the terms and conditions set forth herein.

B. 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 Exhibits F, N, and O, together with rights to the use of parking and other areas as set forth herein, to be used for such purposes as determined by VA.

C. 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

10 Years (5 Years Firm, 5 Years Soft)

LEASE NO. 36C24426L0001, PAGE 2 LESSOR: ________ GOVERNMENT: ________ GSA L100

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

LEASE NO. 36C24426L0001, PAGE 3 LESSOR: ________ GOVERNMENT: ________ GSA L100

SECTION 1 THE PREMISES, RENT, AND OTHER TERMS 5

1.01 THE PREMISES AND BUILDING (FEB 2026)

1.02 EXPRESS APPURTENANT RIGHTS (FEB 2026)

1.03 RENT AND OTHER CONSIDERATION (FEB 2026)

1.04 TERMINATION RIGHTS (FEB 2026)

1.05 RENEWAL RIGHTS (FEB 2026) INTENTIONALLY DELETED

1.06 DOCUMENTS INCORPORATED IN THE LEASE (FEB 2026)

1.07 RENTAL ADJUSTMENT: TENANT IMPROVEMENT, BUILDING SPECIFIC AMORTIZED CAPITAL (FEB 2026)

1.08 PERCENTAGE OF OCCUPANCY FOR TAX ADJUSTMENT (OCT 2024) INTENTIONALLY DELETED

1.09 REAL ESTATE TAX BASE (MAY 2026) INTENTIONALLY DELETED – NO REAL ESTATE TAX ADJUSTMENT

1.10 RATE FOR ADJUSTMENT FOR VACANT LEASED PREMISES (FEB 2026)

1.11 HOURLY OVERTIME HVAC RATES (FEB 2026)

1.12 PERIODIC LEASE ABOVE-STANDARD SERVICES (LASS) RATES – OTHER THAN HVAC (OCT 2024) INTENTIONALLY DELETED

1.13 BUILDING IMPROVEMENTS (FEB 2026)

SECTION 2 GENERAL TERMS, CONDITIONS, AND STANDARDS

2.01 DEFINITIONS AND GENERAL TERMS (FEB 2026)

2.02 AUTHORIZED REPRESENTATIVES (FEB 2026)

2.03 WAIVER OF RESTORATION (FEB 2026)

2.04 CHANGE OF OWNERSHIP/NOVATION (FEB 2026)

2.05 OPERATING COSTS ADJUSTMENT (FEB 2026)

2.06 REAL ESTATE TAX ADJUSTMENT (MAY 2026)

2.07 ADDITIONAL POST-AWARD FINANCIAL AND TECHNICAL DELIVERABLES (FEB 2026)

2.08 ENTITY NAME (OCT 2023)

SECTION 3 CONSTRUCTION STANDARDS AND SHELL COMPONENTS

3.01 WORK PERFORMANCE (FEB 2026)

3.02 EXISTING FIT-OUT, SALVAGED, OR REUSED BUILDING MATERIAL (FEB 2026)

3.03 CONSTRUCTION WASTE MANAGEMENT (FEB 2026) INTENTIONALLY DELETED

3.04 WOOD PRODUCTS (FEB 2026)

3.05 ADHESIVES AND SEALANTS (FEB 2026)

3.06 BUILDING SHELL REQUIREMENTS (FEB 2026)

3.07 RESPONSIBILITY OF THE LESSOR AND LESSOR’S ARCHITECT/ENGINEER (FEB 2026)

3.08 VESTIBULES (FEB 2026)

3.09 MEANS OF EGRESS (FEB 2026)

3.10 AUTOMATIC FIRE SPRINKLER SYSTEM (FEB 2026)

3.11 FIRE ALARM SYSTEM (FEB 2026)

3.12 ENERGY INDEPENDENCE AND SECURITY ACT (FEB 2026)

3.13 ELEVATORS (FEB 2026)

3.14 DEMOLITION (FEB 2026)

3.15 ACCESSIBILITY (FEB 2026)

3.16 CEILINGS (FEB 2026)

3.17 EXTERIOR AND COMMON AREA DOORS AND HARDWARE (FEB 2026)

3.18 WINDOWS (FEB 2026)

3.19 PARTITIONS (FEB 2026)

3.20 INSULATION: THERMAL, ACOUSTIC, AND HVAC (FEB 2026)

3.21 WALL FINISHES – SHELL (FEB 2026)

3.22 PAINTING – SHELL (FEB 2026)

3.23 FLOORS AND FLOOR LOAD (FEB 2026)

3.24 FLOOR COVERING AND PERIMETERS – SHELL (FEB 2026)

3.25 MECHANICAL, ELECTRICAL, PLUMBING: GENERAL (FEB 2026)

3.26 BUILDING SYSTEMS (FEB 2026)

3.27 ELECTRICAL (FEB 2026)

3.28 PLUMBING (FEB 2026)

3.29 DRINKING FOUNTAINS (FEB 2026)

3.30 RESTROOMS (FEB 2026)

3.31 PLUMBING FIXTURES: WATER CONSERVATION (MAY 2025) INTENTIONALLY DELETED

3.32 HEATING, VENTILATION, AND AIR CONDITIONING - SHELL (FEB 2026)

3.33 TELECOMMUNICATIONS: DISTRIBUTION AND EQUIPMENT (FEB 2026)

3.34 TELECOMMUNICATIONS: LOCAL EXCHANGE ACCESS (FEB 2026)

3.35 LIGHTING: INTERIOR AND PARKING - SHELL (FEB 2026)

3.36 ACOUSTICAL REQUIREMENTS (FEB 2026)

3.37 INDOOR AIR QUALITY DURING CONSTRUCTION (FEB 2026)

3.38 SYSTEMS COMMISSIONING (FEB 2026) INTENTIONALLY DELETED

3.39 DUE DILIGENCE AND NATIONAL ENVIRONMENTAL POLICY ACT REQUIREMENTS – LEASE (OCT 2023)

3.40 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - LEASE (SEP 2014)

