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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

 

FORM 10-Q

 

(Mark One)

 

QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the quarterly period ended September 30, 2021

 

OR

 

TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the transition period from _______ to _______

 

Commission file number: 001-37769

 

VBI VACCINES INC.

(Exact name of registrant as specified in its charter)

 

British Columbia, Canada   N/A
(State or other jurisdiction of   (I.R.S. Employer
incorporation or organization)   Identification No.)

 

160 Second Street

Cambridge, Massachusetts

  02142
(Address of principal executive offices)   (Zip Code)

 

Registrant’s telephone number, including area code: 617-830-3031

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of each class   Trading Symbol(s)   Name of each exchange on which registered
Common Share, no par value per share   VBIV   Nasdaq Capital Market

 

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.

Yes ☒ No ☐

 

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).

Yes ☒ No ☐

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

 

Large accelerated filer ☐ Accelerated filer ☐
   
Non-accelerated filer Smaller reporting company
   
  Emerging growth company

 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No

 

Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date.

 

Common Shares, no par value per share   257,304,768
(Class)   Outstanding at November 5, 2021

 

 

 

 

 

 

VBI VACCINES INC.

FORM 10-Q FOR THE QUARTERLY PERIOD ENDED SEPTEMBER 30, 2021

 

TABLE OF CONTENTS

 

      Page
       
PART I - FINANCIAL INFORMATION   5
       
Item 1. Condensed Consolidated Financial Statements   5
       
  Condensed Consolidated Balance Sheets - September 30, 2021 (unaudited) and December 31, 2020   5
       
  Condensed Consolidated Statements of Operations and Comprehensive Loss for the three and nine months ended September 30, 2021 and 2020 (unaudited)   6
       
  Condensed Consolidated Statements of Stockholders’ Equity for three and nine months ended September 30, 2021 and 2020 (unaudited)   7
       
  Condensed Consolidated Statements of Cash Flows for the nine months ended September 30, 2021 and 2020 (unaudited)   8
       
  Notes to Condensed Consolidated Financial Statements (unaudited)   9
       
Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations   23
       
Item 3. Quantitative and Qualitative Disclosures About Market Risk   36
       
Item 4. Controls and Procedures   36
       
PART II - OTHER INFORMATION   37
       
Item 1. Legal Proceedings   37
       
Item 1A. Risk Factors   37
       
Item 2. Unregistered Sales of Equity Securities and Use of Proceeds   39
       
Item 3. Defaults Upon Senior Securities   39
       
Item 4. Mine Safety Disclosure   39
       
Item 5. Other Information   39
       
Item 6. Exhibits   39
       
Signatures   41

 

2

 

 

SPECIAL NOTE REGARDING FORWARD-LOOKING STATEMENTS AND OTHER INFORMATION
CONTAINED IN THIS REPORT

 

This quarterly report on Form 10-Q (this “Form 10-Q”) contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and the provisions of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements give our current expectations or forecasts of future events. You can identify these statements by the fact that they do not relate strictly to historical or current facts. You can find many (but not all) of these statements by looking for words such as “approximates,” “believes,” “hopes,” “expects,” “anticipates,” “estimates,” “projects,” “intends,” “plans,” “would,” “should,” “could,” “will,” “may,” or other similar expressions in this Form 10-Q. In particular, these include statements relating to future actions; prospective products, applications, customers, and technologies; future performance or results of anticipated products; anticipated expenses; and projected financial results. We have based these forward-looking statements largely on our current expectations and projections about future events and financial trends that we believe may affect our business, financial condition, and results of operations. These forward-looking statements speak only as of the date of this Quarterly Report on Form 10-Q and are subject to a number of risks, uncertainties, and assumptions that could cause actual results to differ materially from our historical experience and our present expectations, or projections described under the sections in this Quarterly Report on Form 10-Q entitled “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and in the sections entitled “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our 2020 annual report on the Form 10-K filed with the Securities and Exchange Commission on March 2, 2021. Factors that could cause actual results to differ from those discussed in the forward-looking statements include, but are not limited to:

 

the timing of, and our ability to, obtain and maintain regulatory approvals for our clinical trials, products, and pipeline candidates;
the timing and results of our ongoing and planned clinical trials for products and pipeline candidates;
the amount of funds we require for our prophylactic and therapeutic pipeline candidates;
the potential benefits of strategic partnership agreements and our ability to enter into strategic partnership arrangements;
the impact of the ongoing COVID-19 pandemic on our clinical studies, research programs, manufacturing, sourcing and supply chain, business plan, regulatory review including site inspections, and the global economy;
our ability to effectively execute and deliver our plans related to commercialization, marketing, manufacturing capabilities, and strategy;
our ability to maintain a good relationship with our employees;
the suitability and adequacy of our office, manufacturing, and research facilities and our ability to secure term extensions or expansions of leased space;
our ability to manufacture, or to have manufactured, any products we develop at a commercially viable scale to the standards and requirements of regulatory agencies;
the ability of our vendors and suppliers to manufacture and deliver materials that meet regulatory agency and our standards and requirements to meet planned timelines and milestones;
any disruption in the operations of our Rehovot, Israel manufacturing facility where we manufacture all of our clinical and commercial supplies of our 3-antigen prophylactic hepatitis B vaccine candidate and clinical supplies of our hepatitis B immunotherapeutic candidate, VBI-2601;
our compliance with all laws, rules, and regulations applicable to our business and products;
our ability to continue as a going concern;
our history of losses;
our ability to generate revenues and achieve profitability;
emerging competition and rapidly advancing technology in our industry that may outpace our technology;
customer demand for our products and pipeline candidates;
the impact of competitive or alternative products, technologies, and pricing;
general economic conditions and events and the impact they may have on us and our potential customers;
our ability to obtain adequate financing and funding in the future on reasonable terms, as and when we need it;
our ability to implement network systems and controls that are effective at preventing cyber-attacks, malware intrusions, malicious viruses, and ransomware threats;
our ability to secure and maintain protection over our intellectual property;
our ability to maintain our existing licenses with licensors of intellectual property, or obtain new licenses for intellectual property;

 

3

 

 

changes to legal and regulatory processes for biosimilar approval and marketing that could reduce the duration of market exclusivity for our products;
our success at managing the risks involved in the foregoing items;
our ability to maintain compliance with the NASDAQ Capital Market’s listing standards; and
other factors discussed in this Form 10-Q.

 

Because forward-looking statements are inherently subject to risks and uncertainties, some of which cannot be predicted or quantified and some of which are beyond our control, you should not rely on these forward-looking statements as predictions of future events. The events and circumstances reflected in our forward-looking statements may not be achieved or occur and actual results could differ materially from those projected in the forward-looking statements. Moreover, we operate in an evolving environment. New risk factors and uncertainties may emerge from time to time, and it is not possible for us to predict all risk factors and uncertainties. Except as required by applicable law, we do not plan to publicly update or revise any forward-looking statements contained herein, whether as a result of any new information, future events, changed circumstances or otherwise.

 

Unless otherwise stated or the context otherwise requires, the terms “VBI,” “we,” “us,” “our,” and the “Company” refer to VBI Vaccines Inc. and its subsidiaries.

 

Unless indicated otherwise, all references to the U.S. Dollar, Dollar or $ are to the United States Dollar, the legal currency of the United States of America and all references to € mean Euros, the legal currency of the European Union. We may also refer to NIS, which is the New Israeli Shekel, the legal currency of Israel, and the Canadian Dollar or CAD, which is the legal currency of Canada.

 

Except for share and per share amounts or as otherwise specified to be in millions, amounts presented are stated in thousands.

 

4

 

 

PART I—FINANCIAL INFORMATION

 

Item 1. Condensed Consolidated Financial Statements

 

VBI Vaccines Inc. and Subsidiaries

 

Condensed Consolidated Balance Sheets

(in thousands, except share amounts)

 

    September 30,
2021
    December 31,
2020
 
    (unaudited)        
CURRENT ASSETS                
Cash and cash equivalents   $ 137,470     $ 93,825  
Short-term investments     -       25,276  
Accounts receivable, net     36       77  
Inventory, net     2,265       2,152  
Prepaid expenses     3,051       1,569  
Other current assets     4,981       9,142  
Total current assets     147,803       132,041  
                 
NON-CURRENT ASSETS                
Other long-term assets     1,094       639  
Property and equipment, net     10,381       10,721  
Right of use assets     537       1,554  
Intangible assets, net     62,150       62,156  
Goodwill     2,263       2,261  
Total non-current assets     76,425       77,331  
                 
TOTAL ASSETS   $ 224,228     $ 209,372  
                 
CURRENT LIABILITIES                
Accounts payable   $ 3,745     $ 3,734  
Other current liabilities     28,472       12,415  
Current portion of deferred revenues    

324

      255  
Current portion of lease liability     408       944  
Total current liabilities    

32,949

      17,348  
                 
NON-CURRENT LIABILITIES                
Lease liability, net of current portion     107       619  
Long-term debt, net of debt discount     27,939       16,329  
Liabilities for severance pay     549       522  
Deferred revenues, net of current portion     2,540       2,849  
Total non-current liabilities     31,135       20,319  
                 
COMMITMENTS AND CONTINGENCIES (NOTE 14)     -        -
                 
STOCKHOLDERS’ EQUITY                
Common shares (unlimited authorized; no par value) (September 30, 2021 - issued and outstanding 257,304,768; December 31, 2020 - issued and outstanding 247,039,010)     439,286       403,528  
Additional paid-in capital     79,075       75,530  
Accumulated other comprehensive income     1,371       1,265  
Accumulated deficit     (359,588 )     (308,618 )
Total stockholders’ equity     160,144       171,705  
                 
TOTAL LIABILITIES AND STOCKHOLDERS’ EQUITY   $ 224,228     $ 209,372  

 

See accompanying Notes to Condensed Consolidated Financial Statements

 

5

 

 

VBI Vaccines Inc. and Subsidiaries

 

Condensed Consolidated Statements of Operations and Comprehensive Loss

(Unaudited)

(in thousands, except share and per share amounts)

 

    2021     2020     2021     2020  
    Three Months Ended September 30     Nine Months Ended
September 30
 
    2021     2020     2021     2020  
                         
Revenues   $ 107     $ 298     $ 550     $ 897  
                                 
Operating expenses:                                
Cost of revenues     2,466       2,111       7,511       6,747  
Research and development     2,972       4,478       14,392       10,035  
General and administrative     9,693       5,562       25,807       13,520  
Total operating expenses     15,131       12,151       47,710       30,302  
                                 
Loss from operations     (15,024 )     (11,853 )     (47,160 )     (29,405 )
                                 
Interest expense, net of interest income (including related party - see Note 9)     (1,026 )     (742 )     (3,683 )     (2,006 )
Foreign exchange gain (loss)     203       (402 )     (127 )     543  
Loss before income taxes     (15,847 )     (12,997 )     (50,970 )     (30,868 )
                                 
Income tax expense     -       -       -       -  
                                 
NET LOSS   $ (15,847 )   $ (12,997 )   $ (50,970 )   $ (30,868 )
                                 
Other comprehensive income (loss)     (1,607 )     1,696       106       (1,988 )
                                 
COMPREHENSIVE LOSS   $ (17,454 )   $ (11,301 )   $ (50,864 )   $ (32,856 )
                                 
Net loss per share of common shares, basic and diluted   $ (0.06 )   $ (0.06 )   $ (0.20 )   $ (0.15 )
                                 
Weighted-average number of common shares outstanding, basic and diluted     256,360,356       234,709,403       254,055,707       210,044,126  

 

See accompanying Notes to Condensed Consolidated Financial Statements

 

6

 

 

VBI Vaccines Inc. and Subsidiaries

 

Condensed Consolidated Statements of Stockholders’ Equity

(Unaudited)

(in thousands, except share amounts)

 

   

Number of

Common

Shares

   

Share

Capital

   

Additional
Paid-in

Capital

   

Accumulated
Other

Comprehensive
Income (Loss)

  Accumulated
Deficit
 

 

 

Total Stockholders’

Equity

 
                                     
BALANCE AS OF DECEMBER 31, 2020     247,039,010     $ 403,528     $ 75,530     $ 1,265     $ (308,618 )   $ 171,705  
                                                 
Common shares issued in financing transactions, net of share issuance costs     5,752,068       21,417       -       -       -       21,417  
Common shares issued upon exercise of warrants     34,494       52       -       -       -       52  
Common shares issued upon of conversion of long-term debt     1,369,863       2,000       -       -       -       2,000  
Stock-based compensation     -       51       2,088       -       -       2,139  
Net loss     -       -       -       -       (17,647 )     (17,647 )
Unrealized holding loss on short-term investments     -       -       -       (54 )     -       (54 )
Currency translation adjustments     -       -       -       397       -       397  
BALANCE AS OF MARCH 31, 2021     254,195,435     $ 427,048     $ 77,618     $ 1,608     $ (326,265 )   $ 180,009  
                                                 
BALANCE AS OF APRIL 1, 2021     254,195,435     $ 427,048     $ 77,618     $ 1,608     $ (326,265 )   $ 180,009  
                                                 
Common shares issued in financing transactions, net of share issuance costs     284,100       861       -       -       -       861  
Common shares issued upon exercise of warrants     19,346       29       -       -       -       29  
Common shares issued upon cashless exercise of warrants     646,257       4,298       (4,298 )     -       -       -  
Stock-based compensation     -       32       2,391       -       -       2,423  
Warrant modification in connection with debt amendment     -       -       867       -       -       867  
Net loss     -       -       -       -       (17,476 )     (17,476 )
Unrealized holding gain on short-term investments     -       -       -       54       -       54  
Currency translation adjustments     -       -       -       1,316       -       1,316  
BALANCE AS OF JUNE 30, 2021     255,145,138     $ 432,268     $ 76,578     $ 2,978     $ (343,741 )   $ 168,083  
                                                 
BALANCE AS OF JULY 1, 2021     255,145,138     $ 432,268     $ 76,578     $ 2,978     $ (343,741 )   $ 168,083  
                                                 
Common shares issued in financing transactions, net of share issuance costs     2,156,597       6,982       -       -       -       6,982  
Common shares issued upon exercise of warrants     3,033       4       -       -       -       4  
                                                 
Stock-based compensation     -       32       2,497       -       -       2,529  
Net loss     -       -       -       -       (15,847 )     (15,847 )
Currency translation adjustments     -       -       -       (1,607 )     -       (1,607 )
BALANCE AS OF SEPTEMBER 30, 2021     257,304,768     $ 439,286     $ 79,075     $ 1,371     $ (359,588 )   $ 160,144  
                                                 
BALANCE AS OF DECEMBER 31, 2019     178,257,199     $ 284,965     $ 66,430     $ (752 )   $ (262,388 )   $ 88,255  
                                                 
Stock-based compensation     118,471       131       1,056       -       -       1,187  
Net loss     -       -       -       -       (8,358 )     (8,358 )
Currency translation adjustments     -       -       -       (6,653 )     -       (6,653 )
BALANCE AS OF MARCH 31, 2020     178,375,670     $ 285,096     $ 67,486     $ (7,405 )   $ (270,746 )   $ 74,431  
                                                 
BALANCE AS OF APRIL 1, 2020     178,375,670     $ 285,096     $ 67,486     $ (7,405 )   $ (270,746 )   $ 74,431  
                                                 
Common shares issued in financing transaction, net of issuance costs     52,272,726       53,894       -       -       -       53,894  
Warrants issued in connection with financing transactions     -       (453 )     1,634       -       -       1,181  
Conversion feature issued in debt financing transaction     -       -       2,577       -       -       2,577  
Stock-based compensation     -       91       983       -       -       1,074  
Net loss     -       -       -       -       (9,513 )     (9,513 )
Currency translation adjustments     -       -       -       2,969       -       2,969  
BALANCE AS OF JUNE 30, 2020     230,648,396     $ 338,628     $ 72,680     $ (4,436 )   $ (280,259 )   $ 126,613  
                                                 
BALANCE AS OF JULY 1, 2020     230,648,396     $ 338,628     $ 72,680     $ (4,436 )   $ (280,259 )   $ 126,613  
                                                 
Common shares issued in financing transaction, net of issuance costs     10,840,334       47,163       -       -       -       47,163  
Common shares issued upon exercise of warrants     550,000       1,837       -       -       -       1,837  
Common shares issued up on exercise of options     750       1       -       -       -       1  
Stock-based compensation     -       89       1,404       -       -       1,493  
Net loss     -       -       -       -       (12,997 )     (12,997 )
Unrealized holding gains on short-term investments     -       -       -       125       -       125  
Currency translation adjustments     -       -       -       1,571       -       1,571  
BALANCE AS OF SEPTEMBER 30, 2020     242,039,480     $ 387,718     $ 74,084     $ (2,740 )   $ (293,256 )   $ 165,806  

 

See accompanying Notes to Condensed Consolidated Financial Statements

 

7

 

 

VBI Vaccines Inc. and Subsidiaries

 

Condensed Consolidated Statements of Cash Flows

(Unaudited)

(in thousands)

 

    2021     2020  
    For the Nine Months Ended
September 30
 
    2021     2020  
             
CASH FLOWS FROM OPERATING ACTIVITIES                
Net loss   $ (50,970 )   $ (30,868 )
Adjustments to reconcile net loss to cash and cash equivalents used in operating activities:                
Depreciation and amortization     1,366       1,218  
Stock-based compensation     7,091       3,754  
Amortization of debt discount     2,499       1,102  
Inventory reserve     1,056      

1,046

 
Interest accrued on short-term investments     -       (95 )
Net change in operating working capital items:                
Change in accounts receivable     40       173  
Change in inventory     (1,178 )     (1,504 )
Change in prepaid expenses     (1,477 )     (1,267 )
Change in other current assets     4,182       (1,676 )
Change in other long-term assets     (448 )     (3 )
Change in operating right of use assets     768       724  
Change in accounts payable     10       2,167  
Change in deferred revenues     (244 )     (646 )
Change in other current liabilities     16,710       (3,962 )
Payments made on operating lease liabilities     (797 )     (718 )
Net cash flows used in operating activities     (21,392 )     (30,555 )
                 
CASH FLOWS FROM INVESTING ACTIVITIES                
Redemption of short-term investments     25,151       -  
Purchase of short-term investments     -       (25,000 )
Purchase of property and equipment     (1,385 )     (468 )
Net cash flows provided by/ (used in) investing activities     23,766       (25,468 )
                 
CASH FLOWS FROM FINANCING ACTIVITIES                
Proceeds from issuance of common shares for cash     30,275       106,269  
Share issuance costs     (937 )     (4,919 )
Proceeds from debt financing     12,000       20,000  
Debt issuance costs     (22 )     (1,021 )
Proceeds from issuance of common shares for cash, upon exercise of warrants     85       1,837  
Proceeds from issuance of common shares for cash, upon exercise of stock options     -       1  
Repayment of long-term debt     -       (15,300 )
Net cash flows provided by financing activities     41,401       106,867  
                 
Effect of exchange rates on cash and cash equivalents     (130 )     101  
                 
CHANGE IN CASH AND CASH EQUIVALENTS, FOR THE PERIOD     43,645       50,945  
                 
CASH AND CASH EQUIVALENTS, BEGINNING OF PERIOD     93,825       44,213  
                 
CASH AND CASH EQUIVALENTS, END OF PERIOD   $ 137,470     $ 95,158  
                 
Supplementary information:                
Interest paid   $ 1,428     $ 1,187  
Non-cash investing and financing activities:                
Warrant modification in connection with debt amendment     867       -  
Warrant issued in connection with financing activities     -       1,634  
Common shares issued in connection with cashless warrant exercise     4,298       -  
K2 conversion feature in connection with financing activities     -       2,577  
Common shares issued upon conversion of debt     2,000       -  
Capital expenditures included in accounts payable and other current liabilities     (73 )     (86 )
Share issuance costs included in other current liabilities     (78 )     (293 )
Unrealized holding gains on short term investment     -       (125 )

 

See accompanying Notes to Condensed Consolidated Financial Statements

 

8

 

 

VBI Vaccines Inc. and Subsidiaries

 

Notes to Condensed Consolidated Financial Statements

(Unaudited)

(in thousands, except share and per share amounts)

 

1. NATURE OF BUSINESS AND CONTINUATION OF BUSINESS

 

Corporate Overview

 

VBI Vaccines Inc. (the “Company” or “VBI”) was incorporated under the laws of British Columbia, Canada on April 9, 1965.

 

The Company and its wholly-owned subsidiaries, VBI Vaccines (Delaware) Inc., a Delaware corporation (“VBI DE”); VBI DE’s wholly-owned subsidiary, Variation Biotechnologies (US), Inc., a Delaware corporation (“VBI US”); Variation Biotechnologies, Inc. a Canadian company and the wholly-owned subsidiary of VBI US (“VBI Cda”); SciVac Ltd. an Israeli company (“SciVac”); SciVac Hong Kong Limited (“SciVac HK”), a Hong Kong corporation; and VBI Vaccines B.V., a Netherlands company (“VBI BV”), are collectively referred to as the “Company”, “we”, “us”, “our”, or “VBI”.

 

The Company’s registered office is located at Suite 1700, Park Place, 666 Burrard Street, Vancouver, BC V6C 2X8 with its principal office located at 160 Second Street, Cambridge, MA 02142. In addition, the Company has research and manufacturing facilities located in Rehovot, Israel and research facilities located in Ottawa, Ontario, Canada.

 

Principal Operations

 

VBI is a biopharmaceutical company driven by immunology in the pursuit of powerful prevention and treatment of disease. Through its innovative approach to virus-like particles (“VLPs”), including a proprietary enveloped VLP (“eVLP”) platform technology, VBI develops vaccine candidates that mimic the natural presentation of viruses, designed to elicit the innate power of the human immune system. VBI is committed to targeting and overcoming significant infectious diseases, including hepatitis B, COVID-19 and coronaviruses, and cytomegalovirus (“CMV”), as well as aggressive cancers including glioblastoma (“GBM”). VBI is headquartered in Cambridge, Massachusetts, with research operations in Ottawa, Canada, and a research and manufacturing site in Rehovot, Israel.

 

The ongoing COVID-19 pandemic has materially negatively affected and continues to affect the global economy, and there is continued severe uncertainty about the duration and intensity of the impacts of the pandemic. As a result, the Company’s business and results of operations have also been adversely affected and could continue to be adversely affected by COVID-19 which has necessitated restricting the number of personnel in the Company’s research laboratories and manufacturing facility until recently, and has slowed recruitment to clinical trials. The pandemic has also caused interruptions to global supply chains which have significantly limited the availability of raw materials, laboratory supplies, and manufacturing equipment. The extent to which the COVID-19 pandemic will continue to impact our business will depend on future developments, which are highly uncertain and cannot be predicted. We do not yet know the full extent of potential delays or impacts on our business, our clinical studies, our research programs, the recoverability of our assets, and our manufacturing; however, the COVID-19 pandemic may continue to disrupt or delay our business operations, including with respect to efforts relating to potential business development transactions, and it could disrupt the marketplace which could have an adverse effect on our operations.

 

9

 

 

Liquidity and Going Concern

 

The Company faces a number of risks, including but not limited to, uncertainties regarding the success of the development and commercialization of its products, demand and market acceptance of the Company’s products, and reliance on major customers. The Company anticipates that it will continue to incur significant operating costs and losses in connection with the development of its products.

 

The Company had an accumulated deficit of $359,588 as of September 30, 2021 and cash outflows from operating activities of $21,392 for the nine months ended September 30, 2021.

 

The Company will require significant additional funds to conduct clinical and non-clinical trials, achieve regulatory approvals, and, subject to such approvals, commercially launch its products. The Company plans to finance near term future operations with existing cash and cash equivalent reserves. Additional financing may be obtained from the issuance of equity securities, the issuance of additional debt, and/or revenues from potential business development transactions, if any. There is no assurance the Company will manage to obtain these sources of financing, if required. The above conditions raise substantial doubt about the Company’s ability to continue as a going concern. The consolidated financial statements do not include any adjustments to reflect the possible future effects on the recoverability and classification of assets or the amounts and classifications of liabilities that may result should the Company be unable to continue as a going concern.

 

On March 9, 2021, the Company and the Coalition for Epidemic Preparedness Innovations (“CEPI”) announced a partnership (“CEPI Funding Agreement”) to develop eVLP vaccine candidates against SARS-COV-2 variants, including the Beta variant, also known as the B.1.351 variant and 501Y.V2, first identified in South Africa. CEPI agreed to provide up to $33,018 to support the advancement of VBI-2905, a monovalent eVLP candidate expressing the pre-fusion form of the spike protein from the Beta variant, through Phase I clinical development. This funding will also support preclinical expansion of additional multivalent vaccine candidates designed to evaluate the potential breadth of our eVLP technology. The preclinical expansion is intended to develop clinic-ready vaccine candidates capable of addressing emerging variants. See more information on the CEPI Funding Agreement in Note 12.

 

On May 17, 2021, the Company entered into the First Amendment to the Loan and Guaranty Agreement and Affirmation of Pledge and Security Agreement (the “First Amendment”) with K2 HealthVentures LLC and any other lender from time-to-time party thereto (the “Lenders”). See Note 9 for more details.

 

In June 2021, the Company issued 646,257 common shares to Perceptive Credit Holdings, LP and PCOF EQ AIV, LP (related parties), upon exercise of 2,068,824 warrants on a cashless “net exercise” basis.

 

On July 31, 2020, the Company entered into an Open Market Sale AgreementSM with Jefferies LLC (“Jefferies”), pursuant to which the Company may offer and sell its common shares having an aggregate price of up to $125,000 from time to time through Jefferies, acting as agent or principal (the “ATM Program”). Common shares are offered pursuant to a sales agreement prospectus included in the Company’s automatic shelf registration on Form S-3 filed with the United States Securities and Exchange Commission (“SEC”) on July 31, 2020. During the nine months ended September 30, 2021, the Company issued 8,192,765 common shares under the ATM Program, for total gross proceeds of $30,275 at an average price of $3.70. The Company incurred $1,015 of share issuance costs related to the common shares issued resulting in net proceeds of $29,260. As of September 30, 2021, $30,040 of common shares remained available for issuance under the ATM Program.

 

On September 3, 2021, the Company entered into a second Open Market Sale AgreementSM with Jefferies to act as the Company’s sales agent and/or principal, for the issuance and sale of up to an additional $125,000,000 of the Company’s common shares from time to time in an at-the-market public offering, which the Company could choose to use when no shares remain available for issuance under the ATM Program.

 

Financial instruments recognized in the condensed consolidated balance sheet consist of cash and cash equivalents, short-term investments, accounts receivable, other current assets, accounts payable, and other current liabilities. The Company believes that the carrying value of its current financial instruments approximates their fair values due to the short-term nature of these instruments. The Company does not hold any derivative financial instruments.

 

The carrying amounts of the Company’s other long-term assets approximate their respective fair values.

 

2. SIGNIFICANT ACCOUNTING POLICIES

 

Basis of Presentation and Consolidation

 

The Company’s fiscal year ends on December 31 of each calendar year. The accompanying unaudited condensed consolidated financial statements have been prepared in U.S. dollars (“USD”) and pursuant to the rules and regulations of the SEC, for interim reporting. Accordingly, certain information and footnote disclosures normally included in the financial statements prepared in accordance with United States of America generally accepted accounting principles (“U.S. GAAP”), have been condensed or omitted pursuant to such rules and regulations. The December 31, 2020 consolidated balance sheet in this document was derived from the audited consolidated financial statements. The condensed consolidated financial statements and notes included in this quarterly report on Form 10-Q (this “Form 10-Q”) does not include all of the disclosures required by U.S. GAAP and should be read in conjunction with the financial statements and notes included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2020 (the “2020 10-K”), as filed with the SEC on March 2, 2021.

 

The condensed consolidated financial statements include the accounts of the Company and its wholly owned subsidiaries: VBI DE, VBI US, VBI Cda, SciVac, SciVac HK, and VBI BV. Intercompany balances and transactions between the Company and its subsidiaries are eliminated in the condensed consolidated financial statements. Certain items previously reported in specific financial statement captions have been reclassified to conform to the current presentation.

 

In the opinion of management, these condensed consolidated financial statements include all adjustments and accruals of a normal and recurring nature necessary to fairly state the results of the periods presented. The results for the periods presented are not necessarily indicative of results to be expected for the full year or for any future periods.

 

10

 

 

Significant Accounting Policies

 

The significant accounting policies used in the preparation of these condensed consolidated financial statements are disclosed in the 2020 10-K, and there have been no changes to the Company’s significant accounting policies during the nine months ended September 30, 2021, other than the polices discussed below.

 

CEPI Funding Agreement

 

Cash received in advance from the CEPI Funding Agreement is included in cash and cash equivalents on the condensed consolidated balance sheet, however, it is restricted as to its use until the relevant expenses are incurred. The cash received is recognized as deferred funding, included in other current liabilities on the condensed consolidated balance sheet, and recognized as a reduction in the related expense when incurred. As of September 30, 2021, the amount of cash received in advance from CEPI, not yet recognized as a reduction in expenses in the condensed consolidated statement of operations but included in cash and cash equivalents on the condensed consolidated balance sheets, is $13,469. See more information on the CEPI Funding Agreement in Note 12.

 

3. NEW ACCOUNTING PRONOUNCEMENTS

 

Recently Adopted Accounting Pronouncements

 

None

 

Recently Issued Accounting Standards, not yet Adopted

 

In August 2020, the FASB issued ASU No. 2020-06, Debt—Debt with Conversion and Other Options (Subtopic 470-20) and Derivatives and Hedging—Contracts in Entity’s Own Equity (Subtopic 815-40): Accounting for Convertible Instruments and Contracts in an Entity’s Own Equity (“ASU 2020-06”), which will simplify the accounting for certain financial instruments with characteristics of liabilities and equity, including certain convertible instruments and contracts on an entity’s own equity. Specifically, the new standard will remove the separation models required for convertible debt with cash conversion features and convertible instruments with beneficial conversion features. It will also remove certain settlement conditions that are currently required for equity contracts to qualify for the derivative scope exception and will simplify the diluted earnings per share calculation for convertible instruments. ASU 2020-06 will be effective for fiscal years beginning after December 15, 2021 and interim periods within those fiscal years. Early adoption is permitted but no earlier than fiscal periods beginning after December 15, 2020, including interim periods within those fiscal years. This ASU can be applied either through a modified retrospective method of transition or a fully retrospective method of transition. The Company will adopt ASU 2020-06 on January 1, 2022, and is currently evaluating the impact this new guidance will have on its condensed consolidated financial statements and related disclosures.

 

In May 2021, the FASB issued ASU No. 2021-04, Earnings Per Share (Topic 260), Debt – Modifications and Extinguishments (Subtopic 470-50), Compensation – Stock Compensation (Topic 718), and Derivatives and Hedging – Contracts in Entity’s Own Equity (Subtopic 815-40): Issuer’s Accounting for Certain Modification or Exchanges of Freestanding Equity-Classified Written Call Options (“ASU 2021-04”), which will clarify and reduce diversity in practice. Specifically, the new standard includes a recognition model comprising four categories of transactions and corresponding accounting treatment for each category. The category that would apply to a modification or an exchange of an equity-classified warrant would depend on the substance of the modification transaction (e.g., a financing transaction to raise equity versus one to raise debt). This recognition model is premised on the idea that the accounting for the transaction should not differ from what it would have been had the issuer of the warrants paid cash instead of modifying the warrants. ASU 2021-04 will be effective for fiscal years beginning after December 15, 2021 and interim periods within those fiscal years. Early adoption is permitted. This ASU will be applied prospectively to modifications or exchanges occurring on or after the effective date of the ASU. The Company will adopt ASU 2021-04 on January 1, 2022, and is currently evaluating the impact this new guidance will have on its condensed consolidated financial statements and related disclosures.

 

11

 

 

4. INVENTORY, NET

 

Inventory consists of the following:

 

   

September 30,

2021

    December 31,
2020
 
Work-in-process   $ 515     $ 390  
Raw materials     1,750       1,762  
Inventory, net   $ 2,265     $ 2,152  

 

5. OTHER CURRENT ASSETS

 

Other current assets consisted of the following:

 

   

September 30,

2021

    December 31,
2020
 
Government receivables   $ 2,854     $ 7,830  
Other current assets     2,127       1,312  
Total other current assets   $ 4,981     $ 9,142  

 

6. INTANGIBLE ASSETS AND GOODWILL

 

The Company’s intangible assets determined to have indefinite useful lives including In-Process Research and Development (“IPR&D”) and goodwill, are tested for impairment annually, or more frequently if events or circumstances indicate that the assets might be impaired. Such circumstances could include but are not limited to: (1) a significant adverse change in legal factors or in business climate, (2) unanticipated competition, or (3) an adverse action or assessment by a regulator.

 

The Company has established August 31st as the date for its annual impairment test of IPR&D and goodwill. The costs of rights to IPR&D projects acquired in an asset acquisition are expensed in the consolidated statements of operations unless the project has an alternative future use. These costs include initial payments incurred prior to regulatory approval in connection with research and development agreements that provide rights to develop, manufacture, market and/or sell pharmaceutical products.

 

The IPR&D assets, which consist of the CMV and GBM programs, were acquired in a business combination, capitalized as an intangible asset and are tested for impairment at least annually until commercialization, after which time the IPR&D will be amortized over its estimated useful life. The impairment test compares the carrying amount of the IPR&D asset to its fair value. If the carrying amount exceeds the fair value of the asset, such excess is recorded as an impairment loss. There was no IPR&D impairment determined as a result of the Company’s annual testing on August 31, 2021. The fair value of the IPR&D assets included in the impairment test was determined using the income approach method and is considered Level 3 in the fair value hierarchy. Some of the more significant estimates and assumptions inherent in the estimate of the fair value of IPR&D assets include the amount and timing of costs to develop the IPR&D into viable products, the amount and timing of future cash inflows, the discount rate and the probability of technical and regulatory success applied to the cash flows. The discount rate used was 11% and the cumulative probability of technical and regulatory success to achieve approval to market the products ranged from approximately 10% to 17%.

 

          September 30, 2021  
   

Gross

Carrying
Amount

    Accumulated
Amortization
    Cumulative
Impairment
Charge
    Cumulative
Currency
Translation
    Net Book
Value
 
Patents   $ 669     $ (641 )   $ -     $ 43     $ 71  
IPR&D assets     61,500       -       (300 )     879       62,079  
    $ 62,169     $ (641 )   $ (300 )   $ 922     $ 62,150  

 

          December 31, 2020  
    Gross
Carrying
Amount
    Accumulated
Amortization
    Cumulative
Impairment
Charge
    Cumulative
Currency
Translation
    Net Book
Value
 
Patents   $ 669     $ (590 )   $ -     $ 44     $ 123  
IPR&D assets     61,500       -       (300 )     833       62,033  
    $ 62,169     $ (590 )   $ (300 )   $ 877     $ 62,156  

 

The Company amortizes intangible assets with finite lives on a straight-line basis over their estimated useful lives.

 

The change in carrying value for IPR&D assets from December 31, 2020 relates to currency translation adjustments which increased by $46 for the nine-month period ended September 30, 2021.

 

Goodwill represents the excess of the purchase price over the fair value of the net tangible and identifiable intangible assets acquired in a business combination. When evaluating goodwill for impairment, we may first perform an assessment qualitatively whether it is more likely than not that a reporting unit’s carrying amount exceeds its fair value, referred to as a “step zero” approach. Subsequently (if necessary, after step zero), if the carrying value of a reporting unit exceeded its fair value an impairment would be recorded. We would perform our goodwill impairment test by comparing the fair value of a reporting unit with its carrying amount. There was no goodwill impairment determined as a result of the Company’s annual testing on August 31, 2021. The fair value of the Company, which consists of a single reporting unit, included in the impairment test was determined using the closing market stock price of VBI as of August 31, 2021.

          September 30, 2021  
   

Gross

Carrying

Amount

   

Cumulative

Impairment
Charge

   

Cumulative
Currency

Translation

    Net Book
Value
 
Goodwill   $ 8,714     $ (6,292 )   $ (159 )   $ 2,263  

 

          December 31, 2020  
    Gross
Carrying
Amount
   

Cumulative

Impairment
Charge

   

Cumulative
Currency

Translation

    Net Book
Value
 
Goodwill   $ 8,714     $ (6,292 )   $ (161 )   $ 2,261  

 

The change in carrying value for goodwill from December 31, 2020 relates to currency translation adjustments which increased by $2 for the nine-month period ended September 30, 2021.

 

12

 

 

7. OTHER CURRENT LIABILITIES

 

Other current liabilities consisted of the following:

 

    September 30,
2021
    December 31,
2020
 
Accrued research and development expenses (including clinical trial accrued expenses)   $ 7,254     $ 5,842  
Accrued professional fees     4,143       1,547  
Payroll and employee-related costs     2,086       3,844  
Deferred government grants     1,076       825  
Deferred funding     13,469       -  
Other current liabilities     444       357  
Total other current liabilities   $ 28,472     $ 12,415  

 

8. LOSS PER SHARE OF COMMON SHARES

 

Basic loss per share is computed by dividing net loss applicable to common stockholders by the weighted average number of common shares outstanding during each period. Diluted loss per share includes the effect, if any, from the potential exercise or conversion of securities, such as warrants, and stock options, which would result in the issuance of incremental shares of common shares unless such effect is anti-dilutive. In computing the basic and diluted net loss per share applicable to common stockholders, the weighted average number of shares remains the same for both calculations due to the fact that when a net loss exists, dilutive shares are not included in the calculation as their effect would be anti-dilutive. These potentially dilutive securities are more fully described in Note 10, Stockholders’ Equity and Additional Paid-in Capital.

 

The following potentially dilutive securities outstanding at September 30, 2021 and 2020 have been excluded from the computation of diluted weighted average shares outstanding, as they would be antidilutive:

 

    September 30,
2021
    September 30,
2020
 
Warrants     1,384,469       3,398,824  
Stock options and restricted stock units     18,409,572       12,580,297  
K2 conversion feature     1,369,863       2,739,726  
      21,163,904       18,718,847  

 

13

 

 

9. LONG-TERM DEBT

 

As of September 30, 2021, and December 31, 2020, the long-term debt is as follows:

 

    September 30,
2021
    December 31,
2020
 
Long-term debt, net of debt discount of $4,285 ($5,061 at December 31, 2020)   $ 27,939     $ 16,329  
Less: current portion, net of debt discount of $0 ($0 at December 31, 2020)     -       -  
Long-term debt   $ 27,939     $ 16,329  

 

On May 22, 2020, the Company (along with its subsidiary VBI Cda) entered into the Loan and Guaranty Agreement (the “Loan Agreement”) with K2 HealthVentures LLC and any other lender from time to time party thereto (the “Lenders”) pursuant to which we received the first tranche secured term loan of $20,000 (the “First Tranche Term Loan”). The Lenders originally agreed to make available the following additional tranches subject to the following conditions and upon the submission of a loan request by the Company: (1) up to $10,000 available between January 1, 2021 and April 30, 2021 upon achievement of certain milestones (the “Second Tranche Term Loan”), (2) $10,000 available between the closing date and December 31, 2021, subject to achievement of a certain U.S. Food and Drug Administration approval (the “Third Tranche Term Loan”), and (3) a final tranche of up to $10,000 that can be made available any time prior to June 30, 2022, subject to the advance of the Third Tranche Term Loan, satisfactory review by the administrative agent of our financial and operating plan, and approval by the Lenders’ investment committee (the “Fourth Tranche Term Loan”). Pursuant to the Loan Agreement, the Lenders originally had the ability to convert, at the Lenders’ option, up to $4,000 of the secured term loan into common shares of the Company at a conversion price of $1.46 per share (“K2 conversion feature”) until the maturity date of June 1, 2024. On February 3, 2021, pursuant to the Loan Agreement, the Lenders, converted $2,000 of the secured term loan into 1,369,863 common shares at a conversion price of $1.46. The Lenders have the ability to convert an additional $2,000 at the Lenders’ option.

 

On May 17, 2021, the Company entered into the First Amendment with the Lenders to: (1) increase the Second Tranche Term Loan from $10,000 to $12,000; (2) extend the availability period of the Second Tranche Term Loan beyond April 30, 2021, subject to certain conditions; (3) amend the Second Tranche Term Loan interest rate equal to the greater of (a) 7.75% and (b) prime rate plus 4.50%; and (4) extend the date as of which amortization of the loans under the Loan Agreement shall begin from July 1, 2022 to January 1, 2023.

 

In connection with the Loan Agreement, on May 22, 2020, the Company issued the Lenders a warrant to purchase up to 625,000 common shares (the “Original K2 Warrant”) at an exercise price of $1.12 (the “Warrant Price”). On May 17, 2021, in connection with the First Amendment, the Company issued the Lenders an amended and restated warrant to purchase an additional 312,500 common shares for a total of 937,500 common shares (the “Restated K2 Warrant”) with the same Warrant Price of $1.12. The number of common shares issuable pursuant to the Restated K2 Warrant, at any given time, is determined by dividing the Warrant Coverage Amount by the Warrant Price, where the Warrant Coverage Amount is equal to the sum of $1,050 plus the aggregate original principal amount of the Third Tranche and Fourth Tranche Term Loan advanced at that time multiplied by 3.5%. If the full $52,000 available in all K2 tranches is advanced pursuant to the Loan Agreement amended by the First Amendment, up to 1,562,500 common shares will be issuable pursuant to the Restated K2 Warrant. The Restated K2 Warrant may be exercised either for cash or on a cashless “net exercise” basis and expires on May 22, 2030.

 

The total proceeds attributed to the Original K2 Warrant was $1,181 based on the relative fair value of the Original K2 Warrant as compared to the sum of the fair values of the Original K2 Warrant, K2 conversion feature and debt. The effective conversion price of the K2 conversion feature of $1.52 was determined to be less than the fair value of the underlying common stock at the date of commitment, resulting in a beneficial conversion feature (“BCF”) at that date. The intrinsic value of the BCF was $2,577 and recorded to additional paid-in capital. The Original K2 warrant and the K2 conversion feature resulted in the debt being issued at a discount. The Company also incurred $1,021 of debt issuance costs and is required to make a final payment equal to 6.95% of the aggregate original secured term loan principal on the maturity date of the term loan, or upon earlier prepayment of the term loans in accordance with the Loan Agreement, resulting in an additional discount of $1,390 related to the First Tranche Term Loan. The total initial debt discount was $6,169.

 

The Second Tranche Term Loan, issued pursuant to the Loan Agreement as amended by the First Amendment, resulted in the Company incurring an additional $22 of debt issuance costs, $150 of third-party costs and being required to make a final payment of $834, which is equal to 6.95% of the Second Tranche Term Loan.

 

The Company accounted for the First Amendment as a debt modification and as a result the debt discount was increased by $1,723. This amount represents: (1) the incremental fair value of the Restated K2 warrant of $867; (2) the increased final payment of $834 related to the Second Tranche Term Loan; and (3) debt issuance costs of $22. The third-party costs were expensed in general and administration in the condensed consolidated statement of operations and comprehensive loss.

 

Upon receipt of additional funds under the Loan Agreement as amended by the First Amendment, additional common shares will be issuable pursuant to the Restated K2 Warrant as determined by the principal amount of the Third Tranche and Fourth Tranche actually funded multiplied by 3.5% and divided by the Warrant Price, and the final payment will increase by 6.95% of the funds advanced.

 

The total principal amount of the loan under the Loan Agreement, as amended by the First Amendment, outstanding at September 30, 2021, including the $2,224 final payment discussed above, is $32,224. The principal amount of the loan made under the Loan Agreement prior to the First Amendment accrues interest at an annual rate equal to the greater of (a) 8.25% or (b) prime rate plus 5.00%. The principal amount of the Second Tranche Term Loan made under the Loan Agreement, as amended by the First Amendment, accrues interest at an annual rate equal to the greater of (a) 7.75% or (b) prime rate plus 4.50%. The interest rate as of September 30, 2021 was 8.25% for the First Tranche Term Loan and 7.75% for the Second Tranche Term Loan. The Company is required to pay only interest until January 1, 2023. The effective interest rate on the loan of $30,000, excluding the final payment, is 15.56%.

 

14

 

 

Upon the occurrence of an Event of Default, and during the continuance of an Event of Default, the applicable rate of interest, described above, will be increased by 5.00% per annum. The secured term loan maturity date is June 1, 2024, and the Loan Agreement includes both financial and non-financial covenants. The Company was in compliance with these covenants as of September 30, 2021.

 

The obligations under the Loan Agreement, as amended by the First Amendment, are secured on a senior basis by a lien on substantially all of the assets of the Company and its subsidiaries other than intellectual property. The subsidiaries of the Company, other than VBI Cda and SciVac HK, and VBI BV, are guarantors of the obligations of the Company and VBI Cda under the Loan Agreement. The Loan Agreement also contains customary events of default.

 

The total debt discount related to the Loan Agreement, as amended by the First Amendment, with K2 HealthVentures LLC is $7,892. As of September 30, 2021, and December 31, 2020, the unamortized debt discount was $4,285 and $5,061 respectively. The debt discount is being charged to interest expense, net of interest income in the condensed consolidated statement of operations and comprehensive loss using the effective interest method over the term of the debt.

 

During the three and nine months ended September 30, 2021, as a result of the conversion of term loan to common shares, $0 and $1,161, respectively, of additional interest accretion was recognized in interest expense, net of interest income in the condensed consolidated statement of operations and comprehensive loss.

 

At September 30, 2021 and December 31, 2020, the fair value of our outstanding debt, which is considered level 3 in the fair value hierarchy, is estimated to be $30,245 and $20,117, respectively.

 

Interest expense, net of interest income recorded in the three and nine months ended September 30, 2021 and 2020 was as follows:

 

    2021     2020     2021     2020  
    Three months ended
September 30
    Nine months ended
September 30
 
    2021     2020     2021     2020  
                         
Interest expense   $ 618     $ 422     $ 1,488     $ 1,330  
Amortization of debt discount     487       468       2,499       1,102  
Interest income     (79 )     (148 )     (304 )     (426 )
Total interest expense, net of interest income   $ 1,026     $ 742     $ 3,683     $ 2,006  

 

Interest expense and amortization of debt discount for the three and nine months ended September 30, 2021 does not include any amounts incurred to a related party.

 

Interest expense and amortization of debt discount for the three months ended September 30, 2020 does not include any amounts incurred to a related party.

 

Interest expense and amortization of debt discount for the nine months ended September 30, 2020 includes $723 and $461, respectively, incurred to a related party.

 

The following table summarizes the future principal payments due under long-term debt:

    Principal
payments on
Loan Agreement
and final payment
 
Remaining 2021   $ -  
2022     -  
2023     19,573  
2024     12,651  
Total   $ 32,224  

 

15

 

 

10. STOCKHOLDERS’ EQUITY AND ADDITIONAL PAID-IN CAPITAL

 

Stock option plans

 

The Company’s stock option plans are approved by and administered by the Board and its Compensation Committee. The Board designates, in connection with recommendations from the Compensation Committee, eligible participants to be included under the plan, and designates the number of options, exercise price and vesting period of the new options.

 

2006 VBI US Stock Option Plan

 

The 2006 VBI US Stock Option Plan (the “2006 Plan”), was approved by and was previously administered by the VBI US board of directors which designated eligible participants to be included under the 2006 Plan, and designated the number of options, exercise price and vesting period of the new options. The 2006 Plan was not approved by the stockholders of VBI US. The 2006 Plan was superseded by the 2014 Plan (as defined below) following the PLCC Merger and no further options will be issued under the 2006 Plan. As of September 30, 2021, there were 989,813 options outstanding under the 2006 Plan.

 

2014 Equity Incentive Plan

 

On May 1, 2014, the VBI DE board of directors adopted the VBI Vaccines Inc. 2014 Equity Incentive Plan (the “2014 Plan”). The 2014 Plan was approved by the VBI DE’s shareholders on July 14, 2014. No further options will be issued under the 2014 Plan. As of September 30, 2021, there were 521,242 options outstanding under the 2014 Plan.

 

2016 VBI Equity Incentive Plan

 

The 2016 Plan is a rolling incentive plan that sets the number of common shares issuable under the 2016 Plan, together with any other security-based compensation arrangement of the Company, at a maximum of 10% of the aggregate common shares issued and outstanding on a non-diluted basis at the time of any grant under the 2016 Plan. The 2016 Plan is an omnibus equity incentive plan pursuant to which the Company may grant equity and equity-linked awards to eligible participants in order to promote the success of the Company by providing a means to offer incentives and to attract, motivate, retain and reward persons eligible to participate in the 2016 Plan. Grants under the 2016 Plan include a grant or right consisting of one or more options, stock appreciation rights (“SARs”), restricted share units (“RSUs”), performance share units (“PSUs”), shares of restricted stock or other such award as may be permitted under the 2016 Plan. As of September 30, 2021, there were 16,839,053 options outstanding and 59,464 RSUs unvested under the 2016 Plan.

 

16

 

 

The aggregate number of common shares remaining available for issuance for awards under the 2016 Plan totaled 5,922,671 at September 30, 2021.

