NEW YORK OFFICE LEASE

Lease Date: {{LEASE_DATE}} Landlord: {{LANDLORD_NAME}}, a {{LANDLORD_ENTITY_TYPE}} ("Landlord") Tenant: {{TENANT_NAME}}, a {{TENANT_ENTITY_TYPE}} ("Tenant") Premises: {{PREMISES_DESCRIPTION}}, {{FLOOR_DESCRIPTION}} of the building located at {{BUILDING_ADDRESS}}, New York, New York (the "Building")

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Article 1. Basic Terms and Definitions

1.1 Broker. {{BROKER_NAME}}.

1.2 Electricity Factor. ${{ELECTRICITY_FACTOR}} per annum, subject to adjustment as provided in this Lease. This Basic Term is used only if electricity is provided by Rent Inclusion.

1.3 Expenses Base Year. The calendar year ending December 31, {{EXPENSES_BASE_YEAR}}.

1.4 Fixed Rent. ${{FIXED_RENT_ANNUAL}} per annum (${{FIXED_RENT_MONTHLY}} per month). The Fixed Rent includes the Electricity Factor if electricity is provided by Rent Inclusion.

1.5 Fixed Rent Commencement Date. The date which is {{RENT_FREE_DAYS}} days following the Commencement Date.

1.6 Guarantor. {{GUARANTOR_NAME}}.

1.7 Landlord's Work. The work, if any, described on Exhibit B to this Lease.

1.8 Notice Address. (a) Landlord: {{LANDLORD_NOTICE_ADDRESS}}. (b) Tenant: {{TENANT_NOTICE_ADDRESS}}.

1.9 Premises. The portion of the {{FLOOR_DESCRIPTION}} floor shown on Exhibit A to this Lease in the Building. The Premises include any fixtures and improvements in the Premises on the Commencement Date, Landlord's Work, if any, and any other fixtures and improvements installed in the Premises by Landlord after the Commencement Date.

1.10 Security. ${{SECURITY_DEPOSIT}}.

1.11 Taxes Base Year. The 12-month period ending {{TAXES_BASE_YEAR_END_DATE}}.

1.12 Tenant's Share. {{TENANTS_SHARE_PERCENT}} percent.

1.13 Term. The period commencing on the date (the "Commencement Date") which is the later of (a) {{TARGET_COMMENCEMENT_DATE}} and (b) the date Landlord delivers to Tenant possession of the Premises with Landlord's Work, if any, substantially complete, and ending on the date (the "Expiration Date") which is {{EXPIRATION_DATE}} (the "Fixed Expiration Date"), or such earlier date on which this Lease is terminated pursuant to its terms.

1.14 Certain Definitions. As used in this Lease: "Business Days" means all days except Saturdays, Sundays, and public holidays; "Law" or "Laws" means all applicable statutes, laws, ordinances, regulations, orders, and requirements of governmental authorities; "Unavoidable Events" means strikes, labor trouble, accidents, Laws, or other causes beyond Landlord's reasonable control; "Rent" means the Fixed Rent and all additional rent payable under this Lease.

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Article 2. Demise; Rent

2.1 Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, for the Term, at the Rent and on the other terms of this Lease.

2.2 Tenant shall pay Landlord the Rent, without notice, deduction, or offset (except as expressly provided in this Lease), in lawful money of the United States, by check or another method approved by Landlord, at Landlord's Notice Address or another address Landlord designates. The Fixed Rent shall be paid in equal monthly installments in advance on the first day of each calendar month during the Term, except that Tenant shall not pay the Fixed Rent (other than the Electricity Factor, if applicable) until the Fixed Rent Commencement Date. On signing this Lease, Tenant shall pay Landlord one full monthly installment of Fixed Rent, to be applied to the first full monthly installment due. All sums other than Fixed Rent payable by Tenant to Landlord are deemed additional rent (Fixed Rent and all additional rent collectively constitute "Rent").

2.3 If at any time the Rent is not fully collectible by reason of any Law, Tenant shall enter into such agreements and take such other action (without additional expense to Tenant) as Landlord reasonably requests to permit Landlord to collect the maximum permissible Rent. Upon termination of such Law, Rent shall be paid as provided in this Lease and Tenant shall pay, if not prohibited by Law, any Rent which would have been paid but for such Law, less the Rent actually paid during the restricted period.

2.4 If Landlord fails to deliver possession of the Premises on any specific date, Landlord shall have no liability to Tenant and this Lease shall remain in full force, but the Term and Rent shall not commence until the Commencement Date (or, for Fixed Rent, the Fixed Rent Commencement Date). Tenant waives any rights under Section 223-a of the New York Real Property Law or similar Law.