<SEC-DOCUMENT>0001600626-15-000013.txt : 20150323
<SEC-HEADER>0001600626-15-000013.hdr.sgml : 20150323
<ACCEPTANCE-DATETIME>20150323110445
ACCESSION NUMBER:		0001600626-15-000013
CONFORMED SUBMISSION TYPE:	8-K
PUBLIC DOCUMENT COUNT:		2
CONFORMED PERIOD OF REPORT:	20150317
ITEM INFORMATION:		Entry into a Material Definitive Agreement
ITEM INFORMATION:		Financial Statements and Exhibits
FILED AS OF DATE:		20150323
DATE AS OF CHANGE:		20150323

FILER:

	COMPANY DATA:	
		COMPANY CONFORMED NAME:			Griffin Capital Essential Asset REIT II, Inc.
		CENTRAL INDEX KEY:			0001600626
		STANDARD INDUSTRIAL CLASSIFICATION:	REAL ESTATE INVESTMENT TRUSTS [6798]
		IRS NUMBER:				464654479

	FILING VALUES:
		FORM TYPE:		8-K
		SEC ACT:		1934 Act
		SEC FILE NUMBER:	333-194280
		FILM NUMBER:		15718032

	BUSINESS ADDRESS:	
		BUSINESS PHONE:		3106065900

	MAIL ADDRESS:	
		STREET 1:		GRIFFIN CAPITAL PLAZA
		STREET 2:		1520 GRAND AVENUE
		CITY:			EL SEGUNDO
		STATE:			CA
		ZIP:			90245
</SEC-HEADER>
<DOCUMENT>
<TYPE>8-K
<SEQUENCE>1
<FILENAME>gcear2-form8xkrepropertyma.htm
<DESCRIPTION>8-K
<TEXT>
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<a name="sbb83e8390ebf40df9471d1f7ee5e5975"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;text-align:center;font-size:16pt;"><font style="font-family:inherit;font-size:7.5pt;">&#160;</font><font style="font-family:inherit;font-size:12pt;">&#32;</font><font style="font-family:inherit;font-size:16pt;font-weight:bold;">UNITED STATES </font></div><div style="line-height:120%;text-align:center;font-size:16pt;"><font style="font-family:inherit;font-size:16pt;font-weight:bold;">SECURITIES AND EXCHANGE COMMISSION </font></div><div style="line-height:120%;text-align:center;font-size:12pt;"><font style="font-family:inherit;font-size:12pt;font-weight:bold;">Washington, D.C. 20549 </font></div><div style="line-height:120%;text-align:left;font-size:7pt;"><font style="font-family:inherit;font-size:7pt;">&#160;</font></div><div style="line-height:120%;text-align:center;font-size:20pt;"><font style="font-family:inherit;font-size:20pt;font-weight:bold;">Form 8-K </font></div><div style="line-height:120%;text-align:left;font-size:7pt;"><font style="font-family:inherit;font-size:7pt;">&#160;</font></div><div style="line-height:120%;text-align:center;font-size:14pt;"><font style="font-family:inherit;font-size:14pt;font-weight:bold;">Current Report </font></div><div style="line-height:120%;text-align:center;font-size:14pt;"><font style="font-family:inherit;font-size:14pt;font-weight:bold;">Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 </font></div><div style="line-height:120%;text-align:left;font-size:12pt;"><font style="font-family:inherit;font-size:12pt;">&#160;</font></div><div style="line-height:120%;text-align:center;font-size:12pt;"><font style="font-family:inherit;font-size:12pt;font-weight:bold;">Date of Report (Date of earliest event reported):&#160;&#160;March 17, 2015</font></div><div style="line-height:120%;text-align:left;font-size:7pt;"><font style="font-family:inherit;font-size:7pt;">&#160;</font></div><div style="line-height:120%;text-align:center;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div><div style="line-height:120%;text-align:center;font-size:22pt;"><font style="font-family:inherit;font-size:22pt;font-weight:bold;">Griffin Capital Essential Asset REIT II, Inc. </font></div><div style="line-height:120%;text-align:center;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">(Exact name of registrant as specified in its charter)</font></div><div style="line-height:120%;text-align:left;font-size:7pt;"><font style="font-family:inherit;font-size:7pt;">&#160;</font></div><div style="line-height:120%;text-align:center;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div><div style="line-height:120%;text-align:center;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div><div style="line-height:120%;text-align:center;font-size:12pt;"><font style="font-family:inherit;font-size:12pt;font-weight:bold;">Commission File Number:&#160;&#160;333-194280</font></div><div style="line-height:120%;text-align:left;font-size:7pt;"><font style="font-family:inherit;font-size:7pt;">&#160;</font></div><div style="line-height:120%;text-align:center;font-size:12pt;"><div style="padding-left:0px;text-indent:0px;line-height:normal;padding-top:10px;"><table cellpadding="0" cellspacing="0" style="font-family:Times New Roman;font-size:10pt;margin-left:auto;margin-right:auto;width:91.40625%;border-collapse:collapse;text-align:left;"><tr><td colspan="3"></td></tr><tr><td width="59%"></td><td width="3%"></td><td width="38%"></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:center;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;font-weight:bold;">MD</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:7pt;"><font style="font-family:inherit;font-size:7pt;">&#160;&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:center;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;font-weight:bold;">46-4654479</font></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:center;font-size:12pt;"><font style="font-family:inherit;font-size:10pt;">(State or other jurisdiction of</font><font style="font-family:inherit;font-size:12pt;">&#160;</font><font style="font-family:inherit;font-size:10pt;">incorporation)</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:7pt;"><font style="font-family:inherit;font-size:7pt;">&#160;&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:center;font-size:12pt;"><font style="font-family:inherit;font-size:10pt;">(IRS Employer</font><font style="font-family:inherit;font-size:12pt;">&#160;</font><font style="font-family:inherit;font-size:10pt;">Identification No.)</font></div></td></tr></table></div></div><div style="line-height:120%;text-align:left;font-size:7pt;"><font style="font-family:inherit;font-size:7pt;">&#160;</font></div><div style="line-height:120%;text-align:center;font-size:12pt;"><font style="font-family:inherit;font-size:12pt;font-weight:bold;">Griffin Capital Plaza, 1520 E. Grand Avenue, El Segundo, CA 90245</font></div><div style="line-height:120%;text-align:center;font-size:12pt;"><font style="font-family:inherit;font-size:10pt;">(Address of principal executive offices, including zip code)</font><font style="font-family:inherit;font-size:12pt;">&#32;</font></div><div style="line-height:120%;text-align:left;font-size:7pt;"><font style="font-family:inherit;font-size:7pt;">&#160;</font></div><div style="line-height:120%;text-align:center;font-size:12pt;"><font style="font-family:inherit;font-size:12pt;font-weight:bold;">(310) 469-6100 </font></div><div style="line-height:120%;text-align:center;font-size:12pt;"><font style="font-family:inherit;font-size:10pt;">(Registrant&#8217;s telephone number, including area code)</font><font style="font-family:inherit;font-size:12pt;">&#32;</font></div><div style="line-height:120%;text-align:left;font-size:7pt;"><font style="font-family:inherit;font-size:7pt;">&#160;</font></div><div style="line-height:120%;text-align:center;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div><div style="line-height:120%;text-align:center;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;font-weight:bold;">None</font></div><div style="line-height:120%;text-align:center;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">(Former name or former address, if changed since last report) </font></div><div style="line-height:120%;text-align:center;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div><div style="line-height:120%;text-align:center;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div><div style="line-height:120%;text-align:left;font-size:12pt;"><font style="font-family:inherit;font-size:7pt;">&#160;</font><font style="font-family:inherit;font-size:12pt;">&#32;</font></div><div style="line-height:120%;padding-bottom:16px;text-align:left;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;font-weight:bold;">Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:</font></div><div style="line-height:120%;text-align:left;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;font-weight:bold;">[&#160;&#160;]&#160;&#160; Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)</font></div><div style="line-height:120%;text-align:left;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div><div style="line-height:120%;text-align:left;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;font-weight:bold;">[&#160;&#160;]&#160;&#160; Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)</font></div><div style="line-height:120%;text-align:left;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div><div style="line-height:120%;text-align:left;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;font-weight:bold;">[&#160;&#160;]&#160;&#160; Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))</font></div><div style="line-height:120%;text-align:left;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div><div style="line-height:120%;text-align:left;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;font-weight:bold;">[&#160;&#160;]&#160;&#160; Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c)) </font></div><div style="line-height:120%;text-align:left;font-size:12pt;"><font style="font-family:inherit;font-size:7pt;">&#160;</font><font style="font-family:inherit;font-size:12pt;">&#32;</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">&#160;</font></div><div style="line-height:120%;text-align:left;font-size:9pt;"><font style="font-family:inherit;font-size:9pt;"><br></font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;"><br></font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;"><br></font></div><br><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><hr style="page-break-after:always"><a name="sbb83e8390ebf40df9471d1f7ee5e5975"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Item 1.01.</font><font style="font-family:inherit;font-size:11pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Entry into a Material Definitive Agreement</font></div><div style="line-height:120%;padding-bottom:12px;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">On March 17, 2015, Griffin Capital Essential Asset REIT II, Inc. (the "Registrant") entered into a Master Property Management, Leasing, and Construction Management Agreement (the "Agreement") with Griffin Capital Essential Asset Operating Partnership II, L.P., the Registrant's operating partnership, and Griffin Capital Essential Asset Property Management II, LLC, the Registrant's property manager (the "Property Manager").</font></div><div style="line-height:120%;padding-bottom:12px;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Pursuant to the Agreement, the Registrant shall pay the Property Manager a property management fee of up to 3% of the gross monthly income collected from each property managed by the Property Manager for the preceding month.  The Property Manager may pay some or all of such fees to third parties with whom it subcontracts to perform property management services.  In the event the Registrant contracts directly with a non-affiliated third-party property manager with respect to a particular property, or a particular property is self-managed by the tenant, the Registrant shall pay the Property Manager an oversight fee equal to 1% of the gross monthly income of the property managed.  In no event with the Registrant pay both a property management fee and an oversight fee to the Property Manager with respect to a particular property.</font></div><div style="line-height:120%;padding-bottom:12px;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">In addition, the Registrant may pay the Property Manager a leasing commission in an amount equal to the commission customarily charged by others rendering similar services in the same geographic area. The Registrant may also pay the Property Manager or its designees a construction management fee for planning and coordinating the construction of any tenant directed improvements for which the Registrant is responsible to perform pursuant to lease concessions, including tenant-paid finish-out or improvements. The construction management fee will be equal to 5% of the cost of improvements if the cost of the improvements is less than or equal to $100,000, and 3% of the total cost of improvements if the cost of improvements exceeds $100,000.</font></div><div style="line-height:120%;padding-bottom:12px;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Also pursuant to the Agreement, all costs and expenses incurred by the Property Manager on behalf of the Registrant in fulfilling its duties to the Registrant will be paid or reimbursed by the Registrant. Such costs and expenses may include, but are not limited to, reasonable wages and salaries of on-site and offsite employees of the Property Manager who are directly engaged in the operation, management, maintenance, leasing, construction, or access control of the Registrant's properties, including taxes, insurance and benefits relating to such employees, along with the legal, travel and other out-of-pocket expenses that are directly related to the management and leasing of specific properties owned by the Registrant. The Property Manager will also allocate a portion of its office, administrative and supplies expense to the Registrant to the extent directly related to the foregoing reasonable reimbursable expenses for the management of the Registrant's properties.</font></div><div style="line-height:120%;padding-bottom:12px;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">The Agreement contains a number of other customary terms and conditions.  The foregoing summary of the material terms of the Agreement is qualified in its entirety by the Agreement, which is attached as Exhibit 10.1 to this Current Report on Form 8-K and incorporated herein by reference.