 

Activity related to stock options is as follows:

 

    Number of
Stock
Options
    Weighted
Average
Exercise Price
 
Balance outstanding at December 31, 2020     12,507,541     $ 2.38  
                 
Granted     5,990,000     $ 3.15  
Forfeited     (147,433 )   $ 3.04  
                 
Balance outstanding at September 30, 2021     18,350,108     $ 2.63  
                 
Exercisable at September 30, 2021     9,090,514     $ 2.54  

 

Information relating to RSUs is as follow:

 

    Number of
Stock Awards
    Weighted
Avg Fair Value
at Grant Date
 
Unvested shares outstanding at December 31, 2020     129,356     $ 1.62  
                 
Vested     (62,806 )   $ 1.74  
Forfeited     (7,086 )     1.51  
                 
Unvested shares outstanding at September 30, 2021     59,464     $ 1.50  

 

In determining the amount of stock-based compensation the Company used the Black-Scholes option pricing model to establish the fair value of options granted by applying the following weighted average assumptions:

 

    2021     2020  
Volatility     96.99 %     91.47 %
Risk free interest rate     0.57 %     1.20 %
Expected term in years     5.84       5.81  
Expected dividend yield     0.00 %     0.00 %
Weighted average fair value per option   $ 2.41     $ 1.41  

 

The fair value of the options is recognized as an expense on a straight-line basis over the vesting period and forfeitures are accounted for when they occur. The total stock-based compensation expense recorded in the three and nine months ended September 30, 2021 and 2020 was as follows:

 

   

Three months ended

September 30

   

Nine months ended

September 30

 
    2021     2020     2021     2020  
                         
Research and development   $ 476     $ 309     $ 1,368     $ 770  
General and administrative     2,029       1,170       5,656       2,947  
Cost of revenues     24       14       67       37  
Total stock-based compensation expense   $ 2,529     $ 1,493     $ 7,091     $ 3,754  

 

17

 

 

Warrants

 

On May 17, 2021, in connection with the First Amendment, as described in Note 9, the Company issued the Lenders the Restated K2 Warrant to purchase an additional 312,500 common shares for a total of 937,500 common shares with the same Warrant Price of $1.12.

 

The value attributed to the Restated K2 Warrant was based on the Black-Scholes option pricing model by applying the following assumptions:

 

    Restated K2 Warrant  
       
Volatility     95.00 %
Risk free interest rate     1.53 %
Expected term in years     9  
Expected dividend yield     0.00 %
Fair value per warrant   $ 2.77  

 

Activity related to the warrants is as follows:

    Number of
Warrants
    Weighted
Average
Exercise Price
 
Balance outstanding at December 31, 2020     3,197,666     $ 2.23  
                 
Restated K2 Warrant     312,500       1.12  
Exercised     (2,125,697 )   $ 2.72  
                 
Balance outstanding at September 30, 2021     1,384,469     $ 1.24  

 

11. REVENUES AND DEFERRED REVENUE

 

Revenue comprises the following:

 

   

Three months ended

September 30

   

Nine months ended

September 30

 
    2021     2020     2021     2020  
                         
Product revenues   $ 24     $ 15     $ 262     $ 213  
R&D service revenues     83       283       288       684  
Total revenue   $ 107     $ 298     $ 550     $ 897  

 

The following table presents revenues expected to be recognized in the future related to performance obligations, based on current estimates, that are unsatisfied at September 30, 2021:

 

    Total    

Current

portion to

September 30, 2022

   

Remaining

portion

thereafter

 
Product revenues   $ 469     $ -     $ 469  
R&D service revenues     2,395       324       2,071  
Total   $ 2,864     $ 324     $ 2,540  

 

The following table presents changes in the deferred revenue balance for the nine months ended September 30, 2021:

 

Balance at December 31, 2020   $ 3,104  
         
Recognition of deferred revenue     (246 )
Currency translation     6  
         
Balance at September 30, 2021   $ 2,864  
         
Short Term   $ 324  
Long Term   $ 2,540  

 

Collaboration and License Agreement – Brii Bio

 

On December 4, 2018, we entered into a Collaboration and License Agreement with Brii Biosciences Limited (“Brii Bio”) (the “Collaboration and License Agreement”), amended on April 8, 2021, whereby:

 

  The Company and Brii Bio agreed to collaborate on the development of a hepatitis B recombinant protein-based immunotherapeutic in the licensed territory, which consists of China, Hong Kong, Taiwan, and Macau (collectively, the “Licensed Territory”), and to conduct a Phase Ib/IIa collaboration clinical trial for the purpose of comparing VBI-2601 (BRII-179), which is a recombinant protein-based immunotherapeutic developed by VBI for use in treating chronic hepatitis B, with a novel composition developed jointly with Brii Bio (either being the “Licensed Product”); and,
     
  The Company granted Brii Bio an exclusive royalty-bearing license to perform studies, regulatory and other activities, as may be required to obtain and maintain marketing approval of the Licensed Product in the Licensed Territory and to commercialize the Licensed Product for the diagnosis and treatment of hepatitis B in the Licensed Territory.

 

18

 

 

Pursuant to the Collaboration and License Agreement, the Company is responsible for the R&D services and Brii Bio is responsible for costs relating to the clinical trials for the Licensed Territory.

 

The initial consideration of the Collaboration and License Agreement consisted of a $11,000 non-refundable upfront payment. As part of the Collaboration and License Agreement, the Company and Brii Bio entered into a stock purchase agreement. Under the terms of the stock purchase agreement, the Company issued to Brii Bio 2,295,082 shares of its common stock valued at $3,626 (based on the Company’s common stock price on December 4, 2018). The remaining $7,374, deemed to be the initial transaction price, was allocated to two performance obligations: i) the VBI-2601 (BRII-179) license, and ii) R&D services. The R&D services were allocated $4,737 of the transaction price using an estimated selling price based on an expected cost plus a margin approach and the remaining transaction price of $2,637 was allocated to the VBI-2601 (BRII-179) license using the residual method.

 

In addition, the Company is also eligible to receive an additional $117,500 in potential regulatory and sales milestone payments, along with royalties on commercial sales in the Licensed Territory. Milestone payments that are not within the control of the Company or the licensee, such as regulatory approvals, are not considered probable of being achieved until those approvals are received. Therefore, no variable consideration was included in the initial transaction price and no such amounts have been recognized to date.

 

The R&D Services will be satisfied over time as services are rendered using the “cost-to-cost” input method as this method represents the most accurate depiction of the transfer of services based on the types of costs expected to be incurred. As of September 30, 2021, R&D services related to Brii Bio that remain unsatisfied are $2,195, out of the $2,864 total deferred revenue.

 

Upon termination of the Collaboration and License Agreement prior to the end of the term, there is no obligation for refund and any amounts in deferred revenue related to unsatisfied performance obligations will be immediately recognized.

 

12. COLLABORATION ARRANGEMENTS

 

GlaxoSmithKline Biologicals S.A. (“GSK”)

 

On September 10, 2019, the Company entered into a Clinical Collaboration Agreement (“Collaboration Agreement”) pursuant to which we will investigate the use of GSK’s proprietary AS01B adjuvant system in our ongoing study of VBI-1901. As a result of the Collaboration Agreement, a second study arm was added to Part B of the ongoing Phase Ib/IIa clinical study to accommodate the AS01B adjuvant.

 

This relationship is considered a collaborative relationship and not a customer relationship and is therefore accounted for outside the scope of ASC Topic 606. Costs associated with the second study arm will be expensed as incurred in Research and Development expenses; three and nine months ended September 30, 2021 are $48 and $374, respectively. Costs for the three and nine months ended September 30, 2020 were $149 and $485, respectively.

 

National Research Council of Canada (“NRC”)

 

On March 31, 2020, the Company announced a collaboration with the NRC, Canada’s largest federal research and development organization, to develop a pan-coronavirus vaccine candidate, targeting COVID-19, SARS, and MERS. The NRC and the Company are collaborating to evaluate and select promising coronavirus vaccine candidates. The collaboration combines the Company’s viral vaccine expertise, eVLP technology platform, and modified coronavirus antigens with the NRC’s proprietary SARS-CoV-2 antigens and assay development capabilities to select the most immunogenic vaccine candidate for further development.

 

On December 21, 2020, we signed an amendment to the collaboration agreement with the NRC to broaden the scope of collaboration to include certain pre-clinical evaluations, bioprocess optimization, technology transfer, and the performance of additional scale up work.

 

On July 8, 2021, we signed a second amendment to the collaboration agreement with the NRC to broaden the scope of the collaboration to include developing a vaccine against the Beta variant of SARS-CoV-2.

 

On August 27, 2021, we signed a third amendment to the collaboration agreement with the NRC further broaden the scope to include certain stable cell line work for our vaccine candidate against the Beta variant of SARS-CoV-2.

 

The expiry date of the collaboration agreement is March 15, 2022.

 

This relationship is considered a collaborative relationship and not a customer relationship and is therefore accounted for outside the scope of ASC Topic 606. Costs associated with the collaboration will be expensed as incurred in Research and Development expenses; costs for the three and nine months ended September 30, 2021 are $712 and $942, respectively. Costs for the three and nine months ended September 30, 2020 were $131 and $395, respectively.

 

CEPI

 

On March 9, 2021, the Company and CEPI announced the CEPI Funding Agreement, to develop eVLP vaccine candidates against SARS-COV-2 variants, including the Beta variant, also known as the B.1.351 variant and as 501Y.V2, first identified in South Africa. CEPI agreed to provide up to $33,018 to support the advancement of VBI-2905, a monovalent eVLP candidate expressing the pre-fusion form of the spike protein from the Beta variant strain, through Phase I clinical development. This funding will also support preclinical expansion of additional multivalent vaccine candidates designed to evaluate the potential breadth of our eVLP technology. The preclinical expansion is intended to develop clinic-ready vaccine candidates capable of addressing emerging variants.

 

Under the terms of the CEPI Funding Agreement, among other things, the Company and CEPI agreed on the importance of global equitable access to any vaccines produced pursuant to the CEPI Funding Agreement. Any such vaccines, if approved, are expected to be procured and allocated through global mechanisms as part of the Access to COVID-19 Tools (ACT) Accelerator, an international initiative launched by the World Health Organization (“WHO”), Gavi the Vaccine Alliance, CEPI, and other global non-governmental organizations and governmental leaders in 2021.

 

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This relationship is considered a collaborative relationship and not a customer relationship and is therefore accounted for outside the scope of ASC Topic 606.

 

Costs associated with the collaboration are expensed as incurred in Research and Development expenses; costs for the three and nine months ended September 30, 2021 are $2,711 and $4,918, respectively. Such expenses for the three and nine months ended September 30, 2021 were reduced by the same amount. During the three and nine months ended September 30, 2021, the Company received $10,078 and $18,363, respectively, from CEPI and as of September 30, 2021, the Company had $13,469 recorded as deferred funding, recorded in other current liabilities on the condensed consolidated balance sheet.

 

Brii Biosciences Limited

 

On December 4, 2018, we entered into the Collaboration and License Agreement with Brii Bio, which was amended on April 8, 2021, as described in Note 11.

 

13. GOVERNMENT GRANTS

 

Grants recognized in research and development expenses in the consolidated statement of operations and comprehensive loss are as follows:

 

Industrial Research Assistance Program (“IRAP”)

 

On July 3, 2020, the Company and the NRC as represented by its IRAP signed a contribution agreement whereby the NRC agreed to contribute up to CAD $1,000 for the transfer and scale-up of the technical production process for our prophylactic coronavirus vaccine program.

 

For the three and nine months ended September 30, 2021 the Company recognized $68 and $68, respectively, as a reduction in expenses. As of September 30, 2021, the Company had $228 recorded as deferred government grants, recorded in other current liabilities on the condensed consolidated balance sheet.

 

For the three and nine months ended September 30, 2020, the Company recognized $214 and $214, respectively as a reduction in expenses. As of September 30, 2020, the Company did not have any deferred government grants, recorded in other current liabilities on the condensed consolidated balance sheet.

 

Strategic Innovation Fund (“SIF”)

 

On September 16, 2020, the Company and Her Majesty the Queen in Right of Canada as represented by the Minister of Industry (“ISED”) signed a contribution agreement (the “Contribution Agreement”) for a contribution from SIF whereby ISED agreed to contribute up to CAD $55,976 to support the development of the Company’s coronavirus vaccine program, through Phase II clinical studies, for a period commencing on April 15, 2020 and ending on or before the last day of the first quarter of 2022.

 

For the three and nine months ended September 30, 2021, the Company recognized $2,365 and $6,377, respectively, as a reduction in expenses. As of September 30, 2021, the Company had $848 recorded as deferred government grants, recorded in other current liabilities on the condensed consolidated balance sheet.

 

For the three and nine months ended September 30, 2020, the Company recognized $549 and $549, respectively as a reduction in expenses. As of September 30, 2020, the Company did not have any deferred government grants, recorded in other current liabilities on the condensed consolidated balance sheet.

 

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14. COMMITMENTS AND CONTINGENCIES

 

Legal Proceedings

 

From time to time, the Company may be involved in certain claims and litigation arising out of the ordinary course and conduct of business. Management assesses such claims and, if it considers that it is probable that an asset had been impaired or a liability had been incurred and the amount of loss can be reasonably estimated, provisions for loss are made based on management’s assessment of the most likely outcome.

 

On September 13, 2018, two civil claims were brought in the District Court of the central district in Israel naming our subsidiary SciVac as a defendant. In one claim, two minors, through their parents, allege, among other things: defects in certain batches of our 3-antigen prophylactic HBV vaccine discovered in July 2015; that our 3-antigen prophylactic HBV vaccine was approved for use in children and infants in Israel without sufficient evidence establishing its safety; that SciVac failed to provide accurate information about our 3-antigen prophylactic HBV vaccine to consumers; and that each child suffered side effects from the vaccine. The claim was filed together with a motion seeking approval of a class action on behalf of 428,000 children vaccinated with our 3-antigen prophylactic HBV vaccine in Israel from April 2011 and seeking damages in a total amount of NIS 1,879,500,000 (not in thousands) ($582,069). The second claim is a civil action brought by two minors and their parents against SciVac and the Israel Ministry of Health alleging, among other things, that SciVac marketed an experimental, defective, hazardous or harmful vaccine; that our 3-antigen prophylactic HBV vaccine was marketed in Israel without sufficient evidence establishing its safety; and that our 3-antigen prophylactic HBV vaccine was produced and marketed in Israel without approval of a western regulatory body. The claim seeks damages for past and future losses and expenses as well as punitive damages.

 

SciVac believes these matters to be without merit and intends to defend these claims vigorously.

 

The District Court has accepted SciVac’s motion to suspend reaching a decision on the approval of the class action pending the determination of liability under the civil action. Preliminary hearings for the trial of the civil action began on January 15, 2020, with subsequent preliminary hearings held on May 13, 2020, December 3, 2020 and September 30, 2021. The next preliminary hearing is scheduled to be held on June 9, 2022.

 

Operating leases

 

The Company has entered into various non-cancelable lease agreements for its office, lab, and manufacturing facilities, which are classified as operating leases. The office facility lease agreement in the United States expires on April 30, 2023, with no option to extend. Our manufacturing facility lease agreement in Israel expires on January 31, 2022, which includes one five-year option to extend until January 31, 2027. The lease agreement for our research facility in Canada, which comprises office and laboratory space, has a term ending on December 31, 2022 with an option to extend the term for one additional period of three years. A lease for additional office space at our research facility commenced on October 1, 2020 with a term ending April 30, 2023.

 

In October 2021, the Company terminated the office facility lease agreement in the United States. On September 23, 2021 the Company entered into a non-cancelable lease agreement for office space in the United States, the terms which will commence November 1, 2021 running through October 31, 2024. The Company will recognize a right of use assets and lease liability upon the rent commencement date.

 

During the three months ended September 2021, the Company entered into two non-cancelable lease agreements for additional office at our manufacturing facility in Israel, the rent terms which will commence January 1, 2022 running through November 30, 2027 and July 1, 2022 running through June 30, 2032. The Company will recognize a right of use asset and lease liability for each agreement upon the rent commencement date.

 

Options to extend are not recognized as part of the lease liabilities or recognized as right to use assets. There are no residual value guarantees, no variable lease payments, and no restrictions or covenants imposed by leases. The discount rate used in measuring the lease liabilities and right of use assets was determined by reviewing our incremental borrowing rate at the initial measurement date.

 

Lease cost:      
Operating lease costs:      
Three months ended September 30, 2021   $ 385  
Nine months ended September 30, 2021     1,069  

 

Other information:      
Weighted average remaining lease term   2.05 years  
Weighted average discount rate     12 %

 

Operating lease costs are included G&A expenses in the statement of operations and comprehensive loss.

 

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The following table summarizes future undiscounted cash payments reconciled to the lease liabilities:

 

Year ending December 31:   2021  
Remaining 2021   $ 216  
2022     242  
2023     49  
2024     11  
Total   $ 518  
Effect of discounting     (3 )
Total lease liability   $ 515  
Less: current portion     (408 )
Lease liability, net of current portion   $ 107  

 

15. SEGMENT INFORMATION

 

The Company’s Chief Executive Officer (“CEO”) has been identified as the chief operating decision maker. The CEO evaluates the performance of the Company and allocates resources based on the information provided by the Company’s internal management system at a consolidated level. The Company has determined that it has only one operating segment.

 

Revenues from external customers are attributed to geographic areas based on location of the contracting customers:

 

   

Three Months Ended

September 30

   

Nine Months Ended

September 30

 
    2021     2020     2021     2020  
                                 
Israel   $ 44     $ 48     $ 300     $ 198  
China / Hong Kong     63       250       246       646  
Europe     -       -       4       53  
Total   $ 107     $ 298     $ 550     $ 897  

 

There was no revenue attributed to our country of domicile, Canada, for the three and nine months ended September 30, 2021 and 2020.

 

16. SUBSEQUENT EVENTS

 

Subsequent to September 30, 2021, the Company granted a total of 225,000 stock options to new employees pursuant to the 2016 Plan. Options granted vest 25% on the one-year anniversary of the grant date, with the remaining 75% vesting on a monthly basis over 24 months. Options granted automatically expire 10 years from the date of issuance.

 

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

You should read the following discussion of our financial condition and results of operations in conjunction with the condensed consolidated financial statements and the related notes included elsewhere in this Form 10-Q and with our audited consolidated financial statements included in our 2020 10-K as filed with the SEC.

 

Except for share and per share amounts or as otherwise specified to be in millions, amounts presented are stated in thousands.

 

Overview

 

VBI Vaccines Inc. (“VBI”) is a biopharmaceutical company driven by immunology in the pursuit of powerful prevention and treatment of disease. Through its innovative approach to virus-like particles (“VLPs”), including a proprietary enveloped VLP (“eVLP”) platform technology, VBI develops vaccine candidates that mimic the natural presentation of viruses, designed to elicit the innate power of the human immune system. VBI is committed to targeting and overcoming significant infectious diseases, including hepatitis B (“HBV”), COVID-19 and coronaviruses, and cytomegalovirus (“CMV”), as well as aggressive cancers including glioblastoma (“GBM”). VBI is headquartered in Cambridge, Massachusetts, with research operations in Ottawa, Canada, and a research and manufacturing site in Rehovot, Israel.

 

Product Pipeline – Lead Program Candidates

 

VBI’s pipeline comprises vaccine and immunotherapeutic candidates developed by virus-like particle technologies to target two distinct, but often related, disease areas – infectious disease and oncology. We prioritize the development of candidates for disease targets that are challenging, underserved, and where the human immune system, when powered and stimulated appropriately, can be a formidable opponent.

 

VLP vaccines are a type of sub-unit vaccine, in which only the portions of viruses critical for eliciting an immune response are presented to the body. Because of their structural similarity to viruses presented in nature, including their particulate nature and repetitive structure, VLPs can stimulate potent immune responses. VLPs can be customized to present any protein antigen, including multiple antibody and T cell targets, making them, we believe, ideal technologies for the development of both prophylactic and therapeutic vaccines. Only a few antigens self-assemble into VLPs, however, which limit the number of potential targets. Notably, the HBV envelope antigens are among those that are able to spontaneously form orderly VLP structures. VBI’s proprietary eVLP platform technology expands the list of potentially-viable target indications for VLPs by providing a stable core (Gag Protein) and lipid bilayer (the “envelope”). It is a flexible platform that enables the synthetic manufacture of an “enveloped” VLP, or “eVLP”, which looks structurally and morphologically similar to the virus, with no infectious material.

 

Indication   Program   Technology   Current Status
Prophylactic Candidates            
● Hepatitis B (“HBV”)  

3-antigen vaccine candidate

(Israel brand name Sci-B-Vac®)

  VLP  

BLA, MAA under review;

Approved in Israel

● Cytomegalovirus (“CMV”)   VBI-1501   eVLP   Phase I Completed
● COVID-19   VBI-2902   eVLP   Ongoing Phase Ia
● COVID-19 (Beta variant)   VBI-2905   eVLP   Ongoing Phase Ib
● Pan-coronavirus   VBI-2901   eVLP   Pre-Clinical
Therapeutic Candidates            
● Hepatitis B (“HBV”)   VBI-2601   VLP   Ongoing Phase II
● Glioblastoma (“GBM”)   VBI-1901   eVLP   Ongoing Phase I/IIa

 

A summary of these programs and recent developments follows.

 

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Prophylactic Pipeline

 

3-antigen HBV Vaccine Candidate

 

Our 3-antigen HBV vaccine is a scientifically-differentiated approach to HBV vaccination. In contrast to other commercially-available HBV vaccines, which contain only one surface antigen (the S antigen) of HBV, our vaccine candidate contains all three of the HBV surface antigens: the S antigen, the pre-S1 antigen, and the pre-S2 antigen. Published data demonstrated that the pre-S1 antigens induce key neutralizing antibodies that block virus receptor binding, and T cell responses to pre-S1 and pre-S2 antigens can further boost responses to the S antigen. Our 3-antigen HBV vaccine candidate is further distinguished from other commercially available HBV vaccines by its production in mammalian cells (“CHO” cells) rather than in yeast; resulting in a glycosylation pattern that resembles the native virion antigen structure.

 

Our 3-antigen HBV vaccine candidate is approved for use and commercially available in Israel, under the brand name Sci-B-Vac®, and in January 2020 successfully completed its pivotal Phase III studies in the United States, Europe, and Canada, where it is still an investigational candidate and has not yet been approved for commercialization by the applicable regulatory authorities (e.g., FDA, EMA, MHRA, and Health Canada, each defined below). This Phase III program consisted of two Phase III studies – PROTECT and CONSTANT – designed to assess efficacy and safety of VBI’s 3-antigen HBV vaccine candidate compared with Engerix-B®, a single-antigen HBV vaccine, and lot-to-lot manufacturing consistency of three consecutive lots of VBI’s vaccine candidate. As announced in June 2019 and January 2020, results from these two studies showed VBI’s 3-antigen vaccine candidate achieved: (1) non-inferiority of seroprotection rate (SPR) in all adults age 18 and older (VBI: 91.4% vs. Engerix-B: 76.5%); (2) superiority (as defined in the clinical protocol) of SPR in adults age 45 and older (VBI: 89.4% vs. Engerix-B: 73.1%); (3) higher SPR and anti-HBs titers at all time points across all subgroup populations, regardless of age, diabetic status, and BMI; (4) a safety profile consistent with the known safety profile of the vaccine; and (5) manufacturing consistency.

 

The completed Phase III studies support the regulatory submissions to the United States Food and Drug Administration (“FDA”); the European Medicines Agency (“EMA”); the United Kingdom Medicines and Healthcare products, Regulatory Agency (“MHRA”); and Health Canada. We submitted our Marketing Authorization Application (“MAA”) to the EMA on November 23, 2020, which was accepted for review on December 22, 2020, and the Biologics License Application (“BLA”) to the FDA on November 30, 2020, which was accepted for review on January 29, 2021. As part of the review process, the FDA has set a Prescription Drug User Fee Act (PDUFA) target action date of November 30, 2021. However, there is no guarantee that FDA will be able to meet these deadlines or that our BLA will be approved in a timely manner, if at all. The submissions to UK and Health Canada are in process and we expect to complete those regulatory filings in 2022.

 

On December 7, 2020, we announced a partnership for the commercialization of our 3-antigen HBV vaccine candidate with Syneos Health (“Syneos”), who was selected for their robust and innovative commercialization experience and deep vaccine expertise, including successful partnerships with leading vaccine manufacturers.

 

VBI-2900: Coronavirus Vaccine Program (VBI-2901, VBI-2902, VBI-2905)

 

In response to the ongoing SARS-CoV-2 (COVID-19) pandemic, VBI initiated development of a prophylactic coronavirus vaccine program. Coronaviruses are enveloped viruses by nature which we believe make them a prime target for VBI’s flexible enveloped virus-like particle (eVLP) platform technology.

 

On March 31, 2020, we announced a collaboration with the National Research Council of Canada (“NRC”), Canada’s largest federal research and development organization, to develop a coronavirus vaccine candidate. The collaboration combines VBI’s viral vaccine expertise, eVLP technology platform, and coronavirus antigens with the NRC’s uniquely designed SARS-CoV-2 antigens and assay development capabilities to select the most immunogenic vaccine candidate for further development. On December 21, 2020, we signed an amendment to the collaboration agreement with the NRC to broaden the scope of collaboration to include certain pre-clinical evaluations, bioprocess optimization, technology transfer, and the performance of additional scale up work. On July 8, 2021, we signed a second amendment to the collaboration agreement with the NRC to broaden the scope of the collaboration to include developing a vaccine against the Beta variant of SARS-CoV-2. On August 27, 2021, we signed a third amendment to the collaboration agreement with the NRC further broaden the scope to include certain stable cell line work for our vaccine candidate against the Beta variant of SARS-CoV-2. The amendment also extended the expiry date of the agreement to March 15, 2022.

 

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On July 3, 2020, we and the NRC as represented by its Industrial Research Assistance Program (“IRAP”) signed a contribution agreement whereby the NRC agreed to contribute up to CAD $1,000 for the transfer and scale-up of the technical production process for our prophylactic coronavirus vaccine program.

 

On August 5, 2020, we announced that our subsidiary, Variation Biotechnologies Inc (“VBI Cda”) had been awarded up to a CAD $55,976 contribution from the Strategic Innovation Fund (“SIF”), established by the Government of Canada, to support the Company’s coronavirus vaccine development program through Phase II clinical studies. This award is governed by the terms of a Contribution Agreement (the “Contribution Agreement”), dated September 16, 2020, with Her Majesty The Queen in Right of Canada, as represented by the Minister of Industry, pursuant to which VBI Cda is obligated to develop a novel, broadly reactive coronavirus vaccine against COVID-19, SARS, and MERS, and/or a monovalent vaccine targeting only COVID-19 through Phase II studies. We agreed to complete such project on or before the end of the first quarter of 2022, which will be conducted exclusively in Canada, except as permitted otherwise under certain circumstances.

 

On August 26, 2020, we announced data from three pre-clinical studies conducted to enable selection of optimized clinical candidates for our coronavirus vaccine program. As a result of these studies, VBI selected two vaccine candidates, with the goal of bringing forward candidates that add meaningful clinical and medical benefit to those already approved: (1) VBI-2901, a multivalent pan-coronavirus vaccine candidate expressing the SARS-CoV-2, SARS, and MERS spike proteins; and (2) VBI-2902, a monovalent vaccine candidate expressing an optimized “prefusion” form of the SARS-CoV-2 spike protein.

 

In March 2021, a Phase I study of VBI-2902 was initiated and on June 29, 2021 we announced initial positive data from the Phase Ia portion of this study that evaluated one- and two-dose regimens of 5µg of VBI-2902 in 61 healthy adults age 18-54 years. After two doses, VBI-2902 induced neutralization titers in 100% of participants, with 4.3x higher geometric mean titer (“GMT”) than that of the convalescent serum panel (n=25), and peak antibody binding GMT of 1:4,047. The study supports the assessment of a one-dose booster regimen in seropositive individuals and two-dose regimens in seronegative individuals. VBI-2902 was also well tolerated with no safety signals observed.

 

Early in the pandemic, SARS-CoV-2 variants started to emerge and certain of these variants have been identified as having a significant public health impact. In December 2020, South Africa reported to WHO a new variant of SARS-CoV-2 named Beta, also known as B.1.351 or 501Y.V2. The Beta variant is associated with a higher viral load and increased transmissibility, and may be less sensitive to neutralizing antibody responses elicited by currently available COVID-19 vaccines. On March 9, 2021, the Company and CEPI announced a partnership (the “CEPI Funding Agreement”) to develop eVLP vaccine candidates against SARS-COV-2 variants, including the Beta variant. CEPI agreed to provide up to $33,018 to support the advancement of VBI-2905, a monovalent eVLP candidate expressing the pre-fusion form of the spike protein from the Beta strain, through Phase I clinical development. This funding will also support preclinical expansion of additional multivalent vaccine candidates designed to evaluate the potential breadth of our eVLP technology. The preclinical expansion is intended to develop clinic-ready vaccine candidates capable of addressing emerging variants.

 

In response to the increased circulation of SARS-CoV-2 variants, the Phase Ib portion of the ongoing Phase I study was initiated in September 2021 designed to assess VBI-2905, our eVLP vaccine candidate directed against the SARS-CoV-2 Beta variant, as both a 1-dose booster in individuals previously immunized with a mRNA vaccine and as a primary 2-dose series in unvaccinated adults. Initial data from the Phase Ib portion of the ongoing study is expected in Q1 2022, subject to the speed of enrollment. In addition, the first clinical study of VBI’s multivalent candidate, designed to increase breadth of protection against COVID-19 and related coronaviruses, is expected to begin mid-year 2022.

 

VBI-1501: Prophylactic CMV Vaccine Candidate

 

CMV may cause severe infections in newborn children (congenital CMV) and may also cause serious infections in people with weakened immune systems, such as solid organ or bone marrow transplant recipients. Our prophylactic CMV vaccine candidate uses the eVLP platform to express a modified form of the CMV glycoprotein B (“gB”) antigen and is adjuvanted with alum, an adjuvant used in FDA-approved products.

 

Following the successful completion of the Phase I study in May 2018, and positive discussions with Health Canada, we announced plans for a Phase II clinical study evaluating VBI-1501 on December 20, 2018. We received similarly positive guidance from the FDA in July 2019. The Phase II study is expected to assess the safety and immunogenicity of dosages of VBI-1501 up to 20µg with alum. We are currently evaluating the timing of the Phase II study.

 

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Therapeutic Pipeline

 

VBI-2601: HBV Immunotherapeutic Candidate

 

VBI-2601 (BRII-179) is our novel, recombinant, protein-based immunotherapeutic candidate in development for the treatment of chronic HBV infection, a disease that affects more than 250 million people worldwide. Chronic HBV infection can lead to cirrhosis of the liver, hepatocellular cancer, and other liver disease, making it a life-threatening global health problem. VBI-2601 (BRII-179) is formulated to induce broad immunity against HBV, including T-cell immunity, which plays an important role in controlling HBV infection.

 

VBI-2601 (BRII-179) is in an ongoing Phase Ib/IIa study in patients with chronic HBV infection, which initiated enrollment in November 2019, and is being conducted by our partner Brii Biosciences Limited (“Brii Bio”) pursuant to a Collaboration and License Agreement (“Collaboration and License Agreement”) announced on December 6, 2018, as amended on April 8, 2021. The Phase Ib/IIa study is a randomized, controlled study designed to assess the safety, tolerability, antiviral and immunological activity of VBI-2601 (BRII-179). The study is designed as a two-part dose-escalation study assessing different dose levels of VBI-2601 (BRII-179) with and without an immunomodulatory adjuvant and enrolled 46 patients. The study is being conducted at multiple study sites in New Zealand, Australia, Thailand, South Korea, Hong Kong SAR, and China.

 

On November 18, 2020, we announced interim data from the low-dose cohorts, which achieved human proof-of-concept, demonstrating restoration of both antibody and T cell responses in chronically-infected HBV patients. The data showed: (1) potent re-stimulation of T cell responses to HBV surface antigens in 67% (n=6/9) and 78% (n=7/9) of evaluable patients in the low-dose unadjuvanted and adjuvanted VBI-2601 study arms, respectively; and (2) antibody responses against HBV surface antigens in 60% of evaluable patients (n=6/10) in the unadjuvanted cohort and in 67% (n=6/9) in the adjuvanted cohort. The low-dose, with and without the adjuvant, was well-tolerated with no safety signals observed.

 

On April 12, 2021, we announced additional data from Phase Ib/IIa clinical study for 33 evaluable patients across all study arms that suggest: (1) VBI-2601 (BRII-179) is well tolerated at all dose levels with and without the adjuvant with no significant adverse events identified; (2) VBI-2601 (BRII-179) induced restimulation of T cell responses to HBV surface antigens, including S, Pre-S1 and Pre-S2, in greater than 50% of the evaluable patients compared to no detectable response in the control arm; (3) the T cell responses and antibody responses were comparable across the 20µg and 40µg unadjuvanted study arms; and (4) T cell response rates between the adjuvanted and unadjuvanted cohorts were also comparable.

 

Based on the acceptable safety profile and vaccine-induced adaptive immune responses observed to-date, the high dose (40 µg) of VBI-2601 (BRII-179), both with and without IFN-α, was selected to progress into a Phase II combination study of VBI-2601 (BRII-179) and BRII-835 (VIR-2218), a novel small interfering ribonucleic acid (siRNA) therapeutic candidate designed to inhibit expression of HBV proteins. Patient dosing for the study initiated in April 2021. Brii Bio has led the design and implementation of this functional cure proof-of-concept study with the support of VBI and Vir Biotechnology (“VIR”), and is the sponsor of the Phase II study. This study is being conducted at sites in Australia, China, Taiwan, Hong Kong Special Administrative Region of China, South Korea, New Zealand, Singapore, and Thailand. Top-line interim data from this Phase II combination study of VBI-2601 (BRII-179) and BRII-835 (VIR-2218) is expected in the second half of 2022.

 

VBI-1901: GBM

 

Our cancer vaccine immunotherapeutic program, VBI-1901, targets CMV proteins present in tumor cells. CMV is associated with a number of solid tumors including GBM, breast cancer, and pediatric medulloblastoma.

 

In January 2018, we initiated dosing in a two-part, multi-center, open-label Phase I/IIa clinical study of VBI-1901 in 38 patients with recurrent GBM. Phase I (Part A) of the study was a dose-escalation phase that defined the safety, tolerability, and optimal dose level of VBI-1901 adjuvanted with granulocyte-macrophage colony-stimulating factor (“GM-CSF”) in recurrent GBM patients with any number of prior recurrences. In December 2018, this phase completed enrollment of 18 patients across three dose cohorts, the highest of which (10 µg) was selected as the optimal dose level to test in the Phase IIa portion (Part B) of the study. Phase IIa of the study, which initiated enrollment in July 2019, is a subsequent extension of the 10µg dose level cohort. This phase is a two-arm study that enrolled 20 first-recurrent GBM patients to receive 10µg of VBI-1901 in combination with either GM-CSF or GlaxoSmithKline Biologicals S.A.’s (“GSK’s”) proprietary adjuvant system, AS01B, as immunomodulatory adjuvants. AS01B is provided pursuant to a Clinical Collaboration and Support Study Agreement (“Collaboration Agreement”) we entered into with GSK on September 10, 2019. Enrollment of the 10 patients in the VBI-1901 with GM-CSF arm was completed in March 2020 and enrollment of the 10 patients in the VBI-1901 with AS01 B was completed in October 2020.

 

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Data from the ongoing Phase IIa portion of the study was announced throughout 2020, with the latest data presented in June 2021 at the American Society of Clinical Oncology Annual Meeting. The data demonstrates: (1) 12-month overall survival (“OS”) of 60% (n=6/10) in the VBI-1901 formulated with GM-CSF study arm compared to historical controls of ~30%, with the 12-month OS not yet reached with the VBI-1901 + AS01B arm; (2) 2 partial tumor responses and 7 stable disease observations across both study arms; and (3) VBI-1901 continues to be safe and well tolerated at all doses tested, with no safety signals observed.

 

On June 8, 2021, we announced that the FDA granted Fast-Track Designation for VBI-1901 formulated with GM-CSF for the treatment of recurrent GBM patients with first tumor recurrence. The designation was granted based on data from the Phase I/II study.

 

Based on the data seen to-date, as part of the next phase of development, we anticipate assessing VBI-1901 in randomized, controlled studies in both primary and recurrent GBM patients. In the recurrent setting, we aim to expand the number of patients in the current trial and add a control arm, with the potential for accelerated approval based on tumor response rates and improvement in overall survival. Subject to discussion with the FDA, the amended protocol is expected to initiate enrollment of additional patients in Q1 2022. In the primary setting, we are exploring a randomized, controlled, clinical study with registration potential in patients diagnosed with primary GBM for the next phase of development, which, subject to approval from regulatory bodies, is expected to begin mid-year 2022.

 

In addition to the lead program candidates described above, we may also seek to in-license clinical-stage vaccines or vaccine-related technologies that we believe complement our product and pipeline portfolio, in addition to technologies that may supplement our therapeutic and preventative vaccination efforts in both immuno-oncology and infectious disease.

 

At present, our operations are focused on:

 

preparing for commercialization of our 3-antigen prophylactic HBV vaccine candidate in the United States, Europe, and Canada, where we may obtain regulatory approval;
   
conducting the Phase I/IIa clinical study of our GBM vaccine immunotherapeutic candidate, VBI-1901;
   
preparing for the next phase of development for our GBM vaccine immunotherapeutic candidate, VBI-1901;
   
conducting the Phase I clinical study of our prophylactic COVID-19 vaccine candidates, VBI-2902 and VBI-2905 (Beta variant);
   
continuing our development and scaling-up production processes for our prophylactic coronavirus vaccine candidates using a Contract Development and Manufacturing Organization (“CDMO”) located in Canada;
   
developing VBI-2601 (BRII-179), our protein-based immunotherapeutic candidate for treatment of chronic HBV, in collaboration with Brii Bio;
   
ensuring our recently modernized manufacturing facility in Rehovot, Israel obtains all required regulatory approvals;
   
preparing marketing authorization applications for our 3-antigen prophylactic HBV vaccine candidate in the United Kingdom and Canada;
   
preparation for further development of VBI-1501, our preventative CMV vaccine candidate;
   
continuing the research and development (“R&D”) of our pipeline candidates, including the exploration and development of new pipeline candidates;
   
implementing operational, financial, and management information systems, including through third party partners, to support our commercialization activities;
   
maintaining, expanding, and protecting our intellectual property portfolio; and
   
developing our internal systems and processes for regulatory affairs and compliance.

 

VBI’s revenue generating activities have been the sale of our 3-antigen prophylactic HBV vaccine candidate in markets where it is approved or available on a named patient basis where it is not approved, though those markets have generated a limited number of sales to-date, various business development transactions, and R&D services generating fees. VBI has incurred significant net losses and negative operating cash flows since inception and expects to continue incurring losses and negative cash flows from operations as we carry out planned clinical, regulatory, R&D, sales, and manufacturing activities with respect to the advancement of our 3-antigen prophylactic HBV vaccine and new pipeline candidates. As of September 30, 2021, VBI had an accumulated deficit of approximately $359.6 million and stockholders’ equity of approximately $160.1 million. Our ability to maintain our status as an operating company and to realize our investment in our In Process Research & Development (“IPR&D”) assets, which consist of our CMV and GBM programs, is dependent upon obtaining adequate cash and cash equivalents to finance our clinical development, manufacturing, our administrative overhead and our research and development activities, and ultimately to profitably monetize our IPR&D. We plan to finance near term future operations with existing cash and cash equivalents reserves. We expect that we will need to secure additional financing to finance our business plans, which may be a combination of proceeds from the issuance of equity securities, the issuance of additional debt, government or non-governmental organization grants or subsidies, and revenues from potential business development transactions, if any. There is no assurance we will manage to obtain these sources of financing, if required. These factors raise substantial doubt about our ability to continue as a going concern. The accompanying financial statements have been prepared assuming that we will continue as a going concern. The financial statements do not include any adjustments to reflect the possible future effects on the recoverability and classification of assets or the amounts and classifications of liabilities that may result should we be unable to continue as a going concern.

 

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We have incurred operating losses since inception, have not generated significant product sales revenue and have not achieved profitable operations. We incurred net losses of $51.0 million for the nine months ended September 30, 2021, and we expect to continue to incur substantial losses in future periods. We anticipate that we will continue to incur substantial operating expenses as we continue our research and development, clinical studies, and as we take steps to commercialize our products. These include expenses related to the focus of our operations highlighted above.

 

In addition, we have incurred and will continue to incur significant expenses as a public company, which subjects us to the reporting requirements of the Exchange Act, the Sarbanes-Oxley Act, the rules and regulations of the NASDAQ Capital Market, and the Canadian securities regulators.

 

Long Term Debt

 

On May 22, 2020, the Company (along with its subsidiary VBI Cda) entered into the Loan and Guaranty Agreement (the “Loan Agreement”) with K2 HealthVentures LLC and any other lender from time to time party thereto (the “Lenders”) pursuant to which we received the first tranche secured term loan of $20 million (the “First Tranche Term Loan”). The Lenders originally agreed to make available the following additional tranches subject to the following conditions and upon the submission of a loan request by the Company: (1) up to $10 million available between January 1, 2021 and April 30, 2021 upon achievement of certain milestones (the “Second Tranche Term Loan”), (2) $10 million available between the closing date and December 31, 2021, subject to achievement of a certain U.S. Food and Drug Administration approval (the “Third Tranche Term Loan”), and (3) a final tranche of up to $10 million that can be made available any time prior to June 30, 2022, subject to the advance of the Third Tranche Term Loan, satisfactory review by the administrative agent of our financial and operating plan, and approval by the Lenders’ investment committee (the “Fourth Tranche Term Loan”). Pursuant to the Loan Agreement, the Lenders originally had the ability to convert, at the Lenders’ option, up to $4 million of the secured term loan into common shares of the Company at a conversion price of $1.46 per share (“K2 conversion feature”) until the maturity date of June 1, 2024. On February 3, 2021, pursuant to the Loan Agreement, the Lenders, converted $2 million of the secured term loan into 1,369,863 common shares at a conversion price of $1.46. The Lenders have the ability to convert an additional $2 million at the Lenders’ option.

 

On May 17, 2021, the Company entered into the First Amendment with the Lenders to: (1) increase the Second Tranche Term Loan from $10 million to $12 million; (2) extend the availability period of the Second Tranche Term Loan beyond April 30, 2021, subject to certain conditions; (3) amend the Second Tranche Term Loan interest rate equal to the greater of (a) 7.75% and (b) prime rate plus 4.50%; and (4) extend the date as of which amortization of the loans under the Loan Agreement shall begin from July 1, 2022 to January 1, 2023.

 

In connection with the Loan Agreement, on May 22, 2020, the Company issued the Lenders a warrant to purchase up to 625,000 common shares (the “Original K2 Warrant”) at an exercise price of $1.12 (the “Warrant Price”). On May 17, 2021, in connection with the First Amendment, the Company issued the Lenders an amended and restated warrant to purchase an additional 312,500 common shares for a total of 937,500 common shares (the “Restated K2 Warrant”) with the same Warrant Price of $1.12. The number of common shares issuable pursuant to the Restated K2 Warrant, at any given time, is determined by dividing the Warrant Coverage Amount by the Warrant Price, where the Warrant Coverage Amount is equal to the sum of $1.1 million plus the aggregate original principal amount of the Third Tranche and Fourth Tranche Term Loan advanced at that time multiplied by 3.5%. If the full $52 million available in all K2 tranches is advanced pursuant to the Loan Agreement amended by the First Amendment, up to 1,562,500 common shares will be issuable pursuant to the Restated K2 Warrant. The Restated K2 Warrant may be exercised either for cash or on a cashless “net exercise” basis and expires on May 22, 2030.

 

As a result of the Original K2 Warrant and K2 conversion feature, the debt was issued at a discount of $3.8 million. We also incurred $1.0 million of debt issuance costs and are required to make a final payment equal to 6.95% of the aggregate original secured term loan principal on the maturity date of the term loan, or upon earlier prepayment of the term loans in accordance with the Loan Agreement, resulting in an additional discount of $1.4 million related to the First Tranche Term Loan. The total initial debt discount was $6.2 million.

 

The Second Tranche Term Loan, issued pursuant to the Loan Agreement as amended by the First Amendment, resulted in the Company incurring an additional $0.02 million of debt issuance costs, $0.2 million of third-party costs and being required to make a final payment of $0.8 million, which is equal to 6.95% of the Second Tranche Term Loan.

 

The total principal amount of the loan under the Loan Agreement, as amended by the First Amendment, outstanding at September 30, 2021, including the $2.2 million final payment discussed above, is $32.2 million. The principal amount of the loan made under the Loan Agreement prior to the First Amendment accrues interest at an annual rate equal to the greater of (a) 8.25% or (b) prime rate plus 5.00%. The principal amount of the Second Tranche Term Loan made under the Loan Agreement, as amended by the First Amendment, accrues interest at an annual rate equal to the greater of (a) 7.75% or (b) prime rate plus 4.50%. The interest rate as of September 30, 2021 was 8.25% for the First Tranche Term Loan and 7.75% for the Second Tranche Term Loan. The Company is required to pay only interest until January 1, 2023.

 

Upon receipt of additional funds under the Loan Agreement as amended by the First Amendment, additional common shares will be issuable pursuant to the Restated K2 Warrant as determined by the principal amount of the Third Tranche and Fourth Tranche actually funded multiplied by 3.5% and divided by the Warrant Price, and the final payment will increase by 6.95% of the funds advanced.

 

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Research and Development Services

 

Pursuant to an agreement with the Israel Innovation Authority (formerly the Office of the Chief Scientist of Israel), we are required to make services available for the biotechnology industry in Israel. These services include relevant activities for development and manufacturing of therapeutic proteins according to international standards and Good Manufacturing Practice (“GMP”) quality level suitable for toxicological studies in animals. Service activities include analytics/bio analytics methods for development and process development of therapeutic proteins starting with a candidate clone through manufacturing.

 

These R&D services are primarily marketed to the Israeli research community in academia and Israeli biotechnology companies in the life sciences industry lacking the infrastructure or experience in the development and production of therapeutic proteins to the standards and quality required for clinical trials for human use. During the nine months ended September 30, 2021, we provided services to biotechnology companies including analytical development.

 

In addition, pursuant to the Collaboration and License Agreement with Brii Bio we provide R&D services to Brii Bio as part of the development of VBI-2601 (BRII-179).

 

Modernization and Capacity Increases of Our Manufacturing Facility

 

In 2018, we temporarily closed our manufacturing facility in Rehovot, Israel, for modernization and capacity increase. We re-commenced operations in May 2019 and the review of the modernization and the capacity increase by the Israeli Ministry of Health (“IMoH”) occurred in December of 2019. We received our certificate of GMP compliance from the IMoH on January 27, 2020. In addition to the GMP compliance certification, the IMoH will also need to review and approve the process validation submission, and provide approval for us to sell our 3-antigen prophylactic HBV vaccine manufactured at the modernized facility. We increased the capacity of our manufacturing facility to be able to supply commercial quantities of our 3-antigen prophylactic HBV vaccine candidate upon FDA, and/or EMA, and/or MHRA, and/or Health Canada approval, and to supply clinical supplies of VBI-2601 (BRII-179).

 

Third Party License and Assignment Agreements

 

We currently are dependent on licenses from third parties for certain of our key technologies, including the license granted pursuant to an agreement between Savient Pharmaceuticals Inc. and SciGen Ltd dated June 2004, as subsequently amended (the “Ferring License Agreement”) and a license from L’Universite Pierre et Marie Curie, now Sorbonne Université (“UPMC”), Institut National de la Santé et de la Recherche Médicale (“INSERM”) and L’école Normale Supérieure de Lyon. Under the Ferring License Agreement, we are committed to pay Ferring royalties equal to 7% of net sales (as defined therein) of HBsAg “Product” (as defined therein). Under an Assignment Agreement between FDS Pharm LLP and SciGen Ltd., dated February 14, 2012 (the “SciGen Assignment Agreement”), we are required to pay royalties to SciGen Ltd. equal to 5% of net sales (as defined in the Ferring License Agreement) of Product. Under the Ferring License Agreement and the SciGen Assignment Agreement, we originally were to pay royalties on a country-by-country basis until the date 10 years after the date of commencement of the first royalty year in respect of such country. In April 2019, we exercised our option to extend the Ferring License Agreement in respect of all the countries that still make up the territory for an additional 7 years by making a one-time payment to Ferring of $0.1 million. Royalties under the Ferring License Agreement and SciGen Assignment Agreement will continue to be payable for the duration of the extended license periods. Under our license agreement with UPMC and other licensors relating to eVLP technology, we have an exclusive license to a family of patents that is expected to expire in the United States in 2022 and 2021 in other countries. Under this agreement, we are required to pay UPMC between 0.75% to 1.75% of net sales and certain lump-sum milestone payments. UPMC is also a co-owner of the patent family covering our VBI-1501 CMV vaccine and we are currently negotiating extension of our existing license to cover this patent family. During the nine months ended September 30, 2021, we made a milestone payment of €0.2 million; related to our prophylactic coronavirus vaccine program.