LEASE NO. 36C24426L0001, PAGE 4 LESSOR: ________ GOVERNMENT: ________ GSA L100

SECTION 4 DESIGN, CONSTRUCTION, AND POST AWARD ACTIVITIES

4.01 SCHEDULE FOR COMPLETION OF SPACE (MAY 2026)

4.02 PRICE PROPOSAL: TENANT IMPROVEMENTS AND BUILDING SPECIFIC AMORTIZED CAPITAL (IF APPLICABLE) (FEB 2026)

INTENTIONALLY DELETED

4.03 LEASE SUBMITTALS (FEB 2026)

4.04 ACCESS BY THE GOVERNMENT PRIOR TO ACCEPTANCE (FEB 2026)

4.05 ACCEPTANCE OF SPACE AND CERTIFICATE OF OCCUPANCY (FEB 2026)

4.06 LEASE TERM COMMENCEMENT DATE AND RENT RECONCILIATION (FEB 2026)

4.07 GSAR 552.270-15 LIQUIDATED DAMAGES (DEVIATION) (SEP 2022)

4.08 SEISMIC RETROFIT (FEB 2026) INTENTIONALLY DELETED

4.09 LESSOR’S PROJECT MANAGEMENT RESPONSIBILITIES (FEB 2026)

4.10 GOVERNMENT PROJECT MANAGEMENT SYSTEM (MAY 2025) INTENTIONALLY DELETED

SECTION 5 TENANT IMPROVEMENT COMPONENTS

5.01 TENANT IMPROVEMENT REQUIREMENTS (FEB 2026)

5.02 FINISH SELECTIONS (SEP 2015)

5.03 WINDOW BLINDS (FEB 2026)

5.04 DOORS (FEB 2026)

5.05 PARTITIONS: SUBDIVIDING (FEB 2026)

5.06 WALL FINISHES (FEB 2026)

5.07 PAINTING – TI (FEB 2026)

5.08 FLOOR COVERINGS AND PERIMETERS (FEB 2026)

5.09 HEATING AND AIR CONDITIONING (FEB 2026)

5.10 ELECTRICAL: DISTRIBUTION (FEB 2026)

5.11 TELECOMMUNICATIONS: DISTRIBUTION AND EQUIPMENT (FEB 2026)

5.12 TELECOMMUNICATIONS: LOCAL EXCHANGE ACCESS (AUG 2008)

5.13 DATA DISTRIBUTION (FEB 2026)

5.14 ELECTRICAL, TELEPHONE, DATA FOR SYSTEMS FURNITURE (FEB 2026)

5.15 LIGHTING: INTERIOR AND PARKING – TI (FEB 2026)

5.16 AUTOMATIC FIRE SPRINKLER SYSTEM - TI (FEB 2026)

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

6.01 PROVISION OF SERVICES, ACCESS, AND NORMAL HOURS (FEB 2026)

6.02 UTILITIES (FEB 2026)

6.03 HEATING AND AIR CONDITIONING (FEB 2026)

6.04 OVERTIME HVAC USAGE (FEB 2026)

6.05 PERIODIC LEASE ABOVE-STANDARD SERVICES (LASS) – OTHER THAN HVAC (FEB 2026) INTENTIONALLY DELETED ... 29

6.06 JANITORIAL SERVICES (FEB 2026)

6.07 SELECTION OF CLEANING PRODUCTS (FEB 2026) INTENTIONALLY DELETED

6.08 SELECTION OF PAPER PRODUCTS (FEB 2026) INTENTIONALLY DELETED

6.09 SNOW REMOVAL (FEB 2026)

6.10 MAINTENANCE AND TESTING OF SYSTEMS (FEB 2026)

6.11 MAINTENANCE OF PROVIDED FINISHES (FEB 2026)

6.12 ASBESTOS ABATEMENT (FEB 2026)

6.13 ONSITE LESSOR MANAGEMENT (FEB 2026)

6.14 IDENTITY VERIFICATION OF PERSONNEL (FEB 2026)

6.15 SCHEDULE OF PERIODIC SERVICES (FEB 2026)

6.16 LANDSCAPING (FEB 2026) INTENTIONALLY DELETED

6.17 LANDSCAPE MAINTENANCE (FEB 2026)

6.18 RECYCLING (FEB 2026)

6.19 RANDOLPH-SHEPPARD COMPLIANCE (SEP 2013)

6.20 SAFEGUARDING AND DISSEMINATION OF CONTROLLED UNCLASSIFIED INFORMATION (CUI) BUILDING INFORMATION (OCT 2022)

INTENTIONALLY DELETED

6.21 INDOOR AIR QUALITY (FEB 2026)

6.22 RADON IN AIR (FEB 2026)

6.23 RADON IN WATER (FEB 2026)

6.24 HAZARDOUS MATERIALS (FEB 2026)

6.25 MOLD AND WATER INTRUSION (FEB 2026)

6.26 OCCUPANT EMERGENCY PLANS (OCT 2020)

SECTION 7 ADDITIONAL TERMS AND CONDITIONS

7.01 SECURITY REQUIREMENTS (OCT 2021)

7.02 MODIFIED LEASE PARAGRAPHS (OCT 2016) INTENTIONALLY DELETED

7.03 FIRE PROTECTION CODE REVIEWS (VHA DIRECTIVE 7712)

LEASE NO. 36C24426L0001, PAGE 5 LESSOR: ________ GOVERNMENT: ________ GSA L100

SECTION 1 THE PREMISES, RENT, AND OTHER TERMS

1.01 THE PREMISES AND BUILDING (FEB 2026)

Premises.