</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Item 9.01.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Financial Statements and Exhibits</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;padding-left:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(d)&#160;&#160;&#160;&#160;Exhibits.</font></div><table cellpadding="0" cellspacing="0" style="padding-bottom:14px;font-family:Times New Roman; font-size:10pt;"><tr><td style="width:96px;"></td><td></td></tr><tr><td style="vertical-align:top"><div style="line-height:120%;font-size:11pt;padding-left:48px;"><font style="font-family:inherit;font-size:11pt;">10.1</font></div></td><td style="vertical-align:top;"><div style="line-height:120%;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Master Property Management, Leasing, and Construction Management Agreement, dated March 17, 2015</font></div></td></tr></table><br><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><hr style="page-break-after:always"><a name="sbb83e8390ebf40df9471d1f7ee5e5975"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Signature(s) </font></div><div style="line-height:120%;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">&#160;</font></div><div style="line-height:120%;text-align:left;text-indent:33px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized. </font></div><div style="line-height:120%;text-align:left;text-indent:33px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;"><br></font></div><div style="line-height:120%;text-align:center;text-indent:33px;font-size:11pt;"><div style="padding-left:0px;text-indent:0px;line-height:normal;padding-top:10px;"><table cellpadding="0" cellspacing="0" style="font-family:Times New Roman;font-size:10pt;margin-left:auto;margin-right:auto;width:640px;border-collapse:collapse;text-align:left;"><tr><td colspan="3"></td></tr><tr><td width="288px"></td><td width="50px"></td><td width="301px"></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Griffin Capital Essential Asset REIT II, Inc.</font></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Date:  March 23, 2015</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:right;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">By:</font></div></td><td style="vertical-align:bottom;border-bottom:1px solid #000000;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">/s/ Howard S. Hirsch</font></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Howard S. Hirsch</font></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Vice President and Secretary</font></div></td></tr></table></div></div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div><br><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div>	</body>
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<DOCUMENT>
<TYPE>EX-10.1
<SEQUENCE>2
<FILENAME>exhibit101-masterpropertym.htm
<DESCRIPTION>EXHIBIT 10.1
<TEXT>
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<a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Master Property Management, Leasing </font></div><div style="line-height:120%;padding-bottom:14px;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;font-weight:bold;">and Construction Management Agreement </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">This Master Property Management, Leasing and Construction Management Agreement (&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Agreement</font><font style="font-family:inherit;font-size:11pt;">&#8221;) is made and entered into as of the 17th day of March, 2015, by and among Griffin Capital Essential Asset REIT II, Inc., a Maryland corporation (the &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">REIT</font><font style="font-family:inherit;font-size:11pt;">&#8221;), Griffin Capital Essential Asset Operating Partnership II, L.P., a Delaware limited partnership (the &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Operating Partnership</font><font style="font-family:inherit;font-size:11pt;">&#8221;), and Griffin Capital Essential Asset Property Management II, LLC, a Delaware limited liability company (&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Manager</font><font style="font-family:inherit;font-size:11pt;">&#8221;). </font></div><div style="line-height:120%;padding-bottom:14px;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;font-weight:bold;text-decoration:underline;">Background</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">&#32;</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;font-weight:bold;">WHEREAS</font><font style="font-family:inherit;font-size:11pt;">, the Operating Partnership was organized to acquire, own, operate, lease and manage real estate properties on behalf of the REIT. Owner (as defined below) intends to retain Manager to manage, coordinate the leasing of, and manage construction activities related to, certain real estate properties acquired for the benefit of the REIT under the terms and conditions set forth herein; and</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;font-weight:bold;">WHEREAS</font><font style="font-family:inherit;font-size:11pt;">, the parties hereto desire to enter into this Agreement on the terms and conditions hereof.</font></div><div style="line-height:120%;padding-bottom:14px;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;font-weight:bold;text-decoration:underline;">Agreement</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">&#32;</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Now, Therefore</font><font style="font-family:inherit;font-size:11pt;">, in consideration of the premises and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;text-decoration:underline;">Definitions</font><font style="font-family:inherit;font-size:11pt;">. Except as otherwise specified or as the context may otherwise require, the following terms have the respective meanings set forth below for all purposes of this Agreement, and the definitions of such terms are equally applicable both to the singular and plural forms thereof: </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1.1.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Advisor</font><font style="font-family:inherit;font-size:11pt;">&#8221; means Griffin Capital Essential Asset Advisor II, LLC, a Delaware limited liability company, or any person or entity to which Griffin Capital Essential Asset Advisor II, LLC, or any successor advisor transfers, assigns or subcontracts substantially all of its functions under that certain Advisory Agreement dated July 31, 2014, as may be amended from time to time. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1.2.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Affiliate</font><font style="font-family:inherit;font-size:11pt;">&#8221; of another Person includes only the following: (i) any Person directly or indirectly controlling, controlled by, or under common control with such other Person; (ii) any Person directly or indirectly owning, controlling, or holding with the power to vote 10% or more of the outstanding voting securities of such other Person; (iii) any legal entity for which such Person acts as an executive officer, director, trustee, or general partner; (iv) any Person 10% or more of whose outstanding voting securities are directly or indirectly owned, controlled, or held, with power to vote, by such other Person; and (v) any executive officer, director, trustee, or general partner of such other Person. Manager shall not be deemed to control or be under common control with another Griffin Capital Corporation-sponsored program unless (i) Manager owns 10% or more of the voting equity interests of such program or (ii) a majority of the board (or equivalent governing body) of such program is comprised of Affiliates of Manager. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1.3.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Improvements</font><font style="font-family:inherit;font-size:11pt;">&#8221; means buildings, structures, and equipment from time to time located on the Properties and all parking and common areas located on the Properties. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1.4.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Lease</font><font style="font-family:inherit;font-size:11pt;">&#8221; means, unless the context otherwise requires, any lease or sublease made by Owner as landlord or by its predecessor. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1.5.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Lender</font><font style="font-family:inherit;font-size:11pt;">&#8221; means the holder, from time to time, of a first mortgage encumbering the Property as security for any financing provided by such holder or for other indebtedness owed to such holder. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1.6. </font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Owner</font><font style="font-family:inherit;font-size:11pt;">&#8221; means the Operating Partnership, the REIT, each of their direct and indirect subsidiaries and any joint venture, limited liability company or other Affiliate of Owner in which Owner owns an interest and which owns, in whole or in part, any Properties or Improvements. </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1.7.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Ownership Agreements</font><font style="font-family:inherit;font-size:11pt;">&#8221; has the meaning set forth in Section 2.3.B hereof. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1.8.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Person</font><font style="font-family:inherit;font-size:11pt;">&#8221; means any natural person, partnership, corporation, association, trust, limited liability company or other legal entity. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1.9. </font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Properties</font><font style="font-family:inherit;font-size:11pt;">&#8221; means all real estate properties owned by Owner and all tracts acquired by Owner in the future containing income-producing Improvements or on which Owner will construct income-producing Improvements. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">1.10</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Total Management Fees</font><font style="font-family:inherit;font-size:11pt;">&#8221; has the meaning set forth in Section 4 hereof.</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">2.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;text-decoration:underline;">Appointment of Manager; Services To Be Performed</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">2.1.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Appointment of Manager</font><font style="font-family:inherit;font-size:11pt;">. Owner hereby engages and retains Manager as the sole and exclusive manager of the Properties to perform such functions as are specified herein. Manager hereby accepts such appointment on the terms and conditions hereinafter set forth. It being understood that this Agreement causes Manager to be, at law, Owner&#8217;s agent with respect to the Properties but only for the limited purposes set forth herein upon the terms contained herein. Owner represents that it has authority to grant such agency power. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">2.2.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Dealings with Advisor</font><font style="font-family:inherit;font-size:11pt;">. Unless Owner specifically informs Manager to the contrary, Advisor may perform any of the obligations or exercise any of the rights of Owner under this Agreement; provided that any actions that Advisor takes on behalf of Owner pursuant hereto are subject to the terms of any agreements between Advisor and Owner, and this Section 2.2 does not expand or modify the authority of Advisor to act on behalf of Owner. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">2.3.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">General</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">A.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Efforts of Manager</font><font style="font-family:inherit;font-size:11pt;">. Manager agrees to perform its duties under this Agreement and to use reasonable commercial efforts to enhance the Properties&#8217; ability to generate income. Manager&#8217;s services are to be of scope and quality not less than those generally performed by professional managers of other similar properties in the areas in which Properties are located. Manager shall make available to Owner the full benefit of the judgment, experience and advice of the members of Manager&#8217;s organization and staff with respect to the policies to be pursued by Owner relating to the management, operation, leasing, construction and/or buildout of the Properties. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">B.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Ownership Agreements</font><font style="font-family:inherit;font-size:11pt;">. Manager has received copies of agreements of limited partnership, joint venture partnership agreements, operating agreements, articles of incorporation and bylaws of  Owner and its Affiliates (collectively, the &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Ownership Agreements</font><font style="font-family:inherit;font-size:11pt;">&#8221;), as applicable, and mortgages on all Properties and is familiar with the terms thereof. Manager will use reasonable care to avoid any act or omission which, in the performance of its duties hereunder, in any way conflicts with the terms of the Ownership Agreements or the mortgages in the absence of the express direction of the Board of Directors of the REIT, and Manager shall promptly notify Owner if any such conflict arises. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">2.4.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Specific Duties as Property Manager</font><font style="font-family:inherit;font-size:11pt;">. Manager&#8217;s duties as property manager for the Properties include the following: </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">A.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Monies Collected</font><font style="font-family:inherit;font-size:11pt;">. Manager will collect all rent and other monies from tenants and any sums otherwise due Owner with respect to the Properties in the ordinary course of business in accordance with the terms and conditions of all Leases and other agreements for the use and occupancy of the Properties, including any other charges that may become due at any time from any tenant or from others for services provided in connection with the use and occupancy of the Properties. In collecting such monies, Manager will inform tenants of the Properties that all remittances are to be in the form of a check, money order or wire transfer. Owner authorizes Manager to request, demand, collect and receipt for all such rent and other monies and to institute legal proceedings in the name of Owner for the collection thereof and for the dispossession of any tenant in default under its Lease. All monies so collected shall be deposited in an Account (as defined in Section 2.4.K(1)). Manager shall not write-off any income items without the prior approval of Owner. </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">2</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">B.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Lease and Mortgage Obligations</font><font style="font-family:inherit;font-size:11pt;">. Manager will perform all duties of the landlord under all Leases insofar as such duties relate to operation, maintenance, and day-to-day management. Manager will also provide or cause to be provided, at Owner&#8217;s expense, all services normally provided to tenants of like premises, including where applicable and without limitation, gas, electricity or other utilities required to be furnished to tenants under Leases, normal repairs and maintenance, and cleaning and janitorial service. Manager shall use its commercially reasonable efforts to comply with the terms and conditions of all Leases and shall promptly advise Owner of any material breaches. Manager shall also perform all covenants and obligations required to be performed under the provisions of all mortgages, deeds of trust, deeds to secure debt or other like instrument to the extent that the performance of such covenants and obligations are within the day-to-day control of Manager or as may be requested by Owner. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">C.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Building Inspections</font><font style="font-family:inherit;font-size:11pt;">. Manager will conduct complete inspections of the Properties and the surrounding common areas and all of their mechanical facilities as is prudent to determine that the same are in good order and repair, but no less frequently than once semi-annually during the term of this Agreement; provided, however, that any Properties subject to triple-net Leases need only be inspected semi-annually. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">D.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Maintenance</font><font style="font-family:inherit;font-size:11pt;">. Manager will cause the Properties to be maintained in the same manner as similar properties in the area. Manager&#8217;s duties and supervision in this respect include, without limitation, cleaning of the interior and the exterior of the Improvements and the public common areas on the Properties and the making and supervision of repairs, alterations, and decoration of the Improvements, subject to and in strict compliance with this Agreement and the Leases. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">E.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Limitations on Expenditures</font><font style="font-family:inherit;font-size:11pt;">. Manager will not incur any costs other than those estimated in any approved budget or approved pro forma statements except for: </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(1)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">costs incurred in emergency situations in which action is immediately necessary for the preservation or safety of a Property, or for the safety of occupant or other person (or to avoid the suspension of any necessary service of the Property); </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(2)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">expenditures for real estate taxes and assessments that exceed the amount budgeted but only to the extent that such additional amounts are the result of a tax rate increase, or supplemental tax bills, if applicable, Property value reassessment or other assessment that occurs after the preparation of the budget; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(3)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">maintenance and repair costs that are individually under $10,000 so long as such costs in the aggregate do not exceed the amount budgeted for such items by more than 5%; and </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(4)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">maintenance supplies calling for an aggregate purchase price of less than $5,000. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">F.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Notice of Violations</font><font style="font-family:inherit;font-size:11pt;">. Manager will forward to Owner promptly upon receipt all notices of violation or other notices from any governmental authority, and board of fire underwriters or any insurance company, and shall make such recommendations regarding compliance with such notice as shall be appropriate. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">G.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Personnel</font><font style="font-family:inherit;font-size:11pt;">. Any personnel Manager hires to maintain and operate a Property shall be the employees or independent contractors of Manager and not of Owner. Manager agrees to use due care in the selection and supervision of such employees or independent contractors. Manager is responsible for the preparation of and shall timely file all payroll tax reports and timely make payments of all withholding and other payroll taxes with respect to each employee. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">H.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Utilities and Supplies</font><font style="font-family:inherit;font-size:11pt;">. Manager shall enter into or renew contracts for electricity, gas, steam, landscaping, fuel, oil, maintenance and other services as are customarily furnished or rendered in connection with the operation of similar properties in the area and shall order all necessary supplies and equipment required for the proper operation, maintenance and repair of the Properties. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">I.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Tenant Complaints</font><font style="font-family:inherit;font-size:11pt;">. Manager shall maintain business-like relations with the tenants of the Properties and respond to tenant complaints in a prudent, business-like manner. Manager shall maintain a record of </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">3</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">all tenant complaints and Manager&#8217;s response to such complaints which record shall be available for review by Owner. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">J.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Signs</font><font style="font-family:inherit;font-size:11pt;">. Manager shall place and remove, or cause to be placed and removed, such signs upon the Properties as Manager deems appropriate, subject, however, to the terms and conditions of the Leases and to any applicable ordinances and regulations. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">K.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Banking Accommodations</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(1)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Operating and Maintaining Bank Accounts</font><font style="font-family:inherit;font-size:11pt;">. Manager shall establish and maintain one or more separate checking accounts (each, an &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Account</font><font style="font-family:inherit;font-size:11pt;">&#8221;) in Owner&#8217;s name for funds relating to the Properties. All monies deposited from time to time in each Account shall be and remain the property of Owner and shall be withdrawn and disbursed by Manager for the account of Owner only as expressly permitted by this Agreement for the purposes of performing the obligations of Manager hereunder. No monies collected by Manager on Owner&#8217;s behalf shall be commingled with funds of Manager. Each Account shall be maintained, and monies shall be deposited therein and withdrawn therefrom, in accordance with the following: </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(a)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">All sums received from rents and other income from the Properties shall be promptly deposited by Manager in an Account. All checks drawn to the order of Owner or Advisor should be endorsed by Manager for deposit only and deposited in an Account. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(b)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Manager shall have the right to designate two or more persons who shall be authorized to draw against each Account, but only for purposes authorized by this Agreement. Manager may not under any circumstances write a check on an Account payable to or in favor of Manager or any Affiliate of Manager other than (i) to reimburse itself for expenditures made on behalf of the Properties, and (ii) to pay itself the Total Management Fees payable hereunder, provided that any such expenditure, reimbursement or fee shall be reflected in the monthly operating statement provided with respect to the month in which such expenditure or reimbursement is paid, and all proper procedures for payment have been followed. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(c)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">All sums due to Manager hereunder, whether for compensation, reimbursement for expenditures, or otherwise, as herein provided, shall be a charge against the operating revenues of the Properties and shall be paid and/or withdrawn by Manager from an Account in accordance with the terms of the approved budgets or pro formas and to the extent funds are available therefor after taking into account other required expenses of the Properties; provided, that if Manager has received a notice in accordance with Section 7.1 that it is in default of any material provision hereof and has not cured such default within ten (10) business days, then Manager shall refrain from and be prohibited from withdrawing funds from an Account pursuant to this Section 2.4.K(1)(c) until such default is cured and Owner has consented to a normal resumption of the activity provided for in this Section 2.4.K(1)(c). In the event that Manager determines that there are insufficient funds in the Accounts for the Properties to pay sums due to Manager hereunder and to pay the other expenses of the Properties, then Manager shall notify Owner in writing and Owner shall promptly make sufficient funds available to satisfy such obligations. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(d)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Unless otherwise directed by Owner, by the 30</font><font style="font-family:inherit;font-size:11pt;"><sup style="vertical-align:top;line-height:120%;font-size:7pt">th</sup></font><font style="font-family:inherit;font-size:11pt;">&#32;day of the first month following each calendar quarter, Manager shall forward to Owner net operating proceeds from the preceding quarter, retaining at all times, however a reserve for each Property provided in the budget as approved by Owner to meet unbudgeted contingencies. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(2)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Closing Bank Accounts</font><font style="font-family:inherit;font-size:11pt;">. All items relating to bank account closings are to be coordinated through Owner. Manager is required to process cash activity in accordance with any applicable termination agreement, purchase and sale agreement, merger agreement, etc. Manager is responsible for final bank account reconciliation at the time of close out or transfer of the account. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(3)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Bank Account Statements &amp; Reconciliation</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(a)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Bank account statements will be delivered (via U.S. Mail) to a mailing address stipulated by Manager directly from the banking institution to Manager&#8217;s accounting offices. </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">4</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(b)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Manager should reconcile all bank accounts in a timely manner and make available such reconciliation(s) on request. Manager shall provide explanations for any large, unusual or recurring reconciling items along with an indication as to when they will be resolved. Bank reconciliations must be reviewed, approved, and initialed by at least one accounting supervisor independent from the individual preparing the bank reconciliation. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(c)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Any issues relating to timely receipt of the monthly bank account statement (based on the established bank account statement cut-off date) should be directed towards the banking institution. Recurring problems relating to the timely receipt of statements should be brought to the attention of Owner. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(d)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Unless Owner specifically requires otherwise, bank account service charges/fees will be set up to be billed (by the banking institution) directly to the account. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(e)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Outstanding checks (over 6 months old) should be researched and resolved in accordance with instructions from Owner. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(4)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Failure of Depository Institution at which an Account is Located</font><font style="font-family:inherit;font-size:11pt;">. Manager shall have no liability to Owner for any amounts in an Account which are lost or not covered by insurance if the depository institution at which the Account is maintained fails or is otherwise placed in the control of a governmental or quasi governmental authority and the assets of the Account are thereby forfeited in whole or in part, provided such depository institution was selected with reasonable care. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">L.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Expenses</font><font style="font-family:inherit;font-size:11pt;">. Manager shall analyze all bills received for services, work and supplies in connection with the maintaining and operating the Properties, pay all such bills, and pay utility and water charges, sewer rent and assessments, and any other amount payable in respect to the Properties. Manager shall use reasonable commercial efforts to pay all bills within the time required to obtain discounts, if any. Owner may from time to time request that Manager forward certain bills to Owner promptly after receipt, and Manager shall comply with any such request. It is understood that the payment of real property taxes and assessment and insurance premiums will be paid out of an Account by Manager. All expenses shall be billed at net cost (i.e., less all commissions, discounts and allowances, however designed, but excluding rebates). Additionally, Manager will be held responsible for all Property Form 1099 reporting to the IRS. Form 1099s must be filed under Manager name and Manager taxpayer identification number (TIN), listing Manager as the &#8220;payer&#8221;. Manager will provide annually a signed declaration indicating compliance with Form 1099 reporting; Manager will provide this declaration to Owner with the February Quarterly Reporting Package. Penalties for misfilings are not to be charged to the Property, but are payable by Manager. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">M.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Other Cash Management Items</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(1)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">To the extent funds are available in an Account, Manager shall pay the operating expenses of the Properties (including, without limitation, sums due Manager under this Agreement) and any other payments relative to the Properties as required by the terms of this Agreement. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(2)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Any interest or other income earned on the assets of an Account shall be re-deposited in the Account, and shall for federal and state income tax purposes be deemed to be income of Owner. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(3)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Unless the bank account structure utilizes an automated cash concentration to Owner (e.g., zero balance account structure), amounts held in reserve should be forecasted for significant expenditures (e.g. real estate tax payments) and must be held in interest bearing vehicles until the funds are disbursed. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(4)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">If a Property has petty cash, it is Manager&#8217;s responsibility to ensure that petty cash is reconciled to general ledger and replenished on a monthly basis. </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">5</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">N.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Books and Records</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(1)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">General</font><font style="font-family:inherit;font-size:11pt;">. Manager shall cause to be kept account books and records for the Properties. Books and records must show all receipts, expenditures and all other records necessary or convenient for the recording of the results of operations of the Properties. Such account books and records shall be kept in a secure location at the office(s) where Manager normally keeps all of its records and shall be open to inspection by Owner and its representatives at any reasonable time. Upon the effective date of expiration or termination of this Agreement, all such books and records shall be forthwith turned over to Owner so as to ensure the orderly continuance of the operations of the Properties. Manager shall take necessary measures to ensure such control over accounting and financial transactions as is reasonably required to protect Owner&#8217;s assets, from theft, error or fraudulent activity on the part of Manager&#8217;s employees or other agents. Manager shall indemnify and hold Owner harmless from all such losses, including, but not limited to, the following: </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(a)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Theft of assets by Manager&#8217;s employees or other agents; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(b)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Penalties and interest due to delay in payment of invoices, bills or other like charges if funds of Owner or funds in an Account were available to make said payments and delays were not the result of any action or inaction on the part of Owner; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(c)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Overpayment or duplicate payment of invoices arising from either fraud or error; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(d)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Overpayment of labor costs arising from either fraud or error; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(e)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">A sum equal to the value of any form of payment from purveyors to Manager&#8217;s employees or associates arising from the purchase of goods or services for the Properties; and </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:120px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(f)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Unauthorized use of facilities by Manager&#8217;s employees or associates. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(2)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Charts of Accounts</font><font style="font-family:inherit;font-size:11pt;">. The format of all financial reports, documents and other statements prepared by Manager pursuant to this Agreement shall utilize the format required by Owner, as the same may be changed by Owner from time to time. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(3)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Fixed Asset Accounting</font><font style="font-family:inherit;font-size:11pt;">. For Properties in portfolios requiring maintenance of fixed asset accounting detail and related depreciation (as specified in the Accounting Policies set forth in Section 2.4.O), Manager will be required to maintain and submit to Owner on a monthly basis, a detailed schedule of all fixed asset additions and the related depreciation/amortization and accumulated depreciation/ amortization utilizing the useful lives and various depreciation methods specified within the Accounting Policies. All such schedules shall agree to the amounts posted within the general ledger. Manager shall not be responsible for any errors in data made prior to Manager&#8217;s involvement with the data. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(4)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Periodic Meetings</font><font style="font-family:inherit;font-size:11pt;">. As reasonably required by Owner, Manager and other personnel engaged or involved in the management and operation of the Properties shall meet to discuss the historical results of operations and to consider deviations from budget. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(5) </font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Right to Conduct Audit</font><font style="font-family:inherit;font-size:11pt;">. Owner shall have the right to conduct an audit of the Properties&#8217; operations by using its own internal auditors or by employing independent auditors. Costs associated with conducting such audits by internal or independent auditors shall be borne by Owner. Should such audits result in the discovery of either weaknesses in internal control or errors in record keeping, these shall be communicated to Manager in writing. Manager shall correct such discrepancies either upon discovery or within a reasonable period of time after notification. Manager shall inform Owner in writing of the action taken and to be taken to correct such audit discrepancies. If any audit conducted by or on behalf of Owner reveals a discrepancy in excess of ten percent (10%), and greater than $10,000, for any material line item (i.e. base rent, operating escalation income, total cleaning, total repairs and maintenance, etc.), Manager shall be responsible for the reasonable expenses of such audit. </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">6</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(6)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Ownership of Books and Records</font><font style="font-family:inherit;font-size:11pt;">. The books of accounts and all other records relating to or reflecting the operations of the Properties shall at all times be the property of Owner, as applicable. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">O.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Accounting Policies</font><font style="font-family:inherit;font-size:11pt;">. Manager shall use the accrual method of accounting with GAAP adjustments shown below (unless and until GAAP changes): </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(1)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Straight-Line Rent Adjustment - Record straight-line rent over the entire Lease period on a Lease by Lease basis; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(2)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Free Rent Adjustment - Recognize any Free Rent as part of the straight-line rent calculation on a Lease by Lease basis; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(3)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Capitalization Policy - Capitalize any expenditure that replace, improve, or otherwise extend the economic life of an asset in excess of $5,000 for any given project. This includes tenant improvements and Lease acquisition costs (leasing commissions, space planning fees, legal fees, etc) that are in excess of $5,000; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(4)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Depreciation Expense - Record monthly depreciation expense on a straight-line basis over the estimated useful life of a given asset;</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(5)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Amortization Expense - Record monthly amortization expense on a straight-line basis over the life of the Lease for which the cost was incurred; and </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(6)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Other - Adopt such other accounting policies as Owner may direct from time to time with written notice to Manager. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">P.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Reporting</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(1)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Monthly Financial Reporting Package</font><font style="font-family:inherit;font-size:11pt;">. Not later than the 20th day of each month, Manager shall cause to be delivered to Owner at least two copies of the standard reporting package and the specific financial and property information and reports set forth on </font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Exhibit A</font><font style="font-family:inherit;font-size:11pt;">&#32;hereto. Manager acknowledges that the transmittal and specific financial statements and/ or schedules required by Owner are subject to change from time to time and may vary based on specific Property or portfolio requirements. All such reports shall be in a form prescribed by Owner. In addition, Manager shall prepare any forms required by Owner to facilitate the input of financial information into Owner&#8217;s accounting system. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(2)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Quarterly Reports</font><font style="font-family:inherit;font-size:11pt;">. On or before the 45th day of the first month following each calendar quarter for which such report or statement is prepared and during the term of this Agreement, Manager shall prepare and submit to Owner the reports and statements detailed on </font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Exhibit B</font><font style="font-family:inherit;font-size:11pt;">&#32;hereto. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(3)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Final Accounting</font><font style="font-family:inherit;font-size:11pt;">. Following the expiration or earlier termination of this Agreement, by virtue of the termination of this Agreement by Owner for cause or otherwise, Manager shall nonetheless be responsible for preparing a final accounting within ninety (90) days of said expiration or earlier termination for any or all Properties subject to such termination or expiration. Such final accounting shall set forth all current income, all current expenses and all other expenses contracted for on Owner&#8217;s behalf but not yet incurred in connection with the applicable Properties. The final accounting shall also include all other items reasonably requested by Owner. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(4)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Certification</font><font style="font-family:inherit;font-size:11pt;">. All financial statements other than those audited by Owner&#8217;s independent public accounting firm shall be certified by an officer of Manager as true and correct in all respects and fairly presenting the financial results of the operation of the Properties. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(5)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Other Reports and Statements</font><font style="font-family:inherit;font-size:11pt;">. Manager will furnish to Owner, at Manager&#8217;s expense, as promptly as practicable, such other reports, statements and other information with respect to the operations of the Properties as Owner may reasonably request from time to time. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Q.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Budgets and Leasing Plans</font><font style="font-family:inherit;font-size:11pt;">. Not later than October 1 of each calendar year, Manager shall prepare and submit to Owner for its approval an operating budget and, if Manager is also the leasing agent, a marketing and </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">7</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">leasing plan on the Properties for the calendar year immediately following such submission. The budget and leasing plan shall be in the form of the budget and plan approved by Owner prior to the date thereof and shall note (1) how the Property will be managed and leased, (2) market conditions, (3) annual planned maintenance schedule, (4) major leasing assumptions, (5) detail schedules for all revenue and expense items with assumptions, and (6) capital expenditure plans. As often as reasonably necessary during the period covered by any such budget, Manager may submit to Owner for its approval an updated budget or plan incorporating such changes as shall be necessary to reflect cost over-runs and the like during such period. If Owner does not disapprove any such budget within 30 days after receipt thereof by Owner, such budget shall be deemed approved. If Owner shall disapprove any such budget or plan, it shall so notify Manager within said 30-day period and explain the reasons therefor. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">R.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Governmental Approvals</font><font style="font-family:inherit;font-size:11pt;">. Obtain all governmental approvals and permits necessary for the operation of the Properties and recommend to Owner such actions or steps as are necessary to cause the Properties to comply with any and all applicable laws, regulations, ordinances, orders and directives of federal, state or local governmental authorities. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">S.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Coordination with Property Manager</font><font style="font-family:inherit;font-size:11pt;">. To the extent Manager is not also the leasing agent performing the functions described in Section 2.5, Manager will coordinate and cooperate with the leasing agent of the respective Properties to ensure the full leasing and efficient operation of the Properties. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">T.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Other Actions</font><font style="font-family:inherit;font-size:11pt;">. Manager will take such other action and perform such other functions as Manager or Owner deems advisable or necessary for the efficient and economic management, operation and maintenance of the Properties. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">2.5.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Specific Duties as Leasing Agent</font><font style="font-family:inherit;font-size:11pt;">. Manager&#8217;s duties as leasing agent for the Properties include the following: </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">A.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Leasing Functions</font><font style="font-family:inherit;font-size:11pt;">. Manager will coordinate the leasing of the Properties and negotiate and use reasonable commercial efforts to secure executed Leases from qualified tenants for available space in the Properties. Such Leases must be consistent with form and terms approved by Owner. Manager will use its reasonable commercial efforts to bring about complete leasing of the Properties. Manager shall be responsible for the hiring of all leasing agents, as necessary for the leasing of the Properties, and to otherwise oversee and manage the leasing process on behalf of Owner. Such duties include, without limitation, (1) the preparation and distribution of listings to potential tenants in the market, as well as to reputable and active real estate agents within a reasonable effective area surrounding each Property and (2) the supplying of sufficient information to cooperating agents to enable them at all times to promote the rental of the Properties. Owner agrees to refer to Manager all offerings and inquiries it receives regarding leasing activity at the Properties. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">B.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Advertising</font><font style="font-family:inherit;font-size:11pt;">. Owner authorizes Manager to advertise and to place signage on the Properties regarding the leasing, provided, that, such signage complies with all applicable governmental laws, regulations and requirements. Manager, at its expense, will provide its marketing package, signage and a two-sided flyer. Any additional advertising and promotion will be done at Owner&#8217;s expense pursuant to a program and budget agreed upon by Owner and Manager. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">C.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Payments</font><font style="font-family:inherit;font-size:11pt;">. Manager will pay such other reimbursable expenses and costs as Owner has approved and deems advisable or necessary for the efficient and economic leasing of the Properties. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">D.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Coordination with Property Manager</font><font style="font-family:inherit;font-size:11pt;">. To the extent Manager is not also the property manager performing the functions described in Section 2.4, Manager will coordinate and cooperate with the property manager of the respective Properties to ensure the full leasing and efficient operation of the Properties. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">E.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Other Actions</font><font style="font-family:inherit;font-size:11pt;">. Manager will take such other action and perform such other functions as Manager or Owner deems reasonably advisable or necessary for the efficient and economic leasing of the Properties. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">2.6.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Specific Duties as Construction Manager</font><font style="font-family:inherit;font-size:11pt;">. Manager&#8217;s duties as construction manager for the Properties include the following: </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">8</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">A.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">General</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(1)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Manager shall secure or assist in securing all licenses, registrations, or permits required by law and shall comply with all ordinances, laws, orders, codes, rules, and regulations pertaining to building of an Improvement or the services described herein. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(2)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">In the event a project is suspended for a period of more than thirty (30) days, Manager shall have the right to re-assign the personnel managing such project to other projects, and upon resumption of the project, Manager shall be given a reasonable amount of time to assign new personnel to the management of the project. In addition, the compensation of Manager shall be equitably adjusted to account for the suspension of services. If the project is abandoned at any time for any reason, Owner shall give Manager written notice of such decision, and Owner shall pay Manager for amounts due under this Agreement through the date of abandonment, and for any costs, expenses and damages incurred by Manager as a result of the abandonment of the project. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">B.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Duties with Respect to New Construction, Tenant Improvements, Redevelopments, and Capital Improvements</font><font style="font-family:inherit;font-size:11pt;">. Manager will perform the following duties for construction of Improvements on undeveloped land (&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">New Construction</font><font style="font-family:inherit;font-size:11pt;">&#8221;); for construction of Improvements that are to be made at the direction of, or in conformity with Lease obligations to, the tenant(s) (&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Tenant Improvements</font><font style="font-family:inherit;font-size:11pt;">&#8221;); for  improvements in the nature of repairs, alterations or replacements that are to be made to existing Improvements that would be considered capital in nature pursuant to generally accepted accounting principles (&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Capital Improvements</font><font style="font-family:inherit;font-size:11pt;">&#8221;); or which would change the size or nature of such Improvements in connection with a redevelopment of the Properties (&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Redevelopments</font><font style="font-family:inherit;font-size:11pt;">&#8221;): </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(1)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Provide updated and detailed project budgets to Owner; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(2)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Arrange for, coordinate, supervise and advise Owner with respect to the selection of architects, contractors, design firms and consultants, and the execution of design, construction and consulting contracts;</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(3)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Review design documents, and drafts thereof, submitted by the architect or other consultants, and notify Owner in writing of any mistakes, errors or omissions that Manager observes in the documents and any recommendations it may have with respect to such mistakes, errors or omissions; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(4)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Evaluate and make recommendations to Owner concerning cost estimates prepared by others;</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(5)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Review and evaluate proposed schedules for construction; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(6)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Procure subcontractors through a minimum of three quotes for any jobs estimated to involve in excess of $50,000; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(7)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Coordinate the work of subcontractors;</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(8)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Monitor the progress of construction; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(9)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Endeavor to identify any deficiencies in the work performed by subcontractors; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(10)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Provide Owner with monthly written status reports; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(11)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Advise Owner with respect to alterations and modifications in any