 

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Financial Overview

 

Overall Performance

 

The Company had net losses of $15,847 and $12,997 for the three months ended September 30, 2021 and 2020, respectively, and $50,970 and $30,868 for the nine months ended September 30, 2021 and 2020 respectively. We had an accumulated deficit of $359,588 at September 30, 2021. We had $137,470 of cash and cash equivalents and net working capital of $114,854 as of September 30, 2021.

 

Revenues

 

Revenues consist of R&D services revenue recognized as part of the Collaboration and License Agreement with Brii Bio and revenues related to the sale of products and other R&D services.

 

Cost of revenues

 

Cost of revenues consist primarily of costs incurred for manufacturing our 3-antigen prophylactic HBV vaccine, which includes cost of materials, consumables, supplies, contractors, and manufacturing salaries.

 

Research and Development (“R&D”) Expenses

 

R&D expenses, net of government grants and funding arrangements, consist primarily of costs incurred for the development of our 3-antigen prophylactic HBV vaccine; VBI-1901, our GBM vaccine immunotherapeutic candidate; VBI-1501, our CMV vaccine candidate; VBI-2601 (BRII-179), our hepatitis B immunotherapeutic candidate; and VBI-2900, our coronavirus vaccine program, which include:

 

  the cost of acquiring, developing, and manufacturing clinical study materials, and other consumables and lab supplies used in our pre-clinical studies;
     
  expenses incurred under agreements with contractors or CDMOs or Contract Research Organizations to advance the vaccines into and through completion of clinical studies; and
     
  employee-related expenses, including salaries, benefits, travel, and stock-based compensation expense.

 

We expense R&D costs when we incur them.

 

General and Administrative (“G&A”) Expenses

 

G&A expenses consist principally of salaries and related costs for executive and other administrative personnel and consultants, including stock-based compensation, impairment charges, and travel expenses. Other general and administrative expenses include professional fees for legal, patent protection, consulting and accounting services, commercialization costs, travel and conference fees, board of directors meeting costs, scientific and commercial advisory board meeting costs, rent, maintenance of facilities, depreciation, office supplies, information technology costs and expenses, insurance, and other general expenses. G&A expenses are expensed when incurred.

 

We expect that our general and administrative expenses will increase in the future as a result of adding employees and scaling our operations commensurate with advancing clinical candidates, commercializing products, and continuing to support a public company infrastructure. These increases will likely include increased costs for insurance, hiring of additional personnel, board committees, outside consultants, investor relations, lawyers and accountants, among other expenses.

 

Interest Expense, net of interest income

 

Interest expense is associated with our long-term debt as discussed in Note 9 of the Notes to the Condensed Consolidated Financial Statements.

 

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Results of Operations

 

Three and Nine Months Ended September 30, 2021 Compared to the Three and Nine Months Ended September 30, 2020

 

All dollar amounts stated below are in thousands, unless otherwise indicated.

 

   

Three months ending

September 30

             
    2021     2020     Change $     Change %  
Revenues   $ 107     $ 298     $ (191 )     (64 )%
                                 
Expenses:                                
Cost of revenues     2,466       2,111       355       17 %
Research and development     2,972       4,478       (1,506 )     (34 )%
General and administrative     9,693       5,562       4,131       74 %
Total operating expenses     15,131       12,151       2,980       25 %
                                 
Loss from operations     (15,024 )     (11,853 )     (3,171 )     27 %
                                 
Interest expense, net of interest income     (1,026 )     (742 )     (284 )     38 %
Foreign exchange gain (loss)     203       (402 )     605       (150 )%
Loss before income taxes     (15,847 )     (12,997 )     (2,850 )     22 %
                                 
Income tax expense     -       -       -       0 %
                                 
NET LOSS   $ (15,847 )   $ (12,997 )   $ (2,850 )     22 %

 

   

Nine months ending

September 30

             
    2021     2020     Change $     Change %  
Revenues   $ 550     $ 897     $ (347 )     (39 )%
                                 
Expenses:                                
Cost of revenues     7,511       6,747       764       11 %
Research and development     14,392       10,035       4,357       43 %
General and administrative     25,807       13,520       12,287       91 %
Total operating expenses     47,710       30,302       17,408       57 %
                                 
Loss from operations     (47,160 )     (29,405 )     (17,755 )     60 %
                                 
Interest expense, net of interest income     (3,683 )     (2,006 )     (1,677 )     84 %
Foreign exchange (loss) gain     (127 )     543       (670 )     (123 )%
Loss before income taxes     (50,970 )     (30,868 )     (20,102 )     65 %
                                 
Income tax expense     -       -       -       0 %
                                 
NET LOSS   $ (50,970 )   $ (30,868 )   $ (20,102 )     65 %

 

Revenues

 

Revenues for the three months ended September 30, 2021 decreased by $191 or 64% due to a decrease in R&D services revenue for VBI-2601, our hepatitis B immunotherapeutic candidate, being developed in collaboration with Brii Bio, as fewer manufacturing and non-clinical research services were required in the three months ended September 30, 2021 compared to the three months ended September 30, 2020.

 

Revenues for the nine months ended September 30, 2021 decreased by $347 or 39% due to a decrease in R&D services revenue for VBI-2601, our hepatitis B immunotherapeutic candidate, as discussed above; partially offset by increased product sales in the nine months ended September 30, 2021 compared to the nine months ended September 30, 2020.

 

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Revenues by Geographic Region

 

   

Three months ending

September 30

             
    2021     2020     $ Change     % Change  
Revenue in Israel   $ 44     $ 48     $ (4 )     (8 )%
Revenues in China / Hong Kong     63       250       (187 )     (75 )%
Total Revenues   $ 107     $ 298     $ (191 )     (64 )%

 

   

Nine months ending

September 30

             
    2021     2020     $ Change     % Change  
Revenue in Israel   $ 300     $ 198     $ 102       52 %
Revenues in China / Hong Kong     246       646       (400 )     (62 )%
Revenue in Europe     4       53       (49 )     (92 )%
Total Revenues   $ 550     $ 897     $ (347 )     (39 )%

 

Cost of Revenues

 

Cost of revenues for the three months ended September 30, 2021 was $2,466 as compared to $2,111 for the three months ended September 30, 2020. The increase in the cost of revenues of $355 or 17% is due to increased outsourced testing costs, direct labor costs and inventory related costs incurred in the three months ended September 30, 2021 compared to the three months ended September 30, 2020.

 

Cost of revenues for the nine months ended September 30, 2021 was $7,511 as compared to $6,747 for the nine months ended September 30, 2020. The increase in the cost of revenues of $764 or 11% is due to the increases discussed above.

 

Research and Development Expenses

 

R&D expenses for the three months ended September 30, 2021 were $2,972 as compared to $4,478 for the three months ended September 30, 2020. The decrease in R&D expenses of $1,506 or 34% is mainly a result of the government grants and funding arrangements of $5,144 for the three months ended September 30, 2021 compared to $763 for the three months ended September 30, 2020. Excluding the effect of the government grants and funding arrangements, R&D expenses increased by $2,845 or 54% due to (1) the increase in the costs related to our coronavirus vaccine program, including the Phase Ia portion and Phase Ib portion of the ongoing Phase I clinical study, and development and manufacturing of VBI-2905; and (2) an increase in R&D expenses related to continued development of our other vaccine candidates.

 

R&D expenses for the nine months ended September 30, 2021 were $14,392 as compared to $10,035 for the nine months ended September 30, 2020. Included in the R&D expenses were government grants and funding arrangements of $11,363 for the nine months ended September 30, 2021 compared to $763 for the nine months ended September 30, 2020. Excluding the effect of government grants and fundings arrangements, R&D expenses increased by $14,957 or 139% as a result of an increases in R&D expenses discussed above and an increase in regulatory costs related to our 3-antigen prophylactic HBV vaccine candidate.

 

General and Administrative Expenses

 

G&A expenses for the three months ended September 30, 2021 were $9,693 as compared to $5,562 for the three months ended September 30, 2020. The G&A expense increase of $4,131 or 74%, is a result of the increase in pre-commercial activities, such as marketing costs and the development of our sales and distribution infrastructure, as potential regulatory approvals approach, increased insurance costs, increased professional costs and increased labor costs.

 

G&A expenses for the nine months ended September 30, 2021 were $25,807 as compared to $13,520 for the nine months ended September 30, 2020. The G&A expense increase of $12,287 or 91% is a result of the increase discussed above.

 

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Loss from Operations

 

The net loss from operations for the three months ended September 30, 2021 was $15,024 as compared to $11,853 for the three months ended September 30, 2020. The $3,171 increase in the net loss from operations resulted from the items discussed above.

 

The net loss from operations for the nine months ended September 30, 2021 was $47,160 as compared to $29,405 for the nine months ended September 30, 2020. The $17,755 increase in the net loss from operations resulted from the items discussed above.

 

Interest Expense, net of interest income

 

The interest expense, net of interest income increased by $284 and $1,677 for the three and nine months ended September 30, 2021, compared to three and nine months ended September 30, 2020, is due to the following: (1) the conversion of $2,000 of the secured term loan to common shares, which resulted in $1,161 of additional interest accretion being recognized in interest expense, net of interest income in the condensed consolidated statement of operations and comprehensive loss; and (2) an increase in long-term debt of $12,000.

 

Foreign Exchange Gain (Loss)

 

The foreign exchange gain of $203 and loss $127 for the three and nine months ended September 30, 2021 respectively, and the foreign exchange loss of $402 and gain of $543 for the three and nine months ended September 30, 2020, respectively, are a result of the changes in the foreign currency exchange rates (NIS and CAD) in which the foreign currency transactions were denominated for each of those periods.

 

Net Loss

 

Net loss of $15,847 and $50,970 for the three and nine months ended September 30, 2021 compared to $12,997 and $30,868 for the three and nine months ended September 30, 2020 respectively is a result of the items discussed above.

 

Liquidity and Capital Resources

 

   

September 30,

2021

   

December 31,

2020

    $ Change     % Change  
                         
Cash and cash equivalents   $ 137,470     $ 93,825     $ 43,645       47 %
Current Assets     147,803       132,041       15,762       12 %
Current Liabilities     32,949       17,348       15,601       90 %
Working Capital     114,854       114,693       161     0 %
Accumulated Deficit   $ (359,588 )   $ (308,618 )   $ (50,970 )     17 %

 

As of September 30, 2021, we had cash and cash equivalents of $137,470 as compared to $93,825 as of December 31, 2020. As of September 30, 2021, we had working capital of $114,854 as compared to working capital of $114,693 at December 31, 2020. Working capital is calculated by subtracting current liabilities from current assets.

 

The report of our independent registered public accounting firm on our consolidated financial statements for the year ended December 31, 2020 contains an explanatory paragraph regarding our ability to continue as a going concern. VBI has incurred significant net losses and negative operating cash flows since inception and expects to continue incurring losses and negative cash flows from operations as we carry out our planned clinical, regulatory, R&D, sales, and manufacturing activities with respect to the advancement of our 3-antigen prophylactic HBV vaccine candidate and new pipeline candidates. As of September 30, 2021, VBI had an accumulated deficit of $359,588 and stockholders’ equity of $160,144.

 

During the nine months ended September 30, 2021, the Company issued 8,192,765 common shares under the ATM Program, for total gross proceeds of $30,275 at an average price of $3.70. The Company incurred $1,015 of share issuance costs related to the common shares issued resulting in net proceeds of $29,260.

 

On February 3, 2021, pursuant to the Loan Agreement, the Lenders converted $2,000 of the secured term loan into 1,369,863 common shares at a conversion price of $1.46.

 

On March 9, 2021, the Company and CEPI announced a partnership, the CEPI Funding Agreement, to develop eVLP vaccine candidates against SARS-COV-2 variants, including the Beta variant, also known as the B.1.351 variant and 501Y.V2, first identified in South Africa. CEPI agreed to provide up to $33,018 to support the advancement of VBI-2905, a monovalent eVLP candidate expressing the pre-fusion form of the spike protein from the Beta variant, through Phase I clinical development. This funding will also support preclinical expansion of additional multivalent vaccine candidates designed to evaluate the potential breadth of our eVLP technology. The preclinical expansion is intended to develop clinic-ready vaccine candidates capable of addressing emerging variants. For the nine months ended September 30, 2021, we received $18,363, of which there is a balance remaining of $13,469 in other current liabilities on the condensed consolidated balance sheet.

 

On May 17, 2021 the Company entered into the First Amendment to the Loan Agreement with the Lenders, see Long Term Debt above for more details.

 

On September 3, 2021, the Company entered into a second Open Market Sale AgreementSM with Jefferies to act as the Company’s sales agent and/or principal, for the issuance and sale of up to an additional $125,000,000 of the Company’s common shares from time to time in an at-the-market public offering, which the Company could choose to use when no shares remain available for issuance under the ATM Program.

 

Our ability to maintain our status as an operating company and to realize our investment in our IPR&D assets is dependent upon obtaining adequate cash and cash equivalents to finance our clinical development, manufacturing, our administrative overhead and our research and development activities. We plan to finance near term future operations with existing cash and cash equivalents reserves. We expect that we will need to secure additional financing to finance our business plans, which may be a combination of proceeds from the issuance of equity securities, the issuance of additional debt, structured asset financings, government grants or subsidies, and revenues from potential business development transactions, if any. There is no assurance we will manage to obtain these sources of financing. The accompanying financial statements have been prepared assuming that we will continue as a going concern; however, the above conditions raise substantial doubt about our ability to do so. The financial statements do not include any adjustments to reflect the possible future effects on the recoverability and classification of assets or the amounts and classifications of liabilities that may result should we be unable to continue as a going concern. Our long-term success and ability to continue as a going concern is dependent upon obtaining sufficient capital to fund the research and development of our products, to bring about their successful commercial release, to generate revenue, and, ultimately, to attain profitable operations, or, alternatively, to advance our products and technology to such a point that they would be attractive candidates for acquisition by others in the industry.

 

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We will require additional funds to conduct clinical and non-clinical trials, achieve regulatory approvals, and, subject to such approvals, commercially launch our products, and will need to secure additional financing in the future to support our operations and to realize our investment in our IPR&D assets. We base this belief on assumptions that are subject to change, and we may be required to use our available cash and cash equivalent resources sooner than we currently expect. Our actual future capital requirements will depend on many factors, including the progress and results of our ongoing clinical trials, the duration and cost of discovery and preclinical development, laboratory testing and clinical trials for our pipeline candidates, the timing and outcome of regulatory review of our products, obtaining regulatory approvals for our recently modernized manufacturing facility in Rehovot, Israel, product sales outside of Israel, the costs involved in preparing, filing, prosecuting, maintaining, defending, and enforcing patent claims and other intellectual property rights, the number and development requirements of other pipeline candidates that we pursue, and the costs of commercialization activities, including product marketing, sales, and distribution.

 

We expect to finance our future cash needs through public or private equity offerings, potential additional proceeds from the long-term debt from the Lenders pursuant to the Loan Agreement, debt financings, government grants or non-government funding, structured asset financings, or business development transactions. In addition to the First Tranche Term Loan and the Second Tranche Term Loan, the Lenders agreed to make available subject to the conditions discussed above and upon the submission of a loan request by the Company, the Third Tranche Term Loan and the Fourth Tranche Term Loan. Pursuant to the Contribution Agreement, we will receive up to CAD $55,976 as a government grant to support the development of the Company’s coronavirus vaccine program, though Phase II clinical studies, and pursuant to the CEPI Funding Agreement, we will receive up to $33,018 in funding to support the development of the Company’s coronavirus vaccine program, specifically SARS-COV-2 variants. We may need to raise additional funds more quickly if one or more of our assumptions prove to be incorrect or if we choose to expand our product development efforts more rapidly than we presently anticipate. We may also decide to raise additional funds even before we need them if the conditions for raising capital are favorable. Additional equity, debt, structured asset financing, government grants or non-government funding, or business development transactions may not be available on acceptable terms, if at all. If adequate funds are not available, we may be required to delay, reduce the scope of or eliminate our R&D programs, reduce our planned commercialization efforts or obtain funds through arrangements with collaborators or others that may require us to relinquish rights to certain pipeline candidates that we might otherwise seek to develop or commercialize independently.

 

To the extent we raise additional capital by issuing equity securities or obtaining borrowings convertible into equity, ownership dilution to existing stockholders will result and future investors may be granted rights superior to those of existing stockholders. The incurrence of indebtedness or debt financing would result in increased fixed obligations and could also result in covenants that would restrict our operations. Our ability to obtain additional capital may depend on prevailing economic conditions and financial, business, and other factors beyond our control. The ongoing COVID-19 pandemic has caused an unstable economic environment globally. Disruptions in the global financial markets may adversely impact the availability and cost of credit, as well as our ability to raise money in the capital markets. Current economic conditions have been, and continue to be, volatile. Continued instability in these market conditions may limit our ability to access the capital necessary to fund and grow our business.

 

The Company’s long-term success and ability to continue as a going concern is dependent upon obtaining sufficient capital to fund the research and development of its products, to bring about their successful commercial release, to generate revenue and, ultimately, to attain profitable operations or, alternatively, to advance its products and technology to such a point that they would be attractive candidates for acquisition by others in the industry.

 

To date, the Company has been able to obtain financing as and when it was needed; however, there is no assurance that financing will be available in the future, or if it is, that it will be available at acceptable terms.

 

Net cash used in Operating Activities

 

The Company incurred net losses of $50,970 and $30,868 in the nine months ended September 30, 2021 and 2020, respectively. The Company used $21,392 and $30,555 in cash for operating activities during the nine months ended September 30, 2021 and 2020, respectively. The decrease in cash outflows is largely a result of an increase in net loss, offset by the change in operating working capital, notably the cash received in advance from the CEPI Funding Agreement.

 

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Net cash used in Investing Activities

 

Net cash flows provided by investing activities was $23,766 for the nine months ended September 30, 2021 compared to cash used in investing activities of $25,468 for the nine months ended September 30, 2020. During the nine months ended September 30, 2020 we purchased short term investments, and during the nine months ended September 30, 2021 the short-term investments were redeemed.

 

Net cash provided by Financing Activities

 

Net cash flows provided by financing activities was $41,401 for the nine months ended September 30, 2021 compared to cash flows provided by financing activities of $106,867 during the nine months ended September 30, 2020. During the nine months ended September 30, 2020, we issued common shares for net proceeds of $103,187 and completed debt financing for net proceeds of $3,679. During the nine months ended September 30, 2021, we issued common shares for net proceeds of $29,423 and completed additional debt financing for proceeds of $12,000.

 

Off-Balance Sheet Arrangements

 

As of September 30, 2021, we have no off-balance sheet transactions, arrangements, obligations (including contingent obligations), or other relationships with unconsolidated entities or other persons that have, or may have, a material effect on our financial condition, changes in financial condition, revenues or expenses, results of operations, liquidity, capital expenditures, or capital resources.

 

Critical Accounting Policies and Estimates

 

There have been no changes to our critical accounting policies during the nine months ended September 30, 2021. Critical accounting policies and the significant accounting estimates made in accordance with such policies are regularly discussed with the Audit Committee of the Company’s board of directors. Those policies are discussed under “Critical Accounting Policies” in our “Management’s Discussion and Analysis of the Financial Condition and Results of Operations” included in Item 7 of our Annual Report on Form 10-K for the year ended December 31, 2020, as well as in our consolidated financial statements and the footnotes thereto, included in the Annual Report on Form 10-K.

 

Trends, Events and Uncertainties

 

As with other companies that are in the process of commercializing novel pharmaceutical products, we will need to successfully manage normal business and scientific risks. Research and development of new technologies is, by its nature, unpredictable. We cannot assure you that our technology will be adopted, that we will ever earn revenues sufficient to support our operations, or that we will ever be profitable. In addition, the impact of the ongoing COVID-19 pandemic, including the Delta variant of COVID-19, which appears to be the most transmissible variant to-date, is currently indeterminable and rapidly evolving, and has adversely affected and may continue to adversely affect our operations and the global economy. Furthermore, other than as discussed in this report, we have no committed source of financing and may not be able to raise money as and when we need it to continue our operations. If we cannot raise funds as and when we need them, we may be required to severely curtail, or even to cease, our operations.

 

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Other than as discussed above and elsewhere in this Form 10-Q, we are not aware of any trends, events or uncertainties that are likely to have a material effect on our financial condition.

 

Recent Accounting Pronouncements

 

See Note 3 of Notes to the Condensed Consolidated Financial Statements.

 

Item 3. Quantitative and Qualitative Disclosures About Market Risk

 

Not applicable.

 

Item 4. Controls and Procedures

 

Disclosure Controls and Procedures

 

Our management has evaluated, under the supervision and with the participation of our Chief Executive Officer (our principal executive officer) and our Chief Financial Officer and Head of Business Development (our principal financial and accounting officer), the effectiveness of our disclosure controls and procedures as of the end of the period covered by this Form 10-Q as defined in Rule 13a-15(e) or Rule 15d-15(e) under the Exchange Act. Based on that evaluation, our Chief Executive Officer and our Chief Financial Officer and Head of Business Development have concluded that, as of the end of the period covered by this Form 10-Q, our disclosure controls and procedures are effective in ensuring that information required to be disclosed in our Exchange Act reports is (1) recorded, processed, summarized and reported in a timely manner, and (2) accumulated and communicated to our management, including our Chief Executive Officer and our Chief Financial Officer and Head of Business Development, as appropriate, to allow timely decisions regarding required disclosure.

 

Changes in Internal Control Over Financial Reporting

 

There has been no change in our internal control over financial reporting identified in connection with the evaluation required by Rule 13a-15(d) and 15d-15(d) of the Exchange Act that occurred during the fiscal quarter ended September 30, 2021, that have materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

 

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PART II—OTHER INFORMATION

 

Item 1. Legal Proceedings

 

From time to time, we may be involved in certain claims and litigation arising out of the ordinary course and conduct of business. Management assesses such claims and, if it considers that it is probable that an asset had been impaired or a liability had been incurred and the amount of loss can be reasonably estimated, provisions for loss are made based on management’s assessment of the most likely outcome.

 

On September 13, 2018, two actions were brought in the District Court of the central district in Israel naming our subsidiary SciVac as a defendant. In one claim, two minors, through their parents, allege among other things, defects in certain batches of our 3-antigen prophylactic HBV vaccine discovered in July 2015; that our 3-antigen prophylactic HBV vaccine was approved for use in children and infants in Israel without sufficient evidence establishing its safety; that SciVac failed to provide accurate information about our 3-antigen prophylactic HBV vaccine to consumers and that each child suffered side effects from the vaccine. The claim was filed together with a motion seeking approval of a class action on behalf of 428,000 children vaccinated with our 3-antigen prophylactic HBV vaccine in Israel from April 2011 and seeking damages in a total amount of NIS 1,879,500,000 (not in thousands) ($582,069). The second claim is a civil action brought by two minors and their parents against SciVac and the Israel Ministry of Health alleging, among other things, that SciVac marketed an experimental, defective, hazardous or harmful vaccine; that our 3-antigen prophylactic HBV vaccine was marketed in Israel without sufficient evidence establishing its safety; and that our 3-antigen prophylactic HBV vaccine was produced and marketed in Israel without approval of a western regulatory body. The claim seeks damages for past and future losses and expenses as well as punitive damages.

 

SciVac believes these matters to be without merit and intends to defend these claims vigorously.

 

The District Court has accepted SciVac’s motion to suspend reaching a decision on the approval of the class action pending the determination of liability under the civil action. Preliminary hearings for the trial of the civil action began on January 15, 2020, with subsequent preliminary hearings held on May 13, 2020, December 3, 2020 and September 30, 2021. The next preliminary hearing is scheduled to be held on June 9, 2022.

 

Item 1A. Risk Factors

 

The following description of risk factors includes any material changes to risk factors associated with our business, financial condition and results of operations previously disclosed in “Item 1A. Risk Factors” of our annual report on Form 10-K for the fiscal year ended December 31, 2020, as filed with the SEC on March 2, 2021. Our business, financial condition and operating results can be affected by a number of factors, whether currently known or unknown, including but not limited to those described below, any one or more of which could, directly or indirectly, cause our actual financial condition and operating results to vary materially from past, or from anticipated future, financial condition and operating results. Any of these factors, in whole or in part, could materially and adversely affect our business, financial condition, operating results, and stock price.

 

The following discussion of risk factors contains forward-looking statements. These risk factors may be important to understanding other statements in this Form 10-Q. The following information should be read in conjunction with the condensed consolidated financial statements and related notes in Part I, Item 1, “Financial Statements” and Part I, Item 2, “Management’s Discussion and Analysis of Financial Condition and Results of Operations” of this Form 10- Q.

 

Risks Related to Our Product Development

 

Our pursuit of coronavirus vaccine candidates is ongoing, and we may be unable to produce a vaccine that successfully provides protection against the virus in a relevant manner, if at all

 

In response to the COVID-19 pandemic, and in collaboration with the NRC, ISED, and CEPI, we have worked to advance the development of our VBI-2900 program coronavirus candidates including VBI-2901, VBI-2902, and VBI-2905. Our development of the monovalent vaccine candidates VBI-2902 and VBI-2905 is in the early clinical stage and our development of the trivalent pan-coronavirus vaccines VBI-2901 is in the pre-clinical stage, and we may be unable to develop a vaccine that successfully and safely protects against the viruses in a timely manner, if at all. In addition, the SARS-CoV-2 virus has mutated as it has spread leading to several variants, including the Alpha, Beta, Gamma and Delta variants, and it is expected that new variants will continue to emerge. Given the evolution of the virus and the current and potential emergence of new dominant variants, the vaccine candidates that we are developing could become irrelevant if they do not work as effectively as other vaccines against then dominant variants. Furthermore, even if we successfully develop a vaccine, we may encounter difficulties developing and scaling up manufacturing processes suitable for production of sufficient supply for our clinical trials or for commercialization in a cost-effective manner. Due to the number of COVID-19 vaccine candidates in clinical trials, we may also encounter difficulty locating clinical sites with capacity to conduct clinical trials, and therefore, we may experience delays in initiating or enrolling clinical trials of our vaccine candidate. We are also committing financial resources and personnel to the development of a coronavirus vaccine which may cause delays in or otherwise negatively impact our other development programs, despite uncertainties surrounding the longevity and extent of coronavirus as a global health concern. Our business could be negatively impacted by our allocation of significant resources to a global health threat that is unpredictable and could rapidly dissipate or against which our vaccine, if developed, may not be partially or fully effective.

 

Given the global footprint and the widespread media attention on the COVID-19 pandemic, there are efforts by public and private entities to develop vaccines against COVID-19, including large, multinational pharmaceutical companies such as AstraZeneca, GSK, Johnson & Johnson, Moderna Inc., Pfizer, and Sanofi, with vaccine candidates that are currently approved, authorized for emergency use, or at more advanced stage of development than our coronavirus vaccine candidates. In December 2020, the FDA and other similar regulatory agencies began to issue emergency use authorizations for vaccines developed by certain of these large, multinational pharmaceutical companies, and in August 2020 the FDA approved the first coronavirus vaccine. It is possible that additional vaccines developed by such large, multinational pharmaceutical companies may receive further approvals and authorizations in the near term. Those other entities may develop COVID-19 vaccines that are more effective than any vaccine we may develop, may develop a COVID-19 vaccine that becomes the standard of care, may develop a COVID-19 vaccine at a lower cost or earlier than we are able to develop any COVID-19 vaccine, or may be more successful at commercializing a COVID-19 vaccine. Many of these other organizations are much larger than we are and have access to larger pools of capital, and as such, are able to fund and carry-on larger research and development initiatives. Such other entities may have greater development capabilities than we do and have substantially greater experience in undertaking nonclinical and clinical testing of vaccine candidates, obtaining regulatory approvals and manufacturing and marketing pharmaceutical products. Our competitors may also have greater name recognition and better access to customers. In addition, based on the competitive landscape, additional COVID-19 vaccines or therapeutics will likely be approved to be marketed. These products could reduce the commercial opportunity for our coronavirus vaccine candidates and could have a material adverse effect on our business, financial condition, results of operations and future prospects. Moreover, if we experience delayed regulatory approvals or disputed clinical claims, we may not have a commercial or clinical advantage over competitors’ products. The success or failure of other entities, or perceived success or failure, may adversely impact our ability to obtain any future funding for our vaccine development efforts or for us to ultimately commercialize and market any vaccine candidate, if approved. In addition, we may not be able to compete effectively if our product candidates do not satisfy government procurement requirements with respect to biodefense products.

 

We rely on government and non-government organization grants or subsidies to contribute to our coronavirus vaccine development program. If we are unable to satisfy our contractual obligations or meet expected deadlines, the development of the coronavirus vaccine candidates may be extended, delayed, modified, or terminated and we may be required to repay all or part of the grants or subsidies.

 

On September 16, 2020, we signed the Contribution Agreement with Her Majesty the Queen in Right of Canada, as represented by ISED whereby ISED agreed to contribute up to CAD $56 million from the SIF to support the development of our coronavirus vaccine program, VBI-2900, though Phase II clinical studies (the “Project”). We agreed to complete the Project in or before the first quarter of 2022, which will be conducted exclusively in Canada, except as permitted otherwise under certain circumstances. In an event of default, subject to a rectification period available in certain circumstances, among other things, the Minister may (i) suspend or terminate its contribution to the Project, or (ii) require repayment of all or part of the contribution paid by the Minster, together with interest from the day of demand at the interest rate set forth in the Contribution Agreement. As a result, if we default on our obligations under the Contribution Agreement, we may not have sufficient funds available to continue the development of our coronavirus vaccine program, and we cannot be certain that we will be able to obtain additional capital to fund the program. In addition, we may be required to repay the grants made under the Contribution Agreement, which would harm our business, financial condition and results of operations.

 

37

 

 

Furthermore, in connection with execution of the Contribution Agreement, we obtained a consent of K2 HealthVentures LLC, as administrative agent for the lenders and a lender, pursuant to the Loan Agreement, dated May 22, 2020. Pursuant to such consent, certain events of default that result in contributions made under the Contribution Agreement in excess of $500 becoming due and payable could result in an event of default under the Loan Agreement.

 

On March 9, 2021, we signed the CEPI Funding Agreement with the CEPI whereby CEPI agreed to contribute up to $33 million to support the advancement of our eVLP vaccine candidates against SARS-CoV-2 including the advancement of VBI-2905 through Phase I clinical development. We agreed to use commercially reasonable efforts to fulfill our obligations, including achieving certain objectives and timelines within the agreed timeframe laid out in the CEPI Funding Agreement. If we are unable to achieve such objectives or timelines, or if CEPI determines that we are unable to meet our obligations under the CEPI Funding Agreement, subject to certain conditions, CEPI may choose not to provide additional tranches of funding, to provide less funding, or to terminate the CEPI Funding Agreement. If CEPI terminates the CEPI Funding Agreement, CEPI will not be required to make any further payments to us and we will be required to return any CEPI funds that are unspent, subject to certain limitations. If CEPI terminates the CEPI Funding Agreement or chooses not to provide additional tranches of funding, or to provide less funding than expected, this could have a material adverse impact on our business, results of operations, financial condition and prospects; in addition, our ability to advance VBI-2905 would require alternative funding, which could significantly slow down the product development and approval process, and jeopardize our ability to commence product sales and generate revenue.

 

If we are unable to manufacture our pipeline candidates and products in sufficient quantities, at sufficient yields or are unable to obtain regulatory approvals for a manufacturing facility for our vaccines, we may experience delays in product development, clinical trials, regulatory approval, commercial distribution, and the In Process Research & Development (“IPR&D”) assets may become impaired and be written off at some time in the future.

 

Completion of our clinical trials and commercialization of our pipeline candidates and products require access to, or development of, facilities to manufacture our pipeline candidates and products at sufficient yields and at commercial-scale. We have limited experience manufacturing any of our pipeline candidates and products in the volumes that will be necessary to support large-scale clinical trials or commercial sales. Efforts to establish these capabilities may not meet initial expectations as to scheduling, scale-up, reproducibility, yield, purity, cost, potency, or quality.

 

If we are unable to manufacture our pipeline candidates and products in clinical or commercial quantities, as the case may be, in sufficient yields, with sufficient purity, potency, quality, and identity, then we must find, qualify, and rely on third parties. Any new third-party manufacturers must also receive FDA approval and/or approval from similar regulatory agencies before we may use product manufactured by them as our commercial products and pipeline candidates. Our products may be in competition with other products for access to these facilities and may be subject to delays in manufacture if our third-party manufacturers give other products greater priority. Any delays experienced by third-party manufacturers, whether directly or by its raw material suppliers in relation to our project, may result in delays in clinical development of our pipeline candidates.

 

As a result, any delay or interruption, could have a material adverse effect on our business, financial condition, results of operations and cash flows. In addition, the IPR&D assets may become impaired and be written off at some time in the future, which could also have a material adverse effect on the financial statements.

 

The FDA, EMA and similar foreign regulatory agencies may require additional information, clinical trial data, or manufacturing changes, for our 3-antigen prophylactic HBV vaccine candidate before granting regulatory approval, if regulatory approval is granted at all.

 

We submitted the BLA to the FDA and the MAA to the EMA in the fourth quarter of 2020 for our 3-antigen HBV vaccine candidate, which have subsequently been accepted for review by the regulatory authorities. Our registration and commercial timelines for such vaccine candidate depend on further discussions with the FDA, the EMA and similar foreign regulatory agencies. They could have requirements and requests for additional data, beyond what is included in the submissions, completion of additional clinical trials, including a request to increase the size of the safety data set, or changes to the manufacturing process or our manufacturing facility. Any such requirements or requests could:

 

  adversely affect our ability to timely and successfully commercialize or market our 3-antigen prophylactic HBV vaccine candidate in the United States, Europe, Canada, and other jurisdictions where our vaccine is not currently approved;
     
  result in significant additional costs;
     
  potentially diminish any competitive advantages for our 3-antigen prophylactic HBV vaccine candidate;
     
  potentially limit the markets for our 3-antigen prophylactic HBV vaccine candidate;
     
  adversely affect our ability to enter into collaborations or receive milestone payments or royalties from potential collaborators;
     
  cause us to abandon the further development of our 3-antigen prophylactic HBV vaccine candidate or certain of our pipeline candidates to comply with requests by the FDA, the EMA or similar foreign regulatory agencies in jurisdictions where it is not currently approved; or
     
  limit our ability to obtain additional financing on acceptable terms, if at all.

 

38

 

 

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

 

a) Sales of Unregistered Securities

 

There have been no unregistered sales of securities during the period covered by this Form 10-Q that have not been previously reported in a current report on Form 8-K. We have not made any purchases of our own securities during the time period covered by this Form 10-Q.

 

c) Issuer Purchases of Equity Securities

 

None.

 

Item 3. Defaults Upon Senior Securities

 

None.

 

Item 4. Mine Safety Disclosure

 

Not applicable.

 

Item 5. Other Information

 

None.

 

Item 6. Exhibits

 

See the Exhibit Index following the signature page to this Form 10-Q for a list of exhibits filed or furnished with this Form 10-Q, which Exhibit Index is incorporated herein by reference.

 

39

 

 

EXHIBIT INDEX

 

Exhibit No.

  Description
     
10.1   Amendment to the Agreement signed by NRC on March 30, 2020 and Amendment One signed by NRC on December 21, 2020 effective July 8, 2021 (incorporated by reference to Exhibit 10.3 to the quarterly report on Form 10-Q (SEC File No. 001-37769), filed with the SEC on August 2, 2021).
     
10.2*   Unprotected Lease Agreement signed by Africa Israel Properties Ltd, Ayalot Investments (Ramat Vered) 1994 Ltd, Sharda Ltd and SciGen (IL) Ltd effective June 16, 2006.
     
10.3*  

Addendum of Unprotected Lease Agreement dated June 16, 2006 right of use in floor protected space signed by Africa Israel Properties Ltd, Ayalot Investments (Ramat Vered) 1994 Ltd, Sharda Ltd and SciGen (IL) effective October 20, 2006.

     
10.4*  

Addendum of Unprotected Lease Agreement dated June 16, 2006 signed by Africa Israel Properties Ltd, Ayalot Investments (Ramat Vered) 1994 Ltd, Sharda Ltd and SciGen (IL) Ltd Company No .513679555 effective January 2012.

     
10.5*   Addendum of Unprotected Lease Agreement dated June 16, 2006 signed by Africa Israel Properties Ltd, Ayalot Investments (Ramat Vered) 1994 Ltd, Sharda Ltd and SciVac Ltd Company No .513679555 effective February 24, 2016.
     
10.6*  

Addendum of Unprotected Lease Agreement dated June 16, 2006 signed by Africa Israel Properties Ltd, Ayalot Investments (Ramat Vered) 1994 Ltd, Sharda Ltd and SciVac Ltd. Company No 513679555 effective September 5, 2016.

     
10.7*  

Addendum to Lease Agreement for Fixed Term Rented Property dated June 16, 2006 signed by Ayalot Investment (Ramat Vered) 1994 Ltd. Private Company 512022401 and SciVac Ltd. Private Company 513679555 effective September 9, 2021.

     
10.8*#  

Amendment to the Agreement signed by NRC on March 30, 2020 and Amendment One signed by NRC on December 31, 2020 and Amendment Two signed July 8, 2021 effective August 27, 2021.

     
31.1*   Certificate of Chief Executive Officer pursuant to Rule 13a-14(a) or Rule 15d-14(a) of the Securities Exchange Act of 1934.
     
31.2*   Certification of Principal Financial and Accounting Officer pursuant to Rule 13a-14(a) or Rule 15d-14(a) of the Securities Exchange Act of 1934.
     
32.1**   Certification of Chief Executive Officer pursuant to Rule 13a-14(b) or Rule 15d-14(b) of the Securities Exchange Act of 1934 and 18 U.S.C. Section 1350.
     
32.2**   Certification of Principal Financial and Accounting Officer pursuant to Rule 13a-14(b) or Rule 15d-14(b) of the Securities Exchange Act of 1934 and 18 U.S.C. Section 1350.
     
101.INS*   Inline XBRL Instance Document.
     
101.SCH*   Inline XBRL Taxonomy Extension Schema Document.
     
101.CAL*   Inline XBRL Taxonomy Extension Calculation Linkbase Document.
     
101.DEF*   Inline XBRL Taxonomy Extension Definition Linkbase Document.
     
101.LAB*   Inline XBRL Taxonomy Extension Labels Linkbase Document.
     
101.PRE*   Inline XBRL Taxonomy Extension Presentation Linkbase Document.
     
104*   Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101).

 

+ Indicates a management contract or compensatory plan.

 

* Filed herewith.

 

** Furnished herewith.

 

# Certain portions of this exhibit have been redacted pursuant to Item 601(b)(10)(iv) of Regulation S-K. The omitted information is (i) not material and (ii) would likely cause competitive harm to the Company if publicly disclosed. The Company agrees to furnish supplementally an unredacted copy of the exhibit to the SEC upon its request.

 

40

 

 

SIGNATURES

 

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 thereunto duly authorized.

 

Date: November 8, 2021 VBI VACCINES INC.
     
  By: /s/ Jeffrey Baxter
   

Jeffrey Baxter

President & Chief Executive Officer

(Principal Executive Officer)

     
  By: /s/ Christopher McNulty
    Christopher McNulty
    Chief Financial Officer and Head of Business Development
    (Principal Financial and Accounting Officer)

 

41

 

 

Exhibit 10.2

 

Unprotected Lease Agreement

 

Drawn up and signed on the 16th day of the month of June, 2006

 

Between:

Africa Israel Properties Ltd

Ayalot Investments (Ramat Vered) 1994 Ltd

Sharda Ltd

(Hereinafter: “the Lessor”)

 

Of the first part;

   
And between:

SciGen (IL) Ltd Company No. 513679555

42 HaYarkon St., Yavne 81227

(Hereinafter: “the Lessee”)

 

Of the second part;

 

Whereas:

The Lessor is the sole and lawful owner of the Leased Premises within their meaning hereunder;

   
And whereas:

The Lessor is entitled to lease the Leased Premises to the Lessee;

   
And whereas:

The Lessee wishes to lease the Leased Premises in unprotected lease and the Lessor agrees to lease the Leased Premises to the Lessee in unprotected lease;

 

Therefore, it is Declared, Stipulated and Agreed between the Parties as Follows:

 

1. The preamble to this Agreement shall be deemed an integral part hereof.
   
2. Interpretation

 

  2.1. As used in this Agreement, the following terms shall have the respective meanings set forth beside them below:

 

  “The Park”

The area of land known as Rehovot Park that is situated in block 3649 in part of parcels 8 and 9;

 

 

 

 

  “The Building”

By building in the Park where the Leased Premises are situated as specified in Appendix A of this Agreement (hereinafter: “Appendix A”) and as highlighted in red in Appendix B.

 

  “The Leased Premises”

As specified in Appendix A.

 

  “Delivery Date” As specified in Appendix A.

 

  2.2. Any modification of this Agreement shall be null and void unless executed in writing and signed by the parties.
     
  2.3. The headings of the sections will serve for the purpose of orientation and convenience only, and will not serve for the purpose of interpreting the Agreement.
     
  2.4. The preamble to this Agreement and Appendixes thereof constitute an integral part hereof.
     
  2.5. This Agreement exhausts all the agreements made between the parties and any negotiations, declarations, representations, covenants or agreements prior to signing hereof shall be null and void. Verbal statements and notices of the managers, officials and employees of the Lessor or anyone acting on its behalf shall not bind the Lessor and the Lessor shall be bound solely by a document lawfully signed by its authorized signatories.
     
  2.6. In case the Lessee includes a number of members each of the said members shall be obligated individually and collectively to fulfill all the undertakings of the Lessee in accordance with this Agreement and in accordance with any other document that is drafted in connection therewith.

 

3. Delivery of the Leased Premises

 

  3.1. The Lessor undertakes to build the Leased Premises in accordance with the permits, licenses and the relevant statutory provisions and deliver the Leased Premises to the Lessee in accordance with the provisions set forth in this Agreement and the specification of the shell hereby enclosed with this Agreement as Appendix C no later than the Delivery Date. A minor delay on the Delivery Date due to circumstances that are not contingent on the Lessor shall not constitute breach of this Agreement.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  3.2. A protocol that specifying the condition of the Leased Premises and any lack of conformity, if any, between the said in this Agreement and the actual condition of the Leased Premises (hereinafter: “Delivery Protocol”) shall be drafted on the Delivery Date and shall be signed by the Lessor and/or anyone acting on its behalf on the one hand and by the Lessee on the other hand. The Delivery Protocol shall include all notes and reservations of each of the parties however the notes and reservations of one party shall not, in and of themselves, impose any responsibility or liability on the other party.
     
  3.3. It is agreed that the existence of defects specified in the Delivery Protocol shall not derogate from the obligation of the Lessee to receive possession in the Leased Premises on the Delivery Date unless the said defects are material defects that constitute a fundamental lack of conformity that prevents the reasonable use of the Leased Premises by the Lessee.
     
  3.4. In case of a defect, failure and/or lack of conformity that are in the Leased Premises on the Delivery Date and that are not indicated expressly in the Delivery Protocol even though these could have been detected in a reasonable inspection by a reasonable person (not an expert) the Lessee shall be deemed to have waived any allegation, right and claim in respect whereof. The Lessee shall not be entitled to rely on such a defect, failure and/or lack of conformity as aforesaid and shall be precluded from claiming and obtaining from the Lessor any relief or remedy in connection therewith.
     
  3.5. Receiving the keys to the Leased Premises by the Lessee shall constitute prima facie proof that the Leased Premises were built and delivered to the Lessee in accordance with the provisions set forth in this Agreement and subject to the matters that were expressly noted in the Delivery Protocol.
     
  3.6. The Term of Lease shall commence on the contractual Delivery Date whether or not the Lessee appeared to receive the Leased Premises on the Delivery Date. The Lessee shall be bound by all the obligations applicable to it in respect of the lease contemplated in this Agreement and in accordance with the provisions set forth in any law as of the Delivery Date henceforth.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  3.7. Possession of the Leased Premises shall be delivered to the Lessee on the condition that the Lessee fulfilled all its undertakings towards the Lessor and towards the Management Company until that date including, however not limited to, payment of all the amounts as required in accordance with the provisions set forth in this Agreement and presenting the securities as specified in section 21 hereunder.

 

4. The lease and the Term of Lease

 

  4.1. The Lessor hereby leases the Leased Premises to the Lessee in unprotected lease and the Lessee hereby leases the Leased Premises from the Lessor in unprotected lease for a period that shall commence as of the Delivery Date (hereinafter: “Lease Commencement Date”) and that shall expire on the date specified in Appendix A (hereinafter: “Term of Lease”) in accordance with the terms set forth in this Agreement.
     
  4.2. The Lessee shall not be entitled to terminate the lease prior to expiration of the Term of Lease. Termination of use of the Leased Premises and/or vacating the Leased Premises by the Lessee prior to expiration of the Term of Lease shall not release the Lessee from its obligations in accordance with this Agreement including, however without derogating from the generality of the aforesaid, the undertaking of the Lessee to pay the rent to the Lessor, in addition to the maintenance fees and any additional payment that is due to the Lessor and to any other third party from the Lessee in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law.
     
  4.3. The provisions set forth in this section constitute a material condition in this Agreement and their breach shall constitute a fundamental breach of this Agreement.

 

5. Knowledge of the Leased Premises

 

The Lessee declares that it visited the Park, the Building and the Leased Premises, inspected them, their surroundings, their statutory and physical condition, the plans in respect whereof, the licenses of the Leased Premises, their zoning classification and any other matter that might affect its engagement in this Agreement and found all in compliance with its requirements and specifications in every respect. Subject to receiving the Leased Premises in accordance with the provisions set forth in this Agreement the Lessee hereby waives any allegations regarding a defect and/or lack of conformity and/or any other argument relating to the Leased Premises, its possibilities of use and its engagement in this Agreement.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

6. Purpose of Lease

 

  6.1. As stated in Appendix A.
     
  6.2. The Lessee shall be entitled to use the Leased Premises solely for the purpose of lease and shall not be entitled to deviate from the said purpose.
     
  6.3. The provisions set forth in this section constitute a material condition in this Agreement and their breach shall constitute a fundamental breach of this Agreement.

 

7. Rent

 

  7.1. The Lessee undertakes to pay the rent to the Lessor for the lease of the Leased Premises in the amounts and in the manner as prescribed in Appendix A (hereinafter: “the Rent”).

 

  7.1.1. The Rent and the maintenance fees during the Term of Lease and the additional terms of lease, if any, shall be linked to the index and shall be paid by the Lessee to the Lessor every quarter in advance on the 1st of the month in the beginning of each quarter in addition to statutory VAT as stated in Appendix A.
     
  7.1.2. Payment of the Rent and the maintenance fees shall be linked to the index in accordance with the following provisions:

 

  “The Index”

The consumer price index (including fruits and vegetables) published by the Central Bureau of Statistics and any similar index even if published by another official institution or entity and any official index superseding the same, whether or not structured on the same data. In case there is another index and the Central Bureau of Statistics, the entity or the institution as aforesaid do not determine the ratio between the said Index and the substitute index the ratio shall be determined by the Chairman of the Board of Director of Bank Leumi le-Israel Ltd or anyone acting in this capacity at any time and following the request of the Lessor.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  “Base Index”

As stated in Appendix A.

 

  “New Index”

The last index known on the actual payment date of each payment of the Rent and the maintenance fees.

 

  “Linkage to the Index” If on the actual payment date of any of the payments of the Rent and the maintenance fees the New Index is higher than the Base Index, then this payment shall increase in proportion to the rate of increase of the New Index compared to the Base Index. If on the actual payment date of each of the payments of the Rent the New Index is equal or lower than the previous Index, the said payment shall remain unchanged.

 

  7.2. In order to facilitate the collection of the Rent, linkage differentials in respect whereof, and any other payment that is due to the Lessor from the Lessee, the Lessee undertakes to deliver to the Lessor an authorization to debit its account in the customary form in Bank Leumi le-Israel Ltd in 7 days as of the date of signing this Agreement or 7 days prior to the Delivery Date of the Leased Premises (upon the earlier). For the avoidance of doubt it is hereby clarified that obtaining the authorization and any use thereof that is made by the Lessor shall be deemed as payment solely upon the full and timely payment of all payments that the Lessee owes to the Lessor.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  7.3. In case two consecutive and subsequent payments of the Rent and/or any additional amount that is due to the Lessor from the Lessee on time in respect of the said payments were not paid, not even in 7 days as of the date of delivery of a written notice by the Lessor to the Lessee, all the other payments of the Rent shall be called for immediate repayment and the Lessee shall be obligated to pay the full amount of the unpaid Rent in respect of the entire Term of Lease until that date in two business days as of the date of receiving the first demand of the Lessor and without derogating from the right of the Lessor to consider the default in payment as breach of the Agreement with all ensuing consequences. For the avoidance of doubt it is hereby declared that the collection of the Rent in such circumstances shall not be deemed as waiver or agreement on behalf of the Lessor for breach of the Agreement by the Lessee.
     