A. Office and Related Space. The space is not-to-exceed 7,533 rentable square feet (RSF), yielding a not-to-exceed 6,696 ANSI/BOMA Occupant

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 O.

B. Common Area Factor. The Common Area Factor (CAF), defined under Section 2 of the Lease, is established as XX percent. This factor, rounded to the nearest whole percentage, shall not be used for purposes of rental adjustments in accordance with the Payment Clause of the General Clauses and payment clause referencing rent per RSF should be interpreted as rent per ABOA. Note: CAF does not affect rent, since VA pays rent based on ABOA.

C. Building. The Building in which the Premises are located must be designed, built and maintained in good condition and in accordance with the lease requirements. If not new or recent construction, the Building must have undergone by occupancy, modernization, or adaptive reuse for office space with modern conveniences. The Building must be compatible with its surroundings. During the life of the Lease, the Building must project a professional and aesthetically pleasing appearance including an attractive front and entrance way.

1.02 EXPRESS APPURTENANT RIGHTS (FEB 2026)

The Government must have the non-exclusive right to the use of Appurtenant Areas and must 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 Lessor will coordinate with the Government to ensure signage is consistent with Government standards. Appurtenant to the Premises and included in the Lease are rights to use the following:

A. Parking. 25 parking spaces as depicted on the plan attached hereto as Exhibit N, reserved for the exclusive use of the Government, of which 25 must be surface/outside parking spaces. Out of the 25, 6 spaces must be allocated for ABAAS spaces. In addition, the Lessor must provide such additional parking spaces as required by the applicable code of the local government entity having jurisdiction over the Property.

B. Antennas, Satellite Dishes, and Related Transmission Devices. (1) Space located on the roof of the Building sufficient in size for the installation and placement of telecommunications equipment, (2) the right to access the roof of the Building, and (3) use of all Building areas (e.g., chases, plenums, etc.) necessary for the use, operation, and maintenance of such telecommunications equipment at all times during the term of this Lease.

1.03 RENT AND OTHER CONSIDERATION (FEB 2026)

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

FIRM TERM SOFT TERM

ANNUAL RENT ANNUAL RENT

SHELL RENT1 $XXX,XXX.XX $XXX,XXX.XX

OPERATING COSTS2 $ XXX,XXX.XX $ XXX,XXX.XX

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

1Shell rent reflects rental rates as follows:

(Firm Term) $XX per ABOA (Soft Term) $XX per ABOA

2Operating Costs reflects a rate of $XX per ABOA

Rent Schedule:

LEASE NO. 36C24426L0001, PAGE 6 LESSOR: ________ GOVERNMENT: ________ GSA L100

B. Operating Cost Base. There will be no operating rent adjustments.

C. Parking and parking area maintenance shall be provided as part of rent. Parking is not separately priced.

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

E. Lessor must 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 herein in the paragraph entitled “The Premises and Building.”

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, subcontractor fees, attorney fees, permit fees, inspection fees, and similar such fees, and all related expenses. 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.

F. Rent must be paid to Lessor by electronic funds transfer (EFT) in accordance with the provisions of the General Clauses. Rent must be payable using the EFT information contained in the System for Award Management (SAM), which must match the information provided when vendorizing with the Department of Veterans Affairs. Vendorization refers to the process by which Lessors are registered in the VA's Financial Management System (FMS) and is required for payment processing for leased facilities and services. In the event of any changes, the Lessor is responsible for updating the EFT information in SAM and providing the updated details to the LCO. Failure to maintain an active SAM registration may result in delays in rental payments until the registration is activated. The VA is held harmless for delay in rent payment due to Lessor's failure to fully vendorize in EFT and in local VAMC vendor file or due to SAM inactive registration.

G. Lessor invoices for items other than monthly rent, such as alterations or other reimbursable services, must be submitted to the VA Financial Services Center (FSC) through the VA’s e invoicing system in order to receive EFT payment.

1.04 TERMINATION RIGHTS (FEB 2026)

The Government may terminate this Lease for convenience, in whole or in parts, at any time effective after the Firm Term of this Lease, by providing not less than 90 days’ prior written notice to the Lessor. The effective date of the termination must 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 must accrue after the effective date of termination. The Government may terminate this Lease for Default, in whole or in parts, at any time, for any breach of contract.