design documents submitted by the architect or other consultants that may be in Owner&#8217;s interest, including obtaining advantages in terms of cost savings, scheduling, leasing, operation and maintenance issues and other matters affecting the overall benefit of the project;</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(12)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Review and advise Owner on change order proposals and requests for additional services submitted to Owner; </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">9</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(13)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Schedule, coordinate, and attend necessary or appropriate project meetings; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(14)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Monitor and coordinate punch list preparation and resolution by the subcontractors; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(15)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Make recommendations to Owner concerning, and monitor, the use of the site by subcontractors, particularly as it relates to staging and storage, ingress and egress, temporary signage, fencing, barricades, restrictions on hours of operation, safety considerations and similar considerations; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(16)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Coordinate, monitor, supervise and advise Owner with respect to preparation, execution, completion and filing of project-related documents, including, but not limited to, contracts, permit applications, licenses, certifications, zoning requirements, land use restrictions, governmental filings applicable to the Project and any other similar documents; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(17)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Review and advise Owner with respect to draw requests submitted on the project; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(18)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Upon completion of construction, walk the completed New Construction, Tenant Improvements, Capital Improvements or Redevelopments, as applicable, with Owner as necessary to ensure that everything has been completed in accordance with the specifications. Manager shall cause the subcontractors to repair or replace any items that are determined to be deficient during this walk;</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(19)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">As instructed by Owner, perform additional related project management functions; and </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(20)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Collect warranties and operation manuals, certificates, guarantees, as-builts and any similar documentation for the benefit of Owner. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">3.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;text-decoration:underline;">Expenses</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">3.1.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Owner&#8217;s Expenses</font><font style="font-family:inherit;font-size:11pt;">. Except as otherwise specifically provided, all costs and expenses incurred hereunder by Manager in fulfilling its duties to Owner shall be for the account of and on behalf of Owner. Such costs and expenses may include reasonable wages and salaries and other employee-related expenses of all on-site and off-site employees of Manager who are directly engaged in the operation, management, maintenance, leasing, construction, or access control of the Properties, including taxes, insurance and benefits relating to such employees (&#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Employee Expenses</font><font style="font-family:inherit;font-size:11pt;">&#8221;), along with legal, travel and other out-of-pocket expenses which are directly related to the management of specific Properties. Manager shall also allocate a portion of its office, administrative and supplies expense to the extent directly related to the foregoing reimbursable expenses. All costs and expenses for which Owner is responsible under this Agreement shall be paid by Manager out of an Account. In the event said Account does not contain sufficient funds to pay all said expenses, Owner shall fund all sums necessary to meet such additional costs and expenses. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">3.2.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Manager&#8217;s Expenses</font><font style="font-family:inherit;font-size:11pt;">. Manager shall, out of its own funds, pay all of its general overhead and administrative expenses not appropriately allocable pursuant to the second or third sentence of the preceding Section 3.1. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">4.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;text-decoration:underline;">Manager&#8217;s Compensation</font><font style="font-family:inherit;font-size:11pt;">. For the services provided related to each Property, Owner will pay Manager a fee (collectively, the &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Total Management Fees</font><font style="font-family:inherit;font-size:11pt;">&#8221;) as provided in this Section 4. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">4.1.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Management Fees.  Manager shall be entitled to the following fees in connection with the management of a Property:</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">A.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Property Management Fee</font><font style="font-family:inherit;font-size:11pt;">.  For each Property for which Manager provides property management services, Owner shall pay Manager a property management fee (the &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Property Management Fee</font><font style="font-family:inherit;font-size:11pt;">&#8221;) up to 3% of the gross monthly income actually collected from each Property for the preceding month.  Manager may pay some or all of these Property Management Fees to third parties with whom it subcontracts to perform property management services, pursuant to Section 7.3.  In the event that Manager pays some or all of its Property Management Fee to a third party in connection with a Property and the Lease allows the Owner to collect such third party payment from </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">10</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">the tenant, Manager shall be entitled to receive the full 3% Property Management Fee from Owner; provided, however the total out-of-pocket costs to fund all Property Management Fees payable by Owner shall not exceed 3% of the gross monthly income.  For all purposes hereof, &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">gross monthly income</font><font style="font-family:inherit;font-size:11pt;">&#8221; shall mean the total gross monthly collections received from a Property, including, without limitation, rents (and any interest or penalties accrued thereon) and other charges for the use and occupancy of the Property, and miscellaneous gross income items of Owner, as applicable; provided, however, &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">gross monthly income</font><font style="font-family:inherit;font-size:11pt;">&#8221; specifically excludes: </font></div><table cellpadding="0" cellspacing="0" style="padding-bottom:14px;font-family:Times New Roman; font-size:10pt;"><tr><td style="width:144px;"></td><td></td></tr><tr><td style="vertical-align:top"><div style="line-height:120%;font-size:11pt;padding-left:96px;"><font style="font-family:inherit;font-size:11pt;">&#160;i.</font></div></td><td style="vertical-align:top;"><div style="line-height:120%;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Interest paid on any depository accounts, including all Accounts and any Accounts holding security deposits; </font></div></td></tr></table><table cellpadding="0" cellspacing="0" style="padding-bottom:14px;font-family:Times New Roman; font-size:10pt;"><tr><td style="width:144px;"></td><td></td></tr><tr><td style="vertical-align:top"><div style="line-height:120%;font-size:11pt;padding-left:96px;"><font style="font-family:inherit;font-size:11pt;">ii.</font></div></td><td style="vertical-align:top;"><div style="line-height:120%;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Security deposits unless and not until such deposits are applied as rental income upon termination of a Lease; </font></div></td></tr></table><table cellpadding="0" cellspacing="0" style="padding-bottom:14px;font-family:Times New Roman; font-size:10pt;"><tr><td style="width:144px;"></td><td></td></tr><tr><td style="vertical-align:top"><div style="line-height:120%;font-size:11pt;padding-left:96px;"><font style="font-family:inherit;font-size:11pt;">iii.</font></div></td><td style="vertical-align:top;"><div style="line-height:120%;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Parking revenues when a third party operator is engaged, sales taxes, taxes paid in lieu of ad valorem taxes, and termination payments, except to the extent of previously uncollected rent or termination payments based in part on and to the extent of the remaining rent payable pursuant to a Lease terminated prior to its stated expiration date; </font></div></td></tr></table><table cellpadding="0" cellspacing="0" style="padding-bottom:14px;font-family:Times New Roman; font-size:10pt;"><tr><td style="width:144px;"></td><td></td></tr><tr><td style="vertical-align:top"><div style="line-height:120%;font-size:11pt;padding-left:96px;"><font style="font-family:inherit;font-size:11pt;">iv.</font></div></td><td style="vertical-align:top;"><div style="line-height:120%;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Imputed revenue related to employee occupied Improvements or spaces and space allocated or utilized for administrative purposes such as office use or model Improvements; </font></div></td></tr></table><table cellpadding="0" cellspacing="0" style="padding-bottom:14px;font-family:Times New Roman; font-size:10pt;"><tr><td style="width:144px;"></td><td></td></tr><tr><td style="vertical-align:top"><div style="line-height:120%;font-size:11pt;padding-left:96px;"><font style="font-family:inherit;font-size:11pt;">v.</font></div></td><td style="vertical-align:top;"><div style="line-height:120%;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Rents paid in advance of the due date until the month in which such payments are to apply as rental income, unless the same are prepaid for a period less than 30 days in advance of the due date; </font></div></td></tr></table><table cellpadding="0" cellspacing="0" style="padding-bottom:14px;font-family:Times New Roman; font-size:10pt;"><tr><td style="width:144px;"></td><td></td></tr><tr><td style="vertical-align:top"><div style="line-height:120%;font-size:11pt;padding-left:96px;"><font style="font-family:inherit;font-size:11pt;">vi.</font></div></td><td style="vertical-align:top;"><div style="line-height:120%;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Monies collected for any capital items that are paid by tenants (such as tenant finish or other improvements); and </font></div></td></tr></table><table cellpadding="0" cellspacing="0" style="padding-bottom:14px;font-family:Times New Roman; font-size:10pt;"><tr><td style="width:144px;"></td><td></td></tr><tr><td style="vertical-align:top"><div style="line-height:120%;font-size:11pt;padding-left:96px;"><font style="font-family:inherit;font-size:11pt;">vii.</font></div></td><td style="vertical-align:top;"><div style="line-height:120%;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Proceeds from a sale, refinancing, condemnation, hazard or liability insurance, title insurance, tax abatement awards of all or any portion of a Property, other than rental loss insurance payments. Unless otherwise directed by Owner, Manager shall be entitled to withdraw its compensation pursuant to this Section directly from an Account monthly in arrears, on the tenth (10th) day of each calendar month, except for the reporting period during which this Agreement is terminated, in which case Owner will pay Manager the prorated fees due to Manager for the month of termination. </font></div></td></tr></table><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">B.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Oversight Fee</font><font style="font-family:inherit;font-size:11pt;">.  In the event that Owner contracts directly with a non-affiliated third-party property manager, with respect to a particular Property, or a particular Property is self-managed by a tenant, Owner shall pay Manager an oversight fee equal to 1% of gross monthly income of the Property managed (an &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Oversight Fee</font><font style="font-family:inherit;font-size:11pt;">&#8221;).  In no event will Owner pay both a Property Management Fee and an Oversight Fee to Manager with respect to a particular Property.  </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">4.2.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Leasing Commissions</font><font style="font-family:inherit;font-size:11pt;">. For each Property for which Manager provides leasing agent services, Owner shall pay Manager fees as follows: </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">A.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Initial Lease-Up Fee</font><font style="font-family:inherit;font-size:11pt;">. Manager shall be entitled to receive a separate fee for the one-time initial rent-up or leasing-up in an amount not to exceed one-month&#8217;s rent on existing properties or New Construction.  