  7.4. For the avoidance of doubt the obligation to pay the Rent and all other payments that are due to the Lessor from the Lessee is imposed strictly on the Lessee. Failure to submit the bill for the Rent by the Lessor shall not derogate from this obligation of the Lessee.
     
  7.5. The Lessor shall allocate any amount received from the Lessee at its sole discretion, at the expense of the amounts that the Lessee owes the Lessor at the time.
     
  7.6. Under no circumstances the Lessee shall be entitled to offset any amount of the Rent and/or the maintenance fees and/or from any other amount that the Lessee owes to the Lessor. In addition, under no circumstances the Lessee shall have a right of lien in the Leased Premises or any other right with relation to the Leased Premises except for the right of lease in accordance with this Agreement.
     
  7.7. The provisions set forth in this section constitute a material condition in this Agreement and their breach or breach of any thereof shall constitute a fundamental breach of this Agreement.

 

8. Taxes, fees and other payments

 

  8.1. In addition to the Rent the Lessee undertakes to make the following payments during the Term of Lease (hereinafter: “Lessee’s Payments”).
       
    8.1.1. All taxes, fees, municipal taxes, levies, mandatory payments and expenses (hereinafter collectively: “Taxes”) whether governmental, municipal and/or other that are paid and/or that will be paid in the future, whether existing today and whether imposed in the future in respect of the Leased Premises and use thereof, including in respect of the relative share of the Leased Premises in the common property and the public areas of the Park and the business conducted therein, to the extent that these Taxes apply to a lessee or a possessor of a property.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  8.1.2. The fees and payments in respect of the water and electricity meters and installation thereof.
     
  8.1.3. VAT imposed on the Rent and on any other payment that is paid by the Lessee in accordance with this Agreement and that is paid together with each payment in respect of which it is paid.
     
  8.1.4. Stamp duty applicable to this Agreement, Appendixes thereof and to any other document in connection with this Agreement and in respect whereof.
     
  8.1.5. All fees and payments relating to the consumption of water and electricity in the Leased Premises and that apply to the installation and use of a telephone during the Term of Lease.
     
  8.1.6. Any expense that arises as a result of unreasonable and/or irregular use of the Leased Premises and surroundings thereof including, however without derogating from the generality of the aforesaid, expenses in respect of waste disposal due to waste produced by the Lessee, repair of the sewage system and the like.
     
  8.1.7. Additional obligations as imposed by law and/or if specified in Appendix A.

 

  8.2. In case any of the payments specified above derives from obligations that apply to the Building as a whole and/or the entire common property in the public areas in the Park the Lessee shall pay a relative share that will be calculated according to the ratio between the gross area of the Leased Premises and the gross area of the Building.
     
  8.3. In case the Lessee does not make any of the payments applicable to it immediately after receiving the demand of the competent authority and/or the demand of the Lessor then without derogating from this obligation the Lessor shall be entitled to make these payments at the expense of the Lessee after delivering a prior notice of two business days to the Lessee and the Lessee shall be obligated to return to the Lessor all the amounts that were paid by the Lessor as aforesaid in 7 days as of the date of receiving the first demand of the Lessor, in addition to 10% in respect of the expenses made by the Lessor for handling these matters.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  8.4. Immediately after signing this Agreement the Lessee undertakes to notify to the municipality regarding this Lease Agreement and its possession of the Leased Premises as of the Delivery Date. In addition, the Lessee undertakes and declares that it is precluded from notifying the municipality regarding the termination of its possession of the Leased Premises and/or request an exemption from payments of municipal taxes in respect of vacant property even if the Lessee ceases to use the Leased Premises during the Term of Lease and/or the option term, as the case may be, whether in whole or in part, for any reason, and the Lessee shall continue to be the possessor of the Leased Premises, for all intents and purposes, for the purpose of paying municipal taxes during the entire Term of Lease and/or the option term, to the extent that the Lessee exercised the option.
     
  8.5. The provisions set forth in this section constitute a material condition in this Agreement and their breach or breach of any thereof shall constitute a fundamental breach of this Agreement.

 

9. Non-applicability of tenancy protection laws

 

The Lessee declares and confirms that tenancy protection laws shall not apply to the lease contemplated in this Agreement and this lease is unprotected lease and the Lessee shall not be deemed as a protected tenant. Therefore, the Lessee shall be obligated to vacate the Leased Premises upon expiration of the Term of Lease and return the Leased Premises to the Lessor when the Leased Premises are free from any person and article.

 

The Lessee declares that it is aware that the construction of the Building where the Leased Premises are situated and the construction of the Leased Premises themselves was completed after 26 of Av 5728 (August 20, 1968) and that the Leased Premises are leased in unprotected lease.

 

The Lessee declares that it is aware that the Leased Premises were not leased for key money and that it did not pay to the Lessor any amount as key money or as participation in the investments in construction and it shall not be entitled to receive from the Lessor any amount in respect of vacating the Leased Premises or for any other reason and it undertakes not to argue that the tenancy protection laws apply to the lease contemplated in this Agreement.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

10. Repairs, maintenance, management and services

 

  10.1. The Lessor undertakes to provide to the common property in the Building cleaning and maintenance services in the scope and in the standard that will be determined solely by the Lessor and provided that they maintain the Leased Premises in working order and in reasonable condition.
     
  10.2. In return for performance of the said services the Lessor shall be entitled to collect from the lessees in the Building, including the Lessee, maintenance fees that shall be equal to the total amount of all the expenses and payments of any kind that the Lessor pays in the performance of the services in addition to 15% and in addition to statutory VAT (hereinafter: “Total Maintenance Fees”).
     
  10.3. The part of the Lessee in the total Maintenance Fees (hereinafter: “Maintenance Fees”) shall be determined according to the criteria set out by the Lessor and that shall include one or more of the following components:

 

  10.3.1. The ratio between the gross area of the Leased Premises and the total gross area possessed by lessees in the Leased Premises, except for the Lessor (as long as the Lessor does not make actual commercial use not for the purpose of managing and providing maintenance services in the Park in the area it possesses).
     
  10.3.2. The type, nature, number and cost of the services that are provided to a particular lessee or to particular leased premises or to a particular type of leased premises that by their nature require more services than other leased premises in the Building, whether severally and whether for a certain type of businesses or in accordance with the type or number of customers.
     
  10.3.3. Additional or other relevant data, at the sole discretion of the Lessor.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  10.4. The Lessor shall have sole discretion to determine and change the ratio of distribution of the expenses among the different lessees as determined by the Lessor from time to time, to the extent that this is required according to data that the Lessor will hold and charge from any lessee special expenses that were made in connection with the business of that lessee, at the discretion of the Lessor. In such circumstances as aforesaid the calculation of the relative part of the Lessee in the management expenses shall be determined as follows: the expenses that were allocated to a particular leased premises or to a part of the leased premises shall be subtracted from the total amount of all expenses (if subtracted as aforesaid) and the balance of the amount shall be divided among the other lessees in the Building, including the Lessor, according to a ratio to be determined in accordance with the provisions set forth in section 10.3 above.
     
  10.5. From time to time and at its sole discretion, and to the extent that this is possible, the Lessor shall be entitled, however not obligated, to allocate part of the expenses for a particular type of leased premises (hereinafter: “Allocation”) and charge the said expense from the lessees of that particular type of leased premises.
     
  10.6. In case a certain expense or certain expenses were allocated to a particular leased premises or to part of the leased premises as aforesaid the expense shall be divided among the leased premises to which the expense was allocated, among themselves, in accordance with the provisions set forth in section 10.3 above.
     
  10.7. The Lessee declares and confirms that it does not and will not have any demands, allegations or claims in connection with the Allocation of the expenses as aforesaid towards the Lessor and/or anyone acting on its behalf and that it shall not present any demand to reduce its share in the Maintenance Fees.
     
  10.8. As part of the cleaning and maintenance services the Lessor shall be entitled to provide services in the Building as specified hereunder, at its discretion (hereinafter: “the Services”) whether by itself and whether by subcontractors on its behalf:

 

  10.8.1. Management, operation, repair, preservation protection, maintenance, retrofitting, whitewashing, painting, cleaning, maintenance, lighting and insurance and all with respect to the public areas and of equipment, systems, facilities and different areas of the public areas that are used by and for the wellbeing of the lessees and/or the visitors in the Building, equipment, accessories, areas and items that serve and/or that are used by the Building and/or its lessees or users thereof and that are not owned and/or are under the responsibility of any lessee, including, however not limited to: lighting, air conditioning systems (if any), sewage systems, drainage systems, waste disposal and garbage systems, elevators and the like.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  10.8.2. Gardening and protecting the gardens and the vegetation in the public areas, to the extent that are any, including in areas adjoining the Building.
     
  10.8.3. Maintenance, inspection, repair and waterproofing of roofs and basements in the Building, to the extent that these constitute public areas.
     
  10.8.4. Cleaning and maintenance of the public parking lots.
     
  10.8.5. Installation, maintenance, inspection and repair of directional signage and informational signage in the areas of the Leased Premises.
     
  10.8.6. All expenses and payments in connection with the management of the Building.
     
  10.8.7. Collection payments that the Lessee owes or that will owe in accordance with this Agreement for the Lessor for the purpose of managing the Building.
     
  10.8.8. Publishing of a code, procedures, daily instructions and any change, update, addition or amendment thereof in anything related to the use of the Park and supervising the guarding services and adhering to performance.
     
  10.8.9. Signing contracts and agreements with outside entities for the purpose of performing the Services, supervision, collection and enforcement of the undertakings of the outside entities.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  10.9. The Lessor shall be entitled to set out from time to time procedures and regulations pertaining to the management of the Building and maintenance thereof and the Lessee undertakes to observe these procedures as prescribed from time to time.
     
  10.10. The Lessee shall grant to the Lessor access to the Leased Premises for the purpose of performing any work or maintenance in the Leased Premises as required for the purpose of performing the Services or any thereof to the Leased Premises and/or to other leased premises and/or to the Building on the condition that the work will be performed, to the extent possible, in coordination with the Lessee and in a manner that will not cause a material disruption to the management of the business of the Lessee in the Leased Premises beyond necessary and upon completion of the work the Leased Premises shall be restored to their previous condition, to the extent possible.
     
  10.11. The Lessor shall be entitled to employ employees, subcontractors, suppliers, advisors, accountants, advocates etc. as it deems fit for the purpose of fulfilling its obligations in accordance with this Agreement. The expenses of the Lessor for all of these works shall be included in the total Maintenance Fees.
     
  10.12. The Lessee undertakes to pay to the Lessor the Maintenance Fees in accordance with the bills that the Lessor submits to the Lessee on the dates determined by the Lessor.
     
  10.13. The books of management and books of account of the Lessor shall serve prima facie evidence of their veracity in anything related to the payments that were made by the Lessee to the Lessor and in respect of any other matter specified and noted in the books of the Lessor.
     
  10.14. The refusal and/or unwillingness and/or avoidance of the Lessee to receive any service and/or its wish to terminate the performance of the Services, in whole or in part, shall not release the Lessee from its undertakings in accordance with the provisions set forth in this section 10.
     
  10.15. The Lessor shall be entitled to perform all the Services specified above by anyone acting on its behalf and/or any other entity and/or entities as determined by the Lessor (hereinafter: “Management Company”). The Lessor shall be entitled to demand from the Lessee at any time to sign a maintenance contract with the Management Company in the form to be determined by the Lessor and provided that Maintenance Fees and/or inspection fees that the Lessee is required to pay shall be determined according to the principles set out in section 10.3 above. In this regard the Lessor shall be entitled to instruct the Lessee to pay directly to the Management Company and the signature of the Lessee on this Agreement shall constitute a direct undertaking towards the Management Company.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  10.16. The Lessee undertakes to protect the Leased Premises, their cleanliness and proper maintenance, use the Leased Premises in a prudent and reasonable manner and keep the Leased Premises in good and operable condition and in working order, repair at its expense any breakdown, failure or defect and perform any repair that is required in the Leased Premises, except for repairs that are required in respect of reasonable wear and works that are part of the Maintenance Fees paid by the Lessee. The said in this section shall not impose on the Lessor any obligation regarding the proper maintenance of the Leased Premises.
     
  10.17. In case the Lessor decides and/or is required by any competent authority, whether municipal, governmental or other, to provide maintenance and inspection services of any kind in any public area and/or in any other open area in the area of the Park and/or in any building and/or facility designated to serve or to be used by the users of the Park or any part thereof, the Lessee shall pay to the Lessor additional Maintenance Fees as specified hereunder (hereinafter: “Additional Maintenance Fees”): the Additional Maintenance Fees that shall be paid by all the possessors of the buildings in the Park shall be equal to the total amount of all the expenses and the payments that the Lessor incurs in the performance of the maintenance services as aforesaid, in addition to 15%. The part of the Lessee in the Additional Maintenance Fees shall be calculated according to the ratio between the gross area of the Leased Premises and the gross total built area of all buildings (including all floors thereof) in the Park and that are actually possessed by lessees or owners except for the Lessor (as long as the Lessor does not make actual commercial use not for the purpose of managing and maintaining the Park in the areas it possesses) and/or in accordance with the principle set forth in section 10.3 above.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

11. Use of the Leased Premises

 

  11.1. The Lessee shall obtain from the competent authorities all the licenses and permits that are required for the purpose of managing its business in the Leased Premises in accordance with the purpose of lease including a certificate issued by the Ministry of Health, the Ministry of Environmental Protection and Rehovot Municipality. The Lessee undertakes to conduct its business solely in accordance with the terms set forth in the said licenses, in accordance with the provisions set forth in any law and in accordance with the requirements set forth by any competent authority.
     
  11.2. The Lessee declares that it reviewed the demands made by the competent authorities that constitute a condition for obtaining the licenses as stated in this section and that the Lessor shall not be held liable in any manner in case the Lessee fails to obtain the said licenses. It is emphasized that obtaining the licenses and the permits by the Lessee shall not constitute grounds for the failure of the Lessee to fulfill its undertakings in accordance with this Agreement, including default in payment of the Rent.
     
  11.3. Without derogating from the generality of the aforesaid the Lessee undertakes, as a condition for delivery of possession in the Leased Premises, to obtain a fire safety certificate for the Leased Premises from the fire department in the Rehovot area and for that purpose to present to the fire department any certificate that is required, install any facility and/or system that are required and all at its expense and under its responsibility.
     
  11.4. The Lessee shall not hold any materials, tools, equipment, products, stock and any other chattel (hereinafter collectively: “Chattel”) outside the Leased Premises without obtaining the approval of the Lessor. In any event in which any Chattel of the Lessee is kept outside the Leased Premises without obtaining the approval of the Lessor in connection with the Lessor shall be entitled to remove the said Chattel from the premises at the expense of the Lessee and the Lessor shall not be responsible for its integrity.
     
  11.5. The Lessee shall uphold and observe all laws, regulations and bylaws applicable to the Leased Premises, use thereof and the business, the works and the actions performed therein.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  11.6. The Leased Premises or any part thereof may not be used in any manner that will cause noises, odor, vibrations, pollution, smoke, dust and other nuisances and obstacles that deviate from reasonable use while taking into account the nature of the Park in general and the nature of the close environment of the Leased Premises in particular.
     
  11.7. The Lessee shall not transmit to the sewage system waste whose quality or quantity may harm the said system or harm its working order or that may risk the ordinary use of water sources. For the purpose of this paragraph – the sewage system – central sewage or cesspits and canalization and drainage systems and water purification facilities, to the extent that there are any. The Lessee shall take measures to assure that no solid materials are found in the wastewater that may harm or clog the pipeline or the canals and harm the sewage pipelines the inspection chambers, the metering devices, the purification facilities.
     
  11.8. Without derogating from the generality of the aforesaid, the Lessee undertakes to approach the Ministry of Environmental Protection and receive all the instructions and directions pertaining to treatment of wastewater and waste and to follow all these instructions and directions at its expense.
     
  11.9. The Lessee undertakes not to hang, install or paint any signs, marks or any other type of advertisement in any part of the Building where the Leased Premises are situated without obtaining the prior approval of the Lessor. The Lessee shall be entitled to receive, at its expense, a sign at the entrance to the Park, and in the Building and in the floor where the Leased Premises are situated and in the form that is customary in the Park.
     
  11.10. The Lessee undertakes not to use any place located outside the Leased Premises however solely for the purpose of accessing the Leased Premises in the manner and in the form as prescribed by the Lessor from time to time.
     
  11.11. The Lessee undertakes not to use the Leased Premises and any materials and devices held therein and not to perform any activity in the Leased Premises if the said use and/or activity include risks that deviate from the risks that are insured by the Lessee unless the Lessor grants its prior and written approval in connection therewith. In case the Lessor granted its approval as aforesaid, the Lessee undertakes to arrange insurance against any damage and harm to the body and property that might be caused due to the said risks to the satisfaction of the Lessor and without derogating from the right of the Lessor to arrange the add insurances by itself and the Lessee shall be obligated to return to the Lessor any amount that the Lessor spends for that purpose immediately upon receiving the Lessor’s notice.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

 

  11.12. The Lessee shall use the Leased Premises and surroundings thereof in such manner that will not cause any disturbance to the other lessees in the Building and while protecting and cleaning the common property in the Building and facilities thereof.
     
  11.13. Without derogating from the said in this section above, the Lessee undertakes that it shall not make in the Leased Premises any use that causes a nuisance and/or a consequence that is in violation of the provisions set forth in any law and/or this Agreement and, without derogating from the generality of the aforesaid, the Lessee shall not use the Leased Premises in any manner that requires and/or that creates, whether directly or indirectly, chemical compounds and/or smoke and/or gases and/or bad odors and/or other active substances that may and/or that can harm the environment in any manner.
     
  11.14. The provisions set forth in this section constitute a material condition in this Agreement and their breach or breach of any thereof shall constitute a fundamental breach of this Agreement.

 

12. Finish works and changes the Leased Premises

 

  12.1. The Lessee undertakes not to implement and perform any changes, repairs, enhancements, additions or any other construction works in any manner in the Leased Premises (hereinafter collectively: “Works”) without obtaining the prior and written approval of the Lessor in connection therewith. The Lessor may withhold approval of the said Works at its sole discretion.
     
  12.2. It is emphasized that no bars or air conditioners may be installed in the Leased Premises without obtaining the prior and written approval of the Lessor.
     
  12.3. In case Works were implemented without obtaining the approval of the Lessor, then without derogating from the right of the Lessor to consider this breach of contract, and without derogating from the right of the Lessor to seek any relief and remedy arising therefrom (in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law) the Lessor shall be entitled to:

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  12.3.1. Demand from the Lessee to demolish the Works, in whole or in part and/or dismantle the Works and/or remove the Works from the Leased Premises. In such circumstances as aforesaid the Lessee shall be obligated to perform all the repairs in the Leased Premises that are required in connection therewith so as to restore the Leased Premises to their condition prior to the implementation of the Works and complete all these actions in 14 days as of the date of receiving the demand of the Lessor. In case the Lessee fails to act in the said manner, the Lessor shall be entitled to take these actions at the expense of the Lessee and the Lessee shall reimburse the Lessor for any damage and expense caused to the Lessor in connection therewith – in 7 days as of receiving the first demand of the Lessor.
     
  12.3.2. To leave in its possession the Works, in whole or in part, upon delivery of an express written notice and the Lessee agrees that after delivery of such notice as aforesaid the Works shall be the exclusive property of the Lessor and the Lessee shall not be entitled to any payment in respect whereof.

 

  12.4. In case Works were implemented after obtaining the approval of the Lessor, at the time of vacating the Leased Premises by the Lessee the Lessor shall notify the Lessee regarding its choice according one of the following:

 

  12.4.1. To demolish and/or dismantle and/or remove the Works from the Leased Premises. In such circumstances the Lessee shall implement all the repairs in the Leased Premises that are required as a result of the said at its expense for the purpose of restoring the condition of that part of the Leased Premises where the Works were implemented to its condition prior to the performance of the Works and to complete all the said works no later than the Term of Lease as stated in this Agreement. In case the Lessee failed to take the said action the Lessor shall be entitled to take the said action instead of the Lessee.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  12.4.2. Or - leave the Works in the Leased Premises, and in such circumstances the Works shall become the property of the Lessor and the Lessee shall have not be entitled to any payment in respect whereof.

 

  12.5. Without derogating from the generality of the aforesaid regarding the implementation of changes in the Leased Premises, it is clarified and agreed that the Lessee shall not be entitled to build a gallery in the Leased Premises without obtaining the prior and written approval of the Lessor. A gallery for the purpose of this matter means – the addition of floor to the area of the Leased Premises that will be built in the space of the Leased Premises between the floor and the ceiling.
     
  12.6. The Lessee declares and confirms that it is aware that the construction of the gallery, if this is possible in accordance with the Urban Building Plan (UBP) that is applicable to the land and/or the Building is subject to obtaining a construction permit from the competent planning authorities.
     
  12.7. In case the Lessee wishes to construct a gallery in the Leased Premises the Lessee shall seek the prior and written approval of the Lessor and, in addition – to obtain a construction permit by law for the purpose of constructing the addition and to incur all levies and fees that are paid to the Israel Land Administration and/or the Local Planning and Building Committee and/or the municipality and/or to any other person or entity as a condition for obtaining the construction permit, including a betterment levy, and this shall not impose on the Lessor any liability, whether a liability for planning or any other liability.
     
  12.8. Any construction plan of a gallery and/or an additional structure shall be first submitted for the approval of the Lessor and the Lessor shall be entitled to reject such a plan as aforesaid for any reason, or make its approval subject to conditions, at its sole discretion. The Lessor shall be entitled, inter alia, to refuse to submit a plan as aforesaid in case it is of the opinion that the approval of such a plan as aforesaid shall harm any of its construction rights or any other of its rights.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  12.9. In case the Lessee builds a gallery after obtaining the approval of the Lessor the Lessee shall be obligated to pay to the Lessor additional Rent in a monthly amount that will be equal to the product of the area of the gallery and/or the addition multiplied by the monthly Rent per 1sqm (the monthly Rent divided by the net area of the Leased Premises, prior to the construction of the gallery). The additional Rent as aforesaid shall be paid as of the date of completing the construction of the floor of the gallery and/or the roof of the additional structure and shall be deemed as Rent for all intents and purposes and the provisions set forth in this Agreement regarding the payment of the Rent shall apply thereto.
     
  12.10. Upon expiration of the Term of Lease the provisions set forth in section 12.4 above shall apply to the gallery that was constructed with the approval of the Lessor as aforesaid.
     
  12.11. In case the Lessee constructs a gallery in the Leased Premises without obtaining a construction permit by law and/or without obtaining the prior and written approval of the Lessor in connection therewith the Lessor shall be entitled, at its sole discretion, during the Term of Lease or thereafter, to demand from the Lessee to demolish the gallery or any part thereof or any infrastructure that was built or that was laid by the Lessee for its construction and in case the Lessee fails to perform the said action – to perform the said action in its place. The Lessee hereby gives irrevocable instructions to the Lessor to enter the Leased Premises and perform the said demolition works at any time and at the discretion of the Lessor, and the Lessee shall be precluded from denying the entrance of the Lessor to the Leased Premises for the purpose of performing the demolition works. The Lessee shall incur all the expenses the Lessor incurs in connection with the performance of the demolition works and the securities that were provided by the Lessee and the authorization letter in accordance with this Agreement shall also be used for the purpose of fulfilling the undertaking of the Lessee as stated above.
     
  12.12. In addition, and without derogating from the right of the Lessor to consider the construction of the gallery as breach of contract, and without derogating from the right of the Lessor to seek any relief and remedy in connection therewith (in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law) the Lessor shall be entitled to receive payment of liquidated damages that are equal to the product of the area of the gallery multiplied by 125% of the monthly Rent per 1sqm (125% of the monthly Rent divided by the net area of the Leased Premises prior to the construction of the gallery) during the entire period the gallery that was constructed without obtaining the approval of the Lessor and/or without obtaining a construction permit by law.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  12.13. In case the Lessor is obligated to make payment for non-conforming use or a betterment levy in respect of the construction of the gallery by the Lessee, whether or not the approval of the Lessor was obtained, the Lessee shall be obligated to pay these amounts or return these amounts to the Lessor in 7 days as of the date of delivery of a notice of demand by the Lessor.
     
  12.14. Breach of the provisions set forth in this section shall constitute a fundamental breach of the Agreement.

 

13. Electricity

 

  13.1. The Lessee declares that it is aware that the Lessor holds exclusive rights towards Israel Electric Corp. in anything related to the consumption and supply of electricity to the Leased Premises. The Lessee hereby waives absolutely and irrevocably its right to contract with Israel Electric Corp. in anything related to the supply of electricity to the Leased Premises and confirms that the Lessor shall be solely entitled to contract with the IEC for the purpose of supplying electricity to the Leased Premises and the Lessee undertakes to act in accordance with the terms and provisions set forth in Appendix D of this Agreement.
     
  13.2. The Lessor shall install in the Building a facility for the supply of electricity in bulk. The Lessee undertakes to pay to the Lessor and/or the Management Company any payment that is required in connection with the supply of electricity in accordance with the provisions set forth in Appendix D and during the entire Term of Lease.
     
  13.3. As a condition for delivery of possession in the Leased Premises the Lessee shall present to the Lessor a written certificate issued by a certified electrical inspector with relation to the electricity systems that were installed in the Leased Premises by the Lessee and/or anyone acting on its behalf in the customary form in the Lessor.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

14. Furniture and equipment

 

The Lessee shall be entitled to furnish the Leased Premises and install equipment therein provided that the installation of the furniture and equipment shall not cause damage to the Leased Premises.

 

15. Protecting the Leased Premises

 

  15.1. The Lessee undertakes to use the Leased Premises in a prudent and reasonable manner and to maintain the Leased Premises and surroundings thereof clean and to prevent any breakdown and damage to the Leased Premises including all the facilities that serve the Leased Premises themselves or together with other leased premises.
     
  15.2. The Lessee shall be obligated to repair promptly any damage and/or breakdown that are caused to the Leased Premises and the facilities, as stated in section 15.1 above, and to replace them immediately with another of the same type and model of any accessory installed in the Leased Premises that was lost or became corrupted.
     
  15.3. In case the Lessee failed to perform any repair the Lessee is obligated to perform as aforesaid or failed to replace any unit that the Lessee was obligated to replace as aforesaid, the Lessor shall be entitled, however not obligated, to perform the said action at the expense of the Lessee and in any event the Lessee shall be obligated to compensate the Lessor fully for any damage, breakdown, expense, loss and corruption as aforesaid.
     
  15.4. The provisions set forth in this section constitute a material condition in this Agreement and their breach and breach of any thereof shall constitute a fundamental breach of this Agreement.

 

16. Third party liability

 

  16.1. The Lessee shall be held liable towards the Lessor, any employee of the Lessor and anyone acting on its behalf and any third party, for any damage of any kind caused to any person and property including, however without derogating from the generality of the aforesaid – to visitors in the Leased Premises, the employees of the Lessee and to any person that stays in the area of the Leased Premises and that was caused due to the condition of the Leased Premises and/or the equipment installed therein and/or the work, the business or an act or omission that was committed in the Leased Premises and/or the conduct of the Lessee and/or its employees and/or authorized persons and/or suppliers and/or service providers that are in the area of the Leased Premises or close surroundings thereof and that are in the service and/or following the permission of the Lessee and/or by any other person and entity whether or not these are located in the Leased Premises with permission, whether random and whether in any other manner.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  16.2. Without derogating from the provisions set forth in section 16.1 above, the Lessee undertakes to take all measures to dismiss any demand and/or claim that is brought against the Lessor in respect of any damage as stated in section 16.1 above as aforesaid and to indemnify the Lessor for the amount of all the payments that the Lessor is obligated to pay by virtue of a demand and/or claim as aforesaid and in respect of all its other expenses in connection therewith immediately upon receiving the first demand of the Lessor.
     
  16.3. The provisions set forth in this section constitute a material condition in this Agreement and their breach or breach of any thereof shall constitute a fundamental breach of this Agreement.

 

17. Insurances

 

  17.1.  

 

  17.1.1. Without derogating from the liability and undertakings of the Lessee in accordance with the provisions set forth in this Agreement and in accordance with the provisions set forth in any law the Lessee undertakes to purchase at its expense and keep in effect the insurances specified hereunder in the scope of coverages specified beside them (hereinafter: “Insurances of the Leased Premises”) from a legally licensed and reputable insurance company in Israel during the entire Term of Lease:

 

  A. Property insurance – in full value and in reinstatement value in respect of the content of the Leased Premises, the equipment of the Leased Premises, equipment serving the Leased Premises and that is owned and/or under the responsibility of the Lessee and that is located outside the Leased Premises in the area of the Building and any repair, change, improvement, renovation and addition to the Leased Premises that were implemented and/or that will be implemented by the Lessee and/or for the Lessee and furniture, equipment, facilities and stocks of any kind against the customary risks in “extended fire” insurance including the following risks: loss or damage as a result of fire, smoke, lighting, explosion, earthquake, riots, strikes, willful damage, flood, damage by storm, damage caused by vehicles and aircrafts, damage caused by water and other fluids and splitting of pipes, damage caused by sonic boom, damage by a collision and break-in.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  B. Consequential loss insurance due to the risks enumerated in subsection A above for an indemnification period that shall not fall below 12 months.
     
    The insurances specified in subsections A and B above shall include an express condition according to which the insurer waives any right of subrogation towards the Lessor and/or the Management Company and/or anyone acting on their behalf and/or towards the other lessees and/or possessors in the Building and/or their employees and managers in whose insurance policies there is a clause regarding waiver of the right of subrogation towards the Lessee and provided that the waiver of the right of subrogation shall not apply in favor of a person who caused willful damage.
     
    The Lessee undertakes to amend the sum insured in respect of the insurances specified in subsections A and B above, from time to time, so that these amounts always reflect the full value of the insured property.
     
  C. Third party liability insurance – providing insurance coverage for the liability of the Lessee towards any third party, including its guests, invitees, customers, the Lessor and the Management Company and anyone acting on their behalf and in their name, in a liability limit that shall not fall below an amount in NIS equal to $1,000,000 (one million U.S. dollars) per event and for an annual insurance period. This insurance shall not be subject to any restriction regarding liability arising out of fire, explosion, panic, hoisting, loading and unloading devices, defective sanitary fixtures, poisoning, anything harmful in foods and beverages and claims of the National Insurance Institute. The insurance shall be extended to include the Lessor and the Management Company as additional insureds, subject to a cross-liability clause according to which the insurance shall be deemed to have been arranged separately for each of the members of the insured, while indicating that the Lessor and/or the Management Company are not responsible for payment of any premium. The insurance shall be extended to indemnify the Lessor and the Management Company including in respect of their liability as the owners and/or managers of the Leased Premises and in respect of their liability for the acts and/or omissions of the Lessee.

 

  D. Employers’ liability insurance in respect of the liability of the Lessee towards anyone employed by the Lessee and on its behalf in a liability limit that shall not fall below an amount in NIS that is equal to $5,000,000 (five million U.S. dollars) per event and for an annual insurance year. This insurance shall not include any restriction regarding contractors, subcontractors and their workers, hours of work, baits and poisons and youth employment. The said insurance shall be extended to indemnify the Lessor and/or the Management Company in case they are considered as the employers of the employees of the Lessee and/or any thereof.

 

  17.1.2. The Lessee’s Insurances shall include an express condition stating that they supersede any insurance that was arranged by the Lessor and/or the Management Company and that the insurer waives any demand or allegation regarding the participation of the insurances of the Lessor and/or the Management Company. In addition, the insurer shall undertake that the policies shall not be diminished or canceled without delivering a prior and written notice delivered in registered mail at least 60 days in advance to the Lessor and the Management Company.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  17.1.3. The Lessee undertakes, without receiving any demand from the Lessor, and no later than the Delivery Date or prior to the date of bringing any assets to the Leased Premises, upon the earlier, to present a certificate of insurance to the Lessor in respect of the arrangement of the insurances for the Leased Premises in accordance with the “Certificate of Insurance of the Leased Premises” form that is enclosed as Appendix E of this Agreement, and signed lawfully by the insurer. The Lessee declares that it is aware that presenting the “Certificate of Insurance of the Leased Premises” as aforesaid is a condition precedent and a precondition for commencement of the activities of the Lessee in the Leased Premises and/or for bringing any assets as aforesaid in circumstances in which the said Certificate was not presented to the Lessor prior to the date specified above. In addition, the Lessee undertakes to present to the Lessor original copies of the insurance policies of the Leased Premises in 30 days as of the date of receiving the demand of the Lessor.
     
  17.1.4. For the avoidance of doubt it is clarified that failure to present the certificates of insurance and the insurance policies on time as stated above shall not derogate from the undertakings of the Lessee in accordance with this Agreement including, and without derogating from the generality of the aforesaid, making any payment that applies to the Lessee, and the Lessee undertakes to uphold all its undertakings in accordance with this Agreement even if it is denied from receiving possession in the Leased Premises and/or bringing assets to the Leased Premises and/or opening its business in the Leased Premises due to failure to present the certificates of insurance and the insurance policies on time. In this regard it is clarified that the arrangement of the said insurances by the Lessee shall not derogate or diminish from the undertakings of the Lessee in accordance with this Agreement in any manner.
     
  17.1.5. No later than 14 days prior to expiration of the Lessee’s insurances the Lessee undertakes to deposit with the Lessor and/or the Management Company a certificate of insurance as stated in section 17.1.3 above in respect of the extension of the effect of the Lessee’s insurances for one additional year and in 30 days as of the date of receiving the demand of the Lessor the Lessee shall deposit the original copies of the Lessee’s insurances as long as the Lessee possesses the Leased Premises.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  17.1.6. The Lessor and/or the Management Company shall be entitled to inspect the certificates of insurance and/or the insurance policies that the Lessee presents as stated above and the Lessee undertakes to implement any change or amendment that is required so as to cause them to be compatible with its undertakings. The Lessee declares and warrants that the rights of the Lessor and/or the Management Company to inspect and demand changes do not impose on the Lessor and/or the Management Company or anyone acting on their behalf any obligation and any liability in respect of the certificates of insurance and the policies as aforesaid including their quality, scope and effect or in respect of absence thereof, and it shall not derogate from any obligation imposed on the Lessee in accordance with this Agreement, whether or not the Lessor and/or the Management Company demanded it and whether or not they inspected it.

 

  17.2. The Lessee declares that it shall raise no allegations and/or demands and/or claims against the Lessor and/or the Management Company and/or other lessees and/or possessors of the Building, subject to mutual waiver of the right of subrogation in their lease agreements in respect of any damage for which it is entitled to indemnification in respect whereof, and for which they were entitled to indemnification if it had not been for the deductible amount specified in the policy and in accordance with the insurances that the Lessee undertook to arrange in accordance with sections 17.1.1A and 17.1.1B and it hereby exempts the Lessor and/or the Management Company and/or the other lessees and/or the other possessors in the Building from any liability for damage as aforesaid.
     
    The said in this section shall add and shall not derogate from any other provision set forth in this Agreement and/or in the agreement with the Management Company regarding exemption from liability towards the Lessor and/or the Management Company and the liability imposed on the Lessee.
     
  17.3. The Lessee undertakes to uphold all the terms set forth in the policies specified in this section above and to make full and timely payments of all insurance premiums and assure that the insurances policies of the Leased Premises are extended from time to time, as required, and shall be in effect during the entire Term of Lease.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  17.4. In case the Lessee failed to fulfill its undertakings in accordance with this entire section 17 the Lessor and/or the Management Company shall be entitled, however not obligated, to arrange the insurances or any part thereof instead of the Lessee and at its expense and/or to pay instead of the Lessee any payment without derogating from the right of the Lessor and/or the Management Company to seek any other relief.
     
  17.5. The arrangement of the insurances as stated above by the Lessee shall not diminish or derogate in any manner from the undertakings of the Lessee in accordance with this Agreement or release the Lessee from its obligation to compensate the Lessor and/or the Management Company and/or any other person in respect of any damage that is caused directly or indirectly in connection with the property for which it is responsible and/or as a result of the activities or the use of the Lessee in the Leased Premises and/or as a result of failure to uphold the provisions set forth in this Agreement by the Lessee.
     
    Payment of any insurance benefits shall solely reduce the amount of indemnification and/or compensation that the Lessor and/or the Management Company are entitled to in respect of damage or loss.
     
  17.6. The Lessee undertakes not to use or allow anyone acting on its behalf to commit any act or omission that might increase the insurance expenses applicable to the Lessor and/or the Management Company and/or the other lessees in respect of the insurance of the Building or leased premises thereof.
     
  17.7. The Lessee undertakes that in case the Lessor and/or the Management Company are obligated to pay additional insurance premiums beyond customary due to the activities of the Lessee the Lessee shall pay to the Lessor and/or the Management Company, as the case may be, the said additional payment, immediately upon receiving first demand.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  17.8.  

 

  17.8.1. Without derogating from the liability of the parties in accordance with this Agreement, as part of the Services the Lessor, by the Management Company, undertakes to purchase the following insurance policies and to keep these insurance policies in effect in the scope of coverage as defined by their side:

 

  A. Property insurance – against the customary risks in “extended fire” insurance, including the following risks: fire, smoke, lighting, storm, explosion, earthquake, flood, water and splitting damages, strikes, riots, willful damage, aircrafts, sonic boom damage, collision and break-in. This policy shall provide insurance coverage for the full value and in full reinstatement value of the structure of the Building including attachments thereof and additions and improvements in the Building that were implemented by the Lessor and/or for the Lessor. The policy shall include a clause regarding waiver of the right of subrogation against the lessees and possessors of areas in the Building including their managers and employees, and provided that the waiver of the right of subrogation shall not apply in favor of a person who caused willful damage.
     
  B. Third party liability insurance – providing insurance coverage for the liability of the Lessor and/or the Management Company towards any third party, including towards the Lessee, its employees and anyone acting on their behalf or in their name. The insurance shall be extended to indemnify the Lessee regarding its liability in respect of its activities in the area of the public areas beyond the liability limit in accordance with the insurance policies that the Lessee undertook to arrange as part of this Agreement.
     
  C. Employers’ liability insurance – providing insurance coverage for the liability of the Lessor and/or the Management Company towards anyone employed by them. This insurance shall be extended to indemnify the Lessee in case the Lessee is considered to be the employer of any of the employees of the Lessor and/or the Management Company.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  D. Insurance against loss of rent in full value for damage caused to the Leased Premises and/or the Building as a result of the risks covered in the property insurance specified in section 17.8.1A above or for any other reason. This insurance shall include waiver of the right of subrogation against the Lessee, except for willful damage caused by the Lessee and anyone acting on its behalf.
     
  E. All risk contractor insurance for the insurance of works, repairs, renovation and maintenance by the employees of the Lessor and/or the Management Company and/or contractors and/or their employees.

 

  17.8.2. The Lessor and/or the Management Company, as the case may be, shall charge from the Lessee, as an addition to the management expenses, a relative part of the said insurance premiums. In such circumstances as aforesaid, and to the extent that the Lessee pays fully, timely and regularly its share in premium as aforesaid, the Lessee shall be exempt from payment of the Rent and management fees during the paid in which the use of the Leased Premises was denied from the Lessee and in respect of which the Lessor received damages from the insurance company as aforesaid, up to the amount of the damages that the Lessor and/or the Management Company received from the insurance company in respect of loss of Rent and/or management fees.
     
  17.8.3. The insurance policies of the Lessor shall be available for the review of the Lessee in the offices of the Lessor or the Management Company. The Lessee undertakes to uphold all the provisions set forth in the policies and to cooperate with the Lessor and/or the Management Company in circumstances of a claim that is filed with the insurance company.
     
  17.8.4. For the avoidance of doubt, arranging the insurances as stated above by the Lessor and/or the Management Company shall not diminish or derogate in any manner from the undertakings of the Lessee in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  17.8.5. For the avoidance of doubt it is clarified that the Lessor and/or the Management Company shall be entitled, at their sole discretion, to increase the scope of the coverage provided in the said insurances and/or add a coverage that is not specified above and/or avoid arranging the insurances specified above and/or diminish their scope.
     
  17.8.6. In case of structural damage to the Building the insurance benefits that are paid, if paid in accordance with the policy, shall be first used to repair and/or restore the damage, except for circumstances of total loss.

 

  17.9. The parties undertake to take any action that is required for the purpose of exercising the rights in accordance with the insurance policies including joining to claims and/or demands that any party submits to the insurer or against it.
     
  17.10. Breach of the provisions set forth of this section 17 including any of its provisions or subsections thereof by the Lessee constitutes a fundamental breach of the Agreement.

 

18. Access of the Lessor to the Leased Premises

 

  18.1. The Lessor and its representatives and anyone acting on its behalf shall be entitled to build additional floors and/or carry out other construction works in the Building or surroundings thereof or in the Park and/or to pass through the Leased Premises and/or on the Leased Premises any pipelines, ducts and other conduits for water, sewage, canalization, gas, electricity, telephone, telecommunication, computer network or any other purpose and to implement any other work or installation in the Leased Premises for the purpose of using the property adjacent to the Leased Premises and for any other purpose and provided that the said works as aforesaid are carried out in such manner that will reduce the inconvenience and disturbance caused in connection therewith to the extent possible and on the condition that the Lessor performs or causes that those that act on its behalf or that act in its name will implement all the repairs that are required in the parts of the Leased Premises that were damaged as a result of the implementation of the works as aforesaid so as to restore the Leased Premises to their previous condition, to the extent possible.
     
    The Lessee undertakes not to object in any manner to the actions of the Lessor as aforesaid.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  18.2. The Lessor or its representatives shall be entitled, after coordination with the Lessee:

 

  18.2.1. To enter the Leased Premises at any reasonable time so as to inspect the performance of this Agreement.
     
  18.2.2. To enter the Leased Premises at any reasonable time and to implement repairs required for the Building or any part thereof in the area of the Leased Premises.
     
  18.2.3. In the last six months of lease, to enter the Leased Premises during customary hours of work with potential lessees, potential buyers or anyone acting on their behalf.
     
  18.2.4. To instruct to the Lessee to allow the performance of all the repairs and/or works that are required to be implemented in the area of the Leased Premises whether in connection with the Leased Premises and whether in connection with other parts of the Building.

 

  18.3. The Lessee undertakes not to deny from the Lessor access to the Leased Premises in accordance with the provisions set forth in sections 18.1 and 18.2 above and allow the Lessor and anyone acting on its behalf to implement the works in accordance with the provisions set forth in the said sections.

 

19. Prohibition on transfer of rights

 

  19.1. The Lessee undertakes not to transfer the lease in the Leased Premises or any part thereof to another and not to deliver, transfer or lease the Leased Premises or a part thereof to another, and not to allow another to use the Leased Premises or any part thereof, not to include another in the possession of the Leased Premises and/or use and/or benefit from the Leased Premises or any part thereof and/or in the business that is conducted in the Leased Premises and not to grant to another any easement or any right in the Leased Premises or any part thereof – whether or not for payment and not to transfer, assign, endorse, charge, mortgage or perform any other action in its rights in accordance with this Agreement.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  19.2. In case the Lessee is a corporation, no action that constitutes transfer of control in the Lessee and/or the addition of new shareholders holding more than 25% of the shares of the Lessee and/or the transfer of more than 25% of the shares of the Lessee (in the event of a company) and/or the replacement of a partner and/or the retirement of a partner and/or the addition of a partner (in the event of a partnership) shall be performed – without obtaining the prior and written approval of the Lessor.
     
  19.3. The provisions set forth in this section constitute a material condition in this Agreement and their breach or breach of any thereof shall constitute a fundamental breach of this Agreement.

 

20. Vacating the Leased Premises

 

  20.1. The Lessee undertakes that no later than the expiration of the Term of Lease and/or in case this Agreement was terminated by the Lessor due to its breach by the Lessee in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law, it shall vacate the Leased Premises and shall deliver the Leased Premises when the Leased Premises are free from any person and article when the Leased Premises are in good condition, in working order and organized in the manner delivered to the Lessee and subject to the provisions set forth in section 12 above and subject to reasonable wear caused by careful and prudent use of the Leased Premises by the Lessee in accordance with the provisions set forth in this Agreement. For the avoidance of doubt it is hereby agreed that the Leased Premises shall be returned to the Lessor when they are painted or whitewashed by the Lessee and at its expense in a color or tint, with materials and in the quality that the Lessor delivered the Leased Premises to the Lessee.
     
  20.2. In case the Lessee failed to uphold its undertakings in accordance with the provisions set forth in section 20.1 above, then without derogating from the right of the Lessor to exercise its rights in any manner it deems fit and without derogating from any other right the Lessor may seek in accordance with the provisions set forth in any law and/or agreement under the circumstances of the case, the Lessee shall be obligated to pay to the Lessor, and as long as it did not fulfill its undertakings as stated above, adequate usage fees in a rate equal to three times of the relative Rent due in respect of the Leased Premises for the period of delay, in addition to linkage differentials, VAT and on a daily basis.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  20.3. The adequate usage fees shall be linked to the index and the provisions set forth in section 7.1 above shall apply, mutatis mutandis.
     
  20.4. In addition, the Lessee shall be obligated to pay the taxes and the payments specified in section 8 above and the maintenance fees for the Building in addition to VAT in respect of the period of delay in vacating the Leased Premises. It is hereby agreed that in respect of payment of the maintenance fees as aforesaid a delay in vacating the Leased Premises for part of a month shall be deemed as a delay of one whole month.
     
  20.5. The payment date of the usage fees in respect of each day of delay shall be in the beginning of each day of delay as stated above.
     
  20.6. All liquidated damages specified in this section 20 were set after careful and prudent evaluation with relation to the reasonable damages that are foreseeable at the time of signing this Agreement that are caused to the Lessor due to failure by the Lessee to vacate the Leased Premises on time. The Lessee shall not argue that the said amount was set as a fine and the Lessee shall be precluded from raising such an argument as aforesaid and the Lessor shall be exempt from proving the existence of actual damage and/or rate thereof.
     
  20.7. It is hereby agreed and declared expressly by the parties that the said in section 20.2 above shall not release the Lessee from its undertakings in accordance with section 20.1 above and/or grant to the Lessee any right of any kind including, however without derogating from the generality of the aforesaid, any right of lease that is protected by law and/or shall not constitute agreement on behalf of the Lessor to extend the Term of Lease in the Leased Premises by the Lessee and/or constitute any waiver on behalf of the Lessor to the Lessee and/or derogate or diminish from its rights and/or derogate from the right of the Lessor to seek any other relief and remedy in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law, including the expulsion of the Lessee from the Leased Premises and additional damages for any damage caused to the Lessor due to failure of the Lessee to vacate the Leased Premises on time.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  20.8. In case at the time of vacating the Leased Premises and returning the Leased Premises to the Lessor the Leased Premises are not in the condition as stated in section 20.1 above, the Lessee shall be obligated to return to the Lessor, immediately upon receiving its first demand, all the expenses that the Lessor spends in order to restore the Leased Premises to the condition in which the Lessee was required to return the Leased Premises. In addition, the Lessee shall be obligated to compensate the Lessor for any damage, loss and loss of profit arising out of the condition of the Leased Premises and/or the need to restore the Leased Premises to a good condition and all works associated therewith.
     
  20.9. Vacating the Leased Premises and returning the Leased Premises shall be made in the presence of the Lessor and the Lessee that shall draft a protocol of evacuation that reflects the condition of the Leased Premises. In any event in which the evacuation is performed not in the presence of the Lessee since the Lessee or anyone acting on its behalf failed to appear on the date that was set to draft the protocol the protocol shall be drafted by the Lessor itself and its content shall bind the Lessee.
     
  20.10. In addition any right that the Lessor may seek in accordance with the provisions set forth in any agreement and law, in case the Lessee fails to vacate the Leased Premises on time the Lessor, or anyone appointed by the Lessor, shall be entitled and authorized, and the Lessee hereby grants its approval and authorization in respect whereof, to enter the Leased Premises and break the locks and replace the locks of the Leased Premises with other locks and while exercising reasonable force and receive exclusive possession therein and remove the chattel of the Lessee therefrom and store it at the expense and under the responsibility of the Lessee in any location it deems fit and the Lessee shall be obligated to return to the Lessor all the expenses the Lessor incurs in connection therewith. The Lessor shall not be held liable for any damage of any kind caused to the Lessee and/or property thereof, if any, at the time of performing the said actions by the Lessor.
     
  20.11. In addition to the said in this section – the Lessor shall be entitled to make any transaction – in any manner it deems fit – in any item of chattel that was not vacated by the Lessee and that is found in the Leased Premises after the date in which the Lessee was required to vacate the Leased Premises. The Lessee hereby empowers the Lessor to sell, charge, transfer, or lease any item of chattel as aforesaid to whoever the Lessor deems fit.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  20.12. The provisions set forth in this section constitute a material condition in this Agreement and their breach or breach of any thereof shall constitute a fundamental breach of this Agreement.

 

21. Securities

 

  21.1. As a security for the fulfillment of the undertakings of the Lessee in accordance with this Agreement the Lessee shall deliver to the Lessor, in 4 (four) days as of the date of signing this Agreement and in any event prior to the date of receiving possession in the Leased Premises and as a condition for receipt thereof, an autonomous bank guarantee in the form customary with the Lessor and in an amount equal to the Rent and the Maintenance Fees for 6 months of lease in addition to VAT. The guarantee amount shall be linked to the index and the provisions set forth in section 7.1 above shall apply to the linkage of the guarantee amount, mutatis mutandis.
     