1.05 RENEWAL RIGHTS (FEB 2026) INTENTIONALLY DELETED

1.06 DOCUMENTS INCORPORATED IN THE LEASE (FEB 2026)

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

Document Name No. of Pages Exhibit

Omitted A

Agency Specific Requirements 3 B

Security Requirements for Level II 16 C

Omitted D

Omitted D-1

GSA 3517B, General Clauses 33 E

GSA 1364, Proposal to Lease Space 4 F

GSA Form 1217, Lessor's Annual Cost Statement 3 G

GSA Form 12000 for Prelease Fire Protection and Life Safety Evaluation for an Office Building (Part A or Part B) (See Section 3 for applicable requirements)

6 H

Security Unit Price List 1 Excel Spreadsheet

I

Space Plan 1 J

DOL Wage Determination 6 K

FAR 52.204-24, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment

4 L

LEASE NO. 36C24426L0001, PAGE 7 LESSOR: ________ GOVERNMENT: ________ GSA L100

Tenant Improvement Cost Summary (TICS) 1 Excel Spreadsheet

M

Site / Parking Plan(s) TBD N

Floor Plan(s) TBD O

Sub-Contracting Plan (Small Business) TBD P

Emergency/Maintenance Service Plan TBD Q

Program Management Plan TBD R

*TBD to be provided by Offeror

1.07 RENTAL ADJUSTMENT: TENANT IMPROVEMENT, BUILDING SPECIFIC AMORTIZED CAPITAL (FEB 2026)

A. The Lessor has agreed to total TI pricing of $XX,XXX based on the as-built condition of the Space and the requirements incorporated into this

Lease and Exhibits. This TI is a not-to-exceed, firm-fixed-price. This amount reflects only the limited corrective work and minor improvements necessary to meet the Lease requirements for acceptance. Payment will not be made until all of the following have been met: VA acceptance of space, occupancy permit provided to the VA, Lessor is actively registered in the System for Award Management (SAM) as well as registered in the Financial Management System (FMS) with the local VA Medical Center, and upon Lessor’s submission of proper invoice for EFT payment.

TI includes all tenant improvement costs, security, and all other costs associated with TI.

B. The TI pricing may be used for adjustments associated with additional VA requirements issued by Lease Amendment. The prices quoted must reflect the cost to furnish, install, and where applicable, maintain each item, unless otherwise specified. These prices may be indexed or renegotiated to apply to subsequent years of the Lease upon mutual agreement of the Lessor and the Government.

C. The Government will issue a lump sum payment for all work covered by the TI scope, up to the TI amount included in this Lease.

D. This Lease is a fully serviced and turnkey Lease. All Lessor obligations—including shell condition, TI work, operating expenses, common area maintenance, taxes, and any security elements included in the TI scope—are incorporated into the rental consideration. The TI amount reflects only the work required to prepare the Space for acceptance and occupancy based on the as‑built condition; no additional enhancements or expanded buildout beyond the accepted scope are contemplated or authorized.

E. If Lessor fails to complete build-out of space for Government occupancy, no payment will be made, and the Government will be blameless and no liable.

1.08 PERCENTAGE OF OCCUPANCY FOR TAX ADJUSTMENT (OCT 2024) INTENTIONALLY DELETED

1.09 REAL ESTATE TAX BASE (MAY 2026) INTENTIONALLY DELETED – NO REAL ESTATE TAX ADJUSTMENT

1.10 RATE FOR ADJUSTMENT FOR VACANT LEASED PREMISES (FEB 2026)

If the Government fails to occupy or vacates the entire or any portion of the Premises prior to expiration of the term of the Lease, the operating costs paid by the Government as part of the rent must be reduced pro-rata per ABOA SF of Space vacated by the Government. This reduction must occur after the Government gives 30 calendar days’ prior notice to the Lessor and must continue in effect until the Lease expires or is terminated.

1.11 HOURLY OVERTIME HVAC RATES (FEB 2026)

A. The following rates must apply in the application of the paragraph titled "Overtime HVAC Usage:"

1. $0 per hour per zone

1.12 PERIODIC LEASE ABOVE-STANDARD SERVICES (LASS) RATES – OTHER THAN HVAC (OCT 2024) INTENTIONALLY DELETED

1.13 BUILDING IMPROVEMENTS (FEB 2026)

Before the Government accepts the Space, the Lessor must complete all Tenant Improvements and any corrective work necessary for the as‑built Space to meet the requirements of the Lease and its Exhibits. All work must comply with applicable codes and standards, and the Lessor remains responsible for delivering the Space in a condition acceptable for Government occupancy.

LEASE NO. 36C24426L0001, PAGE 8 LESSOR: ________ GOVERNMENT: ________ GSA L100

SECTION 2 GENERAL TERMS, CONDITIONS, AND STANDARDS

2.01 DEFINITIONS AND GENERAL TERMS (FEB 2026)

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. General Contract Terms.

1. "Contract” means lease.

2. "Contractor” means Lessor.

3. “Days” means calendar days, unless specified otherwise.

4. “Delivery Date” means the date specified in or determined pursuant to the provisions of the lease for delivery of the premises to the

Government, improved in accordance with the provisions of the lease and substantially complete, as such date may be modified in accordance with the provisions of the lease.

5. “Excusable Delays” mean delays arising without the fault or negligence of Lessor and Lessor’s subcontractors and suppliers at any tier, as determined by the Lease Contracting Officer (LCO). Examples of these causes are:

a. Acts of God or of the public enemy,

b. Acts of the United States of America in either its sovereign or contractual capacity,

c. Acts of another contractor in the performance of a contract with the Government,

d. Fires,

e. Floods,

f. Epidemics,

g. Quarantine restrictions,

h. Strikes,

i. Freight embargoes,

j. Unusually severe weather, or

k. Delays of subcontractors or suppliers at any tier arising from unforeseeable causes beyond the control and without the fault or negligence of both the Lessor and any such subcontractor or supplier.

6. “FAR” means the Federal Acquisition Regulation, codified at 48 CFR Chapter 1.

