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STATE OF NORTH CAROLINA <br /> COUNTY OF ORANGE LEASE <br /> 7W, <br /> THIS LEASE, made and entered into as of the 1st day of May, 2014, by and between Orange <br /> County, hereinafter referred to as "County," and Morinaga America Foods, Inc., hereinafter <br /> referred to as "Tenant;" <br /> WITNESSETH: <br /> THAT FOR and in consideration of the mutual covenants and conditions hereinafter <br /> set forth, the parties hereto do hereby agree as follows: <br /> 1. Premises. County does hereby lease and let unto Tenant and Tenant does <br /> hereby accept as Tenant those certain premises designated as Suite "Morinaga Phase 1" of the <br /> John M. Link Jr. Government Services Building, 200 West Cameron Street, Hillsborough, <br /> Orange County, North Carolina, as more particularly shown on EXHIBIT A appended hereto. <br /> 2. Acceptance of Premises. The Tenant represents that the lease property, the <br /> sidewalks and structures adjoining the same, any subsurface conditions thereef, and the <br /> present uses and non-uses thereof have been examined by the Tenant. The Tenant accepts <br /> the same in the condition in which they now are without representation or warranty, express or <br /> implied, in fact or by law, by the County, the nature, condition or usability thereof, or the uses to <br /> which the leased property may be put. Provided, County shall be responsible for ensuring that <br /> the heating/air-conditioning system is in good operating condition; the exterior wallas and roof, <br /> the lighting system (excluding such additions as may be required for Tenant's. particular <br /> business operation) and the parking area and sidewalks are in good repair on the date of <br /> commencement of the lease term. County represents and warrants to Tenant that it holds <br /> unencumbered fee title to the lease premises. The County shall not be responsible for any <br /> latent defect or change of condition in such building, improvements and personalty, and the rent <br /> hereunder shall in no case be withheld or diminished on account of any defect in such property, <br /> any change in the condition thereof, any damage occurring thereto or the existence with respect <br /> thereof of any violations of the laws or regulations of any governmental authority, except as <br /> hereinafter provided. In addition, Tenant acknowledges that the Bentley Building is a :smoke free <br /> building and does not permit tobacco use inside of the building. <br /> 3. Term and Rental. <br /> (a) This Lease shall commence on June 1, 2014, and shall continue for a term of <br /> twelve (12) months, ending on May 31, 2015, both dates inclusive, unless sooner terminated as <br /> herein provided. Upon mutual written agreement this Lease may be renewed for up to one <br /> twelve month terms. Any renewal may be for the entire leased premises of the designated <br /> suites. Any such renewal shall be subject to a mutually agreed upon increase in rent. The <br /> Tenant may choose to lease additional space identified as "Morinaga Future Phases„” shown <br /> on EXHIBIT A appended hereto during the Lease term. <br /> (b) Tenant shall deliver to County a deposit in the amount of six hundred seventy <br /> three dollars ($673.00), which is the equivalent to the rent for one (1) month. Deposit shall be <br /> held as a security deposit against claims for damages. This money may be deposited for the <br /> exclusive use of Orange County and will be returned to Tenant at the end of the lease within 30 <br /> days provided there has been no damage to the leased premises. <br /> Page 1 of 12 <br />