  21.2. In case the Rent and/or the Maintenance Fees and/or the VAT rates were changed the Lessee shall present to the Lessor, in 14 days as of the date of receiving a demand from the Lessor, a substitute or additional bank guarantee that will assure the payments of the Rent for a period of 6 months in accordance with the new rates of payment.
     
  21.3. The Lessee undertakes to extend the guarantees from time to time no later than 21 days as of the expiration date of the guarantees. In case the Lessee failed to act in the said manner the Lessor shall be entitled to exercise the guarantees without releasing the Lessee from its obligation to present to the Lessor a new guarantee or guarantees and without releasing the Lessee from any of its undertakings in accordance with this Agreement. In case the amount that was exercised in accordance with the guarantee as aforesaid exceeded the amount that was due to the Lessor from the Lessee at the time, the balance shall be deposited with the Lessor in a deposit in accordance with the terms set forth by the Lessor at the time. The Lessee shall not be entitled to any other compensation and/or payment in respect of direct or indirect loss or any other payment in respect of the exercise of the guarantee or the guarantees by the Lessor in accordance with this section.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  21.4. In any event payments are due to the Lessor from the Lessee, if any, in accordance with the provisions set forth in this Agreement and/or in respect of breach thereof, the Lessor shall be entitled to forfeit the bank guarantee that was deposited with it and to recover from the said guarantee a total amount that is equal to the amounts that are due to the Lessor from the Lessee.
     
  21.5. The parties agree and declare that the delivery of the bank guarantee by the Lessee to the Lessor and/or its exercise by the Lessor shall not derogate from the right of the Lessor to charge from the Lessee, in any possible manner, the losses caused to the Lessor due to breach of any of the undertakings of the Lessee in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law, or release the Lessee from any of its undertakings in accordance with this Agreement and/or grant to the Lessee any right that is protected by law and/or restrict the Lessor in exercising its rights as aforesaid and/or restrict the amount of the compensation and/or the damages that the Lessor shall be entitled to receive from the Lessee due to breach of any of the undertakings of the Lessee in accordance with this Agreement.
     
  21.6. The Lessor shall be entitled to use the bank guarantee and/or the guarantees in accordance with this Agreement at its sole discretion and the use of the guarantees or any thereof shall not derogate from any of the rights of the Lessor in accordance with the provisions set forth in any agreement and/or law.
     
  21.7. In case no payment is due to the Lessor from the Lessee in accordance with this Agreement, the Lessor shall be obligated, in 90 days as of the date of returning the Leased Premises to the Lessor by the Lessee, to return to the Lessee the bank guarantee subject to presentation of all the receipts and the confirmations regarding the making of each payment applicable to the Lessee and to the satisfaction of the Lessor.
     
  21.8. The provisions set forth in this section constitute a material condition in this Agreement and their breach shall constitute a fundamental breach of this Agreement.

 

22. Indemnification of the Lessor

 

In any event the Lessee fails to uphold any of its undertakings in accordance with this Agreement the Lessor shall be entitled, however not obligated, in addition and without derogating from its rights and authorities in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law, to pay, perform and take any action that was imposed on the Lessee, and the Lessee shall be obligated to return and pay to the Lessor, immediately upon receiving its demand, any payment and expense that the Lessor makes in connection therewith.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

23. Interest

 

Without derogating from any of the rights of the Lessor in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law then in any event in which the Lessee defaults in making any payment it is required to pay to the Lessor in accordance with this Agreement the Lessee shall be obligated to pay to the Lessor interest for the amount in default in addition to statutory VAT. The interest rate shall be the maximum rate permitted by law at the time, and in case there is no restriction on the interest rate by law – the maximum rate that Bank Leumi le-Israel Ltd charges at the time for unauthorized overdraft in current loan accounts and the approval of the branch manager of that bank shall be decisive for the purpose of this matter.

 

24. Breach

 

  24.1. A party that fails to uphold or does not fulfill any of its undertakings in accordance with this Agreement shall be obligated to compensate the fulfilling party for all losses and damages caused to the fulfilling party in connection therewith and without derogating from the right of the fulfilling party to seek any other and/or additional relief and remedy in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law including performance in kind or an eviction order.
     
  24.2. Without derogating from the right of the Lessor to seek damages for a higher amount, or to seek any other relief, in circumstances of a fundamental breach of this Agreement by the Lessee the Lessor shall be entitled to pre-estimated liquidated damages in an amount that is equal to six months of Rent and Maintenance Fees in addition to VAT according to their rate on the date of the breach or on the date of making actual payment, upon the higher, whether the Lessor opted to terminate the Agreement or perform it. The parties declare that they consider the said amount as adequate and agreed damages for the damage that the parties envision as probabilistic outcome of a fundamental breach of this Agreement by the Lessee.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  24.3. In case the Lessee committed a fundamental breach of this Agreement, within its meaning in this Agreement and/or in accordance with the provisions set forth in any law and/or in case the Lessee committed a breach that is not fundamental and fails to cure the said breach even though 15 days passed as of the date the Lessee received notice from the Lessor in connection therewith, the Lessor shall be entitled to notify the Lessee that the lease contemplated in this Agreement is null and void and in such circumstances the Lessee shall be obligated to vacate the Leased Premises in accordance with the provisions of section 20 above in 10 days as of the date of receiving the said notice and without derogating from the rights of the Lessor in accordance with this Agreement, including, however without derogating from the generality of the aforesaid, the right to receive the full amount of the Rent and the other amounts that the Lessor was entitled to if this Agreement was performed, and without derogating from its right to obtain any other relief and remedy, including compensation for any damage caused to the Lessor due to the said breach or nonfulfillment.
     
    The parties agree that the said period of 10 days was set by the parties as a reasonable period in connection with the provisions set forth in the Contracts Law (Remedies for Breach of Contract), 5731-1970.

 

25. Transfer of rights by the Lessor
   
  The Lessor shall be entitled to lease and/or sell its rights in the Park and/or in the Building and/or in the Leased Premises to anyone and for any purpose it deems fit and to implement any construction works in the Park and in the Building where the Leased Premises and grounds thereof are situated, even if these constitute a structural change in the Building and without obtaining any approval by the Lessee and without harming the area of the Leased Premises and access thereto.
   
26. Miscellaneous

 

  26.1. No conduct on behalf of the Lessor shall be deemed as waiver of any of its rights in accordance with this Agreement or in accordance with the provisions set forth in any law or as waiver or agreement on its behalf in respect of any breach of nonfulfillment of any of the conditions set forth in this Agreement by the Lessee or as granting an extension or a delay for the performance of any act that the Lessee is obligated to perform or as a modification, cancellation or addition of any condition, unless the said waiver, agreement, delay, modification, cancellation or addition were executed expressly and in writing.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  26.2. It is agreed expressly that the fulfillment of any of the undertakings of the Lessor in accordance with this Agreement is conditional on the performance of the undertakings of the Lessee in accordance with this Agreement first, as the case may be, and the Lessor is entitled, without derogating from the said anywhere else in this Agreement, to delay the performance of any of its undertakings until the Lessee fulfilled its undertakings.
     
  26.3. The Lessee declares that it is aware that the Lessor does not undertake that identical businesses or businesses that are in competition with the business that the Lessee conducts in the Leased Premises will not be conducted in other units in the Building or in any other location in the Park.
     
  26.4. In case the Lessee is a foreign resident the Lessee undertakes to fulfill its undertakings in accordance with this Agreement in accordance with the provisions set forth in the Control of Currency Law 5738-1978 and the regulations, orders and permits promulgated thereunder and any law applicable thereto.
     
  26.5. The bills of the Lessor shall constitute prima facie proof of any obligation and any settling of accounts specified thereat and any claim of the Lessor against the Lessee whose amounts and particulars are approved by an accountant shall bind the Lessee and the Lessee agrees that it shall serve as sufficient written reference for filing with the competent court as support of a claim filed in summary proceeding.
     
  26.6. The parties agree that the competent court in the city of Tel Aviv shall have sole and exclusive jurisdiction in anything relating to and arising out of this Agreement including its interpretation, performance, effect and anything associated therewith.
     
  26.7. The Lessee declares that it is aware that the law office of Danziger, Klagsbald, Rosen & Co. represents solely the Lessor and that the Lessee is afforded the opportunity to appoint an advocate on its behalf to handle anything related to this Agreement.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

27. The addresses of the parties for the purpose of this Agreement are as follows:

 

The Lessor:

The Lessee:

 

Any notice delivered to any of the parties according to the address specified beside its name shall be deemed to have reached its recipient in 72 (seventy two) hours from the time of delivery of the notice in a sealed envelope bearing the proper address from the post office for delivery in registered mail.

 

In case the Lessee includes a number of members, a notice shall be deemed to have been delivered to all the members of the Lessee if delivered as aforesaid to one of the members of the Lessee in accordance with the address specified above.

 

IN WITNESS HEREOF, the parties hereby enter into this Agreement and affix their signatures on the ____ Day In The Month Of _________ In The Year _______

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

 

[Signature and Stamp: SciGen Il Ltd

513679555]

The Lessor   The Lessee

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

List of appendixes

 

1. Appendix A – Addendum of the Agreement.
2. Appendix B – Blueprint of the Building and the Leased Premises.
3. Appendix C – Specification of shell.
4. Appendix D – Supply of electricity in bulk.
5. Appendix E – Certificate of Insurance of the Leased Premises.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

Appendix A of Unprotected Lease Agreement

 

Dated [handwritten: 16.6.06]

 

Between:

Africa Israel Properties Ltd

Ayalot Investments (Ramat Vered) 1994 Ltd

Sharda Ltd

(Hereinafter: “the Lessor”)

 

Of the first part;

   
And between:

SciGen (IL) Ltd Company No. 513679555

42 HaYarkon St., Yavne 81227

(Hereinafter: “the Lessee”)

 

Of the second part;

 

The provisions set forth in this Appendix shall add and/or amend the Lease Agreement solely with respect to the sections specified hereunder that were added and/or modified expressly in this Appendix. The sections that were amended and/or added in this Appendix shall supersede the said in the Lease Agreement. The other terms set forth in the Lease Agreement shall fully apply and shall remain intact.

 

1. The words “jointly and severally” shall be added to the details of the Lessor.
   
2. The Leased Premises

 

  2.1. Section 2.1 – “the Leased Premises” – an area of approximately 1,718sqm gross in a building known as Stage C of the Park and that is situated in floor B in the west wing and that is highlighted in red in the blueprint enclosed as Appendix B of the Lease Agreement (it is clarified that the ratio of the gross – net areas is 13.6%).
     
  2.2. As part of the common property throughout the Building the Lessor shall allocate to the Lessee 30 unmarked parking spaces solely for the use of the Lessee. The said allocation will not change even if the Lessee leases the additional area within its meaning hereunder. Of the said parking spaces as aforesaid, the parking spaces in the floor of the Leased Premises and only the ones that are attached to the Leased Premises, shall be allocated for the sole use of the Lessee and provided that they do not prevent the access to the storage rooms. The parking spaces in the floor of the Leased Premises and that are attached to the Leased Premises as stated above are marked in the blueprint hereby enclosed with the Lease Agreement as Appendix B. To the extent that there is a shortage (load) of parking spaces in the Park – the Lessor undertakes to mark the unmarked parking spaces solely in favor of the Lessee as aforesaid.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  2.3. The Lessee shall be granted exclusive right of use of the existing floor protected space in the lobby of the floor of the Leased Premises subject to the provisions set forth in any law and the imposition of payment solely on the Lessee for any fee, tax, levy and any other mandatory payment that applies in connection with the exclusive use as aforesaid.
     
  2.4. The Lessor shall allocate to the Lessee, at no extra cost, an area on the roof of the Leased Premises for the purpose of placing the chiller and other air conditioning equipment. The Lessee shall fence the said area.

 

3. Delivery Date

 

  3.1. Section 2.1 – “Delivery Date” – July 1, 2006, subject to presenting all the approvals that the Lessee is required to present at the time of signing and payment of the Rent and Maintenance Fees as stated in this Appendix hereunder.
     
  3.2. A delay in the delivery of possession that is not greater than 30 days shall not constitute breach of the undertakings of the Lessor however shall delay respectively the undertakings of the Lessee and all the dates specified in the Lease Agreement, except for circumstances in which the delay in the Delivery Date derived due to failure in fulfillment of the undertakings of the Lessee as stated above.
     
  3.3. In case the Lessee refrained from fulfilling its undertakings and presenting the approvals and the securities that are required and the payment of the Rent and the Maintenance Fees as stated in this Appendix hereunder, and the delivery of possession in the Leased Premises was delayed as a result thereof, there shall be no delay in the fulfillment of the undertakings of the Lessee, including with relation to the charge of payment of the Rent and Maintenance Fees.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  3.4. In the period as of the Delivery Date and until the Lease Commencement Date the Lessee shall be deemed as an authorized person for the purpose of implementing the adjustment works specified hereunder and shall be exempt from payment of Rent in respect of the Leased Premises however shall owe all other payments applicable in respect of the Leased Premises including Maintenance Fees, municipal taxes, electricity, water etc.
     
  3.5. It is clarified that at the time the Lessee enters the Leased Premises for the purpose of implementing the construction works the Lessee shall present to the Lessor solely the dwelling under construction insurance policy. The other insurances specified in the Lease Agreement shall be presented to the Lessor upon completion of the construction works with and as a precondition for the start of activities of the Lessee in the Leased Premises.

 

4. Delivery of possession

 

  4.1. Section 3.1 – the words “minor delay…of this Agreement” will be deleted.
     
  4.2. An additional section will be added (immediately after section 3.1: “For the avoidance of doubt, the Lessor hereby declares that Form 4 (Certificate of Occupancy) was issued for the Leased Premises by the municipality.”
     
  4.3. Section 3.5 – the following shall be added in its final part: “and subject to allegations regarding latent defects and/or failures, to the extent detected, and that the Lessee could not have detected on the Delivery Date by conducting a professional inspection and in accordance with the provisions set forth in any law.”

 

5. The lease and Term of Lease

 

  5.1. Section 4.1 – “Term of Lease” – 60 (sixty) consecutive months as of November 1, 2006 (expiration of a period of four months as of the Delivery Date) and until October 31, 2011.
     
  5.2. Subject to fulfillment of all the cumulative conditions specified hereunder, the Lessee is granted an option (hereinafter: “the Option”) to extend the Term of Lease by an additional term of lease of 60 months, as of expiration of the original Term of Lease:

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  5.2.1. The Lessee shall deliver written notice in person to the Lessor, stating its intention to exercise the Option at least six months prior to the expiration of the original Term of Lease;
     
  5.2.2. The Rent after exercising the Option shall be increased by 5% above the Rent during the original period.
     
  5.2.3. The Lessee shall extend the guarantees and the insurances with relation to the Option period in such manner that at the time of exercising the Option and as a condition for its exercise the Lessee shall present the insurances and the guarantees that were extended as aforesaid.
     
  5.2.4. The Lessee fulfilled all its undertakings fully and timely in accordance with the Lease Agreement and the Management Agreement during the entire original Term of Lease and made all payments applicable to it fully and timely.

 

6. Knowledge of the Leased Premises

 

  6.1. Section 5 – in the third line, after the words “in this Agreement” the following will be added: “and subject to the declarations of the Lessor.” The following will be added in the last part of the section: “except for allegations regarding a latent defect and/or failure, to the extent detected, and that the Lessee could not have detected on the Delivery Date by conducting a professional inspection.”

 

7. The purpose of lease

 

  7.1. Section 6.1 – the Lessee shall use the Leased Premises solely for the purpose of the pharmaceutical, cosmetics industry and ancillary services to this industry (an animal room, for example).
     
  7.2. Section 6.2 – the following shall be added in the last part of this section: “however solely upon obtaining the prior and written approval of the Lessor that shall not be unreasonably withheld. It is clarified that the mixture of lessees in the Park, the nature of the purpose of lease, the concern about a lease that might cause noise and odor nuisances and other similar nuisances constitutes reasonable grounds for the purpose of this section.”

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  7.3. It is agreed that the Lessor shall not lease the areas that have an adjoining wall with the Leased Premises for the following purposes: welder shop, carpenter shop, stone cutting, metal coating and a restaurant. The Lessor shall not lease the areas that have an adjoining wall with the Leased Premises (hereinafter: “Adjoining Lessees”) for purposes that will prevent the issuance of the required FDA license that the Lessee requires for the purpose of operating its business. The Lessor shall notify the Lessee what the purpose of lease of the Adjoining Lessees is prior to signing the Lease Agreement with the Adjoining Lessees. In case the Lessee notified the Lessor in 10 days as of the date of receiving the notice of the Lessor that the said lease will cause the revocation of the license issued by the FDA the Lessor shall not lease the areas that have an adjoining wall with the Leased Premises if it is convinced that indeed the license might be revoked as aforesaid. In this regard the Lessee confirms that it is aware that the Leased Premises adjoin an area that was leased to the lessee Yfat Technologies and that it has no allegations in connection therewith.

 

8. Rent

 

  8.1. Section 7.1 – the Rent per month for the Leased Premises during the Term of Lease (hereinafter: “Rent during the Term of Lease”) shall be in the amount of $9,449 per month (calculated according to $5.5 (five U.S. dollars and fifty cents).
     
  8.2. The Rent during the Term of Lease shall be calculated according to the representative rate of the dollar known at the time of making payment however at a rate that shall not fall below NIS 4.5=US$1 and no less than the representative rate of the dollar known on the date designated for making each payment.
     
  8.3. Statutory VAT shall be added to the Rent during the Term of Lease and during the additional Term of Lease and to any payment made in accordance with the Agreement.
     
  8.4. Notwithstanding the said, the Lessee shall be exempt from payment of the Rent in respect of the Leased Premises in respect of the first four months of the Term of Lease in the Leased Premises. For the avoidance of doubt it is clarified that the said exemption and discount relate solely to the Rent in respect of the Leased Premises and during the period specified above solely and the Lessee shall not be exempt and/or entitled to any discount in other payments that apply to the Lessee in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  8.5. At the time of signing this Agreement the Rent and the Maintenance Fees in respect of the Leased Premises shall be paid in addition to VAT for the first three months of lease.
     
  8.6. Without derogating from the foregoing, the Rent and the Maintenance Fees in addition to statutory VAT shall be paid every three months in advance as of commencement of each Term of Lease on the 1st of the month for the three subsequent months of lease.
     
  8.7. Section 7.1 – provisions regarding linkage to the indexes as stated in this section shall apply to the Maintenance Fees only (the Rent, as aforesaid, is linked to the U.S. dollar as stated in this Appendix above).
     
  8.8. Section 7.1.2 – in the definition of “linkage to the index” the definition shall change as follows: the word: “Rent” will be deleted in the first line of the definition. In addition, the last sentence in the definition will be deleted.
     
  8.9. Section 7.2 – in the first line, after the words “and any amount” the word “current” will be added, and after the words “from the Lessee” in the second line, the following will be added: “in accordance with the provisions set forth in this Agreement, however except for any payments of liquidated damages or any other damages.”
     
  8.10. Section 7.3 – the words “14 business days” shall come instead of “7 days.”
     
  8.11. Section 7.5 – the following will be added after the word “amounts” in the second line: “current, including linkage differentials and/or interest.”

 

9. Taxes, fees and other payments

 

  9.1. The following will be added in the final part of section 8.1.4: “The Lessor shall return to the Lessee half of the amounts that the Lessee actually paid in accordance with the provisions set forth in this section in 14 days as of the date of presenting a receipt evidencing payment as aforesaid.”

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  9.2. Section 8.3 – in the second line, the words “in writing” will be inserted after the words “the demand of the Lessor.” The words “7 business days” will come instead of the word: “two.”

 

10. Repairs, maintenance, management and services

 

  10.1. Section 10.2 – the following will be added in its final part: “The Lessor undertakes to allow to the Lessee to review the profit and loss statements of the Management Company of the Park at any time.”
     
  10.2. Section 10.3.1 – the following will be added to the final part of the section: “To the extent that the occupancy of the areas that are actually leased does not reach 75% of all the areas that are designated for lease in the Building where the Leased Premises are located (Stage C of the Park) the said ratio shall change and shall be the ratio between the gross area of the Leased Premises and 75% of all the gross areas that are designated for lease in the Building in Stage C of the Park.”
     
  10.3. Section 10.9 – the following will be added in the final part of the section: “The arrangements and the procedures set forth in this section shall be as customary in the management and maintenance of buildings such as the buildings that are located in the Park and in any event shall be subject to the provisions set forth in this Agreement and in accordance with the provisions set forth in any law.”
     
  10.4. Section 10.10 – in the third line, after the words “on the condition” the following will be added: “that any work or maintenance as aforesaid shall be implemented in full and advance coordination with the Lessee and while taking into account the purpose of lease by the Lessee that may limit certain works.” The remaining part of the section will be deleted.
     
  10.5. Section 10.15 – in the fourth line, the following will be added after the words “to pay”: “shall be identical to the Maintenance Fees and/or the inspection fees that the Lessee undertook to pay in accordance with this Lease Agreement and subject to receiving the services as prescribed in section 10.9 above.”
     
  10.6. The following will be added in the final part of section 10.16: “except for the repair of defects in the shell of the Building and in the access roads thereto, and the Lessor and/or the Management Company shall be responsible for their repair within a reasonable time from the time of delivery of a notice in connection with the Lessor and while taking into account the type of the defect and its significance with relation to the activities of the Lessee in the Leased Premises.”

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  10.7. The following words will be deleted in the second line section 10.17: “In any public area and/or in any open private area.” The following will be added after the words “from them”: “except for the service or the use of a certain lessee.”

 

11. Finish works and changes in the Leased Premises

 

  11.1. Section 12.1 – the last sentence will be replaced with the following sentence: “The Lessor may not withhold its approval as aforesaid however solely for reasonable reasons. The Lessor is aware that for the purpose of realizing the purpose or lease the Lessee intends to implement changes, repairs, enhancements or additions and/or construction works from time to time during the Term of Lease.”
     
  11.2. Section 12.2 – the words “without the approval of the Lessor” will be deleted and the following will be inserted in their place: “contrary to the provisions set forth in subsection 12.1 above.”
     
  11.3. Section 12.3 – the following will be inserted instead of the words “without obtaining the approval of the Lessor”: “contrary to the provisions set forth in section 12.1 above.”
     
  11.4. Section 12.3.1 – the words “in writing” will be added in the last part of the fourth line.
     
  11.5. Section 12.4 – subsection 12.4.3 will be added as follows: “Notwithstanding the aforesaid, at the time of vacating the Leased Premises by the Lessee the Lessee shall dismantle and shall remove from the Leased Premises the clean rooms and the process equipment and the chiller and the Lessor shall have no right therein.”
     
  11.6. Section 12.5 – the following will be added after the words “prior and written”: “The Lessor may not unreasonably withhold its approval.” The following will be added in the final part: “It is clarified that to the extent that the Lessee wishes to add a footbridge (“prestressed ceiling”) for the sole purpose of accessing the production systems and in order to handle these systems, the Lessee shall be entitled to act in the said manner and the Lessor shall not consider the addition of the footbridge as a gallery for the purpose of this Agreement and subject to the provisions set forth in any law. For the avoidance of doubt it is clarified that to the extent that the construction of the prestressed ceiling as aforesaid is considered as a gallery by law, the Lessee shall be required to obtain all approvals a permits and make all payments to the authorities in connection therewith however shall not incur Rent and management fees in respect of such a prestressed ceiling as aforesaid.”

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  11.7. Section 12.7 – in the second line, after the words “prior and written” the following will be added: “The Lessor will not unreasonably withhold its approval.”
     
  11.8. Section 12.8 – instead of the words: “And all at its sole discretion” in the third line, will be replaced by the words: “And all subject to giving a reasonable reason for the refusal and/or the stipulation as stated above.”
     
  11.9. Section 12.9 – the following will be added in the final part: “It is clarified that this provision shall not apply with relation to the prestressed ceiling within its meaning above.”

 

12. Electricity

 

  12.1. Section 13 – section 13.4 will be added: “Notwithstanding the aforesaid and/or the said in the Electricity Appendix, the responsibility of the Lessor in anything related the supply of electricity, including in anything related to its quality (voltage, frequency), disruptions in its supply, damages caused to the Lessee as a result of the said above, shall be identical to the responsibility that applies to IEC from time to time as if the IEC itself supplied electricity to the Lessee.”

 

13. Maintenance of the Leased Premises

 

  13.1. Section 15.2 – in the second line the following will be added after the word “facilities”: “Not as a result of reasonable wear. It is clarified that the foregoing shall not give rise to liability of the Lessor and/or the Management Company for damages and/or defects that are caused as a result of reasonable wear.”

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

14. Third party liability

 

Section 16.1 – in the fourth line, after the words “in the area of the Leased Premises” the entire final part will be deleted. The following will come in its place: deriving from an act or omission of the Lessee and/or its employees and/or its authorized persons.”

 

  14.1. Section 16.2 – at the end, after the words “its first demand” the words “in writing” will be added. The following will be added in the final part: “subject to the right of the Lessee to defend against any demand and/or claim as aforesaid and subject to payment of any amount solely after delivery of a judgment whose performance was not stayed.”

 

15. Section 17 – Insurances

 

Section 17 of the Agreement will be deleted and the following will come in its place:

 

17. Insurances

 

  17.1.  

 

  17.1.1. Without derogating from the liability and undertakings of the Lessee in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law, the Lessee undertakes to purchase and arrange with a legally licensed and reputable insurance company and at its expense and to keep in effect for the entire Term of Lease the insurances specified hereunder in the scope of insurance coverage specified beside them (hereinafter: “Insurances of the Leased Premises”):

 

  A. Property insurance – this policy shall provide full insurance coverage in full value and in full reinstatement value of the content of the Leased Premises, the equipment in the Leased Premises and any other equipment that is brought to the Leased Premises and/or the Building or by or for the Lessee and any repair, change, improvement, renovation and addition to the Leased Premises that were implemented and/or that will be implemented by the Lessee and/or for the Lessee and furniture, equipment, facilities and stocks of any kind against the customary risks in “extended fire” insurance including the following risks: loss or damage as a result of fire, smoke, lighting, explosion, earthquake, riots, strikes, willful damage, flood, damage caused by a storm, damage caused by vehicles and aircrafts, damage caused by water and other fluids and splitting of pipes, sonic damages, damage caused by a collision and break-in.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  B. Consequential loss insurance for the Lessee providing insurance coverage for loss of income and loss of gross earnings as a result of damage caused to the insured property in accordance with section 17.1.1A above and/or the Leased Premises and/or the Building due to the risks specified in subsection A above for an indemnification period that shall not be greater than 12 months.

 

The insurances specified in subsections A and B above shall include an express provision according to which the Insurer waives any right of subrogation towards the Lessor and/or towards the Management Company and/or anyone acting on their behalf and towards the other lessees and/or the other possessors of the Building and/or employees and managers thereof whose parallel insurance policies include a clause of waiver of the right of subrogation towards the Lessee and provided that the waiver of the right of subrogation shall not apply in favor of a person who caused willful damage.

 

The Lessee undertakes to amend the sum insured in respect of the insurances specified in subsections A and B above so that it always reflects the full value of the property insured in these insurances.

 

It is agreed that the Lessee may not arrange consequential loss insurance as stated in section 17.1.1.B above, in whole or in part, however the exemption specified in section 17.2 hereunder shall apply as if the said insurance was fully arranged.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  C. Third party liability insurance – providing insurance coverage for the liability of the Lessee towards any third party, including its guests, invitees, customers, the Lessor and the Management Company and anyone acting on their behalf and in their name in a liability limit that shall not fall below an amount in new Israeli shekels equal to $5,000,000 (five million U.S. dollars) [handwritten: 3,500,000 million U.S. dollars [illegible] the Lessee shall increase the liability limit to $5,000,000] for an insured event and for an insurance year.
     
    This insurance shall not be subject to any limitation regarding liability arising out of fire, explosion, panic, hoisting, loading and unloading devices, defective sanitary fixtures, poisoning, anything harmful in foods and beverages, liability in respect of and towards contractors, subcontractors and their employees and claims on behalf of the National Insurance Institute. The insurance shall be extended to indemnify the Lessor and the Management Company including in respect of their liability as the owners and/or managers of the Leased Premises in respect of bodily harm up to an amount of $50,000 per event and in respect of their liability for the acts and/or omissions of the Lessee and/or anyone acting on its behalf and subject to a cross-liability clause according to which the insurance shall be deemed to have been arranged separately for each of the members of the insured and while indicating that the Lessor and/or the Management Company are not held liable for payment of any premium.
     
  D. Employers’ liability insurance in respect of the liability of the Lessee towards anyone employed by the Lessee and on its behalf and in a liability limit that shall not fall below an amount in NIS equal to $5,000,000 (five million U.S. dollars) per event and for an insurance year. This insurance shall not include any limitation regarding hours of work, baits and poisons and regarding youth employment. The said insurance shall be extended to indemnify the Lessor and/or the Management Company in case they are considered as the employer of the employees of the Lessee and/or any thereof.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  17.1.2. The Lessee’s insurances shall include an express condition according to which they supersede any insurance that was arranged by the Lessor and/or the Management Company and that the insurer waives any demand or argument regarding participation in the insurances of the Lessor and/or the Management Company. In addition, the insurer shall undertake that the policies shall not be diminished or canceled unless a written notice is delivered in registered mail to the Lessor and the Management Company at least 60 days in advance.
     
  17.1.3. Without having to receive any demand from the Lessor, the Lessee undertakes to present to the Lessor, subject to the provisions set forth in section 3.5 above, and no later than the Delivery Date or prior to the date of bringing any assets to the Leased Premises, upon the earlier, a certificate regarding the insurances of the Leased Premises in accordance with the “Certificate of Insurance of the Leased Premises” enclosed as Appendix E of this Agreement, lawfully signed by the insurer. The Lessee declares that it is aware that the presentation of the “Certificate of Insurance of the Leased Premises” as aforesaid is a condition precedent and a precondition for the commencement of the activities of the Lessee in the Leased Premises and/or for bringing any assets to the Leased Premises as stated above and the Lessor shall be entitled to prevent from the Lessee its activities in the Leased Premises and/or the bringing of assets as aforesaid in case the said certificate was not presented to the Lessor prior to the date indicated above.
     
  17.1.4. For the avoidance of doubt it is clarified that failure to present the certificates of insurance and the insurance policies on time as stated above shall not derogate from the undertakings of the Lessee in accordance with this Agreement including, and without derogating from the generality of the aforesaid, the making of any payment that applies to the Lessee, and the Lessee undertakes to fulfill all its undertakings in accordance with the Agreement even if it is denied possession in the Leased Premises and/or denied from bringing assets to the Leased Premises and/or opening its business in the Leased Premises due to failure to present the certificates of insurance and the insurance policies on time. In this regard it is clarified that the arrangement of the said insurances by the Lessee shall not diminish or derogate in any manner the undertakings of the Lessee in accordance with this Agreement.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  17.1.5. No later than 14 days prior to expiration of the Lessee’s insurances and subject to the written request made by the Lessor, the Lessee undertakes to deposit with the Lessor and/or the Management Company a certificate of insurance as stated in section 17.1.3 above in respect of the extension of the insurance by one additional year and in 30 days as of the date of receiving the demand of the Lessor the Lessee shall deposit the original copies of the Lessee’s insurances as long as the Lessee possesses the Leased Premises.
     
  17.1.6. The Lessor and/or the Management Company shall be entitled to examine the certificates of insurance and/or the insurance policies that are presented by the Lessee as stated above and the Lessee undertakes to implement any change or amendment that is required so as to make them compatible with its undertakings. The Lessee declares and warrants that the rights of the Lessor and/or the Management Company for inspection and the demand for changes shall not impose on the Lessor and/or the Management Company or anyone acting on their behalf any obligation and any responsibility in respect of the certificates of insurance and the policies as aforesaid including their standard, scope and effect or lack thereof and shall not derogate from any obligation that is imposed on the Lessee in accordance with this Agreement whether or not they made such demand or conducting such inspection.

 

  17.2. The Lessee declares that it shall raise no allegations and/or demands and/or claims against the Lessor and/or the Management Company and/or anyone acting on their behalf and against other lessees and/or possessors in the Building (regarding other lessees and/or possessors in the Building, subject to mutual waiver of the right of subrogation in their lease agreements) in respect of any damage for which the Lessee is entitled to indemnification in respect whereof, or for which it was entitled to indemnification in respect whereof if it had not been for the deductible amount specified in the policies and in accordance with the insurances the Lessee undertook to arrange in accordance with the provisions set forth in sections 17.1.1A and 17.1.1B and the property chapter in the insurance that the Lessee undertook to arrange in accordance with the provisions set forth in section 17.7A hereunder and it hereby exempts the Lessor and/or the Management Company and/or anyone acting on their behalf and/or the other lessees and/or the other possessors in the Building from any liability for such damage as aforesaid.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

    The provisions set forth in this section shall add and shall not derogate from any other provision set forth in this Agreement and/or in the agreement made with the Management Company regarding the exemption from liability towards the Lessor and/or the Management Company and regarding imposition of liability on the Lessee.
     
  17.3. The Lessee undertakes to uphold all the provisions set forth in the policies specified in this section hereinabove and to make full and timely payment of all insurance premiums and to assure and take measures so that the insurance policies of the Leased Premises are extended from time to time, as required, and shall be in effect during the entire Term of Lease.
     
  17.4. In case the Lessee failed to fulfill its undertakings in accordance with the provisions set forth in this section 17 the Lessor and/or the Management Company shall be entitled, however not obligated, to arrange the insurances or any part thereof instead of the Lessee and at its expense and/or to pay instead of the Lessee any amount, without derogating from the right of the Lessor and/or the Management Company to any other relief.
     
  17.5. The arrangement of the insurances specified above by the Lessee shall not derogate or diminish in any manner from the undertakings of the Lessee in accordance with this Agreement or release the Lessee from its obligation to compensate the Lessor and/or the Management Company and/or any person in respect of any damage caused directly or indirectly in connection with the property for which it is responsible and/or as a result of the activities and/or use of the Lessee in the Leased Premises and/or as a result of failure to uphold the provisions set forth in this Lease Agreement by the Lessee.
     
  Payment of any insurance benefits shall only decrease the amount of indemnification and/or compensation the Lessor and/or the Management Company shall be entitled to in respect of damage or loss.  
     
  17.6. The Lessee undertakes not to perform and/or allow anyone acting on its behalf to commit any act or omission that deviate from the purpose of lease in accordance with the provisions set forth in this Agreement and that might increase the insurance expenses applicable to the Lessor and/or the Management Company and/or the other lessees in respect of the insurance do the Building or leased premises thereof.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  17.7. The Lessee undertakes that in case the Lessor and/or the Management Company are obligated to pay additional insurance premiums beyond customary due to the activities of the Lessee (that deviates from the purpose of lease in accordance with the provisions set forth in this Agreement) the Lessee shall pay to the Lessor and/or the Management Company, as the case may be, the said addition, immediately upon receiving first demand.
     
  17.7A Subject to the provisions set forth in this Agreement in anything related to obtaining authorization to implement works in the Leased Premises, and in case any works in the Leased Premises are implemented by the Lessee and/or by anyone acting on its behalf prior to the occupancy of the Leased Premises for the first time by the Lessee and/or at any time during the Term of Lease, the Lessee undertakes to present to the Lessor the certificate of insurance for the works of the Lessee enclosed with this Appendix and constituting an integral part thereof and marked as Appendix E (hereinafter respectively: “Certificate of Insurance for the Lessee’s Works” and “Insurance for the Lessee’s Works”) signed by the Lessee’s insurer. The Lessee declares that it is aware that the presentation of the Certificate of Insurance for the Lessee’s Works as aforesaid is a condition precedent and a precondition for the implementation of any works in the Leased Premises and the Lessor shall be entitled, however not obligated, to prevent from the Lessee to implement works in the Leased Premises in case the said certificate was not presented to the Lessor prior to commencement of implementation of the works.
     
  17.8.  

 

  17.8.1. Without derogating from the liability of the parties in accordance with this Agreement, the Lessor undertakes to purchase by the Management Company as part of the services and to keep the insurance policies specified hereunder in effect and under the scope of insurance coverage as stated beside them during the entire Term of Lease:

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  A. Property insurance – against the customary risks in “extended fire” including the following risks: fire, smoke, lighting, storm, explosion, earthquake, flood, damage from water and splitting of pipes, strikes, riots, willful damage, damage by an aircraft, damage by sonic booms, collision and break-in. This policy shall reflect the full value and the full reinstatement value of the structure of the building including attachments thereof and additions and improvements to the structure of the Building that were implemented by the Lessor and/or for the Lessor. The policy shall include a clause regarding waiver of the right of subrogation against the lessees and the possessors in the Building including their managers and employees and provided that the waiver of the right of subrogation shall not apply in favor of a person who caused willful damage.
     
  B. Third party liability insurance – providing insurance coverage for the liability of the Lessor and/or the Management Company towards any third party, its employees and anyone acting on their behalf or in their name. The insurance shall be extended to indemnify the Lessee regarding its liability in respect of its activities in the area of the public areas beyond the liability limit specified in the insurance policies that the Lessee undertook to arrange in accordance with this Agreement.
     
  C. Employers’ liability insurance – providing insurance coverage for the liability of the Lessor and/or the Management Company towards any of their employees. This insurance shall be extended to indemnify the Lessee in case the Lessee is considered to be the employer of any of the employees of the Lessor and/or the Management Company regarding the occurrence of an occupational accident and/or an occupational disease.
     
  D. Consequential loss insurance for the Lessor and/or the Management Company against loss of rent and management fees in full value due to damage caused to the Leased Premises and/or to the Building as a result of the risks covered in the property insurance specified in section 17.8.1A above. This insurance shall include waiver of the right of subrogation against the Lessee except for circumstances of willful damage caused by the Lessee and anyone acting on its behalf.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  E. All risk contractor insurance policy for repairs, renovations and maintenance by the employees of the Lessor and/or the Management Company and/or contractors and/or their workers.

 

  17.8.2. The Lessor or the Management Company, as the case may be, shall charge from the Lessee, as an addition of the management expenses, a relative part of the insurance premiums as aforesaid. The Lessor declares that it shall raise no allegations and/or demands and/or claims against the Lessee and anyone acting on its behalf in respect of any damage for which it is entitled to indemnification or for which it was entitled to indemnification if it had not been for the deductible amount specified in the policies and in accordance with the insurances specified in sections A and D however the said exemption shall not apply in favor of a person who caused willful damage.
     
  17.8.3. The insurance policies of the Lessor shall be available for the review of the Lessee in the offices of the Lessor or the Management Company. The Lessee undertakes to uphold all the provisions set forth in the policies and cooperate with the Lessor and/or the Management Company in case a claim is filed with the insurance company.
     
  17.8.4. For the avoidance of doubt, the arrangement of the insurances as stated above by the Lessor and/or the Management Company shall not diminish and shall not derogate in any manner from the undertakings of the Lessee in accordance with the provisions set forth in this Agreement and/or in accordance with the provisions set forth in any law.
     
  17.8.5. For the avoidance of doubt it is clarified that the Lessor and/or the Management Company shall be entitled, at their sole discretion, to increase the scope of the said coverages and/or to add a coverage that is not specified above and/or avoid from arranging the insurances specified above and/or reduce their scope.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  17.8.6. In case damage was caused to the structure of the Building the insurance benefits that are paid, if any, in accordance with the policy shall be first used for the purpose of repairing and/or restoring the damage except for circumstances of total loss.

 

  17.9. The parties undertake to perform any action that is required for the purpose of exercising their rights in accordance with the insurance policies, including joining to claims and/or demands that are served by any party to the insurance company or against the insurance company.
     
  17.10. Breach of the provisions set forth in this section 17 including any of its provisions or subsections thereof by the Lessee shall constitute a fundamental breach of this Agreement.

 

16. Section 18 – access of the Lessor to the Leased Premises

 

  16.1. Section 18.1 – in the sixth line, after the words “will perform” the following will be added: “after advance coordination with the Lessee and on the condition that the said works and activities do not impede the current activities of the Lessee including damage to the clean rooms and/or the laboratories and in the manner.” At the end, the following will be added after the words: “to the extent possible”: “In case the Leased Premises cannot be restored to its previous condition, the Lessor shall compensate the Lessee in respect of all the direct losses caused as a result thereof.”
     
  16.2. Section 18.2 – the words “in advance” will come after the word “coordination.”

 

17. Prohibition on assignment of rights

 

  17.1. Section 19.2 – notwithstanding the said in the section, the Lessee shall not be required to obtain the approval of the Lessor for a change as stated in section 19.2 however shall be required to notify the Lessor regarding any change as stated in the section.

 

18. Securities

 

  18.1. Section 21.1 – the words “14 business days” will come instead of “4 days.”

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

 

  18.2. Section 21.6 – the following paragraph will be added at the end of the section: “The Lessor shall not exercise any of the securities it holds unless it delivered a prior and written notice to the Lessee that the Lessee breaches its undertakings in accordance with this Agreement and the Lessee failed to cure the breach in 7 days as of the date of the notice as aforesaid.”
     
  18.3. Section 21.7 – the words “to the satisfaction of the Lessor” in the final part will be deleted.

 

19. Breach

 

  19.1. Section 24.2 – the following will be added in the final part of the section: “Notwithstanding the said in this section and in section 24.3 hereunder, the Lessor shall be entitled to recover from the Lessee cumulatively of the liquidated damages in addition to damages for its actual losses.”

 

20. Transfer of rights by the Lessor

 

  20.1. Section 25 – the following will be added in the final part of the section: “And the rights of the Lessee in accordance with this Lease Agreement.”

 

21. Right of refusal

 

  The Lessee is hereby granted right of first refusal (hereinafter: “Right of Refusal”) as specified hereunder:
     
  21.1. The Right of Refusal pertains to the lease of the area that is adjacent to the Leased Premises (hereinafter: “Additional Area”): the area that adjoins the Leased Premises as highlighted in the blueprint and whose area is approximately 404sqm gross and it is highlighted in blue in the blueprint enclosed as Appendix B of the Lease Agreement.
     
  21.2. The period of Right of Refusal shall commence in March 2007. Until that date the Lessor undertakes not to lease the area subject matter of the Right of Refusal to a third party without obtaining the approval of the Lessor – and even if the Lessee did not sign with the Lessor an Addendum of the Lease Agreement stating that the area subject matter of the Right of Refusal was added to the Leased Premises.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  21.3. During the period in which the Right of Refusal is in effect the Lessor undertakes not to lease the area subject matter of the Right of Refusal to a third party however solely after the Lessor delivered notice to the Lessee regarding its intention to lease the area subject matter of the Right of Refusal to a third party and the Lessee did not sign an Addendum of the Lease Agreement with the Lessor in 14 days according to which the area subject matter of the Right of Refusal was added under conditions that were agreed between the Lessor and the said third party. In case no agreement with a third party was signed in 120 days as of the date of the notice as aforesaid, the Right of Refusal shall be extended automatically.

 

22. Works in the Leased Premises

 

  22.1. The Leased Premises shall be delivered to the Lessee in their condition “as-is” at the time of signing this Agreement.
     
  22.2. The Lessee shall be entitled to implement adjustment works in the Leased Premises (“Adjustment Works”) as of the Delivery Date, by a contractor and/or contractors on its behalf. The said shall be subject to the fulfillment of all the undertakings of the Lessee until that date including, inter alia, presentation of the securities, presentation of the certificates of insurance and payment of the Rent in respect of three months of lease. It is clarified that the said shall not derogate from the obligation of the Lessee to approve the plans of the Lessee prior to the implementation of the actual Works.
     
  22.3. On the date the Lessee requests to enter the Leased Premises for the purpose of implementing the Adjustment Works a protocol shall be drafted and signed by the Lessor on the one hand and by the Lessee on the other hand that shall indicate the condition of the Leased Premises and any defect or lack of conformity between the specification of the shell and the actual condition of the Leased Premises. On the Delivery Date the Lessee shall be precluded from presenting allegations it did not present at the time of entering the Leased Premises for the purpose of implementing the Adjustment Works except for allegations regarding defects arising out of substandard labor or materials and that could not have been detected at the time of entering the Leased Premises as aforesaid. The entrance of the Lessee to the Leased Premises for the purpose of implementing the Adjustment Works shall constitute prima facie proof that the Leased Premises were constructed in accordance with the provisions set forth in this Agreement and subject to the matters that were indicated expressly in the protocol.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  22.4. Notwithstanding the aforesaid, the approval of the Lessor for the implementation of the Adjustment Works by the Lessee is conditional on the submission of all the plans that are drafted by the Lessee including the construction plans, air conditioning and electricity plans in detail of construction plans prior to implementation thereof for the approval of the Lessor (hereinafter: “Lessee’s Plans”). The Lessor shall not unreasonably withhold its approval of the Lessee’s Plans. It is agreed and declared expressly that the Lessor shall be entitled to withhold its approval of the Lessee’s Plans in any event in which the implementation of the Adjustment Works might cause any delay in any event in which the implementation of the Adjustment Works requires modifications in the pipelines, electricity, water and sewage systems of the Building or the design of their construction and/or in any event in which the implementation of the Adjustment Works requires a permit in accordance with the provisions set forth in the Planning and Building Law 5725-1965 and/or in any event in which the implementation of the Adjustment Works might cause a disruption to the progress of construction of the additional leased premises and/or the Building.
     
  22.5. In case the Lessee delivered plans to the Lessor and the Lessor did not approve the said plans, in whole or in part, in accordance with its right as stated above, the Lessee shall submit to the Lessor amended plans in 14 days as of the date of receiving the demand of the Lessor to that effect. It is clarified and agreed that the refusal of the Lessor to approve the Lessee’s Plans shall not delay the Lease Commencement Date for any reason.
     
  22.6. The Lessee shall not be entitled to implement in the additional leased premises any work that was not approved by the Lessor in advance and in writing. The Lessor shall approve – subject to the provisions set forth above – the Lessee’s Plans in 14 (fourteen) days as of the date of receiving the Plans.
     
  22.7. In any event in which the Lessor is required, for the purpose of approving the Plans, to receive assistance from advisors, including the designers of the Building and/or systems thereof, the Lessee shall incur the costs in connection with the fees paid to the advisors. The Lessee shall pay the advisors’ fees immediately upon demand in addition to VAT and subject to obtaining an invoice.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  22.8. The Lessee shall be solely responsible for obtaining any license and/or permit that are required for the purpose of implementing the Adjustment Works.
     
  22.9. The Lessee shall be held solely liable for implementation of the Adjustment Works in the additional leased premises, including all insurances associated therewith. The Lessee shall deliver for the approval and comments of the Lessor the draft of the insurance policy that the Lessee arranges in connection with the Adjustment Works, prior to issuance thereof, and shall amend the policy – to the extent required – in accordance with the comments made by the Lessor. It is agreed that the Lessor shall be listed as an additional insured in this insurance policy. The Lessee’s insurer shall sign the “Adjustment Works Appendix” that will be marked with the letter “F” and that confirms the arrangement of the insurances as customary in the Lessor.
     
  22.10. The Lessee shall implement the Adjustment Works in such manner that will prevent nuisances and disruptions to the other lessees in the Building and shall be held liable towards the Lessor and towards any third party for any damage and/or loss caused, if caused, directly or indirectly, in the course of and/or following the implementation of the Adjustment Works, to the body and/or the property and/or the additional leased premises and/or to the Building and/or surroundings and/or content thereof. For the purpose of this matter it is clarified that the approval of the Lessor for the Adjustment Works shall not impose any liability on the Lessor.
     
  22.11. The Lessor shall be entitled, after advance coordination, to enter the Leased Premises at any time in the course of implementation of the Adjustment Works so as to inspect the performance of the undertakings of the Lessee.
     
  22.12. The Lessee undertakes to repair any damage and/or failure caused as a result of implementation of the Adjustment Works. In case the Lessee fails to act in the said manner the Lessor shall be entitled to perform the said actions at the expense of the Lessee and after delivery of a written notice to the Lessee regarding its intention to act in the said manner.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  22.13. All materials and equipment for the purpose of implementing the Adjustment Works shall be of excellent materials and quality and in compliance with any law and standard. The Lessee shall be solely responsible for the equipment and the materials that are brought for the purpose of implementing the Adjustment Works. The Lessee shall not be entitled to store materials and equipment outside the additional leased premises however solely after obtaining the prior and written approval of the Lessor. The Lessee shall be responsible to protect the additional leased premises and the equipment, materials and facilities located therein.
     
  22.14. The Lessee shall assure that the contractors on its behalf will observe the instructions of the Lessor and will act in accordance with the work procedures set forth by the Lessor, to the extent that there are any. The Lessee is also responsible to assure that the contractors that implement the Adjustment Works will implement the maintenance repairs and the warranty repairs as required by law.

 

23. Electricity Appendix

 

The Lessee declares that it is aware that the Lessor holds exclusive rights towards Israel Electric Corp. in anything related to the supply of electricity to the Leased Premises and that the Lessor shall supply the electricity to the Leased Premises in the manner and under the terms set forth in Appendix D of the Agreement.