7. “GSAM” means the General Services Administration Acquisition Manual, the comprehensive GSA internal manual that consolidates the

General Services Administration Acquisition Regulation (GSAR) along with GSA’s supplemental mandatory policy and procedural guidance.

8. “GSAR” means the GSA supplement to the FAR, codified at 48 CFR Chapter 5.

9. “Lease Award Date” means the date the LCO executes the lease and furnishes written notification of the executed lease to the successful offeror (usually the date on which the parties’ obligations under the lease begin).

10. "Lease Term Commencement Date” means the date on which the lease term commences.

11. “Substantially Complete” or “Substantial Completion” means that the work, the common and other areas of the building, and all other things necessary for the Government’s access to the premises and occupancy, possession, use and enjoyment thereof, as provided in this lease, have been completed or obtained, excepting only such minor matters as do not interfere with or materially diminish such access, occupancy, possession, use or enjoyment. The space shall be considered substantially complete only if the space may be used for its intended purpose.

12. Vendorization with the Department of Veterans Affairs” refers to the process by which a Lessor is established as a vendor in the Department of Veterans Affairs’ Financial Management System (FMS), which is required before any payments for leased space or related services can be processed. In addition to mandatory registration in the System for Award Management (SAM), vendorization requires entry into FMS and completion of the VA medical facility’s vendor registration procedures to enable eligibility for payment.

13. “Work” means all alterations, improvements, modifications, and other things required for the preparation or continued occupancy of the premises by the Government as specified in this lease.

14. “Working Days” means weekdays, excluding Saturdays and Sundays and Federal Holidays.

B. Real Property Terms.

1. “ANSI/BOMA” is an acronym for American National Standards Institute/Building Owners and Managers Association.

LEASE NO. 36C24426L0001, PAGE 9 LESSOR: ________ GOVERNMENT: ________ GSA L100

2. “ANSI/BOMA Occupant Area” or “ABOA” means the measurement standard (Z65.1-2017) provided by ANSI/BOMA for Occupant Area, which is “the total aggregated area used by an Occupant before Load Factors are applied, consisting of Tenant Area and Tenant Ancillary Area.” The Method A – Multiple Load Factor Method shall apply.

3. “Appurtenant Areas” means those areas and facilities on the property that are not located within the premises, or 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 (e.g., parking areas).

4. “Building” means building(s) situated on the property in which the premises are located.

5. “Common Area Factor (CAF)” means a conversion factor determined and applied by the building owner to determine the rentable square feet for the leased space. The CAF is expressed as a percentage of the difference between the amount of rentable square feet (SF) and ABOA SF, divided by the ABOA SF. The CAF shall be determined in accordance with the applicable ANSI/BOMA standard for the type of space to which the CAF shall apply. Note: CAF does not affect rent, since VA pays rent based on ABOA.

6. “Firm Term” means the part of the lease term that is not subject to termination rights.

7. “Soft Term” means the part of the lease term following the end of the firm term, to include extensions to the term, which is subject to termination rights.

8. “Premises” means the total occupant area or other type of space, together with all associated common areas described in the lease.

Appurtenant areas (e.g., parking areas) to which the Government has rights under this lease are not included in the premises.

9. “Property” means 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.

10. “Rentable Space or Rentable Square Feet (RSF)” means the area for which a tenant is charged rent as in industry standard. It is determined by the building owner and may vary by city or by building within the same city. Rentable space may include a share of 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. Rentable space does not include vertical building penetrations and their enclosing walls, such as stairs, elevator shafts, and vertical ducts. To determine the RSF, the ABOA SF is multiplied by the sum of one (1) plus the CAF, for each type of space included in the premises. VA pays rent based on net usable square feet no on RSF.

11. “Space” means that part of the premises to which the Government has exclusive use, such as occupant area, or other types of space.

Appurtenant areas (e.g., parking areas) to which the Government has rights under the lease are not included in the space.

2.02 AUTHORIZED REPRESENTATIVES (FEB 2026)

Signatories to this Lease must have full authority to bind their respective principals with regard to all matters relating to this Lease. No other persons must be understood to have any authority to bind their respective principals, except to the extent that such authority may be explicitly delegated by notice to the other party, or to the extent that such authority is transferred by succession of interest. The Government must have the right to substitute its Lease Contracting Officer (LCO) by notice, without an express delegation by the prior LCO.

2.03 WAIVER OF RESTORATION (FEB 2026)

Lessor must have no right to require the Government to restore the Premises upon expiration or earlier termination (full or partial) of the Lease, and waives all claims against the Government for:

A. Waste, or, B. Damages, or restoration arising from or related to:

1. The Government's normal and customary use of the Premises during the term of the Lease (including any extensions thereof), as well as

2. Any initial or subsequent alteration to the Premises regardless of whether such alterations are performed by the Lessor or by the

Government.

3. This includes, but is not limited to, wear and tear resulting from wall adhesives, wall hangings, signage, and all other forms of wall mounting, as well as any damage related to normal usage of fixtures, flooring, and utilities within the Premises.

At its sole option, the Government may abandon property in the Space following expiration or earlier termination (full or partial) 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.

2.04 CHANGE OF OWNERSHIP/NOVATION (FEB 2026)

A. Consistent with GSAM 570.115, in the event of a transfer of ownership of the leased premises or a change in the Lessor’s legal name, FAR

42.12 applies.

B. If title is transferred, the Lessor must notify the Government within five days of the transfer of title.

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C. The Government, the original Lessor (Transferor), and the new owner or assignee (Transferee) must 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 Lease Amendment. The Government's obligation to pay rent to the Transferee must commence on the effective date of the Lease Amendment incorporating the Novation Agreement, and subject to, and contingent upon, the transferee completing vendorization in the VA’s EFT system and local medical center vendor and payment system.