For this purpose, a Redevelopment constituting a total rehabilitation shall be included in the term &#8220;New Construction&#8221;.  </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">11</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">B.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Leasing Commissions</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(1)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-style:italic;">New Lease Commission</font><font style="font-family:inherit;font-size:11pt;">. For each Property for which Manager serves as leasing agent, Owner will pay Manager, for each new tenant Lease entered into during the term hereof, a commission equal to the fee that is customarily charged by others rendering similar services in the same geographic area, as determined by the Board of Directors of the REIT, in its sole discretion.   </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(2)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-style:italic;">Renewal Commissions</font><font style="font-family:inherit;font-size:11pt;">. Owner shall pay to Manager a commission equal to the fee that is customarily charged by others rendering similar services in the same geographic area, as determined by the Board of Directors of the REIT, in its sole discretion.  For purposes of this Section 4.2.B(2), a renewal shall include (i) a renewal of any tenant Lease in a Property pursuant to a new agreement that is executed during the term of this Agreement and (ii) a renewal of an existing tenant Lease pursuant to a new agreement that is executed during the term of this Agreement and prior to the expiration of the term of the existing tenant Lease. Renewal commissions shall be paid out within thirty (30) days of the execution of the applicable renewal or extension. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(3)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-style:italic;">Expansion Commissions</font><font style="font-family:inherit;font-size:11pt;">. Owner shall pay to Manager a commission equal to the fee that is customarily charged by others rendering similar services in the same geographic area, as determined by the Board of Directors of the REIT, in its sole discretion with respect to expansion space in a Property for the remaining portion of the initial Lease term.  For purposes of this Section 4.2.B(3), an expansion shall include (i) an expansion of any tenant Lease in the Property pursuant to a new agreement that is executed during the term of this Agreement and (ii) an expansion of an existing tenant Lease pursuant to a new agreement that is executed during the term of this Agreement and prior to the expiration of the term of the existing tenant Lease. Expansion commissions shall be paid out within thirty (30) days of the execution of such expansion. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:96px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">(4)</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-style:italic;">Co-Brokerage</font><font style="font-family:inherit;font-size:11pt;">. As the exclusive leasing agent for the Properties, Manager shall cooperate with any independent, affiliated or non-affiliated licensed real estate brokers or agents and may offer co-agency but not sub-agencies with respect to the leasing of the Properties. Notwithstanding any language to the contrary contained in this Section 4.2 providing for a fee or commission to be paid to Manager, in the event that any such independent, affiliated or non-affiliated broker participates, in good faith (and has a rightful claim to a brokerage commission), as a procuring cause of a tenant Lease or any renewal, extension, expansion or other modification of any tenant Lease with respect to which Manager would otherwise be due a commission pursuant to Sections 4.2.B(1) through 4.2.B(3) above (such broker or agent being hereinafter referred to as &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Co-Agent</font><font style="font-family:inherit;font-size:11pt;">&#8221;), then the commission payable by Owner shall only be as set forth in writing pursuant to a co-brokerage commission agreement by and among Owner, Manager and Co-Agent.  Any such co-brokerage commissions shall be shared between Manager and Co-Agent as they shall agree. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">C.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Pending Leases</font><font style="font-family:inherit;font-size:11pt;">. Within fifteen (15) days after the expiration or earlier termination of this Agreement, Manager shall deliver to Owner a list of all parties to whom Manager has presented a bona fide &#8220;Letter of Proposal&#8221; or has otherwise taken substantial and material steps evidenced in a manner acceptable to Owner, in Owner&#8217;s reasonable discretion, with respect to a good faith effort to enter into a Lease at a Property during the term of this Agreement regarding the possible leasing of space in a Property, or a possible renewal, extension or of any existing tenant Lease covering space in a Property. Owner agrees that it will pay the commission that would otherwise be due in accordance with Section 4.2.B hereof in the event Owner or its successor or assign enters into any Lease with any tenant validly included in Manager&#8217;s list or any affiliate thereof, or enters into any renewal, extension or expansion of an existing tenant Lease included in Manager&#8217;s list so long as negotiations commence and are a final written agreement is executed by all necessary parties during one hundred eighty (180) days after such expiration or termination of this Agreement. Owner covenants and agrees that it shall not delay entering into any Lease, or any renewal, extension or expansion thereof, for the purpose of depriving Manager of any commission due Manager pursuant to this Section 4.2.C. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">4.3.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Construction Management Fees</font><font style="font-family:inherit;font-size:11pt;">. For each Property for which Manager provides construction management services, Manager shall be entitled to fee from Owner equal to a percentage of the cost of tenant improvements, as determined by the Board of Directors of the REIT, in its sole discretion (the &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Construction Management Fee</font><font style="font-family:inherit;font-size:11pt;">&#8221;).  The Construction Management Fee shall equal five percent (5%) of the total cost of such </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">12</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">improvements if the cost is less than or equal to One Hundred Thousand Dollars ($100,000) and three percent (3%) of the total cost of such improvements if the cost exceeds One Hundred Thousand Dollars ($100,000).  Owner shall ensure that any Lease or Lease renewal contains a provision requiring tenant to pay Manager a comparable Construction Management Fee for any tenant-paid finish-out or improvements not covered by such Lease concessions (i.e., paid by tenant). </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">4.4.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Audit Adjustment</font><font style="font-family:inherit;font-size:11pt;">. If any audit of the records, books or accounts relating to the Properties discloses an overpayment or underpayment of the Total Management Fees, Owner or Manager shall promptly pay to the other party the amount of such overpayment or underpayment, as the case may be. If such audit discloses an overpayment of the Total Management Fees for any fiscal year of more than 10% of the correct aggregate Total Management Fees for such fiscal year, Manager shall bear the cost of such audit. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">5.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;text-decoration:underline;">Insurance And Indemnification</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">5.1.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Insurance to be Carried</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">A.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Manager shall obtain and keep in full force and effect, or cause to be obtained and kept in full force and effect, at Owner&#8217;s expense insurance, unless paid directly by a tenant at a Property, (1) on the Properties and (2) on activities at the properties against such hazards as Owner and Manager shall deem appropriate. In any event, Manager shall procure, for the Properties for which Manager is property manager, insurance sufficient to comply with the Leases and the Ownership Agreements. All liability policies shall provide sufficient insurance satisfactory to both Owner and Manager and shall contain waivers of subrogation for the benefit of Manager and the applicable Owner. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">B.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Manager shall obtain and keep in full force and effect, in accordance with the laws of the state in which each Property is located, worker&#8217;s compensation insurance covering all employees of Manager at the Properties and all persons engaged in the performance of any work required hereunder. Manager shall also obtain and keep in full force and effect, in accordance with the laws of the state in which each Property is located, employer&#8217;s liability, employee theft, commercial general liability, and umbrella insurance, and Manager shall furnish Owner certificates of insurers naming Advisor or Owner as co-insureds and evidencing that such insurance is in effect. If any work under this Agreement is subcontracted as permitted herein, Manager shall include in each subcontract a provision that the subcontractor shall also furnish Owner with such a certificate evidencing coverage (and any other coverage Manager deems appropriate in the circumstances) and the naming of Advisor or Owner as co-insureds and evidencing that such insurance is in effect, as well as indemnification as is customary in the discretion of Manager. The cost of such insurance procured by Manager shall be reimbursable to the same extent as provided in Section 3.1. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">5.2.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Cooperation with Insurers</font><font style="font-family:inherit;font-size:11pt;">. Manager shall cooperate with and provide reasonable access to the Properties to representatives of insurance companies and insurance brokers or agents with respect to insurance which is in effect or for which application has been made. Manager shall use its best efforts to comply with all requirements of insurers. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">5.3.</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">&#32;</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Accidents and Claims</font><font style="font-family:inherit;font-size:11pt;">. With respect to Properties for which Manager is property manager, and with respect to Properties for which Manager is construction manager, Manager shall promptly investigate and shall report in detail to Owner and insurance carriers as applicable all accidents, claims for damage relating to the ownership, operation or maintenance of the Properties, and any damage or destruction to the Properties and the estimated costs of repair thereof, and shall prepare for approval by Owner all reports required by an insurance company in connection with any such accident, claim, damage, or destruction. Such reports shall be given to Owner promptly and any report not so given within 10 days after the occurrence of any such accident, claim, damage or destruction shall be noted in the monthly report delivered to Owner pursuant to Section 2.4.P(1). Manager is authorized to settle any claim against an insurance company arising out of any policy and, in connection with such claim, to execute proofs of loss and adjustments of loss and to collect and receipt for loss proceeds. </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">13</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">5.4.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Indemnification</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">A.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">The Operating Partnership shall indemnify and hold harmless Manager and its Affiliates, including their respective officers, directors, partners and employees, from all liability, claims, damages or losses arising in the performance of their duties hereunder, and related expenses, including reasonable attorneys&#8217; fees, to the extent such liability, claims, damages or losses and related expenses are not fully reimbursed by insurance, subject to any limitations imposed by the laws of the State of Delaware, the limited partnership agreement of the Operating Partnership, or as specifically provided otherwise in this Agreement. Notwithstanding the foregoing, Manager shall not be entitled to indemnification or be held harmless pursuant to this Section 5.4.A for any activity for which Manager shall be required to indemnify or hold harmless the Operating Partnership pursuant to Paragraph 5.4.B or pursuant to another specific provision of this Agreement. 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This Agreement shall commence on the date first above written and shall continue until terminated in accordance with the earliest to occur of the following: </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">A.