 

It is agreed that the Lessee shall be entitled to supply electricity for itself during emergencies by an emergency generator the Lessee holds and the Lessor shall raise no arguments in connection therewith.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

 

[Signature and Stamp: SciGen Il Ltd

513679555]

The Lessor   The Lessee

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

Appendix B

 

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

Appendix C

Shell specification

 

1. Live load
   
  2 ton per 1sqm in the ground floor.
  1 ton per 1sqm in typical floors.
   
2. Height
   
  In the ground floor – 6.2m.
  In floors A, B – 5.6m.
  In floor C – 4.5m.
   
3. Partitioning walls between lessees
   
  Construction with full closing of the floor – ceiling.
  Construction of a wall between the Leased Premises and the adjacent leased premises from the north with “Trapezit” block.
   
4. Floor
   
  Troweled concrete floor with grooves in a key according to the instructions of the designer to prevent cracks.
   
5. Interior finish
   
  Polysid paint on walls and ceilings.
   
6. Windows
   
  Aluminum with dreh-kipp/sliding doors according to architect’s plan. There is a screen wall with dreh-kipp windows in part of the area.
   
7. Entrance doors
   
  Safety doors such as Rav-Bariach or equivalent.
   
8. Rolling gates
   
  With manual release made by Pazgal or equivalent.
  Note: the number of doors, rolling gates and windows shall be determined according to the number of modules and the division of the area of the Leased Premises.
   
9. Water
   
  Preparation for a water meter and a transmission line.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

10. Sprinklers
   
  A system of sprinklers adjusted to an outdoor area without partitioning and walls or lowered elements in accordance with 2 Hazard risk level.
   
11. Sewage
   
  Preparation of vertical sewage pipeline for future connection of toilet unit by the customer.
  The location of drains and lines in deployment according to existing implementation in the field.
   
12. Electricity
   
  The electricity supply in the Building is in high voltage bulk method.
   
  The Lessor shall supply electricity to a connection size of 3X0.15 A for each 1sqm gross. The connection and wiring of the area to a main board shall be under the responsibility of the Lessee.
   
  The size of the required electricity connection for the floor of the Leased Premises is 3*630A. The size of the electricity connection that is required in the roof floor for the chiller is 3*900A. Both connections will reach the core (the common area where the protected space (“mamad”) and the elevator are located) in each of the floors. The Lessee shall pay to the Lessor the cost price of installation of the cable, including labor, for the cost of the cable from the core to the distribution board of the Leased Premises.
   
13. Low voltage
   
  The Lessee is responsible for the connection of the control systems of the Lessee to different centers including wiring until the control center of the Lessor, if required.
   
14. Telephony
   
  Preparation in the floor for the future connection and wiring of the area of the Leased Premises by the Lessee to the floor cabinet of Bezeq Company.
   
15. Air conditioning
   
  Preparation for installation of air conditioners by the Lessee of the type split air conditioning units on a metal construction in the eastern façade.
   
  Note: it is necessary to assure that external units that are adjusted to the existing dimensions in the console were ordered for the purpose of placing the unit.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

16. Bars
   
  The installation of bars on the lower windows facing the east (that are adjacent to the ramp) and in the ground floor also on the windows that are facing west.
   
17. Miscellaneous
   
  The Lessor is responsible to operate the elevator in the lobby of the Building, on the date the Leased Premises are operated according to their designation.
   
  The Lessor shall be solely responsible for waterproofing of water leaks from the windows in the western façade of the Building.
   
  Floor drainage – the Lessor shall allow the Lessee to pass under the floor of the Leased Premises floor drainage systems (barriers and drainage) subject to presentation of a detailed plan for the prior approval of the Lessor.
   
  The use of piers and the public passageways that are adjacent to the area of the Leased Premises for the transmission of pipelines and systems shall be following advance coordination and agreement with the Lessor.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

Appendix D

 

Conditions for supply of electricity in bulk

 

The Lessee declares that it is aware that the Lessor is the sole right holder towards Israel Electric Corp. in anything related to the supply and consumption of electricity to the Leased Premises and that the Lessor shall supply the electricity to the Leased Premises in the manner and under the terms set forth in this Agreement hereunder.

 

1. Introduction

 

As used in this Agreement, the following terms shall have the respective meanings set forth beside them below:

 

  “The Agreement”

The Lease Agreement that was signed between the Lessor and the Lessee on [handwritten: 16.6.06] and additions thereof, to the extent that there are any.

 

  “The Leased Premises,” “the Park,” “the Building”

Within their meaning in the Agreement.

 

 

  “The Engineer”

An electrical engineer or a certified electrician that are in charge of the electricity system in the Park and/or in the Building.

 

  “Electricity Services” The supply of electricity, the maintenance of electrical installations that will be installed in the Park and/or in the Building and/or in the Leased Premises by the Lessor, the insurance of electrical installations as aforesaid, operation and maintenance of the electricity control systems in the Park and facilities thereof however except for the electricity installations that are installed in the Leased Premises by the Lessee.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

2. General

 

  2.1. All Electricity Services to the Leased Premises shall be provided by the Lessor.
     
  2.2. Billing the Lessee for the provision of the Electricity Services shall be made based upon the reading of an electricity meter that will measure the supply of electricity to the Leased Premises, in addition to charges in respect of [handwritten: fixed] use as stated in this Appendix hereunder.
     
  2.3. The Lessee hereby reiterates its undertaking to use solely the Electricity Services that are provided by the Lessor and it shall not approach Israel Electric Corp. with a request to install a separate meter and/or a separate and/or direct supply of electricity and/or to make direct payment to IEC. The Lessee shall incur all the losses of the Lessor in the event the Lessee presents such a request as aforesaid. The foregoing shall not derogate from the right of Israel Electric Corp. Ltd to connect the Lessee directly to the electricity network and the supply of Electricity Services that are provided by the IEC at its sole discretion and following coordination with the Lessor.
     
  2.4. The Lessee shall have no claim on any grounds against the IEC in respect of failure to supply electricity and/or disruptions in its supply, including in respect of electronic or other equipment that is installed by the Lessee, if installed, in the Leased Premises. The Lessee undertakes to indemnify the IEC in respect of any expense and damage caused to it as a result of any claim in connection with the matters specified above on behalf of an invitee and/or an authorized person on behalf of the Lessee. This section shall not exempt any other person or entity from their liability by law.
     
  2.5. The Lessor shall provide to the Lessee Electricity Services to the Leased Premises when the manner of use of the electricity in the Leased Premises themselves shall be subject to the discretion of the Lessee and in accordance with the provisions set forth in any law and/or condition and/or rules regarding electricity and use thereof and subject to the other provisions set forth in this Appendix.
     
  2.6. All facilities, equipment, systems and the like that are related to the supply of electricity to the Park and/or the Building in general and to the Leased Premises that were leased to the Lessee in particular shall be designed according to the best judgment of skilled professionals in this field on behalf of the Lessor, and in the quality, standard, quantity, size, type and the like as determined by the said professionals.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

3. Allocation of payments

 

At the time of making each payment by the Lessee the Lessor shall be entitled to determine, at its discretion, the account to which the amount billed will be paid. For the avoidance of doubt, as long as the Lessor does not notify the Lessee otherwise, each payment that is made by the Lessee shall be allocated first in respect of Rent and then in respect of Maintenance Fees, electricity and afterwards in respect of the other expenses according to their order.

 

4. Inspection of electrical facilities in the Leased Premises

 

  4.1. The Lessor shall be entitled to visit the Leased Premises at any reasonable time upon delivery of advance notice and inspect the safety and compliance of any electrical facility with the customary safety standards.
     
  4.2. In case the Engineer is of the opinion that a certain electrical facility that was installed in the Leased Premises might cause damage to the general electricity system in the Park and/or in the Building and/or that it may cause a safety nuisance and risk and/or that it does not comply with customary safety standards and/or that the load that it puts on the electricity supply system might disrupt the operation of the system – the Engineer shall be entitled to demand the repair and/or replacement and/or the modification of the facility and the Lessee undertakes to take all measures that are required for the purpose of fulfilling the requirement of the Engineer in 14 days.
     
  4.3. The Lessee shall be held liable for any damage caused to the property and/or the electrical facility in the Leased Premises and/or in the electricity System outside the Leased Premises as a result of the operation of a defective electrical facility as stated above.

 

5. Modifications and additions in the electricity system

 

The Lessee shall not be entitled to implement any additions and/or modifications and/or additions to the electricity supply facilities that will be provided to the Leased Premises without obtaining the prior and written approval of the Lessor. The Lessor shall be entitled to disconnect and/or remove immediately any extension, modification, addition and the like that were implemented without obtaining the prior and written approval of the Lessor and at the expense of the Lessee, without derogating from the liability of the Lessee for any damage caused to the electricity supply facilities as a result of such work as aforesaid.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

Any modification, extension and/or addition in the electricity supply facilities that is required by the Lessee beyond this Agreement and that are approved by the Lessor as stated above shall require additional payment.

 

6. Access and maintenance of electricity facilities

 

  6.1. The Lessee shall grant access to any qualified employee on behalf of the Lessor at any reasonable hour to any electrical facility in the Leased Premises for the purpose of inspection, testing, installation, repair, replacement of defective parts, removal, dismantling, assembly and other works that the Lessor deems necessary in the electrical facilities that provide Electricity Services to the Leased Premises.
     
  6.2. For the purpose of implementing the works as aforesaid the Lessor shall be entitled to disconnect temporarily and for the period of time that is required, however following advance coordination with the Lessee, to the extent possible, the electricity supply to the Leased Premises and provided that the period of time in which the electricity supply to the Leased Premises is reasonable while taking into account the type of the work in the Leased Premises.
     
  6.3. The Lessee shall take measures to remove and/or relocate any facility that may impede the access and implementation of the works as stated above.

 

7. Ownership in instruments and equipment

 

Any device, accessory and any other item of equipment that are related to the electricity supply services that were installed by the Lessor shall be the exclusive property of the Lessor, whether or not the Lessee participated in the expenses of their purchase and/or installation and/or connection and the like of the said equipment.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

8. Liability for the property of the Lessor

 

  8.1. The Lessee shall be prohibited from performing any work of any kind in the instruments, accessories and other equipment belonging to the electricity supply systems of the Leased Premises without obtaining the prior and written approval of the Lessor for the implementation of works not by the Lessor as aforesaid.
     
  8.2. The Lessee shall be responsible for protecting all the equipment specified above including integrity thereof during the entire term of lease and/or the use of the Leased Premises and shall be held liable towards the Lessor for any damage caused to the equipment that does not derive from reasonable wear.

 

9. Supply of electricity by the Lessee

 

The Lessee may not supply and/or sell electricity and/or to provide any Electricity Services that were provided to it by the Lessor whether or not for payment and in any other manner to authorized persons and to other possessors in accordance with the Agreement unless the electricity supply is in the area of the Leased Premises.

 

10. Limitation of liability of the Lessor in power outages

 

  10.1. The Lessor shall be entitled to disconnect or limit the supply of Electricity Services to the Leased Premises and to other locations in the Building and/or the Park in the following circumstances:

 

  10.1.1. In any event of outage or limitation in the electricity supply emanating from an internal and/or external malfunction in the main electricity supply system in the Building and/or the Park, such as national or regional power outages emanating from the systems of the IEC or the internal power distribution network of the Building and/or the Park.
     
  10.1.2. In any event in which there is risk to the body or to property.
     
  10.1.3. In any other circumstances in which the Engineer instructs that such outage is necessary.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  10.2. In any event in which it is possible to notify the Lessee that there is a scheduled disruption of the provision of the Electricity Services the Lessor shall deliver advance notice in connection therewith in the manner prescribed by the Lessor.
     
  10.3. The Lessor shall not be held liable and shall not incur any damage caused to the Lessee in respect of power outages in the circumstances specified above and/or in any other circumstances over which the Lessor has no control.

 

11. Contingencies

 

If as a result of a law, regulation, order or an action performed by a government authority or any other competent authority, there is a need, at the discretion of the Lessor, to implement any changes in the electricity supply system to the Leased Premises, the Lessor shall implement the said changes and the Lessee shall raise no allegations and/or claims in respect of the implementation of the change as aforesaid.

 

12. Determining the electric power consumed in the Leased Premises

 

  12.1. The amount of electric power consumed in the Leased Premises is part of the components for which the Lessee shall pay usage fees for the provision of Electricity Services.
     
  12.2. The amount of electric power (in kWh) that the Lessee consumes in the Leased Premises shall be measured by a separate meter that will be installed in the meters cabinet in the Building and/or in any other location in the Park as determined by the Lessor.
     
  12.3. The reading of the meter will be made by the qualified employees on behalf of the Lessor or in computerized electronic means and shall serve as conclusive evidence with relation to the amount of electricity that was consumed.
     
  12.4. In case the meter did not function properly for a certain period of time, or did not operate at all, due to a malfunction or for any other reason, or in circumstances in which the Lessee consumed electricity in the Leased Premises not by the meter or in a manner that is not agreed in accordance with the Agreement and this Appendix, the Lessor shall make a calculation of the electricity consumed during the said period of time by way of an estimate according to the consumption rate in previous periods, and in case this is unnecessary, the estimate will be made by way of a comparison to the consumption in other areas in the Park where activities that are similar to the activities of the Lessee in the Leased Premises are performed.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  12.5. In case the Lessee disagrees with the estimates of the Lessor as stated in subsection 12.4 above, the Engineer shall decide in this matter and his decision may be appealed by the Lessee.
     
  12.6. In any other circumstances in which the Lessee disagrees with the manner of calculation of the electricity consumption in the Leased Premises, the Lessee’s arguments shall be examined by the competent employees on behalf of the Lessor and in case it is found in this examination that the calculation was inaccurate for a reason that is not contingent on the Lessee, the calculation will be corrected and the Lessee will be credited and/or debited, as the case may be, in the subsequent bill with the amount required following correction of the mistake.
     
  12.7. In any event of an inspection that is conducted at the request of the Lessee as stated above and in which it is found that the arguments of the Lessee are unfounded and that all the equipment that was installed by the Lessor works properly, the Lessee shall be required to incur the costs of the inspection in the amount that will be determined by the Lessor from time to time.

 

13. Termination of supply of Electricity Services during the Term of Lease

 

  13.1. In any event in which the Lessee defaults in payment of any of the electricity bills delivered to it, the Lessor shall be entitled to disconnect the electricity supply to the Lessee after delivery of a written notice.
     
  13.2. In case of termination of the electricity supply as aforesaid, the Lessee shall solely incur all costs, damages and losses in respect of the said termination.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

14. Termination of provision of Electricity Services upon expiration of the Term of Lease
   
  After the Lessor takes possession of the Leased Premises following the evacuation of the Leased Premises by the Lessee upon expiration of the Term of Lease or following any other circumstances in which the Lessee vacates the Leased Premises and terminates use thereof, whether in accordance with the Agreement and whether following breach thereof, the meter connected to the Leased Premises shall be read and its data shall be recorded. The said reading will be used in the final settling of accounts between the parties in anything related to the calculation of the payment that is due from the Lessee to the Lessor in respect of the provision of the Electricity Services.
   
15. Payment in respect of the provision of Electricity Services
   
  The rate that will be used for the purpose of charging the Lessee for the amount of electricity consumed in the Leased Premises shall be the rate that is customary from time to time in the IEC for electricity consumption in time of use in low voltage. The foregoing shall also apply to the payment required by the IEC as fixed payment.
   
16. Payment dates

 

  16.1. The Lessee shall be obligated to pay to the Lessor the costs of use of the Electricity Services as stated above, according to the bill that will be submitted to the Lessee once a month.
     
  16.2. Payment for the supply of electricity shall be charged by the Lessor each month or every two months according to the customary practice in the IEC and according to the amount of electricity that was consumed. Payment will be charged in the manner that Maintenance Fees and/or Rent are collected or a payment that will be made directly to the bank account of the Lessor as provided from time to time in the bills for payment on the date provided by the Lessor and in accordance with the instructions set forth by the Lessor at its discretion.

 

17. Securities

 

The securities that the Lessee shall provide in accordance with the Agreement shall also be used as a security for the payment of the amounts that are due to the Lessor from the Lessee in respect of the provision of the Electricity Services during the current period of billing and a security for the liability of the Lessee for the protection of the electricity equipment that was provided by the Lessor. The Lessor shall be entitled, at its discretion, to use the securities and/or a part thereof to cover any amount that is due to the Lessor from the Lessee in respect of the use of the Electricity Services. In case the Lessor used the securities, in whole or in part, the Lessee shall be obligated, immediately upon receiving demand, to extend and/or make good the amounts of the securities. The provision of the securities as aforesaid shall not derogate from any other right of the Lessor in accordance with the provisions set forth in any law, in accordance with the Agreement and in accordance with this Appendix.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

 

[Signature and Stamp: SciGen Il Ltd

513679555]

The Lessor   The Lessee

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

Appendix E

 

Certificate of Insurance for the Leased Premises

 

Date: ______________

 

To To To
Africa Israel Properties Ltd Ayalot Investments (Ramat Vered) 1994 Ltd Sharda Ltd

 

and/or parent companies and/or subsidiaries and/or fellow subsidiaries and/or associated companies and/or related companies (hereinafter collectively: “the Lessor”)

 

Re: Certificate of Insurance of the Leased Premises

 

We confirm that we arranged for ______________ (hereinafter: “the Lessee”) insurances for the Leased Premises as stated in section 17.1 of the agreement made between you and the Lessee dated _____________, as specified hereunder, in respect of the Leased premises that are leased by the Lessee in ______________ in Rehovot (hereinafter: “the Leased Premises” and “the Building”) for the period as of ______________ and until ___________________ (at midnight) (hereinafter: “Insurance Period”) according to the following specification:

 

  (1) Property insurance – this policy shall provide insurance coverage in full value and in full reinstatement value for the content of the Leased Premises and any other property brought to the Leased Premises and/or to the Building by or for the Lessee and any repair, modification, enhancement, renovation and addition in the Leased Premises that were implemented and/or that will be implemented by the Lessee and/or for the Lessee and furniture, equipment, facilities and stocks of any kind against the customary risks in “extended fire” insurance including the following risks: loss or damage due to fire, smoke, lighting, explosion, earthquake, riots, strikes, willful damage, flood, damage by storm, damage by vehicles and aircrafts, water and other fluids and splitting of pipes, sonic damages, collision and break-in.
     
  (2) Consequential loss insurance providing insurance coverage for the loss of income and loss of gross earnings to the Lessee as a result of loss or damage caused to the insured property in accordance with section 1 above and/or to the Leased Premises and/or the Building due to the risks specified in subsection 1 above in full value and for an indemnification period that shall not fall below 12 months.

 

The insurances specified in subsections 1 and 2 above include an express provision according to which the insurer waives any right of subrogation towards the Lessor and/or the management company of the Building (hereinafter: “Management Company”) and/or anyone acting on their behalf and/or towards the other lessees and/or possessors in the Building and/or their employees and managers whose insurance policies include a clause regarding waiver of the right of subrogation towards the Lessee and provided that the waiver of the right of subrogation shall not apply in favor of a person who caused willful damage.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

  (3) Third party liability insurance – providing insurance coverage for the liability of the Lessee towards any third party, including its guests, invitees, customers, the Lessor and the Management Company and anyone acting on their behalf and in their name in a liability limit that shall not fall below an amount in NIS equal to $5,000,000 (million U.S. dollars) per event and for an annual insurance period. The said insurance shall not be subject to any limitation regarding liability arising out of fire, explosion, panic, hoisting, loading and unloading devices, defective sanitary fixtures, poisoning, anything harmful in foods and beverages, liability in respect of and towards contractors, subcontractors and their workers and claims of subrogation on behalf of the National Insurance Institute. The insurance shall be extended to indemnify the Lessor and the Management Company including in respect of their liability as the owners and/or managers of the Leased Premises in respect of bodily harm up to an amount of $50,000 per event and in respect of their liability for the acts and/or omissions of the Lessee and/or anyone acting on its behalf and subject to a cross-liability clause according to which the insurance shall be deemed to have been arranged separately for each of the members of the insured while indicating that the Lessor and/or the Management Company shall not be responsible for the payment of any premium.
     
  (4) Employers’ liability insurance in respect of the company of the Lessee towards anyone employed by the Lessee and on its behalf in a liability limit that shall not fall below an amount in NIS equal to $5,000,000 (five million U.S. dollars) per event and for an annual insurance year. The said insurance shall not include any limitation regarding hours of work, baits and poisons and youth employment. The said insurance is extended to indemnify the Lessor and/or the Management Company in case they are considered to be the employers of the employees of the Lessee and/or any thereof. In addition, the insurance includes waiver of the right of subrogation towards the Lessor and/or the Management Company and/or anyone acting on their behalf however the said waiver shall not apply in favor of a person who caused willful damage.

 

We confirm that all of the insurances specified above are not subject to the fulfillment of any safety and/or security recommendations/demands and/or that all of our recommendations/demands were fulfilled to our full satisfaction.

 

We hereby confirm that the said insurances supersede any insurance that was arranged by the Lessor and/or the Management Company and that we waive any demand or allegation regarding the participation in the insurances of the Lessor and/or the Management Company. In addition, we undertake that the insurance and the policy will not be diminished, canceled or expire unless a written notice is delivered to you in registered mail at least 60 in advance.

 

  Sincerely,
   
  Signature of the Insurer

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

Appendix E1 – Certificate of Insurance for the Lessee’s Works

 

Date: _____________

 

To To To
Africa Israel Properties Ltd

Ayalot Investments (Ramat Vered) 1994 Ltd

Sharda Ltd

 

and/or parent companies and/or subsidiaries and/or fellow subsidiaries and/or associated companies and/or related companies (hereinafter collectively: “the Lessor”)

 

Dear Sir/Madam,

 

  Re: Certificate of Insurance in the name of _________________ (hereinafter: “the Lessee”)
     
    In connection with the lease of a property in the building of the Lessor in the Rehovot Park that is situated in block 3649 in part of parcels 8 and 9 (hereinafter respectively: “the Leased Premises” and “the Building”)

 

We hereby confirm that as of ______________ and until ____________ (hereinafter: “Period of Works”) and for an extended maintenance period of 12 months (the period of the works and the maintenance period hereinafter collectively: “Insurance Period”) our company arranged contractor insurance (Policy No. ___________) in the name of the Lessee, contractors and subcontractors (in any rank) and in the name of the Lessor and the Management Company of the Building (hereinafter: “Management Company”) providing insurance coverage for the works that are implemented by the Lessee and/or anyone acting on its behalf (hereinafter: “the Works”) as specified hereunder, when the scope of coverage provided in accordance with the said insurance shall not fall below the scope of coverage that is provided in accordance with the policy that is known as “Bit” 2006 (or any other equivalent version of the “Bit” policy at the time of arranging the insurance) including all extensions that constitute an integral part of the policy as aforesaid:

 

1. Chapter 1 – insurance coverage for the Works in full value (including materials that are supplied by the Lessor and/or the Management Company) (if any) against loss or damage caused during the period of implementation of the Works in the works site and during the maintenance period in respect of the fulfillment of the undertakings of the Lessee during this period and/or the detection of damage during the maintenance period due to a cause that occurred during the period of implementation of the Works. This chapter includes a clause regarding waiver of the right of subrogation towards the Lessor and/or the Management Company (if any) and/or anyone acting on their behalf and towards other lessees, tenants and other right holders in the Building (the other lessees, tenants and right holders shall be referred hereinafter collectively: “Other Right Holders”) whose property insurance includes a parallel clause regarding waiver of the right of subrogation towards the Lessee and/or in an agreement that grants to the Other Right Holders as aforesaid rights in the Building there is an exemption from liability in favor of the Lessee in respect of loss or damage caused to the property of the Other Right Holders due to the customary risks in contractor insurance or in an extended fire insurance however the said waiver shall not apply in favor of a person who caused willful damage. In addition, the chapter includes an express extension regarding coverage to surrounding property and property being worked upon in a liability limit in the amount of $500,000 (five hundred thousand U.S. dollars).

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

2. Chapter 2 – third party liability insurance in respect of liability arising out of the Works in the liability limits as stated hereunder. The said chapter includes a cross-liability clause according to which the insurance shall be deemed to have been arranged separately for each of the members of the insured. The chapter states expressly that the Building of the Leased Premises is considered as third party property.

 

Liability limit: $5,000,000 per event and cumulatively for the Insurance Period.

 

The said chapter is extended to include the following:

 

  A. Claims of subrogation by the National Insurance Institute.
  B. Bodily harm deriving from the use of heavy equipment that is a motor vehicle and when there is no obligation to arrange compulsory insurance for the said vehicle.
  C. Liability for damage that is caused to vibrations and weakening of supports in a liability limit in the amount of $250,000 per event.

 

3. Chapter 3 – employers’ liability insurance providing insurance coverage for the liability of any person employed in the implementation of the Works in respect of bodily harm or an occupational disease that might be caused to any thereof in the course of and following their employment as aforesaid in a liability limit of $5,000,000 per claimant, per event and cumulatively for an annual Insurance Period. This insurance does not include any limitation regarding works in height and in depth, hours of work, baits and poisons, contractors, subcontractors and their workers and youth employment. In addition, the insurance includes waiver of the right of subrogation towards the Lessor and/or the Management Company (if any) and/or anyone acting on their behalf, however the said waiver shall not apply in favor of a person who caused willful damage.

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

 

The policy specified above shall supersede any insurance that was arranged by the Lessor and/or the Management Company (if any) and we waive any allegation and/or demand regarding the participation of the insurances of the Lessor and/or the insurances of the Management Company (if any). In addition, breach of the terms and provisions set forth in the policy in good faith by the Lessor and/or anyone acting on its behalf shall not derogate from the rights of the Lessor and/or the rights of the Management Company (if any) to recover indemnification in accordance with the policy. In addition, we undertake that the policy specified above shall not be canceled and shall not change adversely during the Insurance Period unless a written notice is delivered in registered mail to the Lessor and the Management Company (if any) at least 60 days in advance. For the avoidance of doubt, we confirm that the Lessee shall be solely responsible to pay the insurance premiums for the said policy and shall incur the deductible amount applicable to the policy as aforesaid.

 

Subject to the terms and exclusions specified in the original policies to the extent that they were not expressly modified in accordance with the provisions set forth hereinabove.

 

Sincerely,

 

             
(Stamp of Insurer)   (Signature of the Insurer)   (Name of Signatory)   (Position of Signatory)

 

   

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

[Signature and Stamp: SciGen Il Ltd

513679555]

 

Exhibit 10.3

 

Addendum of Unprotected Lease Agreement dated ______________ right of use in floor protected space (“mamak”)

Drawn up and signed on the 20th day of the month of October, 2006

 

Between:

Africa Israel Properties Ltd

Ayalot Investments (Ramat Vered) 1994 Ltd

Sharda Ltd

(Hereinafter: “the Lessor”)

 

Of the first part;

   
And between:

SciGen (IL) Ltd Company No. 513679555

42 HaYarkon St., Yavne 81227

(Hereinafter: “the Lessee”)

 

Of the second part;

 

Whereas:

On [handwritten: 16.6.06] the parties signed a lease agreement, including appendixes thereof (the lease agreement and appendixes thereof shall be referred hereinafter: “Lease Agreement”) with relation to a leased area (hereinafter: “Leased Premises”) that is situated in floor B in a building known as Stage C in the Rehovot Park (hereinafter: “the Park”) that is located in block 3649, part of parcels 8-9;

 

And whereas:

The Lessee wishes to obtain a right of use as an authorized person, without payment, in the area of the floor protected space that is approximately 35sqm in the building known as Stage C of the Park and that is located in the interim floor between floors 2 and 3 in the west wing that is highlighted in red in the blueprint enclosed with this Addendum as Appendix A (hereinafter: “Authorized Area”);

 

And whereas:

The Lessor agrees to grant to the Lessee right of use in the Authorized Area as an authorized person and without payment in accordance with the provisions set forth hereunder;

 

 

 
2

 

And whereas:

The Authorized Area was built in accordance with the law;

 

And whereas:

The granting of this right of use is not in contradiction to any agreement and/or engagement and/or assurance;

 

Therefore, it is Declared, Stipulated and Agreed between the Parties as Follows:

 

Rules, appendixes and interpretation

 

1. The preamble to this Addendum and Appendixes thereof constitute an integral part thereof.
   
2. The headings of the sections will serve for the purpose of orientation and convenience only, and will not serve for the purpose of interpreting the Addendum.  
   
3. Anything stated in this Addendum shall amend and modify the Lease Agreement solely with relation to the application of the Lease Agreement to the Authorized Area and solely in sections and/or provisions that are amended and/or added in this Addendum. The sections that are amended and/or added shall supersede the said in the Lease Agreement. The other terms set forth in the Lease Agreement shall apply fully and shall remain intact with respect to the right of use of the Authorized Area. Each term used in this Addendum shall have the meaning assigned to it in the Lease Agreement, unless otherwise stated. To the extent that this Addendum does not state otherwise expressly, all the provisions set forth in the Lease Agreement shall apply with relation to the area of the Leased Premises without any change.
   
Declarations and undertakings of the Lessee
   
4. The Lessee declares that it is well familiar with the Park, the Building, the Authorized Area, and that it inspected them, their surroundings and their physical condition and it was afforded the opportunity to inspect their statutory condition, the plans and the licenses in connection therewith and zoning classification thereof and found them all compatible with its requirements and specifications in every respect and shall raise no allegations or complaints in respect of these issues.
   
5. The Lessee declares that it is aware that the Authorized Area is a floor protected space and it conducted a special inspection regarding the possibilities of use of such an area, the requirements set forth by the relevant authorities and any other statutory provision relating to the use of an area that is a floor protected space and it undertakes to uphold all the obligations that apply by law in anything related to the use of the area that is a floor protected space and it hereby waives any allegations regarding a defect and/or lack of conformity and/or any other allegation relating to the Authorized Area, possibilities of use thereof, termination of use thereof and/or evacuation thereof to the extent required in accordance with the provisions set forth in any law and/or the instructions set forth by any of the relevant authorities and its engagement in this Addendum.

 

6. Without derogating from the foregoing, the Lessee declares that it is aware that the Authorized Area serves as a floor protected space and in emergencies it is required to vacate it from any person and article in accordance with the instructions set forth by the Lessor. The Lessee declares that it is aware of all the statutory provisions the instructions of the relevant authorities and the relevant procedures for emergencies and especially with respect to the floor protected space and possibilities of use thereof and it undertakes to observe strictly and without any reservations all the statutory provisions, instructions and procedures as aforesaid. In addition, the Lessee undertakes in this regard to act in accordance with the instructions set forth by the Lessor in anything related to the Authorized Area and the use of the Lessee thereof.
   
7.

The Lessee declares and undertakes that it assumes upon itself exclusively any statutory liability applicable in connection with the possession and use of the Authorized Area that is a floor protected space and, in this regard, liability arising out of the planning and building laws and undertakes to act in accordance with any demand and/or claim and/or instruction of any of the authorities in connection with the Authorized Area, even if such a demand and/or instruction and/or claim as aforesaid is made against the Lessor. In addition, the Lessee shall incur all the expenses and fines that apply to the Lessor in connection with the use of the Authorized Area and shall compensate the Lessor in respect of any damage caused to the Lessor in connection with the said use.

 

Authorization

 
8. The Lessee is hereby granted a right of use without payment in the Authorized Area for the Authorization Period within its meaning hereunder. The status of the Lessee in the Authorized Area shall be an authorized person without pay.

 

 
3

 

Authorization Period
 

9.

The authorization period in the Authorized Area is as of the date of signing this Addendum and for the entire Term of Lease in accordance with the Lease Agreement and as long as the Lease Agreement is in effect.
   
Exemption from usage fees and maintenance fees
 
10. The Lessee shall be exempt from the payment of Rent, usage fees and maintenance fees in respect of the use of the Authorized Area.
   
11. The Lessee shall incur at its expense any charge and payment of fees, municipal taxes, levies and any other mandatory payment applicable in connection with the Authorized Area and the right of use during the authorization period.
   
Date of granting authorization  
 
12. Subject to delivery of the certificates of insurance for the Authorized Area and dwelling under construction insurance as stated in the Lease Agreement, the Lessor shall deliver the Authorized Area to the Lessee for the purpose of granting the right of use, in its condition “as-is” on the date of signing this Addendum.
   
13. By receiving the right of use and subject to the said in the delivery protocol that will be signed between the parties at the time of granting the right of use, the Lessee confirms receipt of the right of use in the Authorized Area to its satisfaction, in accordance with the terms set forth in this Addendum and the Lease Agreement, and waives any argument of defect and/or lack of conformity in connection therewith.
   
Adjustment Works 
 
14. The Lessee shall be entitled to implement adjustment works in the Authorized Area upon obtaining the approval of the Lessor and subject to the provisions set forth by law, the instructions of the relevant authorities and procedures relevant to floor protected spaces (hereinafter: “Adjustment Works”) as of the delivery of possession date and subject to upholding the provisions set forth in section 11 above. The approval of the Lessor for the implementation of the Adjustment Works by the Lessee is conditional on the submission of all the plans that will be prepared by the Lessee, including construction plans, air conditioning and electricity plans in a detail level of a construction plan, prior to execution thereof, for the approval of the Lessor (hereinafter: “Lessee’s Plans”). The Lessor shall not unreasonably withhold approval of the Lessee’s Plans.

 

 
4

 

15. The Lessee shall be entitled to implement in the Authorized Area any work that was not approved in advance and in writing by the Lessor.
   
16. The Lessee shall be solely responsible to obtain any license and/or permit that are required for the purpose of implementing the Adjustment Works.
   
17. The Lessee shall be solely liable for the implementation of the Adjustment Works in the Authorized Area, including issuance of all insurances in connection therewith.
   
18. The Lessee shall implement the Adjustment Works in such manner that will cause a minimal disturbance to other works in the Building and shall be held liable towards the Lessor and towards any other third party for any damage and/or loss that are caused, if caused, whether directly or indirectly, in the course of and/or following the implementation of the Lessee’s works, to the body and/or property and/or the Authorized Area and/or the Building and/or surroundings and/or contents thereof. For the purpose of this matter it is clarified that the approval of the Lessor for the Lessee’s works shall not impose on the Lessor any liability.
   
19. The Lessor shall be entitled to enter the Authorized Area at any time in the course of implementation of the Adjustment Works after advance coordination and subject to the safety procedures that apply during the implementation of the works in order to supervise their performance and inspect the fulfillment of the undertakings of the Lessee. This provision shall not impose any liability on the Lessor or derogate from the liability of the Lessee.
   
20. The Lessee undertakes to repair any damage and/or breakdown caused due to the implementation of the Adjustment Works. In case the Lessee fails to act in the said manner, the Lessor shall be entitled to act in the said manner at the expense of the Lessee after delivery of a written notice to the Lessee regarding its intention to take the said action.
   
21. The Lessee shall be held solely liable for the equipment and materials that it brings for the purpose of implementing the Adjustment Works. The Lessee shall not be entitled to store materials and equipment outside the Authorized Area however solely after obtaining the prior and written approval of the Lessor.
   
22. The Lessee shall take measures so that the contractors on its behalf will follow the instructions of the Lessor and will act in accordance with the work procedures prescribed by the Lessee, to the extent that there are any.

 

General and securities
 
23. All guarantees that were provided by the Lessee in the Lease Agreement shall be used, inter alia, to secure the fulfillment of all the undertakings of the Lessee towards the Lessor in anything related to the Authorized Area.
   
24. For the avoidance of doubt it is clarified that the Lessor shall be entitled to use any of the securities it holds in case of breach of the undertakings of the Lessee whether in connection with the Authorized Area and whether in connection with the Leased Premises.
   
25. Breach of the provisions set forth in this Addendum by the Lessee shall constitute a fundamental breach of the Lease Agreement and breach of the Lease Agreement by the Lessee shall constitute breach of this Addendum.
   
26. The Lessee shall incur all electricity costs in connection with the use of the Authorized Area during the authorization period.
   
27. The other provisions set forth in the Lease Agreement including Appendixes thereof that were not amended in this Addendum shall be in full force and effect and shall bind the parties in respect of the Authorized Area.
   
28. In the event of discrepancy between the provisions set forth in this Addendum and the Lease Agreement the provisions set forth in this Addendum shall prevail.

 

And in witness hereof the parties are hereby undersigned:

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Sharda Ltd]

 

[Signature and Stamp: SciGen Il Ltd

513679555]

The Lessor   The Lessee

 

 
5

 

 

 

 

 

Exhibit 10.4

 

Addendum of Unprotected Lease Agreement dated June 16, 2006

 

Drawn up and signed on the ___ day of the month of January, 2012

 

Between:

Africa Israel Properties Ltd

Ayalot Investments (Ramat Vered) 1994 Ltd

Sharda Ltd

(Hereinafter: “the Lessor”)

 

Of the first part;

   
And between:

SciGen (IL) Ltd Company No. 513679555

42 HaYarkon St., Yavne 81227

(Hereinafter: “the Lessee”)

 

Of the second part;

 

Whereas: On June 16, 2006 the parties signed a lease agreement including all appendixes thereof with relation to the leased premises situated in Rehovot Park in block 3649, part of parcels 8-9 (hereinafter: “the Park”) (the lease agreement including all appendixes thereof shall be referred hereinafter: “the Lease Agreement”);
   
And whereas:

From time to time the Lessee signed addenda of the Lease Agreement to lease additional areas in the Park and the extension of the lease in the areas;

 

(The Lease Agreement, appendixes and addenda thereof shall be referred hereinafter: “Total Agreement”);

   
And whereas: At the time of signing this Addendum the total area of the areas that the Lessee leases from the Lessor are the following: an area of 1,718sqm gross in floor B of the Building known as Stage C, an area of 404sqm gross in floor A of the building known as Stage C, an area of 420sqm gross and an area of 134sqm gross in floor B of the Building known as stage A (all the said areas shall be referred collectively and for the sake of convenience hereinafter: “the Leased Premises”);

 

 
2 

 

And whereas: At the time of signing this Addendum the Lessee uses the area of a floor protected space (“mamak”) of approximately 35sqm gross as an authorized person in the building known as Stage C of the Park, in the interim floor between floors 2 and 3 in the west wing (hereinafter: “Authorized Area”);
   
And whereas: The term of lease of the Lessee in the Leased Premises and in the Authorized Area expires on January 31, 2012 in accordance with the Total Agreement;
   
And whereas: The Lessee wishes to extend the term of lease in the Leased Premises and in the Authorized Area and the Lessor agrees to the said in accordance with the provisions set forth hereunder;

 

Therefore, it is Declared, Stipulated and Agreed between the Parties as Follows:

 

General, appendixes and interpretation

 

1. The preamble to this Agreement shall be deemed an integral part hereof.

 

2. The headings of the sections will serve for the purpose of orientation and convenience only, and will not serve for the purpose of interpreting the Agreement.

 

3. The said in this Addendum shall amend and modify the Comprehensive Agreement solely with relation to sections and/or provisions that are amended and/or added expressly in this Addendum. The sections that are amended and/or modified shall prevail the said in the Total Agreement. The other terms set forth in the Total Agreement shall fully apply to the lease during the Additional Term of Lease, within its meaning hereunder and shall remain unchanged.

 

Extension of the Term of Lease and the conditions of lease

 

4. Subject to the provisions set forth in this Addendum the Term of Lease of the Lessee in the Leased Premises and in the Authorized Area is hereby extended for an additional Term of Lease of 5 years (the extended Term of Lease shall be referred hereinafter: “Additional Term of Lease”) as of February 1, 2012 and until January 31, 2017.

 

 
3 

 

5. In the first year of the Additional Term of Lease the Lessee shall pay for the Leased Premises monthly rent in the amount of NIS 24.75 for each 1sqm gross of the area of the Leased Premises, in addition to statutory VAT.

 

6. As of the second year of the Additional Term of Lease and until expiration of the Additional Term of Lease the Lessee shall pay for the Leased Premises monthly rent in the amount of NIS 25.98 for each 1sqm gross of the area of the Leased Premises in addition to statutory VAT.

 

7. Rent in respect of the Leased Premises during the Additional Term of Lease shall incur an addition of linkage differentials to the consumer price index (including fruits and vegetables) for the month of December 2011 that was published on January 15, 2012 (which is ___________ points).

 

Insurances

 

8. As a condition for its right to possess the Leased Premises and the Authorized Area during the Additional Term of Lease the Lessee undertakes to present to the Lessor a certificate of insurance for the Leased Premises and the Authorized Area in the form specified in the Lease Agreement with relation to the Additional Term of Lease, signed by the insurer on behalf of the Lessee, at the time of signing this Addendum.

 

Guarantees

 

9. The Lessee undertakes to extend the effect of the insurances and the guarantees that were provided by the Lessee in accordance with the Total Agreement in such manner that they are in effect during the Additional Term of Lease in the Leased Premises and in the Authorized Area and present to the Lessor the securities and the guarantees whose effect was extended as aforesaid at the time of signing this Addendum.

 

10. Such securities and guarantees as aforesaid, to the extent that it is not necessary to extend their effect, shall continue to be in effect also during the Additional Term of Lease in the Leased Premises and the Authorized Area and shall assure the performance of the undertakings of the Lessee in accordance with the Total Agreement and in accordance with this Addendum also during the Additional Term of Lease in the Leased Premises and in the Authorized Area.

 

 
4 

 

Miscellaneous

 

11. The other terms set forth in the Total Agreement that were not modified in this Addendum shall be in full force and effect and shall bind the parties in respect of the Leased Premises and the Authorized Area during the Additional Term of Lease.

 

12. In the event of discrepancy between the provisions set forth in this Addendum and the provisions set forth in the Total Agreement the provisions set forth in this Addendum shall prevail.

 

 

[Signature and Stamp: Africa Israel Properties Ltd]

[Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd

[Signature and Stamp: Sharda Ltd]

 

[Signature and Stamp: SciGen Il Ltd

513679555]

The Lessor   The Lessee

 

 

 

 

 

  

Exhibit 10.5

 

Addendum of Unprotected Lease Agreement dated June 16, 2006

 

Drawn up and signed on the 24th day of the month of February 2016

 

Between:

Ayalot Investments (Ramat Vered) 1994 Ltd Company No. 512022401

Of 7 Jabotinsky St., Ramat Gan

(Hereinafter: “the Lessor”)

   
  Of the first part;
   
And between:

SciVac Ltd Company No. 513679555

13 Gad Rd. Rehovot

PO Box 580, 7610303

(Hereinafter: “the Lessee”)

   
  Of the second part;
   
Whereas: The Lessee in its previous name, SciGen (IL) Ltd and the entity that preceded the Lessor, Africa Israel Properties Ltd, Ayalot Investments (Ramat Vered) 1994 Ltd and Sharda Ltd (hereinafter collectively: “the First Lessor”) signed a lease agreement including all appendixes thereof on June 16, 2006 with relation to the leased premises situated in the Rehovot Park that is in block 3649, part of parcels 8-9 (hereinafter: “the Park”) (the Lease Agreement including all Appendixes thereof shall be referred hereinafter: “the Lease Agreement”);
   
And whereas:

From time to time the Lessee signed addenda for the lease of additional areas in the Park and the extension of the lease in the said areas (the Lease Agreement, Appendixes thereof and all addenda signed in connection therewith shall be referred hereinafter: “the Primary Agreement”).

 

A certificate of change of the Lessee’s name is enclosed with this Addendum as Appendix A.

  

 
  2  

 

And whereas: The Lessor purchased from the said First Lessor the rights in the Park and stepped in and took over the First Lessor for all intents and purposes and became the full right holder in the Park and shall solely constitute “the Lessor” in the Lease Agreement for all intents and purposes;
   
And whereas: At the time of signing this Addendum the total areas that the Lessee leases from the Lessor are the following areas: an area of 1,718sqm gross in floor B of the Building known as Stage C, an area of 404sqm gross in floor B of the Building known as Stage C, an area of 420sqm gross and an area of 134sqm gross in floor B of the Building known as Stage A (for the sake of convenience all the areas specified above shall be referred hereinafter collectively: “the Leased Premises”), without derogating from the said in section 2 of Appendix A of the Lease Agreement;
   
And whereas: At the time of signing this Addendum the Lessee already uses a floor protected space area of approximately 35sqm gross in the Building known as stage C of the Park in the interim floor between floors 2 and 3 of the west wing (hereinafter: “Authorized Area”);
   
And whereas: The Term of Lease of the Lessee in the Leased Premises and in the Authorized Area expires on January 31, 2017 in accordance with the Primary Agreement;
   
And whereas: The Lessee wishes to extend the Term of Lease in the Leased Premises and in the Authorized Area and the Lessor agrees to the said in accordance with the provisions set forth in this Addendum hereunder;
   
And whereas: The Lessee wishes to lease an additional area of 420sqm gross that is situated in floor B of Stage A and that is highlighted in red in the blueprint enclosed with this Addendum as Appendix B (hereinafter: “Additional Leased Premises”) and the Lessor agreed to lease to the Lessee the said area in accordance with the provisions set forth in this Addendum hereunder;

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  3  

 

Therefore, it is Declared, Stipulated and Agreed between the Parties as Follows:

 

1. The preamble to this Addendum shall be deemed an integral part thereof.
   
2. The headings of the sections in this Addendum will serve for the purpose of orientation and convenience only, and will not serve for the purpose of interpreting the Addendum.
   
3. The said in this Addendum shall amend and modify the Primary Agreement solely in sections and/or provisions that are amended and/or added in this Addendum. The sections that are amended and/or added shall supersede the said in the Primary Agreement. The other terms of the Primary Agreement shall fully apply and shall remain intact in respect of the lease of the Additional Leased Premises and the Leased Premises and the Authorized Area.

 

Declarations of the parties

 

4. The Lessee declares that it is familiar with the Park, the Building and the Additional Leased Premises and that it inspected them, their surroundings, their physical and legal condition and the plans and the licenses in connection therewith, their zoning classification and any other matter that might have an effect on its engagement in this Addendum and found all compatible with its requirements and specifications in every respect. Subject to the delivery of the Additional Leased Premises to the Lessee in their condition “as-is” and subject to the veracity of the declarations of the Lessor in section 5 hereunder, the Lessee hereby waives any allegation, right and claim relating to the Additional Leased Premises, the options of use thereof and its engagement in this Addendum except for allegations regarding latent failures and/or defects, to the extent that these are detected, and that the Lessee could not have detected on the Delivery Date by conducting a professional inspection and except for a latent failure and/or defect that were known to the Lessor and that the Lessor did not disclose to the Lessee.
   
5. The Lessor declares that the Additional Leased Premises are built in accordance with construction permits issued by law and that Form 4 (Certificate of Occupancy) was issued in respect whereof and that to the best of its knowledge there is no statutory and/or contractual preclusion preventing the engagement of the Lessor in this Addendum when this declaration is subject to the condition precedent specified in sections 31 and 32 of this Addendum.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  4  

 

Delivery of the Additional Leased Premises

 

6. The Additional Leased Premises shall be delivered to the Lessee in their physical condition “as-is”. The estimated delivery date shall be in 14 days as of the date of signing this Addendum (hereinafter: “Delivery Date”). The Lessor shall be entitled to delay the Delivery Date by delivery of a written notice to the Lessee 3 days in advance for any reason, when in any event the Delivery Date shall not be later than 30 days as of the date of signing this Addendum and in accordance with the provisions set forth in sections 31 and 32 hereunder.
   
7. By receiving the Additional Leased Premises to its possession on the Delivery Date and subject to the said in the delivery protocol that is signed between the parties at the time of delivery of possession, the Lessee confirms the receipt of the Additional Leased Premises to its satisfaction and in accordance with the provisions set forth in this Addendum and the Lease Agreement and waives any allegations regarding a defect and/or lack of conformity in connection therewith in accordance with the provisions set forth in section 4 above and subject to the declarations of the Lessor in section 5 above.
   
8. As of the Delivery Date of the Additional Leased Premises the Lessee shall incur any payment applicable to a lessee in the property including electricity, water, municipal taxes and any other payment applicable to the Lessee in the Additional Leased Premises in accordance with the Lease Agreement.
   

 

Term of Lease in the Additional Leased Premises and extension of the Term of Lease in the Leased Premises and in the Authorized Area

 

9. The Term of Lease in the Additional Leased Premises shall take effect on the Delivery Date within its meaning above and shall expire on January 31, 2022 (hereinafter: “Term of Lease in the Additional Leased Premises”).
   
10. The Term of Lease in the Leased Premises and in the Authorized Area will be extended for an additional period of 60 months as of February 1, 2017 and until January 31, 2022 (hereinafter: “Additional Term of Lease in the Leased Premises and in the Authorized Area”).
   