D. If the LCO determines that recognizing the Transferee as the Lessor will not be in the Government's interest, the Transferor must remain fully liable to the Government for the Transferee's performance of obligations under the Lease, notwithstanding the transfer. Under no condition must 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 that have been paid in full or completely set off against the rental payments due under the Lease.

E. As a condition for being recognized as the Lessor and entitlement to receiving rent, the Transferee must register in the System for Award

Management (SAM) for purposes of “All Awards” (See FAR 52.232-33), and complete all required representations and certifications within SAM.

In addition, for leases FSL III or above, the Transferee must also complete 552.270-33 Foreign Ownership and Financing Representation for High-Security Leased Space. This representation must be completed annually.

F. 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.

2.05 OPERATING COSTS ADJUSTMENT (FEB 2026)

There will be no operating costs adjustments. No operating cost adjustments tied to inflation or any inflation‑based measure, including the Consumer Price Index (CPI), are contemplated or permitted under this Lease.

2.06 REAL ESTATE TAX ADJUSTMENT (MAY 2026)

No tax adjustments are contemplated or permitted under this Lease. The Lessor is solely responsible for all Real Estate Taxes assessed against the Property, and the Government will not make any payments, reimbursements, or adjustments related to increases or decreases in Real Estate Taxes.

2.07 ADDITIONAL POST-AWARD FINANCIAL AND TECHNICAL DELIVERABLES (FEB 2026)

If not provided prior to award, Lessor will provide fully executed documentation showing ownership or authority to control space within 30 days of lease award. Failure to provide proof of ownership is grounds for termination for default, at the LCO's discretion, and the Government will be relieved of all obligations to the Lessor in such an event and not be liable to the Lessor for any costs, claims or damages of any nature whatsoever.

A. Within 7 days after design has commenced as provided in paragraph titled “Schedule for Completion of Space”, if requested the Lessor must provide to the LCO (or representative designated by the LCO) evidence of:

1. A firm commitment of funds in an amount sufficient to perform the work necessary to prepare the Space and all costs associated with bringing the space into full compliance with Government requirements. Failure to provide proof of funds is grounds for termination for default, at the LCO’s discretion, and the Government will be relieved of all obligations to the Lessor in such event and not liable to the Lessor for any costs, claims, or damages of any nature whatsoever.

2. The names of at least two proposed construction contractors, as well as evidence of the contractors’ experience, competency, and performance capabilities with construction similar in scope to that which is required herein.

3. If not provided prior to award, Lessor will provide fully executed documentation showing ownership or authority to control space within 7 days of lease award. Failure to provide proof of ownership is grounds for termination for default, at the LCO's discretion, and the Government will be relieved of all obligations to the Lessor in such an event and not be liable to the Lessor for any costs, claims or damages of any nature whatsoever. VA’s delay in terminating does not remove VA’ right to terminate if the Lessor fails to show ownership within 7 days after award.

B. The Government must have the right to terminate for default or withhold acceptance of design intent drawings (DIDs) until the conditions specified in sub-paragraph A has been satisfied by Lessor. Failure by the Lessor to timely meet the requirement of sub-paragraphs A will be considered delay by the Lessor.

C. Within ten (10) calendar days after the LCO issues the Notice To Proceed (NTP) for TI construction, the Lessor must provide to the LCO evidence of:

1. Award of a construction contract for TIs with a firm completion date. This date must be in accordance with the construction schedule for TIs as described in the “Schedule for Completion of Space” paragraph of this Lease. The award must be made to the subcontractor(s) who were submitted at the time of proposal unless the LCO pre-approves changing the proposed subcontractors. Delay due to time required for VA to approve Lessor’s proposed subcontractors is a Lessor delay and is not an excusable delay, liquidated damages apply Any change of subcontractors does not increase TI fixed price.

2. Issuance of required permits for construction of the TIs.

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2.08 ENTITY NAME (OCT 2023)

Lessor may not use Federal agency name(s) and/or acronym(s), e.g., Department of Veterans Affairs, VA, in its entity name that owns and/or leases Space to VA.

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SECTION 3 CONSTRUCTION STANDARDS AND SHELL COMPONENTS

NOTE: The Government accepts the Leased Space in its current condition relative to the layout of the building. The Government does not anticipate performing any major renovation or buildout to the premises, other than light renovation, IT closet addition/upgrades, or bare minimum TI, preferably limited to light architectural finishes such as painting, carpet, and security enhancements. The intent of this section is to establish minimum Leased Space standards of the building shell and existing buildout of the space. The Leased Space shall meet the minimum building standards described in Lease Section 3 – Constructions Standards and Shell Components, and Section 5 – Tenant Improvement Components. The Offeror shall identify any differences between the existing offered Leased Space and that described in the Lease.

3.01 WORK PERFORMANCE (FEB 2026)

All work in performance of this Lease must be done by skilled workers or mechanics and must be acceptable to the LCO. The LCO may reject the Lessor’s workers 1) if such are unlicensed, unskilled, or otherwise incompetent, or 2) if such have demonstrated a history of either untimely or otherwise unacceptable performance in connection with work carried out in conjunction with either this contract or other government or private contracts.

3.02 EXISTING FIT-OUT, SALVAGED, OR REUSED BUILDING MATERIAL (FEB 2026)

A. The Lessor must reuse items or materials in the construction phase of the project, as long as such meet the quality standards set forth by the

Government in this Lease.