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">One year from the date of the commencement of the term hereof. However, this Agreement will be automatically extended for an additional one-year period at the end of each year unless Owner or Manager gives sixty (60) days written notice of its intention to terminate the Agreement; </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">B.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Sixty (60) days after prior written notice of intention to terminate the Agreement given by Owner or Manager; or </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">C.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Immediately upon the occurrence of any of the following: 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</font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Upon termination, the obligations of the parties hereto shall cease, provided that Manager shall comply with the provisions hereof applicable in the event of termination and shall be entitled to receive all compensation which may be due Manager up to the date of such termination and as may otherwise be provided in this Agreement, and provided, further, that if this Agreement terminates pursuant to Section 6.1.C above, Owner shall have other remedies as may be available at law or in equity. </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">14</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font 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Upon the termination of this Agreement, Manager shall have the following duties: </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">A.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Manager shall deliver to Owner, or its designee, all books and records (including data files in magnetic or other similar storage media but specifically excluding any licensed software) with respect to the Properties. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">B.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;">Manager shall transfer and assign to Owner or its designee, all service contracts and personal property relating to or used in the operation and maintenance of the Properties, except personal property paid for and owned by Manager. 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All notices, approvals, consents and other communications hereunder shall be in writing, and, except when receipt is required to start the running of a period of time, shall be deemed given when delivered in person or on the fifth day after its mailing by a party by registered or certified United States mail, postage prepaid and return receipt requested, to another party, at the addresses set forth after such party&#8217;s respective name below or at such different addresses as such party shall have theretofore advised the other party in writing in accordance with this Section 7.1. </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">15</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div 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style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Attn: Julie Treinen</font></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td 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style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">7.2.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Governing Law</font><font style="font-family:inherit;font-size:11pt;">. This Agreement shall be governed by and construed in accordance with the laws of the State of California. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">7.3.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Assignment</font><font style="font-family:inherit;font-size:11pt;">. Manager may delegate partially or in full its duties and rights under this Agreement but only with the prior written consent of Owner and Lender. Except as provided in the immediately preceding sentence, this Agreement shall be binding upon and shall inure to the benefit of the parties and their respective successors and assigns.  Owner acknowledges and agrees that any or all of the duties of Manager as contained herein may be delegated by Manager and performed by a person or entity (a &#8220;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Sub-Manager</font><font style="font-family:inherit;font-size:11pt;">&#8221;) with whom Manager contracts for the purpose of performing such duties.  Owner specifically grants Manager the authority to enter into such a contract with a Sub-Manager; provided that, unless Owner otherwise agrees in writing with such Sub-Manager, Owner shall have no liability or responsibility to such Sub-Manager for the payment of such Sub-Manager's fee or for reimbursement to such Sub-Manager of its expenses or to indemnify such Sub-Manager in any manner for any matter; and provided further that Manager shall require such Sub-Manager to agree, in the written agreement setting forth the duties and obligations of such Sub-Manager, to indemnify Owner for all losses incurred by Owner as a result of the willful misconduct or gross negligence of such Sub-Manager, except that such indemnity shall not be required to the extent that Owner recovers insurance proceeds with respect to such matter. Any contract entered into between Manager and a Sub-Manager pursuant to this Section 7.3 shall be consistent with the provisions of this Agreement, except to the extent Owner otherwise specifically agrees in writing. </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">16</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">7.4.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">No Waiver</font><font style="font-family:inherit;font-size:11pt;">. The failure of Owner to seek redress for violation or to insist upon the strict performance of any covenant or condition of this Agreement shall not constitute a waiver thereof for the future. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">7.5.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Amendments</font><font style="font-family:inherit;font-size:11pt;">. This Agreement may be amended only by an instrument in writing signed by the party against whom enforcement of the amendment is sought. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">7.6.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Headings</font><font style="font-family:inherit;font-size:11pt;">. The headings of the various subdivisions of this Agreement are for reference only and shall not define or limit any of the terms or provisions hereof. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">7.7.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Counterparts</font><font style="font-family:inherit;font-size:11pt;">. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original, and it shall not be necessary in making proof of this Agreement to produce or account for more than one such counterpart. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">7.8.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Entire Agreement</font><font style="font-family:inherit;font-size:11pt;">. This Agreement and Exhibits hereto contains the entire understanding and all agreements between Owner and Manager respecting the management of the Properties. There are no representations, agreements, arrangements or understandings, oral or written, between Owner and Manager relating to the management of the Properties that are not fully expressed herein. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">7.9.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Disputes</font><font style="font-family:inherit;font-size:11pt;">. If there shall be a dispute between Owner and Manager relating to this Agreement resulting in litigation, the prevailing party in such litigation shall be entitled to recover from the other party to such litigation such amount as the court shall fix as reasonable attorneys&#8217; fees. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">7.10.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Other Activities of Manager</font><font style="font-family:inherit;font-size:11pt;">. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">A.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">General</font><font style="font-family:inherit;font-size:11pt;">. Nothing herein contained shall prevent Manager from engaging in other activities or business ventures, whether or not such other activities or ventures are in competition with Owner or the business of Owner, including, without limitation, property management activities for other Persons (including other REITs) and the provision of services to other programs advised, sponsored or organized by Manager or its Affiliates; nor shall this Agreement limit or restrict the right of any director, officer, employee, or stockholder of Manager or its Affiliates to engage in any other business or to render services of any kind to any other partnership, corporation, firm, individual, trust or association. Manager may, with respect to any investment in which Owner is a participant, also render advice and service to each and every other participant therein. Manager shall report to the Board of Directors of the REIT the existence of any condition or circumstance, existing or anticipated, of which it has knowledge, which creates or could create a conflict of interest between Manager&#8217;s obligations to Owner and its obligations to or its interest in any other partnership, corporation, firm, individual, trust or association. </font></div><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">B.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;text-decoration:underline;">Policy with Respect to Allocation of Tenant Rental Opportunities</font><font style="font-family:inherit;font-size:11pt;">. Before Manager markets leasable space owned by an Affiliate of Owner to a prospective tenant, the needs of which would in Manager&#8217;s judgment be met by leasable space owned by Owner, Manager shall determine in its sole discretion that the prospective tenant&#8217;s needs would be better met by leasable space owned by another owner. In the event that Manager is marketing to a prospective tenant whose needs would, in the sole discretion of Manager, equally be met by leasable space owned by Owner and another Griffin Capital Corporation-sponsored program, then Manager may more aggressively market the leasable space owned by the other program if it has had the longest period of time elapse since space owned by it was aggressively marketed by Manager. Manager will use its reasonable efforts to fairly allocate prospective tenant opportunities in accordance with such allocation method and will promptly disclose any material deviation from such policy or the establishment of a new policy, which shall be allowed, provided (1) the Board of Directors of the REIT is provided with notice of such policy at least 60 days prior to such policy becoming effective and (2) such policy provides for the reasonable allocation of prospective tenant marketing opportunities among such programs. Manager shall provide the Board of Directors of the REIT with any information reasonably requested so that the Board of Directors of the REIT may determine that the allocation of prospective tenant marketing opportunities is applied fairly. Nothing herein shall be deemed to prevent Manager or an Affiliate from marketing leasable space that it may own rather than aggressively marketing space owned by Owner or an Affiliate of Owner so long as Manager is fulfilling its obligation to market vacant space owned by Owner in a manner consistent with the policies and objectives of Owner. </font></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">17</font></div></div><hr style="page-break-after:always"><a name="sf34b97836e3045cdb54d41a60cb24a32"></a><div><div style="line-height:120%;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;"><br></font></div></div><br><div style="line-height:120%;padding-bottom:14px;text-align:left;text-indent:48px;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">7.11.</font><font style="font-family:inherit;font-size:10pt;">&#160;&#160;&#160;&#160;</font><font style="font-family:inherit;font-size:11pt;font-weight:bold;">Severability</font><font style="font-family:inherit;font-size:11pt;">. 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style="font-family:inherit;font-size:10pt;">&#160;</font></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font 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style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">By:</font></div></td><td colspan="3" style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Griffin Capital Property Management, LLC, a Delaware limited liability company, sole member</font></div></td></tr><tr><td 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style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">By:</font></div></td><td colspan="2" style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Griffin Capital Corporation, Sole Member</font></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td 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Miller</font></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="text-align:left;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">Joseph E. Miller, Chief Financial Officer</font></div></td></tr><tr><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td><td style="vertical-align:bottom;padding-left:2px;padding-top:2px;padding-bottom:2px;padding-right:2px;"><div style="overflow:hidden;height:20px;font-size:10pt;"><font style="font-family:inherit;font-size:10pt;">&#160;</font></div></td></tr></table></div></div><br><div><div style="line-height:120%;text-align:center;font-size:11pt;"><font style="font-family:inherit;font-size:11pt;">19</font></div></div>	</body>
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