11. Subject to the fulfillment of all the cumulative conditions specified hereunder the Lessee is hereby granted the option (hereinafter: “the Option”) to extend the Term of Lease in the Additional Leased Premises and the Additional Term of Lease in the Leased Premises and in the Authorized Area for a term of lease of 60 months as of expiration of the Term of Lease in the Additional Leased Premises and the expiration of the Term of Lease in the Leased Premises and in the Authorized Area, that is to say, as of February 1, 2022 and until January 31, 2027 (hereinafter: “Additional Term of Lease in the Additional Leased Premises” or “The Second Additional Term of Lease in the Leased Premises and in the Authorized Area” as the case may be):

 

  11.1. The Option shall take effect automatically unless the Lessee delivered written notice to the Lessor 180 days in advance prior to expiration of the Term of Lease in the Authorized Area or the expiration of the Additional Term of Lease in the Leased Premises and in the Authorized Area stating that it does not exercise the option for the extension of the Term of Lease.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  5  

 

  11.2. The Lessee did not commit a fundamental breach or a repeated breach of the Primary Agreement and this Addendum during the entire Term of Lease in the Additional Leased Premises and the Additional Term of Lease in the Leased Premises and in the Authorized Area.

 

Rent in the Additional Leased Premises and in the Leased Premises

 

12. As of the Delivery Date in the Additional Leased Premises and until January 31, 2017 the monthly rent in the Additional Leased Premises shall be in the amount of NIS 35 plus statutory VAT for each 1sqm gross of the area of the Additional Leased Premises linked to the index of December 2015 that was published on January 15, 2016 and that was 535.3583 points (1987 base).
   
13. As of February 1, 2017 and until expiration of the Term of Lease in the Additional Leased Premises, that is to say, until January 31, 2022, and during the Additional Term of Lease in the Leased Premises and in the Authorized Area the monthly rent in the Additional Leased Premises and in the Leased Premises shall be in the amount of NIS 30 plus statutory VAT for each 1sqm gross of the area of the Additional Leased Premises and the Leased Premises, linked to the index specified in section 12 above.
   
14. Monthly rent during the Additional Term of Lease in the Additional Leased Premises and in the Second Term of Lease in the Leased Premises and in the Authorized Area shall be according to its rate in the last month of the Term of Lease in the Additional Leased Premises and the Additional Term of Lease in the Leased Premises and in the Authorized Area (including linkage differentials) and in addition to 10% thereof in the beginning of the period.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  6  

 

15. Maintenance fees in respect of the Additional Leased Premises during the terms of lease in the Additional Leased Premises shall be in an amount equal to Cost + 15% for 1sqm of the gross area of the Additional Leased Premises in addition to statutory VAT. Solely for the purpose of indication, the Lessee is aware that as of 2015 the maintenance fees were NIS 4.7 for each 1sqm gross of the area of the Additional Leased Premises in addition to statutory VAT, linked to the index specified in section 12 above (hereinafter: “Maintenance Fees”).
   
16. Everything stated in the Lease Agreement with relation to the Rent, to the extent that it is in contradiction to the said in this Addendum, shall also apply with relation to the Rent paid in respect of the Additional Leased Premises in accordance with this Addendum.

 

Adjustment Works in the Additional Leased Premises

 

17. The Lessor is aware that the Lessee intends to implement adjustment works in the Additional Leased Premises (hereinafter: “Adjustment Works”) as of the Delivery Date and subject to the deposit of the securities and the certificates of insurance as stated hereinabove and hereunder. The approval of the Lessor of the Adjustment Works implemented by the Lessee is conditional on the submission of all the plans that are drafted by the Lessee for the approval of the Lessor, including construction plans, air conditioning and electricity plans, detailed and in a level of construction plans prior to implementation thereof (hereinafter: “Lessee’s Plans”).
   
18. The Lessee shall not be entitled to implement any work in the Additional Leased Premises without obtaining the prior and written approval of the Lessor.
   
19. The Lessee shall be solely responsible to obtain any license and/or permit, to the extent required, for the purpose of implementing the Adjustment Works.
   
20. The Lessee shall be solely liable for the implementation of the Adjustment Works in the Additional Leased Premises, including all insurances required in connection therewith. The Lessee shall present to the Lessor the Certificate of Insurance for the Lessee’s Works in the form enclosed as Appendix C-1 of this Addendum, signed by the insurer on behalf of the Lessee prior to and as a condition for the delivery of the Additional Leased Premises to the Lessee.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  7  

 

21. The Lessee shall implement the Adjustment Works in such manner that will not cause any disturbance to the other lessees in the Park and the Building and shall be responsible towards the Lessor and towards any third party for any damage and/or loss caused, if caused, in the course of and/or following the implementation of the Lessee’s Works to the body and/or the property and/or the Leased Premises and/or the Building and/or surroundings and/or contents thereof. For the purpose of this matter it is clarified that the approval of the Lessor for the Lessee’s Works shall not impose any liability on the Lessor.
   
22. The Lessor shall be entitled to enter the Additional Leased Premises at any time during the implementation of the Adjustment Works after advance coordination with the representative on behalf of the Lessee except for emergencies when the Lessor shall be entitled to enter without advance coordination in order to oversee their implementation and to inspect the fulfillment of the undertakings of the Lessee. This provision shall not impose on the Lessor any liability or derogate from the liability of the Lessee.
   
23. The Lessee undertakes to repair any damage and/or breakdown caused following the implementation of the Adjustment Works. In case the Lessee does not act in the said manner the Lessor shall be entitled to take the said action at the expense of the Lessee and after delivery of a written notice to the Lessee regarding its intention to act in the said.
   
24. The Lessee shall be solely liable for the equipment and the materials that will be brought by the Lessee for the purpose of implementing the Adjustment Works. The Lessee shall not be entitled to store materials and equipment outside the Additional Leased Premises without obtaining the prior and written approval of the Lessor.
   
25. The Lessee shall assure that contractors on its behalf follow the instructions of the Lessor and act in accordance with the work procedures prescribed by the Lessor, to the extent that there are any.

 

Securities in connection with the Additional Leased Premises

 

26. In order to assure the fulfillment of all the undertakings of the Lessee towards the Lessor in anything related to the Additional Leased Premises, and without derogating from the undertakings of the Lessee with relation to the Leased Premises and the Authorized Area, at the time of signing this Addendum and as a condition for the delivery of possession in the Additional Leased Premises to the Lessee the Lessee shall deposit with the Lessor a bank guarantee in an amount that is equal to the amount of the Rent and the Maintenance Fees in the Additional Leased Premises, in addition to statutory VAT in respect of 6 (six) months of lease in the amount of NIS 87,444 in addition to VAT, in the form enclosed as Appendix D of this Addendum.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  8  

 

27. For the avoidance of doubt it is clarified that the Lessor shall be entitled to use any of the securities it holds and shall be entitled to exercise the said securities up to the amount due to the Lessor from the Lessee, at its sole discretion, in circumstances of breach of fundamental undertakings of the Lessee, whether in connection with the Leased Premises and the Authorized Area and in connection with the Additional Leased Premises and provided that it acted in accordance with the provisions set forth in the Primary Agreement and this Addendum in the exercise of the securities.

 

Insurance

 

28. The insurance sections in the Primary Agreement shall be deleted and the parties shall act in accordance with the insurance provisions specified in the “Insurance Appendix” marked as Appendix C and in accordance with the certificates of insurance marked as Appendix C1 and Appendix C2.

 

Electricity

 

29. The Lessee declares and confirms that it is aware that the Lessor shall be entitled to determine that the supply of electricity to the Additional Leased Premises shall be made by supply of electricity in bulk by the Lessor in the manner and under the terms set forth in Appendix E of this Addendum and that the Lessee grants its approval in connection therewith.  
   
30. In accordance with the provisions set forth above, at the time of signing this Addendum the Lessee shall sign a letter of application for cancellation of connection in low voltage to Israel Electric Corp. and a letter of undertaking and irrevocable approval for the supply of electricity in bulk in the form enclosed as Appendix F of this Addendum.

 

Condition precedent

 

31. The Lessee is aware that at the time of signing this Addendum another lessee, Hi-tech Integrated Systems Ltd (hereinafter: “the Other Lessee”) that is in stay of proceedings, possesses the Leased Premises, and that the provisions set forth in this Addendum pertaining to the Additional Leased Premises and their lease to the Lessee are conditional on a condition precedent that is obtaining the approval of the Court as part of the stay of proceedings of the Other Lessee regarding the termination of the engagement between the Other Lessee and the Lessor in connection with the Additional Leased Premises (hereinafter: “Condition Precedent”) until expiration of a period of 30 days as of the date of signing this Addendum.  

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  9  

 

32. To the extent that the Condition Precedent is not satisfied as aforesaid, the provisions set forth in this Addendum pertaining to the Additional Leased Premises and their lease to the Lessee shall be deemed null and void.
   
33. The other provisions set forth in the Primary Agreement that were not amended in this Addendum shall be in full force and effect and shall bind the parties also in respect of the Additional Leased Premises and in respect of the Leased Premises and the Authorized Area during the Additional Terms of Lease set forth in this Addendum.

 

And in witness hereof the parties are hereby undersigned:

 

[Signature and Stamp: SciVac Ltd.
513679555]
  [Signature and Stamp: Ayalot Investments
(Ramat Vered) 1994 Ltd]
The Lessee   The Lessor

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  10  

 

Appendix D

 

Conditions for supply of electricity in bulk

 

The Lessee declares that it is aware that the Lessor is the sole right holder towards Israel Electric Corp. in anything related to the supply and consumption of electricity to the Leased Premises and that the Lessor shall supply the electricity to the Leased Premises in the manner and under the terms set forth in this Agreement hereunder.

 

1. Introduction

 

As used in this Agreement, the following terms shall have the respective meanings set forth beside them below:

 

  “The Agreement” The Lease Agreement that was signed between the Lessor and the Lessee on [handwritten: 16.6.06] and additions thereof, to the extent that there are any.
       
  “The Leased Premises,” “the Park,” “the Building” Within their meaning in the Agreement.
       
  “The Engineer” An electrical engineer or a certified electrician that are in charge of the electricity system in the Park and/or in the Building.
       
  “Electricity Services” The supply of electricity, the maintenance of electrical installations that will be installed in the Park and/or in the Building and/or in the Leased Premises by the Lessor, the insurance of electrical installations as aforesaid, operation and maintenance of the electricity control systems in the Park and facilities thereof however except for the electricity installations that are installed in the Leased Premises by the Lessee.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  11  

 

2. General

 

  2.1. All Electricity Services to the Leased Premises shall be provided by the Lessor.
     
  2.2. Billing the Lessee for the provision of the Electricity Services shall be made based upon the reading of an electricity meter that will measure the supply of electricity to the Leased Premises, in addition to charges in respect of [handwritten: fixed] use as stated in this Appendix hereunder.
     
  2.3. The Lessee hereby reiterates its undertaking to use solely the Electricity Services that are provided by the Lessor and it shall not approach Israel Electric Corp. with a request to install a separate meter and/or a separate and/or direct supply of electricity and/or to make direct payment to IEC. The Lessee shall incur all the losses of the Lessor in the event the Lessee presents such a request as aforesaid. The foregoing shall not derogate from the right of Israel Electric Corp. Ltd to connect the Lessee directly to the electricity network and the supply of Electricity Services that are provided by the IEC at its sole discretion and following coordination with the Lessor.
     
  2.4. The Lessee shall have no claim on any grounds against the IEC in respect of failure to supply electricity and/or disruptions in its supply, including in respect of electronic or other equipment that is installed by the Lessee, if installed, in the Leased Premises. The Lessee undertakes to indemnify the IEC in respect of any expense and damage caused to it as a result of any claim in connection with the matters specified above on behalf of an invitee and/or an authorized person on behalf of the Lessee. This section shall not exempt any other person or entity from their liability by law.
     
  2.5. The Lessor shall provide to the Lessee Electricity Services to the Leased Premises when the manner of use of the electricity in the Leased Premises themselves shall be subject to the discretion of the Lessee and in accordance with the provisions set forth in any law and/or condition and/or rules regarding electricity and use thereof and subject to the other provisions set forth in this Appendix.
     
  2.6. All facilities, equipment, systems and the like that are related to the supply of electricity to the Park and/or the Building in general and to the Leased Premises that were leased to the Lessee in particular shall be designed according to the best judgment of skilled professionals in this field on behalf of the Lessor, and in the quality, standard, quantity, size, type and the like as determined by the said professionals.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  12  

 

3. Allocation of payments

 

At the time of making each payment by the Lessee the Lessor shall be entitled to determine, at its discretion, the account to which the amount billed will be paid. For the avoidance of doubt, as long as the Lessor does not notify the Lessee otherwise, each payment that is made by the Lessee shall be allocated first in respect of Rent and then in respect of Maintenance Fees, electricity and afterwards in respect of the other expenses according to their order.

 

4. Inspection of electrical facilities in the Leased Premises

 

  4.1. The Lessor shall be entitled to visit the Leased Premises at any reasonable time upon delivery of advance notice and inspect the safety and compliance of any electrical facility with the customary safety standards.
     
  4.2. In case the Engineer is of the opinion that a certain electrical facility that was installed in the Leased Premises might cause damage to the general electricity system in the Park and/or in the Building and/or that it may cause a safety nuisance and risk and/or that it does not comply with customary safety standards and/or that the load that it puts on the electricity supply system might disrupt the operation of the system – the Engineer shall be entitled to demand the repair and/or replacement and/or the modification of the facility and the Lessee undertakes to take all measures that are required for the purpose of fulfilling the requirement of the Engineer in 14 days.
     
  4.3. The Lessee shall be held liable for any damage caused to the property and/or the electrical facility in the Leased Premises and/or in the electricity System outside the Leased Premises as a result of the operation of a defective electrical facility as stated above.

 

5. Modifications and additions in the electricity system

 

The Lessee shall not be entitled to implement any additions and/or modifications and/or additions to the electricity supply facilities that will be provided to the Leased Premises without obtaining the prior and written approval of the Lessor. The Lessor shall be entitled to disconnect and/or remove immediately any extension, modification, addition and the like that were implemented without obtaining the prior and written approval of the Lessor and at the expense of the Lessee, without derogating from the liability of the Lessee for any damage caused to the electricity supply facilities as a result of such work as aforesaid.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  13  

 

Any modification, extension and/or addition in the electricity supply facilities that is required by the Lessee beyond this Agreement and that are approved by the Lessor as stated above shall require additional payment.

 

6. Access and maintenance of electricity facilities

 

  6.1. The Lessee shall grant access to any qualified employee on behalf of the Lessor at any reasonable hour to any electrical facility in the Leased Premises for the purpose of inspection, testing, installation, repair, replacement of defective parts, removal, dismantling, assembly and other works that the Lessor deems necessary in the electrical facilities that provide Electricity Services to the Leased Premises.
     
  6.2. For the purpose of implementing the works as aforesaid the Lessor shall be entitled to disconnect temporarily and for the period of time that is required, however following advance coordination with the Lessee, to the extent possible, the electricity supply to the Leased Premises and provided that the period of time in which the electricity supply to the Leased Premises is reasonable while taking into account the type of the work in the Leased Premises.
     
  6.3. The Lessee shall take measures to remove and/or relocate any facility that may impede the access and implementation of the works as stated above.

 

7. Ownership in instruments and equipment

 

Any device, accessory and any other item of equipment that are related to the electricity supply services that were installed by the Lessor shall be the exclusive property of the Lessor, whether or not the Lessee participated in the expenses of their purchase and/or installation and/or connection and the like of the said equipment.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  14  

 

8. Liability for the property of the Lessor

 

  8.1. The Lessee shall be prohibited from performing any work of any kind in the instruments, accessories and other equipment belonging to the electricity supply systems of the Leased Premises without obtaining the prior and written approval of the Lessor for the implementation of works not by the Lessor as aforesaid.
     
  8.2. The Lessee shall be responsible for protecting all the equipment specified above including integrity thereof during the entire term of lease and/or the use of the Leased Premises and shall be held liable towards the Lessor for any damage caused to the equipment that does not derive from reasonable wear.

 

9. Supply of electricity by the Lessee

  

The Lessee may not supply and/or sell electricity and/or to provide any Electricity Services that were provided to it by the Lessor whether or not for payment and in any other manner to authorized persons and to other possessors in accordance with the Agreement unless the electricity supply is in the area of the Leased Premises.

  

10. Limitation of liability of the Lessor in power outages

 

  10.1. The Lessor shall be entitled to disconnect or limit the supply of Electricity Services to the Leased Premises and to other locations in the Building and/or the Park in the following circumstances:

 

  10.1.1. In any event of outage or limitation in the electricity supply emanating from an internal and/or external malfunction in the main electricity supply system in the Building and/or the Park, such as national or regional power outages emanating from the systems of the IEC or the internal power distribution network of the Building and/or the Park.
     
  10.1.2. In any event in which there is danger to the body or to property.
     
  10.1.3. In any other circumstances in which the Engineer instructs that such outage is necessary.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  15  

 

  10.2. In any event in which it is possible to notify the Lessee that there is a scheduled disruption of the provision of the Electricity Services the Lessor shall deliver advance notice in connection therewith in the manner prescribed by the Lessor.
     
  10.3. The Lessor shall not be held liable and shall not incur any damage caused to the Lessee in respect of power outages in the circumstances specified above and/or in any other circumstances over which the Lessor has no control.

 

11. Contingencies

  

If as a result of a law, regulation, order or an action performed by a government authority or any other competent authority, there is a need, at the discretion of the Lessor, to implement any changes in the electricity supply system to the Leased Premises, the Lessor shall implement the said changes and the Lessee shall raise no allegations and/or claims in respect of the implementation of the change as aforesaid.

  

12. Determining the electric power consumed in the Leased Premises

 

  12.1. The amount of electric power consumed in the Leased Premises is part of the components for which the Lessee shall pay usage fees for the provision of Electricity Services.
     
  12.2. The amount of electric power (in kWh) that the Lessee consumes in the Leased Premises shall be measured by a separate meter that will be installed in the meters cabinet in the Building and/or in any other location in the Park as determined by the Lessor.
     
  12.3. The reading of the meter will be made by the qualified employees on behalf of the Lessor or in computerized electronic means and shall serve as conclusive evidence with relation to the amount of electricity that was consumed.
     
  12.4. In case the meter did not function properly for a certain period of time, or did not operate at all, due to a malfunction or for any other reason, or in circumstances in which the Lessee consumed electricity in the Leased Premises not by the meter or in a manner that is not agreed in accordance with the Agreement and this Appendix, the Lessor shall make a calculation of the electricity consumed during the said period of time by way of an estimate according to the consumption rate in previous periods, and in case this is unnecessary, the estimate will be made by way of a comparison to the consumption in other areas in the Park where activities that are similar to the activities of the Lessee in the Leased Premises are performed.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  16  

 

  12.5. In case the Lessee disagrees with the estimates of the Lessor as stated in subsection 12.4 above, the Engineer shall decide in this matter and his decision may be appealed by the Lessee.
     
  12.6. In any other circumstances in which the Lessee disagrees with the manner of calculation of the electricity consumption in the Leased Premises, the Lessee’s arguments shall be examined by the competent employees on behalf of the Lessor and in case it is found in this examination that the calculation was inaccurate for a reason that is not contingent on the Lessee, the calculation will be corrected and the Lessee will be credited and/or debited, as the case may be, in the subsequent bill with the amount required following correction of the mistake.
     
  12.7. In any event of an inspection that is conducted at the request of the Lessee as stated above and in which it is found that the arguments of the Lessee are unfounded and that all the equipment that was installed by the Lessor works properly, the Lessee shall be required to incur the costs of the inspection in the amount that will be determined by the Lessor from time to time.

 

13. Termination of supply of Electricity Services during the Term of Lease

 

  13.1. In any event in which the Lessee defaults in payment of any of the electricity bills delivered to it, the Lessor shall be entitled to disconnect the electricity supply to the Lessee after delivery of a written notice.
     
  13.2. In case of termination of the electricity supply as aforesaid, the Lessee shall solely incur all costs, damages and losses in respect of the said termination.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  17  

 

14. Termination of provision of Electricity Services upon expiration of the Term of Lease

 

After the Lessor takes possession of the Leased Premises following the evacuation of the Leased Premises by the Lessee upon expiration of the Term of Lease or following any other circumstances in which the Lessee vacates the Leased Premises and terminates use thereof, whether in accordance with the Agreement and whether following breach thereof, the meter connected to the Leased Premises shall be read and its data shall be recorded. The said reading will be used in the final settling of accounts between the parties in anything related to the calculation of the payment that is due from the Lessee to the Lessor in respect of the provision of the Electricity Services.

 

15. Payment in respect of the provision of Electricity Services  

 

The rate that will be used for the purpose of charging the Lessee for the amount of electricity consumed in the Leased Premises shall be the rate that is customary from time to time in the IEC for electricity consumption in time of use in low voltage. The foregoing shall also apply to the payment required by the IEC as fixed payment.

 

16. Payment dates

 

  16.1. The Lessee shall be obligated to pay to the Lessor the costs of use of the Electricity Services as stated above, according to the bill that will be submitted to the Lessee once a month.
     
  16.2. Payment for the supply of electricity shall be charged by the Lessor each month or every two months according to the customary practice in the IEC and according to the amount of electricity that was consumed. Payment will be charged in the manner that Maintenance Fees and/or Rent are collected or a payment that will be made directly to the bank account of the Lessor as provided from time to time in the bills for payment on the date provided by the Lessor and in accordance with the instructions set forth by the Lessor at its discretion.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  18  

 

17. Securities

 

The securities that the Lessee shall provide in accordance with the Agreement shall also be used as a security for the payment of the amounts that are due to the Lessor from the Lessee in respect of the provision of the Electricity Services during the current period of billing and a security for the liability of the Lessee for the protection of the electricity equipment that was provided by the Lessor. The Lessor shall be entitled, at its discretion, to use the securities and/or a part thereof to cover any amount that is due to the Lessor from the Lessee in respect of the use of the Electricity Services. In case the Lessor used the securities, in whole or in part, the Lessee shall be obligated, immediately upon receiving demand, to extend and/or make good the amounts of the securities. The provision of the securities as aforesaid shall not derogate from any other right of the Lessor in accordance with the provisions set forth in any law, in accordance with the Agreement and in accordance with this Appendix.

  

[Signature and Stamp: SciVac Ltd.
513679555]
  [Signature and Stamp: Ayalot Investments
(Ramat Vered) 1994 Ltd]
The Lessor   The Lessee

  

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  19  

 

Appendix F

 

Application to cancel low voltage connection of the IEC and a letter of undertaking and irrevocable approval to switch to supply of electricity in bulk

 

To

 

Israel Electric Corp. Ltd – Rehovot District

 

Ayalot Investments (Ramat Vered) 1994 Ltd

 

Hereinafter: “the Owner”/“the Lessor”

 

I, the undersigned, SciVac Ltd, Company No. 513679555 (ID. No./Company No.) that leases the Leased Premises in the Rehovot Park, parcels 17 and 19 in block 3649 (hereinafter: “the Lessee”) handling IEC Contract no. ________________ hereby declare and undertake irrevocably as follows:

 

1. As an electricity consumer in the Rehovot Park complex which is owned by the Owner whose details are specified above I request from Israel Electric Corp. Ltd to cancel the electricity connection that is registered in my name in the IEC including dismantling thereof. I am aware that after dismantling the said connection the electricity supply to the complex and to the Leased Premises shall be under the full responsibility of the Owner and/or anyone acting on their behalf and I find this acceptable.
   
2. I am aware and I agree that the electricity supply to the complex and to the Leased Premises shall be changed to supply in bulk and that the Owner shall supply the electricity in the area of the complex (including switching from high voltage to low voltage).
   
3. Since the Owner will supply the electricity in bulk to all electricity consumers in the complex by an electricity connection in bulk, it is known and I agree that the following conditions shall apply:

 

  3.1. The payments in connection with the supply of electricity for me shall be paid by me directly to the Owner.
     
  3.2. Any query I make from this date henceforth regarding the electricity supply in the complex will be delivered to the Owner only.

 

4. In light of the foregoing, I, the Lessee, shall have no claims on any grounds against the IEC in respect of failure to supply electricity or disruptions in the supply of electricity.

 

    [Signature and Stamp: SciVac Ltd. 513679555]
Date   Signature + Company Stamp + ID. No./Company
No. ____________

  

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  20  

 

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  21  

 

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  22  

 

Insurance Appendix – Appendix C

1. Works in the Leased Premises

 

  1.1. Subject to the provisions set forth in the Agreement in anything related to obtaining authorization to implement works in the Leased Premises, in case any works are implemented in the Leased Premises as aforesaid by the Lessee and/or anyone acting on its behalf at any time during the Term of Lease, the Lessee undertakes to present to the Lessor and the Management Company the Certificate of Insurance for the Lessee’s Works hereby enclosed with this Agreement constituting an integral part thereof and marked as Appendix C1 (hereinafter respectively: “Certificate of Insurance for the Lessee’s Works” and “Insurance of the Lessee’s Works”) signed by its insurer. The Lessee declares that it is aware that the presentation of the Certificate of Insurance for the Lessee’s Works as aforesaid is a condition precedent and a precondition for the implementation of any works in the Leased Premises and the Lessor and/or the Management Company shall be entitled, however not obligated, to deny from the Lessee to implement works in the Leased Premises in case the said certificate is not presented to them prior to start of implementation of the works.

 

2. Permanent insurances

 

  2.1. During the entire Term of Lease the Lessee undertakes to arrange and maintain the insurances specified in the Certificate of Insurance enclosed with this Agreement and constituting an integral part thereof and marked as Appendix C2 (hereinafter respectively: “Lessee’s Permanent Certificate of Insurance” and “Lessee’s Permanent Insurances”).
     
  2.2. Without having to receive any demand from the Lessor and/or the Management Company, the Lessee undertakes to present to the Lessor and the Management Company, no later than the date of receiving possession in the Leased Premises or prior to the date of bringing any assets to the Leased Premises (except for assets that are included in the works that are insured under section 1.1 above) – upon the earlier – the Lessee’s Permanent Certificate of Insurance signed by its insurer. The Lessee declares that it is aware that the presentation of the Lessee’s Permanent Certificate of Insurance is a condition precedent and a precondition for receiving possession in the Leased Premises and/or for bringing any assets to the Leased Premises (except for assets that are part of the works that are insured under section 1.1 above) and the Lessor and/or the Management Company shall be entitled, however not obligated, to deny from the Lessee to receive possession in the Leased Premises and/or to bring assets as aforesaid in the event the certificate was not presented prior to the date specified above.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  23  

 

  2.3. It is agreed that the Lessee shall be entitled not to arrange an insurance against glass breakage as stated in section 1 of the Lessee’s Permanent Certificate of Insurance, in whole or in part, however the said in section 2.7 hereunder shall apply in respect of any loss or damage due to glass breakage as if the said insurance was fully arranged.
     
  2.4. It is agreed that the Lessee shall be entitled not to arrange consequential loss insurance, in whole or in part, as stated in section (4) of the Lessee’s Permanent Certificate of Insurance however the exemption specified in section 2.7 hereunder shall apply as if the said insurance was fully arranged.
     
  2.5. If the Lessee deems that it is necessary to arrange an additional and/or supplemental insurance to provide insurance coverage for the Lessee’s works and/or for the Lessee’s Permanent Insurances the Lessee undertakes to arrange and maintain the additional and/or supplemental insurance as aforesaid. A clause regarding waiver of the right of subrogation shall be incorporated in each additional or supplemental insurance as aforesaid with respect to the Lessor and/or the Management Company and anyone acting on their behalf and towards other lessees, tenants and other right holders in the Building (hereinafter: “Other Right Holders”) on the condition that in the property insurance of the Other Right Holders as aforesaid and/or in the property chapter in the contractor insurance that the Other Right Holders arranged there is a waiver of the right of subrogation towards the Lessee and provided that the said waiver shall not apply in favor of a person who caused willful damage. The Lessee undertakes to update the sums insured in respect of the insurances that are arranged in accordance with sections (1) and (4) of the Lessee’s Permanent Certificate of Insurance from time to time so that they always reflect the full value of the insurance coverage that they provide.
     
  2.6. The Lessee exempts the Lessor and/or the Management Company and the Other Right Holders whose lease agreements or any other agreement that grants to the Other Right Holders rights in the Building as aforesaid include a parallel exemption towards the Lessee from liability in respect of damage for which it is entitled to indemnification in accordance with the insurances it undertook to arrange in accordance with the provisions set forth in section (1) of the Certificate of Insurance for the Lessee’s Works, sections (1) and (4) of the Lessee’s Permanent Certificate of Insurance and additional property insurances that the Lessee arranges as stated above (or for which it was entitled to indemnification if it had not been for the deductible amounts specified in the policies) however the said exemption from liability shall not apply in favor of a person who caused willful damage.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  24  

 

  2.7. Upon expiration of the term of the Lessee’s Permanent Insurances the Lessee undertakes to deposit with the Lessor and/or the Management Company the Lessee’s Permanent Certificate of Insurance in respect of extension of its effect for one additional year. The Lessee undertakes to repeat and deposit the Lessee’s Permanent Certificate of Insurance on the required dates each insurance year and as long as this Agreement is in effect.
     
  2.8. Whenever the Lessee’s insurer notifies the Lessor and/or the Management Company that any of the Lessee’s Permanent Insurances is about to be terminated or change adversely, as stated in the final part of Appendix F1 and F2 as aforesaid, the Lessee undertakes to arrange the said insurance again and present a new Certificate of Insurance until the termination date or the date of the adverse change of the said insurance.
     
  2.9. The Lessor and/or the Management Company shall be entitled to inspect the Certificates of Insurance that are presented by the Lessee and the Lessee undertakes to implement any change or amendment that is required so as to make them compatible with the undertakings of the Lessee in accordance with this Agreement. The Lessee declares that the right of inspection of the Lessor and/or the Management Company with relation to the Certificates of Insurance and their right to instruct their amendment as stated above shall not impose on the Lessor and/or the Management Company and/or anyone acting on their behalf any obligation or responsibility in anything related to the Certificates of Insurance as aforesaid including the quality, scope and effect of the insurances that are arranged in accordance with the said certificates or in respect of lack thereof, and shall not derogate or add to any liability imposed on the Lessee in accordance with this Agreement.
     
  2.10. The Lessee undertakes to observe the terms set forth in the insurance policies it arranges and to make full and timely payment of the insurance premiums and assure that the Lessee’s Permanent Insurances are extended from time to time as required and shall be in effect during the entire Term of Lease.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  25  

 

  2.11. The Lessee undertakes to uphold the reasonable safety procedures/instructions that are published (if published) from time to time by the Lessor and/or the Management Company. For the avoidance of doubt, it is hereby agreed that the liability limits that are required in accordance with the Certificates of Insurance are a minimal requirement that is imposed on the Lessee. The Lessee declares and confirms that it will be precluded from raising any allegations and/or demands towards the Lessor and/or the Management Company and/or anyone acting on their behalf in anything related to the liability limits as aforesaid. In this regard it is clarified that the arrangement of the said insurances by the Lessee shall not diminish or derogate in any manner from the undertakings of the Lessee in accordance with this Agreement and the arrangement of the said insurances shall not release the Lessee from its obligation to compensate the Lessor and/or the Management Company and/or any person in respect of any damage for which the Lessee is held liable in accordance with this Agreement.
     
  2.12. The Lessor undertakes to arrange and maintain, whether by itself and whether by the Management Company, and during the entire term of the Agreement and as long as the Leased Premises are occupied by the Lessee (upon the later) the insurances specified further below in this section with a legally licensed and reputable insurance company:

 

  2.12.1. Dwelling insurance (including the building of the Leased Premises) including all attachments and systems thereof, in reinstatement value, against loss or damage due to the customary risks in extended fire insurance including fire, smoke, lighting, explosion, earthquake, storm, flood, damage by fluids and splitting of pipes, impact by a vehicle, impact by an aircraft, riots, strikes, willful damage and damage caused by break-in. The said insurance shall include a clause regarding waiver of the right of subrogation towards the Lessee and/or its managers and/or employees and anyone acting on their behalf however the said waiver shall not apply in favor of a person who caused willful damage. For the avoidance of doubt it is agreed expressly that the said insurance shall not include any contents and/or addition, improvement or extension that were made by and/or on behalf of and/or for the Lessee and/or the Other Right Holders however shall include expressly any contents and/or addition improvement or extension that were made by and/or on behalf of and/or for the Lessor and/or the Management Company.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  26  

 

  2.12.2. Consequential loss insurance providing insurance coverage for loss of rent, parking fees and management fees for damage that was caused to the structure of the Building (including the structure of the Leased Premises) due to the risks specified in section 2.16.1 above, for an indemnification period of 12 months.  The said insurance shall include a clause regarding waiver of the right of subrogation in favor of the Lessee and anyone acting on its behalf however the said waiver shall not apply in favor of a person who caused willful damage.
     
    It is agreed that the Lessor and/or the Management Company shall be entitled not to arrange a consequential loss insurance providing insurance coverage for the loss of rent, management fees and parking fees (if any) as stated in this section 2.16.1 above, in whole or in part, however the said in section 2.20 hereunder shall apply as if the said insurance was fully arranged.
     
  2.12.3. Third party liability insurance in a liability limit of $5,000,000 (five million U.S. dollars) per event and cumulatively in accordance with the policy, providing insurance coverage for the liability of the Lessor and the Management Company by law in respect of physical damage or damage to property that might be caused to the body and/or property of any person or legal entity in the Building. The said insurance shall not be subject to any restriction regarding liability arising out of fire, explosion, panic, hoisting, loading and unloading devices, animals, defective sanitary fixtures, poisoning, anything harmful in foods and beverages, strikes and lockouts, liability in respect of and towards contractors, subcontractors and their workers, and claims of subrogation by the National Insurance Institute. The insurance shall be extended to indemnify the Lessee and/or its managers and/or its employees in case it might be held liable for an act and/or omission of the Management Company and/or the Lessor and subject to the cross-liability clause according to which the insurance shall be deemed to have been arranged separately for each of the members of the insured.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  27  

 

  2.12.4. Employers’ liability insurance providing insurance coverage for the liability of the Management Company and the Lessor towards their employees in respect of bodily harm and/or an occupational disease that might be caused to any thereof in the course of or following their work in the project and surroundings thereof in a liability limit of $1,000,000 per claimant, per event and cumulatively in accordance with the policy. The said insurance does not include any restriction regarding works in height and in depth, hours of work, baits and poisons and youth employment. The insurance shall be extended to indemnify the Lessee in case it is argued regarding the occurrence of any occupational accident and/or any occupational disease that the Lessee is held liable as an employer towards any of the employees of the Management Company and/or the Lessor.

 

  2.13. It is agreed that the Lessor and/or the Management Company shall be entitled, at their sole discretion, to arrange additional insurances in addition to the insurances that are specified in section 2.16 above. The said additional insurances shall include a clause regarding waiver of the right of subrogation towards the Lessee and/or its managers and/or its employees and/or anyone acting on its behalf however the said waiver shall not apply in favor of a person who caused willful damage.
     
  2.14. The Lessor exempts the Lessee, its managers, employees and anyone acting on its behalf in its name and in the name of the Management Company from liability for damage for which they are entitled to indemnification in accordance with the insurances that are arranged under sections 2.16.1 and 2.16.2 above (or for which they were entitled to indemnification if it had not been for the deductible amounts specified in the policies), however the said exemption from liability shall not apply in favor of a person who caused willful damage).

 

The terms set forth in the policies shall not fall below the terms set forth in the “Bit” insurance policy. The Lessor shall be responsible to innocent payment of the deductible amounts specified in the policies it arranged.

 

The Lessee declares that it shall raise no allegations and/or demands and/or claims against the Lessor and/or the Management Company and/or anyone acting on their behalf in respect of the quality and scope of the insurances that they arranged as stated above.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  28  

 

Appendix C1: Certificate of Insurance for the Lessee’s Works

 

Date: _____________

 

To

 

Ayalot Investments (Ramat Vered) 1994 Ltd and/or Amot Investments Ltd and/or the parent company and/or subsidiaries (hereinafter individually and collectively: “the Lessor and/or the Management Company”).

 

Dear Sir/Madam,

 

Re: Certificate of Insurance for SciVac Ltd (hereinafter: “the Lessee”), inter alia, in connection with the lease of the property ____________________ (hereinafter: “the Building”) in an area of approximately ______________ sqm gross (hereinafter: “the Leased Premises”).

 

We hereby confirm that as of __________ and until ______________ (hereinafter: “Period of Works” or “Insurance Period”) and during an extended maintenance period of 12 months (the Period of Works and the maintenance period shall be referred hereinafter collectively: “Maintenance Period”) our company arranged contractor insurance (Policy No. ___________) in the name of the Lessee, contractors and subcontractors (in any rank), the Lessor and the Management Company providing insurance coverage for the works that are implemented by the Lessee and/or anyone acting on its behalf (hereinafter: “the Works”) as specified hereunder, when the scope of insurance coverage that is provided in accordance with the said insurances does not fall below the scope of coverage that is provided in accordance with the policy known as “Bit,” “Migdal Bit,” “Menobit,” (or any other equivalent version at the time of arranging the insurance):

 

1. Chapter 1 – “all-risk” insurance providing insurance coverage for the works in full value (including materials that are supplied by the Lessor and/or the Management Company) against unforeseen accidental physical loss or damage caused during the period of implementation of the works in the work site. This chapter includes a clause regarding waiver of the right of subrogation towards the Lessor and/or the Management Company and/or anyone acting on their behalf and towards other lessees, tenants and other right holders in the Building (the other lessees, tenants and right holders shall be referred hereinafter: “Other Right Holders”) on the condition that in the property insurance of the Other Right Holders there is a parallel clause regarding waiver of the right of subrogation towards the Lessee and/or in an agreement that grants rights in the Building to the Other Right Holders as aforesaid there is an exemption from liability in favor of the Lessee in respect of loss or damage caused to the property of the Other Right Holders due to the risks insured in chapter A (property) in the “Contractor insurance” or in the “extended fire” insurance however the said waiver shall not apply in favor of a person who caused willful damage. In addition, the chapter includes an express extension regarding surrounding property and property being worked upon in a liability limit in the amount of NIS 200,000 (two hundred thousand new Israeli shekels) per event and cumulatively for the Insurance Period.
   
2. Chapter 2 – third party liability insurance for liability arising out of the works that are insured under chapter 1 above in a liability limit as stated hereunder. The chapter includes a cross-liability clause according to which the insurance shall be deemed to have been arranged separately for each of the members of the insured. Except for the property insured under chapter A above or in the dwelling insurance of the Lessor.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  29  

 

Liability limit: _______________ per event and cumulatively in accordance with the policy (*).

 

The said chapter is extended to include the following:

 

  A. Claims of subrogation by the National Insurance Institute.
  B. Bodily harm deriving from the use of heavy equipment that is a motor vehicle and when there is no obligation to arrange compulsory insurance for the said vehicle.
  C. Liability for damage that is caused to vibrations and weakening of supports in a liability limit in the amount of NIS 1,000,000 per event and cumulatively for the Insurance Period.

 

3. Chapter 3 – employers’ liability insurance in accordance with the provisions set forth in the Civil Wrong Ordinance [New Version] and/or the Liability for Defective Products Law, 5740-1980 providing insurance coverage to any of the employees of the insured that are employed in the performance of the works that are insured under chapter 1 (Property) above in respect of bodily harm or an occupational disease that might be caused to any thereof in the course of and following their employment as aforesaid, in a liability limit of NIS 20,000,000 per claimant, per event and cumulatively in accordance with the policy. The said insurance does not include any limitation regarding works in height and in depth, hours of work, baits and poisons, contractors, subcontractors and their workers and youth employment.

 

The policy specified above shall supersede any insurance that was arranged by the Lessor and/or the Management Company and we waive any allegation and/or demand regarding the participation of the insurances of the Lessor and/or the insurances of the Management Company. In addition, breach of the terms and provisions set forth in the policy in good faith by the Lessor and/or anyone acting on its behalf shall not derogate from the rights of the Lessor and/or the rights of the Management Company to recover indemnification in accordance with the policy. In addition, we undertake that the policy specified above shall not be canceled and shall not change adversely during the Insurance Period unless a written notice is delivered in registered mail to the Lessor and the Management Company at least 60 days in advance. For the avoidance of doubt, we confirm that the Lessee shall be solely responsible to pay the insurance premiums for the said policy and shall incur the deductible amount applicable to the policy as aforesaid.

 

The insurances specified in this Certificate of Insurance are in accordance with the terms set forth in the original policies to the extent that these were not modified in this Certificate and provided that the said modification shall not derogate from the terms set forth in the original policies.

 

Sincerely,

 

             
(Stamp of Insurer)   (Signature of the Insurer)   (Name of Signatory)   (Position of Signatory)

 

(*) The liability limit shall be in an amount equal to NIS 8,000 multiplied by the area of the Leased Premises in sqm, however the said amount shall not fall below NIS 1,000,000 (one million new Israeli shekels) and shall not be greater than NIS 2,000,000 per event and cumulatively for the Insurance Period.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  30  

 

Appendix C2: Certificate of Permanent Insurances of the Lessee

 

Date: [handwritten: 21.8.16]

 

To

 

Ayalot Investments (Ramat Vered) 1994 Ltd and/or Amot Investments Ltd and/or the parent company and/or subsidiaries (hereinafter individually and collectively: “the Lessor and/or the Management Company”)

 

Dear Sir/Madam,

 

Re: Certificate of Insurance for SciVac Ltd (hereinafter: “the Lessee”), inter alia, in connection with the lease of the property ____________________ [handwritten: [illegible] Rehovot], (hereinafter: “the Building”) in an area of approximately ______________ sqm gross (hereinafter: “the Leased Premises”).

 

 

We hereby confirm that the Lessee maintains by us the insurance(s) specified hereunder for the insurance period(s) that was specified beside the said insurance(s) (hereinafter: “Insurance Period”) when the scope of insurance coverage that is provided in accordance with the said insurance(s) shall be in accordance with the insurance coverage provided in the “Bit 2013” version.

 

1. Policy No. [handwritten: 00-09-185305-16-3] for the period from [handwritten: 1.2.16] and until [handwritten: 31.1.17]
   
  Contents insurance for the Leased Premises and for any other property brought to the Leased Premises and/or the Building by or for the Lessee (including equipment, furniture, facilities and stocks) and any modification, improvement and addition to the Leased Premises that were implemented and/or that will be implemented by and/or for the Lessee in full value and based upon reinstatement value (except for stocks that will be insured in indemnification values) against loss or damage due to the risks insured in “extended fire” insurance: smoke, fire, lighting, explosion, earthquake, storm, flood, damage by fluids and splitting of pipes, impact by a vehicle, impact by an aircraft, riots, strikes, willful damage, glass breakage and break-in. The insurance includes a clause stipulating that the insurer waives the right of subrogation towards the Lessor and/or the Management Company and/or anyone acting on their behalf and towards other lessees, tenants and right holders in the Building (the other lessees, tenants and right holders shall be referred collectively hereinafter: “Other Right Holders”) on the condition that in the property insurance of the Other Right Holders there is a parallel clause regarding waiver of the right of subrogation towards the Lessee and/or in an agreement that grants the Other Right Holders as aforesaid rights in the Building there is an exemption from liability in favor of the Lessee in respect of loss or damage that might be caused to the property of the Other Right Holders due to the risks insured in “extended fire” insurance; however the said waiver shall not apply in favor of a person who caused willful damage.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  31  

 

2. Policy No. [handwritten: 00-06-176192-16-2] for the period from [handwritten: 1.2.16] and until [handwritten: 31.1.17]
   
  Third party liability insurance providing insurance coverage for the statutory liability of the Lessee for bodily harm or damage to property that was caused to the body and/or the property of any person or entity in the Leased Premises and surroundings thereof in a liability limit as specified hereunder. The insurance shall not be subject to any limitation in respect of liability arising out of fire, explosion, panic, hoisting, loading and unloading devices, defective sanitary fixtures, poisoning, anything harmful in foods and beverages, strikes and lockouts, liability in respect of and towards contractors, subcontractors (in any rank) and their workers, animals, and claims of subrogation by the National Insurance Institute. The insurance is extended to indemnify the Lessor and/or the Management Company in case they are held liable for an act and/or omission of the Lessee and/or anyone acting on its behalf subject to a cross-liability clause according to which the insurance shall be deemed to have been arranged separately for each of the members of the insured.
   
  Liability limit in the amount of [handwritten: NIS 20,000,000] per event and cumulatively in accordance with the policy (*)
   
3. Policy No. [handwritten: 00-04-092914-16-2] for the period from [handwritten: 1.2.16] and until [handwritten: 31.1.17]
   
  Employers’ liability insurance providing insurance coverage for the liability of the Lessee in accordance with the provisions set forth in the Civil Wrong Ordinance [New Version] and/or the Liability for Defective Products Law, 5740-1980 towards its employees in respect of bodily harm and/or an occupational disease that might be caused to any thereof in the course of and following their work in the Leased Premises and surroundings thereof, in a liability limit of NIS 20,000,000 per event and cumulatively in accordance with the policy. The insurance does not include any limitation regarding works in height and in depth, hours of work, baits and poisons and lawful youth employment. The insurance is extended to indemnify the Lessor and/or the Management Company in case it is stated, regarding the occurrence of any occupational accident and/or an occupational disease that any of them is held liable as an employer towards any of the employees of the Lessee.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  32  

 

4. Policy No. [handwritten: 00-09-185305-16-3] for the period from [handwritten: 1.2.16] and until [handwritten: 31.1.17]
   
  Consequential loss insurance providing insurance coverage for loss of gross earnings of the Lessee [expressly, except for loss of rent, parking fees and management fees to the Lessor and the Management Company] due to loss or damage caused to the property insured under section 1 above as a result of one of the risks that are insured under section 1 above (except for break-in, “all-risk” extension, property in transit and electricity section) for an indemnification period of 12 months. The insurance includes a clause stipulating that the insurer waives the right of subrogation towards the Lessor and/or the Management Company and/or anyone acting on their behalf and towards the Other Right Holders on the condition that in the consequential loss insurance of the Other Right Holders there is a parallel clause regarding waiver of the right of subrogation towards the Lessor and/or in an agreement that grants rights in the Building to the Other Right Holders there is an exemption from liability in favor of the Lessee in respect of consequential loss to the Other Right Holders due to the risks insured under the “extended fire” insurance however the said waiver shall not apply in favor of a person who caused willful damage.

 

We confirm that the said policy(s) supersede any insurance that is arranged by the Lessor and/or the Management Company and we waive any demand and/or allegation regarding the participation in the insurances of the Lessor and/or the Management Company. In addition, we confirm that failure to uphold the terms set forth in the policies and provisions thereof in good faith by the Lessee and/or anyone acting on its behalf shall not derogate from the right of the Lessor and/or the Management Company to indemnification in accordance with the policy(s). In addition, we undertake that the policy(s) shall not be canceled or change adversely during the Insurance Period unless the Lessor and/or the Management Company receive a notice to that effect in registered mail at least 30 days in advance. For the avoidance of doubt it is clarified that the Lessee shall be solely obligated to pay the insurance premiums in respect of the policy(s) and the payment of the deductible amounts in accordance with the said policies.

 

The insurances specified in this Certificate of Insurance are in accordance with the terms set forth in the original policies to the extent that these were not modified in this Certificate and provided that the said modification shall not derogate from the terms set forth in the original policies.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  33  

 

Sincerely,

  

[Signed]   [Signed]   [Signed]   [Signed]
(Stamp of Insurer)   (Signature of the Insurer)   (Name of Signatory)   (Position of Signatory)

 

(*) The liability limits shall be in an amount equal to NIS 14,000 multiplied by the area of the Leased Premises in sqm however shall not fall below NIS 2,000,000 (two million new Israeli shekels) and shall not be greater than NIS 20,000,000 (twenty million new Israeli shekels) per event and cumulatively in accordance with the policy.

 

The policies, including the liability limits specified in this Certificate, apply to all the works of all the entities specified in the policies including, inter alia, the works subject matter of the Certificate. The Certificate is issued subject to the terms and exclusions specified in the policies to the extent that they were not expressly modified.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  34  

 

Appendix D

 

Bank Guarantee

 

To

Ayalot Investments (Ramat Vered) 1994 Ltd

 

Address _____________

 

Branch: _____________

 

Address:____________

 

Date:_______________

 

Dear Sir/Madam,

 

Re: Bank Guarantee no. _____________

  

1. We hereby guarantee towards you to pay any amount up to a total amount of NIS 102,310 (one hundred and two thousand and three hundred and ten new Israeli shekels) that you will demand from SciVac Ltd Company No. 513679555 (hereinafter: “the Debtor”) in connection with a Lease Agreement that you signed with the Debtor.
   
  This amount shall be linked to the consumer price index as published by the Central Bureau of Statistics from time to time in accordance with the following terms of linkage:
   
  “Base Index” for the purpose of this Guarantee shall be the index of December 2015 that was published on the 15th of the subsequent month (or at about that time) at a rate of _____________ points.
   
  “New Index” for the purpose of this Guarantee shall be the index that was recently published and prior to receiving your demand in accordance with this Guarantee.
   