B. The Government will not pay for existing fixtures and other TIs accepted in place.

C. This is not a separately priced line item, any cost associated with salvage or reuse is included in the TI total cost.

3.03 CONSTRUCTION WASTE MANAGEMENT (FEB 2026) INTENTIONALLY DELETED

3.04 WOOD PRODUCTS (FEB 2026)

A. Particle board, medium-density fiberboard, and hardwood plywood must be free of formaldehyde and labeled as Toxic Substances Control Act

(TSCA) Title VI compliant. Other wood types such as strawboard must be free of formaldehyde or sufficiently aged prior to use such that indoor air levels in the finished leased space must not exceed 0.016 parts per million (ppm) of formaldehyde.

B. All materials comprised of combustible substances, such as wood plywood and wood boards, must be treated with fire retardant chemicals by a pressure impregnation process or other methods that treats the materials throughout as opposed to surface treatment.

3.05 ADHESIVES AND SEALANTS (FEB 2026)

All adhesives employed (including, but not limited to, adhesives for carpet, carpet tile, plastic laminate, wall coverings, adhesives for wood, or sealants) must meet the requirements of the manufacturer of the products adhered or involved. The Lessor must use adhesives and sealants with no heavy metals, and that do not result in indoor air levels above 0.016 parts per million (ppm) of formaldehyde. Adhesives and other materials used for the installation of carpets must be limited to those having a flash point of 140 degrees F or higher.

3.06 BUILDING SHELL REQUIREMENTS (FEB 2026)

A. The Building Shell must be designed, constructed, and maintained in accordance with the standards set forth herein and completed prior to acceptance of Space. For pricing, fulfillment of all requirements not specifically designated as TIs, Operating Costs, or other rent components as indicated must be deemed included in the Shell Rent.

B. Base structure and Building enclosure components must be complete. All common areas accessible by the Government, such as lobbies, fire egress corridors and stairwells, elevators, garages, and service areas, must be complete. Restrooms must be complete and operational. All newly installed Building shell components, including but not limited to, heating, ventilation, and air conditioning (HVAC), electrical, ceilings, sprinklers, etc., must be furnished, installed, and coordinated with TIs. Circulation corridors are provided as part of the base Building only on multi-tenanted floors where the corridor is common to more than one tenant. On single tenant floors, only the fire egress corridor(s) necessary to meet code is provided as part of the shell.

C. The Building Shell rental rate must also include, but is not limited to, costs included listed under Section II of GSA Form 1217, Lessor’s Annual

Cost Statement, including insurance, taxes, lease commission and management, in addition to profit, reserve costs and loan financing for the Building.

D. All building systems, structure, and fixtures, including those added at TI that are installed permanently or built into the shell, are defined as Building Shell for the purpose of Lessor maintenance, unless otherwise indicated.

3.07 RESPONSIBILITY OF THE LESSOR AND LESSOR’S ARCHITECT/ENGINEER (FEB 2026)

A. The Lessor must be responsible for the professional quality, technical accuracy, and the coordination of all designs, drawings, specifications, and other services furnished by the Lessor under this contract. The Lessor must, without additional compensation, correct or revise any errors or deficiencies in its designs, drawings, specifications, or other services.

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B. The Lessor remains solely responsible for designing, constructing, operating, and maintaining the leased premises in full accordance with the requirements of the Lease. The Government retains the right to review and approve all aspects of the Lessor’s design, including without limitation, review of the Lessor’s design and construction drawings, shop drawings, product data, finish samples, and completed base building and TI construction. Such review and approval are intended to identify potential design flaws, to minimize costly misdirection of effort, and to assist the Lessor in its effort to monitor whether such design and construction comply with applicable laws and satisfy all Lease requirements.

C. Neither the Government’s review, approval or acceptance of, nor payment through rent of the services required under this contract, must be construed to operate as a waiver of any rights under this contract or of any cause of action arising out of the performance of this contract, and the Lessor must be and remain liable to the Government in accordance with applicable law for all damages to the Government caused by the Lessor’s negligent performance of any of the services required under this Lease.

D. The Lessor must provide design and construction and performance information to space planners, architects, engineers, construction subcontractors, etc., all information required whether it is found in this Lease, special requirements and attachments, price lists, or design intent drawings.

3.08 VESTIBULES (FEB 2026)

A. Vestibules must be provided at public entrances wherever entry to the Space is directly from the outside. In the event of negative air pressure conditions, provisions must be made for equalizing air pressure. For measurement purposes, vestibules are considered building support space and not ABOA.

B. The Lessor must provide permanent entryway systems (such as grilles or grates) to control dirt and particulates from entering the Building at all primary exterior entryways.

3.09 MEANS OF EGRESS (FEB 2026)

A. Prior to occupancy, the Premises and any parking garage areas must meet or will be upgraded to meet, either the applicable egress requirements in the National Fire Protection Association, Life Safety Code (NFPA 101), or the International Code Council, International Building Code (IBC), each current as of the Lease Award Date, or use an alternative approach or method that achieves an equivalent level of safety deemed acceptable by the Government.

B. The Space must have unrestricted access to a minimum of two remote exits on each floor of Government occupancy.

C. Interlocking or scissor stairs located on the floor(s) where Space is located must only count as one exit stair.

D. A fire escape located on the floor(s) where Space is located must not be counted as an approved exit stair.

E. Doors must not be locked in the direction of egress unless equipped with special locking hardware in accordance with requirements of NFPA

101 or the IBC.

3.10 AUTOMATIC FIRE SPRINKLER SYSTEM (FEB 2026)

A. Any portion of the Space located below-grade, including parking garage areas, and all areas in a Building referred to as "hazardous areas"

(defined in National Fire Protection Association (NFPA) 101) that are located within the entire Building (including non-Government areas) must be protected by an automatic fire sprinkler system or an equivalent level of safety.

B. For Buildings in which any portion of the Space on or above the sixth floor, then, at a minimum, the Building up to and including the highest floor of Government occupancy must be protected by an automatic fire sprinkler system or an equivalent level of safety.

C. For Buildings in which the Government occupies, either through this Lease or in combination with other Government Leases in the Building any portion of the Space is on or above the sixth floor, and lease of the Space will result, either individually or in combination with other Government Leases in the Building, in the Government leasing 35,000 or more ANSI/BOMA Occupant Area SF of Space in the Building, then the entire Building must be protected throughout by an automatic fire sprinkler system or an equivalent level of safety.

D. Automatic fire sprinkler system(s) must be installed in accordance with the requirements of NFPA 13, Standard for the Installation of Sprinkler

Systems that was in effect on the actual date of installation.

E. Automatic fire sprinkler system(s) must be maintained in accordance with the requirements of NFPA 25, Standard for the Inspection, Testing, and Maintenance of Water-based Fire Protection Systems (current as of the Lease Award Date).

F. "Equivalent level of safety" means an alternative design or system (which may include automatic fire sprinkler systems), based upon fire protection engineering analysis, which achieves a level of safety equal to or greater than that provided by automatic fire sprinkler systems.

3.11 FIRE ALARM SYSTEM (FEB 2026)

A. A Building-wide fire alarm system must be installed in the entire Building in which any portion of the Space is located on the 3rd floor or higher.

B. The fire alarm system must be installed in accordance with the requirements of NFPA 72, National Fire Alarm and Signaling Code, that was in effect on the actual date of installation.

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C. The fire alarm system must be maintained in accordance with the requirements of NFPA 72, National Fire Alarm and Signaling Code (current as of the Lease Award Date).

D. The fire alarm system must transmit all fire alarm signals to the local fire department via any of the following means: directly to the local fire department, to the (911) public communications center, to a central station, to a remote supervising station, or to a proprietary supervising station.

E. If the Building’s fire alarm control unit is over 25 years old as of the date of award of this Lease, Lessor must install a new fire alarm system in accordance with the requirements of NFPA 72, National Fire Alarm and Signaling Code (current as of the Lease Award Date), prior to Government acceptance and occupancy of the Space.

3.12 ENERGY INDEPENDENCE AND SECURITY ACT (FEB 2026)

A. Energy-related Requirements.

1. The Energy Independence and Security Act (EISA) establishes the following requirements for Government Leases in Buildings that have not earned the ENERGY STAR® Label conferred by the Environmental Protection Agency (EPA) within one year prior to the due date for final proposal revisions (“most recent year”).

2. If this Lease was awarded under any of EISA's Section 435 statutory exceptions, the Lessor must either:

a. Earn the ENERGY STAR® Label prior to acceptance of the Space (or not later than one year after the Lease Award Date of a succeeding or superseding Lease); or

b. I. Complete energy efficiency and conservation improvements if any, agreed to by Lessor in lieu of earning the ENERGY STAR® Label prior to acceptance of the Space (or not later than one year after the Lease Award Date of a succeeding or superseding Lease); and

II. Obtain and publicly disclose the Building’s current ENERGY STAR® score (using EPA’s Portfolio Manager tool), unless the Lessor cannot access whole building utility consumption data, or there is no building category within Portfolio Manager to benchmark against, including spaces—

(i) That are located in States with privacy laws that provide that utilities must not provide such aggregated information to multitenant building owners; and

(ii) For which tenants do not provide energy consumption information to the commercial building owner in response to a request from the building owner. (A Federal agency that is a tenant of the space must provide to the building owner, or authorize the owner to obtain from the utility, the energy consumption information of the space for the benchmarking and disclosure required by this subparagraph D).

(iii) That cannot be benchmarked (scored) using EPA’s Portfolio Manager tool because of excessive vacancy; in which case Lessor agrees to obtain the score and publicly disclose it within 120 days of the eligibility to obtain a score using the EPA Portfolio Manager tool.

Note: “public disclosure” means posting the Energy Star® score on state or local websites in those areas that have applicable disclosure mandates and reporting the score to the Government via Portfolio Manager. In the absence of an applicable state or local disclosure mandate, Lessor must either generate and display the Energy Star® score in a public space at the building location or post the score on Lessor’s or Lessor’s Parent/Affiliate website.

3. If this Lease was awarded to a Building to be built or to a Building predominantly vacant as of the due date for final proposal revisions and was unable to earn the ENERGY STAR® label for the most recent year (as defined above) due to insufficient occupancy, but was able to demonstrate sufficient evidence of capability to earn the ENERGY STAR® label, then Lessor must earn the ENERGY STAR® label within 18 months after occupancy by the Government.

B. Hydrology-related Requirements. Per EISA Section 438, the sponsor of any development or redevelopment project involving a Federal facility with a footprint that exceeds 5,000 square feet must use site planning, design, construction, and maintenance strategies for the property to maintain or restore, to the maximum extent technically feasible, the predevelopment hydrology of the Property with regard to the temperature, rate, volume, and duration of flow.