  Linkage differentials for the purpose of this Guarantee shall be calculated as follows: if it transpires that the New Index is higher compared to the Base Index, then the Guarantee amount shall be calculated increased by an identical rate to the rate of increase of the New Index compared to the Base Index. If the New Index is lower compared to the Base Index, we will pay you the amount specified in your demand up to the Guarantee amount without linkage differentials.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]
  35  

 

2. Upon receiving your first written notice, no later than ten days as of the date in which we received your demand that was delivered to our address specified above, we will pay you any amount specified in the demand and provided that the said amount will not be greater than the Guarantee amount in addition to linkage differentials and you will not be obligated to give reasons or prove your demand and you will not be obligated to demand the amount from the Debtor first.
   
3. This this Guarantee shall be in effect until the ____ day in the month of ___________ in the year ________ (including) only and afterwards shall be null and void.
  Any demand made in accordance with this Guarantee shall be received by us in writing in accordance with our address as stated above, no later than the said date and until the closing time of our branch for public reception.
   
4. A written demand that is transmitted to the bank by fax shall also constitute a written demand for the purpose of this Guarantee.
   
5. This Guarantee is nontransferable and non-assignable.

  

Sincerely,

 

______________ Bank

 

 

  

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd]

 

 

 

Exhibit 10.6

 

Addendum of Unprotected Lease Agreement dated June 16, 2006

 

Drawn up and signed on the [handwritten: 5th] day of the month of September 2016

 

Between:

Ayalot Investments (Ramat Vered) 1994 Ltd Company No. 512022401

Of 7 Jabotinsky St., Ramat Gan

(Hereinafter: “the Lessor”)

 

Of the first part;

   
And between:

SciVac Ltd Company No. 513679555

13 Gad Rd. Rehovot

PO Box 580, 7610303

(Hereinafter: “the Lessee”)

 

Of the second part;

 

Whereas: The Lessee in its previous name, SciGen (IL) Ltd and the entity that preceded the Lessor, Africa Israel Properties Ltd, Ayalot Investments (Ramat Vered) 1994 Ltd and Sharda Ltd (hereinafter collectively: “the First Lessor”) signed a lease agreement including all appendixes thereof on June 16, 2006 with relation to the leased premises situated in the Rehovot Park in block 3649, part of parcels 8-9 (hereinafter: “the Park”) (the Lease Agreement including all Appendixes thereof shall be referred hereinafter: “the Lease Agreement”);
   
And whereas: From time to time the Lessee signed addenda for the lease of additional areas in the Park and the extension of the lease in the said areas (the Lease Agreement, Appendixes thereof and all addenda signed in connection therewith shall be referred hereinafter: “the Primary Agreement”).

 

 
  2  

 

And whereas: The Lessor purchased from the said First Lessor the rights in the Park and stepped in and took over the First Lessor for all intents and purposes and became the full right holder in the Park and shall solely constitute “the Lessor” in the Lease Agreement for all intents and purposes;
   
And whereas: At the time of signing this Addendum the total areas that the Lessee leases from the Lessor are the following areas: an area of 1,718sqm gross in floor B of the Building known as Stage C, an area of 404sqm gross in floor B of the Building known as Stage C, an area of 420sqm gross and an area of 134sqm gross in floor B of the Building known as Stage A, an additional area of 420sqm gross in floor B of the Building known as Stage A (for the sake of convenience all the areas specified above shall be referred hereinafter collectively: “the Leased Premises”), without derogating from the said in section 2 of Appendix A of the Lease Agreement;
   
And whereas: At the time of signing this Addendum the Lessee already uses a floor protected space area of approximately 35sqm gross in the Building known as stage C of the Park in the interim floor between floors 2 and 3 of the west wing (hereinafter: “Authorized Area”);
   
And whereas: The Lessee wishes to lease an additional area of 490sqm gross that is situated in floor B of Stage B and that is highlighted in red in the blueprint enclosed with this Addendum as Appendix A (hereinafter: “Additional Leased Premises”) and use 8 parking spaces that are highlighted in color in the blueprint enclosed with this Addendum as Appendix A1 (hereinafter: “the Parking Spaces”) and the Lessor agreed to lease to the Lessee the said area in accordance with the provisions set forth in this Addendum hereunder;

 

Therefore, it is Declared, Stipulated and Agreed between the Parties as Follows:

 

1. The preamble to this Addendum and Appendixes thereof shall be deemed an integral part thereof.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  3  

 

2. The headings of the sections in this Addendum will serve for the purpose of orientation and convenience only, and will not serve for the purpose of interpreting the Addendum.

 

3. The said in this Addendum shall amend and modify the Primary Agreement solely in sections and/or provisions that are amended and/or added in this Addendum. The sections that are amended and/or added shall supersede the said in the Primary Agreement. The other terms of the Primary Agreement shall fully apply and shall remain intact in respect of the lease of the Additional Leased Premises.

 

Declarations of the parties

 

4. The Lessee declares that it is familiar with the Park, the Building and the Additional Leased Premises and that it inspected them, their surroundings, their physical and legal condition and the plans and the licenses in connection therewith, their zoning classification and any other matter that might have an effect on its engagement in this Addendum and found all compatible with its requirements and specifications in every respect. Subject to the delivery of the Additional Leased Premises to the Lessee in their condition as stated in section 15 hereunder and subject to the veracity of the declarations of the Lessor in section 5 hereunder, the Lessee hereby waives any allegation, right and claim relating to the Additional Leased Premises, the options of use thereof and its engagement in this Addendum except for allegations regarding latent failures and/or defects, to the extent that these are detected, and that the Lessee could not have detected on the Delivery Date by conducting a professional inspection and except for a latent failure and/or defect that were known to the Lessor and that the Lessor did not disclose to the Lessee.

 

5. The Lessor declares that the Additional Leased Premises are built in accordance with construction permits issued by law and that Form 4 (Certificate of Occupancy) was issued in respect whereof and that to the best of its knowledge there is no statutory and/or contractual preclusion preventing the engagement of the Lessor in this Addendum.

 

Delivery of the Additional Leased Premises

 

6. The date of delivery of possession in the Additional Leased Premises shall be November 1, 2016 (hereinafter: “Delivery Date”).

 

The Lessee is aware that at the time of signing this Addendum another lessee, Hi-tech Integrated systems Ltd (hereinafter: “Other Lessee”) holds the Additional Leased Premises.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  4  

 

Therefore, the parties agree that the Delivery Date shall occur on the condition that until October 10, 2016 the Other Lessee vacates the Additional Leased Premises. To the extent that there is a delay in the evacuation of the Additional Leased Premises by the Other Lessee the Delivery Date and the other dates specified in this Addendum shall be delayed respectively and the Lessee shall raise no demands and/or claims and/or allegations towards the Lessor due to the delay of the Delivery Date as aforesaid.

 

To the extent that the Delivery Date is delayed by more than 6 months (that is to say, beyond May 1, 2017) as a result of a delay in vacating the Additional Leased Premises by the Other Lessee, the Lessee shall be entitled, at any time, to notify the Lessor regarding its wish to cancel the provisions set forth in this Addendum solely with respect to the Additional Leased Premises (in such manner that the provisions set forth in this Addendum pertaining to the Parking Spaces shall be in effect, mutatis mutandis) and in such circumstances as aforesaid, the Lessor shall raise no demands and/or claims and/or allegations towards the Lessee.

 

In addition, in circumstances of a delay of the Delivery Date, the Lessor undertakes to deliver a 21 days’ prior and written notice before the Delivery Date.

 

7. By receiving the Additional Leased Premises to its possession on the Delivery Date and subject to the said in the delivery protocol that is signed between the parties at the time of delivery of possession, the Lessee confirms the receipt of the Additional Leased Premises to its satisfaction and in accordance with the provisions set forth in this Addendum and the Lease Agreement and waives any allegations regarding a defect and/or lack of conformity in connection therewith in accordance with the provisions set forth in section 4 above and subject to the declarations of the Lessor in section 5 above.

 

8. As of the Delivery Date of the Additional Leased Premises the Lessee shall incur any payment applicable to a lessee in the property including electricity, water, municipal taxes and any other payment applicable to the Lessee in the Additional Leased Premises in accordance with the Lease Agreement.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  5  

 

Term of Lease in the Additional Leased Premises and extension of the Term of Lease in the Leased Premises and in the Authorized Area

 

9. The Term of Lease in the Additional Leased Premises shall take effect on the Delivery Date within its meaning above and shall expire on January 31, 2022 (hereinafter: “Term of Lease in the Additional Leased Premises”).

 

10. Subject to the fulfillment of all the cumulative conditions specified hereunder the Lessee is hereby granted the option (hereinafter: “the Option”) to extend the Term of Lease in the Additional Leased Premises for a term of lease of 60 months as of expiration of the Term of Lease in the Additional Leased Premises, that is to say, as of February 1, 2022 and until January 31, 2027 (hereinafter: “Additional Term of Lease in the Additional Leased Premises”):

 

10.1. The Option shall take effect automatically unless the Lessee delivered written notice to the Lessor 180 days in advance prior to expiration of the Term of Lease in the Additional Leased Premises stating that it does not exercise the option for the extension of the Term of Lease.

 

10.2. The Lessee did not commit a fundamental breach or a repeated breach of the Primary Agreement and this Addendum during the entire Term of Lease in the Additional Leased Premises.

 

11. It is agreed that to the extent that the Lessee wishes to shorten the Term of Lease or its Additional Term of Lease in the Additional Leased Premises and bring a substitute lessee this shall be done subject to obtaining the prior and written approval of the Lessor regarding the identity of the substitute lessee and on the condition that at the time the Lessee does not owe any debt to the Lessor, the Management Company or any other authority and on the condition that the Lessor and the substitute lessee sign a lease agreement whose conditions shall not fall below the conditions set forth in this Agreement that was signed between the Lessor and the Lessee and that the substitute lessee shall provide to the Lessor securities as requested by the Lessor at its discretion and taking into account the financial strength and identity of the substitute lessee and on the condition that the Lessor and the lessee sign an agreement for shortening its term of lease in the Additional Leased Premises and that the Lessor, the Lessee and the substitute lessee sign a tripartite agreement in the customary form in the Lessor at the time. The Lessor shall not unreasonably withhold its approval of the identity of the substitute lessee. Without derogating from the aforesaid, it is clarified that the refusal of the Lessor due to the lack of conformity of the substitute lessee that is proposed due to issues that are related to its reputation and/or reliability and/or financial strength and/or its lack of conformity to the mixture of businesses in the Park shall be deemed as reasonable reasons.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  6  

 

12. In addition, it is agreed that the Lessee shall be entitled to allow a sublessee on its behalf (hereinafter: “Sublessee”) to use parts or the entire area of the Additional Leased Premises. The foregoing shall apply on the condition that the Lessor grants its prior and written approval of the Sublessee and shall not unreasonably withhold the said approval. It is clarified that the refusal of the Lessor to approve the Sublessee for reasons that are related to the reputation and/or the financial strength of the Sublessee and/or the lack of conformity of the Sublessee to the business mixture in the Park shall be deemed as reasonable reasons. In case the identity of the Sublessee is approved then subject to the foregoing and without derogating from the undertakings of the Lessee in accordance with the Primary Agreement and this Addendum, the Sublessee shall assume all the obligations and undertakings of the Lessee in accordance with this Addendum and in accordance with the Primary Agreement. For the avoidance of doubt, the Lessor shall not be charged for any cost and/or expense and/or liability in connection with the use of the Sublessee of the Additional Leased Premises including with respect to interior adjustments in the Additional Leased Premises for the purposes of the Sublessee. It is emphasized expressly that the lease of the Sublessee as aforesaid shall be made and shall be realized solely with the signature of the Lessor, the Lessee and the Sublessee on an addendum of the Agreement that establishes the sublease in the customary form in the Lessor and that shall entitle the Lessee a status of an “authorized person” towards the Lessor and subject to fulfillment of its conditions.

 

Rent in the Additional Leased Premises

 

13. During the Term of Lease in the Additional Leased Premises the monthly rent in the Additional Leased Premises shall be in the amount of NIS 30 in addition to statutory VAT for each 1sqm gross of the area of the Additional Leased Premises, linked to the index of June 2016 that was published on July 15, 2016 and that was 535.3583 points.

 

14. The monthly rent during the Additional Term of Lease in the Additional Leased Premises shall be according to their rate in the last month of the Term of Lease in the Additional Leased Premises (including linkage differentials) and with additional 10% thereof in the beginning of the period.

 

15. Maintenance fees per month for the Additional Leased Premises during the terms of lease in the Additional Leased Premises shall be in an amount equal to Cost + 15% for each 1sqm of the area of the Additional Leased Premises, gross in addition to VAT. Solely as indication, the Lessee is aware that as of the date of signing this Addendum the maintenance fees are in the amount of NIS 4.80 for each 1sqm gross of the area of the Additional Leased Premises per month in addition to statutory VAT, linked to the index set forth in section 13 above (hereinafter: “Maintenance Fees”).

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  7  

 

16. All the provisions set forth in the Lease Agreement with relation to the rent, to the extent that they are not in contradiction to the said in this Addendum, shall also apply with relation to the rent paid in respect of the Additional Leased Premises in accordance with this Addendum.

 

Adjustment Works in the Additional Leased Premises

 

17. The Additional Leased Premises, in their condition “as-is” at the time of signing this Addendum, constitute part of a larger area that is possessed by the Other Lessee within its meaning hereunder.

 

18. Prior to the Delivery Date the Lessor shall construct a wall at its expense for the purpose of separating the area of the Additional Leased Premises and shall provide to the Lessee electricity (3X63) up to the door of the Additional Leased Premises. Except for the said in this section above, the Additional Leased Premises shall be delivered to the Lessee in their condition “as-is” at the time of signing this Addendum.

 

19. As of the Delivery Date the Lessee shall implement by professionals on its behalf and at its expense all works that are required for the purpose of separating all systems and utilities including, however without derogating from the generality of the aforesaid, water, air conditioning, plumbing system etc. between the area of the Additional Leased Premises and the area that remains in the possession of the Other Lessee and the Lessee shall install by professionals on its behalf and at its expense separate systems and utilities for the Additional Leased Premises including plumbing, water, electricity, air conditioning and the like. In addition, as of the Delivery Date the Lessee shall be entitled to implement adjustment works for the purpose of making the Additional Leased Premises compatible with its requirements (hereinafter: “Adjustment Works”).

 

20. The agreement of the Lessor for the implementation of Adjustment Works by the Lessee is conditional on the submission of all the plans that are drafted by the Lessee including the construction, air conditioning and electricity plans in a level of construction plans prior to implementation thereof for the approval of the Lessor (hereinafter: “Lessee’s Plans”).

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  8  

 

21. The Lessee shall not be entitled to implement any work in the Additional Leased Premises without obtaining the prior and written approval of the Lessor.

 

22. The Lessee shall be solely responsible to obtain any license and/or permit, to the extent required, for the purpose of implementing the Adjustment Works.

 

23. The Lessee shall be solely liable for the implementation of the Adjustment Works in the Additional Leased Premises, including all insurances required in connection therewith. The Lessee shall present to the Lessor the Certificate of Insurance for the Lessee’s Works in the form enclosed as Appendix B-1 of this Addendum, signed by the insurer on behalf of the Lessee prior to and as a condition for the delivery of the Additional Leased Premises to the Lessee.

 

24. The Lessee shall implement the Adjustment Works in such manner that will not cause any disturbance to the other lessees in the Park and the Building and shall be responsible towards the Lessor and towards any third party for any damage and/or loss caused, if caused, in the course of and/or following the implementation of the Lessee’s Works to the body and/or the property and/or the Leased Premises and/or the Building and/or surroundings and/or contents thereof. For the purpose of this matter it is clarified that the approval of the Lessor for the Lessee’s Works shall not impose any liability on the Lessor.

 

25. The Lessor shall be entitled to enter the Additional Leased Premises at any time during the implementation of the Adjustment Works after advance coordination with the representative on behalf of the Lessee except for emergencies when the Lessor shall be entitled to enter without advance coordination in order to oversee their implementation and to inspect the fulfillment of the undertakings of the Lessee. This provision shall not impose on the Lessor any liability or derogate from the liability of the Lessee.

 

26. The Lessee undertakes to repair any damage and/or breakdown caused following the implementation of the Adjustment Works. In case the Lessee does not act in the said manner the Lessor shall be entitled to take the said action at the expense of the Lessee and after delivery of a written notice to the Lessee regarding its intention to act in the said.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  9  

 

27. The Lessee shall be solely liable for the equipment and the materials that will be brought by the Lessee for the purpose of implementing the Adjustment Works. The Lessee shall not be entitled to store materials and equipment outside the Additional Leased Premises without obtaining the prior and written approval of the Lessor.

 

28. The Lessee shall assure that contractors on its behalf follow the instructions of the Lessor and act in accordance with the work procedures prescribed by the Lessor, to the extent that there are any.

 

Right of use of the Parking Spaces

 

29. As of September 10, 2016 and until expiration of the Term of Lease in the Leased Premises in the Authorized Area and in the Additional Area as set forth in the Primary Agreement and in this Addendum, that is to say, until January 31, 2022, or until expiration of the Additional Term of Lease in the Leased Premises, the Authorized Area and the Additional Leased Premises, to the extent that the option to extend the Term of Lease is realized, that is to say, until January 31, 2027, the Lessee shall be entitled to use the Parking Spaces within their meaning above.

 

30. As of September 10, 2016 and until expiration of the Term of Lease in the Leased Premises, in the Authorized Area and in the Additional Leased Premises, that is to say, until January 31, 2022, the usage fees in respect of the Parking Spaces shall be in the amount of NIS 250 in addition to statutory VAT for each Parking Space per month and shall incur linkage differentials that shall be calculated in accordance with the provisions set forth in the Primary Agreement according to the Base Index specified in section 13 above.

 

31. During the additional Term of Lease in the Leased Premises, the Authorized Area and the Additional Leased Premises, that is to say, as of February 1, 2022 and until January 31, 2027, the monthly usage fees for the Parking Spaces shall be according to their rate in the last month of the Term of Lease that preceded the additional Term of Lease (including linkage differentials) and in addition to 10% thereof in the beginning of the period.

 

32. Payment of usage fees in respect of the Parking Spaces shall be deemed as part of the rent during the terms of lease in the Additional Leased Premises and shall be paid in the same manner that the rent was paid during the terms of lease in the Additional Leased Premises.

 

33. The Lessee shall not be charged with payment of management fees in respect of the Parking Spaces.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  10  

 

34. To the extent that municipal taxes apply in respect of the Parking Spaces the Lessee shall incur their payment.

 

35. For the avoidance of doubt, the right of use of the Parking Spaces as stated above is granted to the Lessee as of September 10, 2016 and for the terms of lease in the Leased Premises in the Authorized Area and in the Additional Leased Premises and upon expiration of the Term of Lease in the Leased Premises, the Authorized Area and the Additional Leased Premises the Lessee shall no longer use the Parking Spaces.

 

Securities in connection with the Additional Leased Premises

 

36. In order to assure the fulfillment of all the undertakings of the Lessee towards the Lessor in anything related to the Additional Leased Premises, and without derogating from the undertakings of the Lessee with relation to the Leased Premises and the Authorized Area, at the time of signing this Addendum and as a condition for the delivery of possession in the Additional Leased Premises to the Lessee the Lessee shall deposit with the Lessor a bank guarantee in an amount that is equal to the amount of the rent and the Maintenance Fees in the Additional Leased Premises, in addition to statutory VAT in respect of 6 (six) months of lease in the amount of NIS 133,746 in addition to VAT, in the form enclosed as Appendix C of this Addendum.

 

37. For the avoidance of doubt it is clarified that the Lessor shall be entitled to use any of the securities it holds and shall be entitled to exercise the said securities up to the amount due to the Lessor from the Lessee, at its sole discretion, in circumstances of breach of fundamental undertakings of the Lessee, whether in connection with the Leased Premises and the Authorized Area and in connection with the Additional Leased Premises and provided that it acted in accordance with the provisions set forth in the Primary Agreement and this Addendum in the exercise of the securities.

 

Insurance

 

38. The insurance sections in the Primary Agreement shall be deleted and the parties shall act in accordance with the insurance provisions specified in the “Insurance Appendix” marked as Appendix C and in accordance with the certificates of insurance marked as Appendix C1 and Appendix C2.

 

Electricity

 

39. The Lessee declares that it is aware that the Lessor is the exclusive right holder towards Israel Electric Corp. in anything related to the receipt and supply of electricity to the Additional Leased Premises and that the Lessor shall supply the electricity to the Additional Leased Premises in the manner and under the terms set forth in Appendix D of the Lease Agreement.

 

40. For the avoidance of doubt, the payment of the Lessee for the use of electricity in the Additional Leased Premises shall not exceed the electricity rates that are charged from the Lessor in respect of the Additional Leased Premises.

 

41. The other provisions set forth in the Primary Agreement that were not amended in this Addendum shall be in full force and effect and shall bind the parties also in respect of the Additional Leased Premises.

 

And in witness hereof the parties are hereby undersigned:

 

[Signature and Stamp: SciVac Ltd.

513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]

  [Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd Company No. 512022401]
The Lessee   The Lessor

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  11  

 

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  12  

 

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  13  

 

 

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  14  

 

Insurance Appendix – Appendix B

 

1. Works in the Leased Premises

 

1.1. Subject to the provisions set forth in the Agreement in anything related to obtaining authorization to implement works in the Leased Premises, in case any works are implemented in the Leased Premises as aforesaid by the Lessee and/or anyone acting on its behalf at any time during the Term of Lease, the Lessee undertakes to present to the Lessor and the Management Company the Certificate of Insurance for the Lessee’s Works hereby enclosed with this Agreement constituting an integral part thereof and marked as Appendix C1 (hereinafter respectively: “Certificate of Insurance for the Lessee’s Works” and “Insurance of the Lessee’s Works”) signed by its insurer. The Lessee declares that it is aware that the presentation of the Certificate of Insurance for the Lessee’s Works as aforesaid is a condition precedent and a precondition for the implementation of any works in the Leased Premises and the Lessor and/or the Management Company shall be entitled, however not obligated, to deny from the Lessee to implement works in the Leased Premises in case the said certificate is not presented to them prior to start of implementation of the works.

 

2. Permanent insurances

 

2.1. During the entire Term of Lease the Lessee undertakes to arrange and maintain the insurances specified in the Certificate of Insurance enclosed with this Agreement and constituting an integral part thereof and marked as Appendix C2 (hereinafter respectively: “Lessee’s Permanent Certificate of Insurance” and “Lessee’s Permanent Insurances”).

 

2.2. Without having to receive any demand from the Lessor and/or the Management Company, the Lessee undertakes to present to the Lessor and the Management Company, no later than the date of receiving possession in the Leased Premises or prior to the date of bringing any assets to the Leased Premises (except for assets that are included in the works that are insured under section 1.1 above) – upon the earlier – the Lessee’s Permanent Certificate of Insurance signed by its insurer. The Lessee declares that it is aware that the presentation of the Lessee’s Permanent Certificate of Insurance is a condition precedent and a precondition for receiving possession in the Leased Premises and/or for bringing any assets to the Leased Premises (except for assets that are part of the works that are insured under section 1.1 above) and the Lessor and/or the Management Company shall be entitled, however not obligated, to deny from the Lessee to receive possession in the Leased Premises and/or to bring assets as aforesaid in the event the certificate was not presented prior to the date specified above.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  15  

 

2.3. It is agreed that the Lessee shall be entitled not to arrange an insurance against glass breakage as stated in section 1 of the Lessee’s Permanent Certificate of Insurance, in whole or in part, however the said in section 2.7 hereunder shall apply in respect of any loss or damage due to glass breakage as if the said insurance was fully arranged.

 

2.4. It is agreed that the Lessee shall be entitled not to arrange consequential loss insurance, in whole or in part, as stated in section (4) of the Lessee’s Permanent Certificate of Insurance however the exemption specified in section 2.7 hereunder shall apply as if the said insurance was fully arranged.

 

2.5. If the Lessee deems that it is necessary to arrange an additional and/or supplemental insurance to provide insurance coverage for the Lessee’s works and/or for the Lessee’s Permanent Insurances the Lessee undertakes to arrange and maintain the additional and/or supplemental insurance as aforesaid. A clause regarding waiver of the right of subrogation shall be incorporated in each additional or supplemental insurance as aforesaid with respect to the Lessor and/or the Management Company and anyone acting on their behalf and towards other lessees, tenants and other right holders in the Building (hereinafter: “Other Right Holders”) on the condition that in the property insurance of the Other Right Holders as aforesaid and/or in the property chapter in the contractor insurance that the Other Right Holders arranged there is a waiver of the right of subrogation towards the Lessee and provided that the said waiver shall not apply in favor of a person who caused willful damage. The Lessee undertakes to update the sums insured in respect of the insurances that are arranged in accordance with sections (1) and (4) of the Lessee’s Permanent Certificate of Insurance from time to time so that they always reflect the full value of the insurance coverage that they provide.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  16  

 

2.6. The Lessee exempts the Lessor and/or the Management Company and the Other Right Holders whose lease agreements or any other agreement that grants to the Other Right Holders rights in the Building as aforesaid include a parallel exemption towards the Lessee from liability in respect of damage for which it is entitled to indemnification in accordance with the insurances it undertook to arrange in accordance with the provisions set forth in section (1) of the Certificate of Insurance for the Lessee’s Works, sections (1) and (4) of the Lessee’s Permanent Certificate of Insurance and additional property insurances that the Lessee arranges as stated above (or for which it was entitled to indemnification if it had not been for the deductible amounts specified in the policies) however the said exemption from liability shall not apply in favor of a person who caused willful damage.

 

2.7. Upon expiration of the term of the Lessee’s Permanent Insurances the Lessee undertakes to deposit with the Lessor and/or the Management Company the Lessee’s Permanent Certificate of Insurance in respect of extension of its effect for one additional year. The Lessee undertakes to repeat and deposit the Lessee’s Permanent Certificate of Insurance on the required dates each insurance year and as long as this Agreement is in effect.

 

2.8. Whenever the Lessee’s insurer notifies the Lessor and/or the Management Company that any of the Lessee’s Permanent Insurances is about to be terminated or change adversely, as stated in the final part of Appendix F1 and F2 as aforesaid, the Lessee undertakes to arrange the said insurance again and present a new Certificate of Insurance until the termination date or the date of the adverse change of the said insurance.

 

2.9. The Lessor and/or the Management Company shall be entitled to inspect the Certificates of Insurance that are presented by the Lessee and the Lessee undertakes to implement any change or amendment that is required so as to make them compatible with the undertakings of the Lessee in accordance with this Agreement. The Lessee declares that the right of inspection of the Lessor and/or the Management Company with relation to the Certificates of Insurance and their right to instruct their amendment as stated above shall not impose on the Lessor and/or the Management Company and/or anyone acting on their behalf any obligation or responsibility in anything related to the Certificates of Insurance as aforesaid including the quality, scope and effect of the insurances that are arranged in accordance with the said certificates or in respect of lack thereof, and shall not derogate or add to any liability imposed on the Lessee in accordance with this Agreement.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  17  

 

2.10. The Lessee undertakes to observe the terms set forth in the insurance policies it arranges and to make full and timely payment of the insurance premiums and assure that the Lessee’s Permanent Insurances are extended from time to time as required and shall be in effect during the entire Term of Lease.

 

2.11. The Lessee undertakes to uphold the reasonable safety procedures/instructions that are published (if published) from time to time by the Lessor and/or the Management Company. For the avoidance of doubt, it is hereby agreed that the liability limits that are required in accordance with the Certificates of Insurance are a minimal requirement that is imposed on the Lessee. The Lessee declares and confirms that it will be precluded from raising any allegations and/or demands towards the Lessor and/or the Management Company and/or anyone acting on their behalf in anything related to the liability limits as aforesaid. In this regard it is clarified that the arrangement of the said insurances by the Lessee shall not diminish or derogate in any manner from the undertakings of the Lessee in accordance with this Agreement and the arrangement of the said insurances shall not release the Lessee from its obligation to compensate the Lessor and/or the Management Company and/or any person in respect of any damage for which the Lessee is held liable in accordance with this Agreement.

 

2.12. The Lessor undertakes to arrange and maintain, whether by itself and whether by the Management Company, and during the entire term of the Agreement and as long as the Leased Premises are occupied by the Lessee (upon the later) the insurances specified further below in this section with a legally licensed and reputable insurance company:

 

2.12.1. Dwelling insurance (including the building of the Leased Premises) including all attachments and systems thereof, in reinstatement value, against loss or damage due to the customary risks in extended fire insurance including fire, smoke, lighting, explosion, earthquake, storm, flood, damage by fluids and splitting of pipes, impact by a vehicle, impact by an aircraft, riots, strikes, willful damage and damage caused by break-in. The said insurance shall include a clause regarding waiver of the right of subrogation towards the Lessee and/or its managers and/or employees and anyone acting on their behalf however the said waiver shall not apply in favor of a person who caused willful damage. For the avoidance of doubt it is agreed expressly that the said insurance shall not include any contents and/or addition, improvement or extension that were made by and/or on behalf of and/or for the Lessee and/or the Other Right Holders however shall include expressly any contents and/or addition improvement or extension that were made by and/or on behalf of and/or for the Lessor and/or the Management Company.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  18  

 

2.12.2. Consequential loss insurance providing insurance coverage for loss of rent, parking fees and management fees for damage that was caused to the structure of the Building (including the structure of the Leased Premises) due to the risks specified in section 2.16.1 above, for an indemnification period of 12 months. The said insurance shall include a clause regarding waiver of the right of subrogation in favor of the Lessee and anyone acting on its behalf however the said waiver shall not apply in favor of a person who caused willful damage.

 

It is agreed that the Lessor and/or the Management Company shall be entitled not to arrange a consequential loss insurance providing insurance coverage for the loss of rent, management fees and parking fees (if any) as stated in this section 2.16.1 above, in whole or in part, however the said in section 2.20 hereunder shall apply as if the said insurance was fully arranged.

 

2.12.3. Third party liability insurance in a liability limit of $5,000,000 (five million U.S. dollars) per event and cumulatively in accordance with the policy, providing insurance coverage for the liability of the Lessor and the Management Company by law in respect of physical damage or damage to property that might be caused to the body and/or property of any person or legal entity in the Building. The said insurance shall not be subject to any restriction regarding liability arising out of fire, explosion, panic, hoisting, loading and unloading devices, animals, defective sanitary fixtures, poisoning, anything harmful in foods and beverages, strikes and lockouts, liability in respect of and towards contractors, subcontractors and their workers, and claims of subrogation by the National Insurance Institute. The insurance shall be extended to indemnify the Lessee and/or its managers and/or its employees in case it might be held liable for an act and/or omission of the Management Company and/or the Lessor and subject to the cross-liability clause according to which the insurance shall be deemed to have been arranged separately for each of the members of the insured.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  19  

 

2.12.4. Employers’ liability insurance providing insurance coverage for the liability of the Management Company and the Lessor towards their employees in respect of bodily harm and/or an occupational disease that might be caused to any thereof in the course of or following their work in the project and surroundings thereof in a liability limit of $1,000,000 per claimant, per event and cumulatively in accordance with the policy. The said insurance does not include any restriction regarding works in height and in depth, hours of work, baits and poisons and youth employment. The insurance shall be extended to indemnify the Lessee in case it is argued regarding the occurrence of any occupational accident and/or any occupational disease that the Lessee is held liable as an employer towards any of the employees of the Management Company and/or the Lessor.

 

2.13. It is agreed that the Lessor and/or the Management Company shall be entitled, at their sole discretion, to arrange additional insurances in addition to the insurances that are specified in section 2.16 above. The said additional insurances shall include a clause regarding waiver of the right of subrogation towards the Lessee and/or its managers and/or its employees and/or anyone acting on its behalf however the said waiver shall not apply in favor of a person who caused willful damage.

 

2.14. The Lessor exempts the Lessee, its managers, employees and anyone acting on its behalf in its name and in the name of the Management Company from liability for damage for which they are entitled to indemnification in accordance with the insurances that are arranged under sections 2.16.1 and 2.16.2 above (or for which they were entitled to indemnification if it had not been for the deductible amounts specified in the policies), however the said exemption from liability shall not apply in favor of a person who caused willful damage).

 

The terms set forth in the policies shall not fall below the terms set forth in the “Bit” insurance policy. The Lessor shall be responsible to innocent payment of the deductible amounts specified in the policies it arranged.

 

The Lessee declares that it shall raise no allegations and/or demands and/or claims against the Lessor and/or the Management Company and/or anyone acting on their behalf in respect of the quality and scope of the insurances that they arranged as stated above.

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  20  

 

Appendix B1: Certificate of Insurance for the Lessee’s Works

 

Date: _____________

 

To

 

Ayalot Investments (Ramat Vered) 1994 Ltd and/or Amot Investments Ltd and/or the parent company and/or subsidiaries (hereinafter individually and collectively: “the Lessor and/or the Management Company”).

 

Dear Sir/Madam,

 

Re: Certificate of Insurance for SciVac Ltd Company No. 513679555 (hereinafter: “the Lessee”), inter alia, in connection with the lease of the property in Rehovot Park situated in block 3649, part of parcels 8-9 (hereinafter: “the Building”) in an area of approximately 490 sqm gross (hereinafter: “the Leased Premises”).

 

We hereby confirm that as of __________ and until ______________ (hereinafter: “Period of Works” or “Insurance Period”) and during an extended maintenance period of 12 months (the Period of Works and the maintenance period shall be referred hereinafter collectively: “Maintenance Period”) our company arranged contractor insurance (Policy No. ___________) in the name of the Lessee, contractors and subcontractors (in any rank), the Lessor and the Management Company providing insurance coverage for the works that are implemented by the Lessee and/or anyone acting on its behalf (hereinafter: “the Works”) as specified hereunder, when the scope of insurance coverage that is provided in accordance with the said insurances does not fall below the scope of coverage that is provided in accordance with the policy known as “Bit,” “Migdal Bit,” “Menobit,” (or any other equivalent version at the time of arranging the insurance):

 

1. Chapter 1 – “all-risk” insurance providing insurance coverage for the works in full value (including materials that are supplied by the Lessor and/or the Management Company) against unforeseen accidental physical loss or damage caused during the period of implementation of the works in the work site. This chapter includes a clause regarding waiver of the right of subrogation towards the Lessor and/or the Management Company and/or anyone acting on their behalf and towards other lessees, tenants and other right holders in the Building (the other lessees, tenants and right holders shall be referred hereinafter: “Other Right Holders”) on the condition that in the property insurance of the Other Right Holders there is a parallel clause regarding waiver of the right of subrogation towards the Lessee and/or in an agreement that grants rights in the Building to the Other Right Holders as aforesaid there is an exemption from liability in favor of the Lessee in respect of loss or damage caused to the property of the Other Right Holders due to the risks insured in chapter A (property) in the “Contractor insurance” or in the “extended fire” insurance however the said waiver shall not apply in favor of a person who caused willful damage. In addition, the chapter includes an express extension regarding surrounding property and property being worked upon in a liability limit in the amount of NIS 200,000 (two hundred thousand new Israeli shekels) per event and cumulatively for the Insurance Period.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  21  

 

2. Chapter 2 – third party liability insurance for liability arising out of the works that are insured under chapter 1 above in a liability limit as stated hereunder. The chapter includes a cross-liability clause according to which the insurance shall be deemed to have been arranged separately for each of the members of the insured. Except for the property insured under chapter A above or in the dwelling insurance of the Lessor.

 

Liability limit: _______________ per event and cumulatively in accordance with the policy (*).

The said chapter is extended to include the following:

 

A. Claims of subrogation by the National Insurance Institute.
B. Bodily harm deriving from the use of heavy equipment that is a motor vehicle and when there is no obligation to arrange compulsory insurance for the said vehicle.
C. Liability for damage that is caused to vibrations and weakening of supports in a liability limit in the amount of NIS 1,000,000 per event and cumulatively for the Insurance Period.

 

3. Chapter 3 – employers’ liability insurance in accordance with the provisions set forth in the Civil Wrong Ordinance [New Version] and/or the Liability for Defective Products Law, 5740-1980 providing insurance coverage to any of the employees of the insured that are employed in the performance of the works that are insured under chapter 1 (Property) above in respect of bodily harm or an occupational disease that might be caused to any thereof in the course of and following their employment as aforesaid, in a liability limit of NIS 20,000,000 per claimant, per event and cumulatively in accordance with the policy. The said insurance does not include any limitation regarding works in height and in depth, hours of work, baits and poisons, contractors, subcontractors and their workers and youth employment.

 

 

The policy specified above shall supersede any insurance that was arranged by the Lessor and/or the Management Company and we waive any allegation and/or demand regarding the participation of the insurances of the Lessor and/or the insurances of the Management Company. In addition, breach of the terms and provisions set forth in the policy in good faith by the Lessor and/or anyone acting on its behalf shall not derogate from the rights of the Lessor and/or the rights of the Management Company to recover indemnification in accordance with the policy. In addition, we undertake that the policy specified above shall not be canceled and shall not change adversely during the Insurance Period unless a written notice is delivered in registered mail to the Lessor and the Management Company at least 60 days in advance. For the avoidance of doubt, we confirm that the Lessee shall be solely responsible to pay the insurance premiums for the said policy and shall incur the deductible amount applicable to the policy as aforesaid.

 

The insurances specified in this Certificate of Insurance are in accordance with the terms set forth in the original policies to the extent that these were not modified in this Certificate and provided that the said modification shall not derogate from the terms set forth in the original policies.

 

Sincerely,

 

             
(Stamp of Insurer)   (Signature of the Insurer)   (Name of Signatory)   (Position of Signatory)

 

(*) The liability limit shall be in an amount equal to NIS 8,000 multiplied by the area of the Leased Premises in sqm, however the said amount shall not fall below NIS 1,000,000 (one million new Israeli shekels) and shall not be greater than NIS 2,000,000 per event and cumulatively for the Insurance Period.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  22  

 

Appendix B2: Certificate of Permanent Insurances of the Lessee

 

Date: _______________

 

To

 

Ayalot Investments (Ramat Vered) 1994 Ltd and/or Amot Investments Ltd and/or the parent company and/or subsidiaries (hereinafter individually and collectively: “the Lessor and/or the Management Company”)

 

Dear Sir/Madam,

 

Re: Certificate of Insurance for SciVac Ltd Company No. 513679555 (hereinafter: “the Lessee”), inter alia, in connection with the lease of the property in Rehovot Park situated in block 3649, part of parcels 8-9 (hereinafter: “the Building”) in an area of approximately 490 sqm gross (hereinafter: “the Leased Premises”).

 

We hereby confirm that the Lessee maintains by us the insurance(s) specified hereunder for the insurance period(s) that was specified beside the said insurance(s) (hereinafter: “Insurance Period”) when the scope of insurance coverage that is provided in accordance with the said insurance(s) does not fall below the scope of coverage that is provided in accordance with the policies known as “Bit,” “Migdal Bit,” “Menobit,” in accordance with the relevant edition at the time of arrange the insurance:

 

1. Policy No. ______________ for the period from _____________ and until ___________

 

Contents insurance for the Leased Premises and for any other property brought to the Leased Premises and/or the Building by or for the Lessee (including equipment, furniture, facilities and stocks) and any modification, improvement and addition to the Leased Premises that were implemented and/or that will be implemented by and/or for the Lessee in full value and based upon reinstatement value (except for stocks that will be insured in indemnification values) against loss or damage due to the risks insured in “extended fire” insurance: smoke, fire, lighting, explosion, earthquake, storm, flood, damage by fluids and splitting of pipes, impact by a vehicle, impact by an aircraft, riots, strikes, willful damage, glass breakage and break-in. The insurance includes a clause stipulating that the insurer waives the right of subrogation towards the Lessor and/or the Management Company and/or anyone acting on their behalf and towards other lessees, tenants and right holders in the Building (the other lessees, tenants and right holders shall be referred collectively hereinafter: “Other Right Holders”) on the condition that in the property insurance of the Other Right Holders there is a parallel clause regarding waiver of the right of subrogation towards the Lessee and/or in an agreement that grants the Other Right Holders as aforesaid rights in the Building there is an exemption from liability in favor of the Lessee in respect of loss or damage that might be caused to the property of the Other Right Holders due to the risks insured in “extended fire” insurance; however the said waiver shall not apply in favor of a person who caused willful damage.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  23  

 

2. Policy No. _______________ for the period from ___________ and until ____________.

 

Third party liability insurance providing insurance coverage for the statutory liability of the Lessee for bodily harm or damage to property that was caused to the body and/or the property of any person or entity in the Leased Premises and surroundings thereof in a liability limit as specified hereunder. The insurance shall not be subject to any limitation in respect of liability arising out of fire, explosion, panic, hoisting, loading and unloading devices, defective sanitary fixtures, poisoning, anything harmful in foods and beverages, strikes and lockouts, liability in respect of and towards contractors, subcontractors (in any rank) and their workers, animals, and claims of subrogation by the National Insurance Institute. The insurance is extended to indemnify the Lessor and/or the Management Company in case they are held liable for an act and/or omission of the Lessee and/or anyone acting on its behalf subject to a cross-liability clause according to which the insurance shall be deemed to have been arranged separately for each of the members of the insured.

 

Liability limit in the amount of ______________ per event and cumulatively in accordance with the policy (*)

 

3. Policy No. ______________ for the period from ______________ and until ______________

 

Employers’ liability insurance providing insurance coverage for the liability of the Lessee in accordance with the provisions set forth in the Civil Wrong Ordinance [New Version] and/or the Liability for Defective Products Law, 5740-1980 towards its employees in respect of bodily harm and/or an occupational disease that might be caused to any thereof in the course of and following their work in the Leased Premises and surroundings thereof, in a liability limit of NIS 20,000,000 per event and cumulatively in accordance with the policy. The insurance does not include any limitation regarding works in height and in depth, hours of work, baits and poisons and lawful youth employment. The insurance is extended to indemnify the Lessor and/or the Management Company in case it is stated, regarding the occurrence of any occupational accident and/or an occupational disease that any of them is held liable as an employer towards any of the employees of the Lessee.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  24  

 

4. Policy No. _________________ for the period from _________________ and until _________________

 

Consequential loss insurance providing insurance coverage for loss of gross earnings of the Lessee [expressly, except for loss of rent, parking fees and management fees to the Lessor and the Management Company] due to loss or damage caused to the property insured under section 1 above as a result of one of the risks that are insured under section 1 above (except for break-in, “all-risk” extension, property in transit and electricity section) for an indemnification period of 12 months. The insurance includes a clause stipulating that the insurer waives the right of subrogation towards the Lessor and/or the Management Company and/or anyone acting on their behalf and towards the Other Right Holders on the condition that in the consequential loss insurance of the Other Right Holders there is a parallel clause regarding waiver of the right of subrogation towards the Lessor and/or in an agreement that grants rights in the Building to the Other Right Holders there is an exemption from liability in favor of the Lessee in respect of consequential loss to the Other Right Holders due to the risks insured under the “extended fire” insurance however the said waiver shall not apply in favor of a person who caused willful damage.

 

We confirm that the said policy(s) supersede any insurance that is arranged by the Lessor and/or the Management Company and we waive any demand and/or allegation regarding the participation in the insurances of the Lessor and/or the Management Company. In addition, we confirm that failure to uphold the terms set forth in the policies and provisions thereof in good faith by the Lessee and/or anyone acting on its behalf shall not derogate from the right of the Lessor and/or the Management Company to indemnification in accordance with the policy(s). In addition, we undertake that the policy(s) shall not be canceled or change adversely during the Insurance Period unless the Lessor and/or the Management Company receive a notice to that effect in registered mail at least 30 days in advance. For the avoidance of doubt it is clarified that the Lessee shall be solely obligated to pay the insurance premiums in respect of the policy(s) and the payment of the deductible amounts in accordance with the said policies.

 

The insurances specified in this Certificate of Insurance are in accordance with the terms set forth in the original policies to the extent that these were not modified in this Certificate and provided that the said modification shall not derogate from the terms set forth in the original policies.

 

Sincerely,

 

[Signed]   [Signed]   [Signed]   [Signed]
(Stamp of Insurer)   (Signature of the Insurer)   (Name of Signatory)   (Position of Signatory)

 

(*) The liability limits shall be in an amount equal to NIS 14,000 multiplied by the area of the Leased Premises in sqm however shall not fall below NIS 2,000,000 (two million new Israeli shekels) and shall not be greater than NIS 20,000,000 (twenty million new Israeli shekels) per event and cumulatively in accordance with the policy.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  25  

 

Appendix C

 

Bank Guarantee

 

To

Ayalot Investments (Ramat Vered) 1994 Ltd

 

Address _____________    
     
    Branch: _____________
     
    Address:____________
     
    Date:_______________

 

Dear Sir/Madam,

 

Re: Bank Guarantee no. _____________

 

1. We hereby guarantee towards you to pay any amount up to a total amount of NIS 133,746 (one hundred and thirty three thousand and seven hundred and forty six new Israeli shekels) that you will demand from SciVac Ltd Company No. 513679555 (hereinafter: “the Debtor”) in connection with a Lease Agreement that you signed with the Debtor.

 

This amount shall be linked to the consumer price index as published by the Central Bureau of Statistics from time to time in accordance with the following terms of linkage:

 

“Base Index” for the purpose of this Guarantee shall be the index of June 2016 that was published on the 15th of the subsequent month (or at about that time) at a rate of 535.3583 points.

 

“New Index” for the purpose of this Guarantee shall be the index that was recently published and prior to receiving your demand in accordance with this Guarantee.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  26  

 

Linkage differentials for the purpose of this Guarantee shall be calculated as follows: if it transpires that the New Index is higher compared to the Base Index, then the Guarantee amount shall be calculated increased by an identical rate to the rate of increase of the New Index compared to the Base Index. If the New Index is lower compared to the Base Index, we will pay you the amount specified in your demand up to the Guarantee amount without linkage differentials.

 

2. Upon receiving your first written notice, no later than ten days as of the date in which we received your demand that was delivered to our address specified above, we will pay you any amount specified in the demand and provided that the said amount will not be greater than the Guarantee amount in addition to linkage differentials and you will not be obligated to give reasons or prove your demand and you will not be obligated to demand the amount from the Debtor first.

 

3. This this Guarantee shall be in effect until the ____ day in the month of ___________ in the year ________ (including) only and afterwards shall be null and void.

 

Any demand made in accordance with this Guarantee shall be received by us in writing in accordance with our address as stated above, no later than the said date and until the closing time of our branch for public reception.

 

4. A written demand that is transmitted to the bank by fax shall also constitute a written demand for the purpose of this Guarantee.

 

5. This Guarantee is nontransferable and non-assignable.

 

Sincerely,

 

______________ Bank

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  27  

 

Appendix D

 

Conditions for supply of electricity in bulk

 

The Lessee declares that it is aware that the Lessor is the sole right holder towards Israel Electric Corp. in anything related to the supply and consumption of electricity to the Leased Premises and that the Lessor shall supply the electricity to the Leased Premises in the manner and under the terms set forth in this Agreement hereunder.

 

1. Introduction

As used in this Agreement, the following terms shall have the respective meanings set forth beside them below:

 

  “The Agreement” The Lease Agreement that was signed between the Lessor and the Lessee on ____________ and additions thereof, to the extent that there are any.
       
  “The Leased Premises,” “the Park,” “the Building” Within their meaning in the Agreement.
       
  “The Engineer” An electrical engineer or a certified electrician that are in charge of the electricity system in the Park and/or in the Building.
       
  “Electricity Services” The supply of electricity, the maintenance of electrical installations that will be installed in the Park and/or in the Building and/or in the Leased Premises by the Lessor, the insurance of electrical installations as aforesaid, operation and maintenance of the electricity control systems in the Park and facilities thereof however except for the electricity installations that are installed in the Leased Premises by the Lessee.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  28  

 

2. General

 

2.1. All Electricity Services to the Leased Premises shall be provided by the Lessor.

 

2.2. Billing the Lessee for the provision of the Electricity Services shall be made based upon the reading of an electricity meter that will measure the supply of electricity to the Leased Premises, in addition to charges in respect of the use of common electrical installations as stated in this Appendix hereunder.

 

2.3. The Lessee hereby reiterates its undertaking to use solely the Electricity Services that are provided by the Lessor and it shall not approach Israel Electric Corp. with a request to install a separate meter and/or a separate and/or direct supply of electricity and/or to make direct payment to IEC. The Lessee shall incur all the losses of the Lessor in the event the Lessee presents such a request as aforesaid. The foregoing shall not derogate from the right of Israel Electric Corp. Ltd to connect the Lessee directly to the electricity network and the supply of Electricity Services that are provided by the IEC at its sole discretion and following coordination with the Lessor.

 

2.4. The Lessee shall have no claim on any grounds against the IEC in respect of failure to supply electricity and/or disruptions in its supply, including in respect of electronic or other equipment that is installed by the Lessee, if installed, in the Leased Premises. The Lessee undertakes to indemnify the IEC in respect of any expense and damage caused to it as a result of any claim in connection with the matters specified above on behalf of an invitee and/or an authorized person on behalf of the Lessee. This section shall not exempt any other person or entity from their liability by law.

 

2.5. The Lessor shall provide to the Lessee Electricity Services to the Leased Premises when the manner of use of the electricity in the Leased Premises themselves shall be subject to the discretion of the Lessee and in accordance with the provisions set forth in any law and/or condition and/or rules regarding electricity and use thereof and subject to the other provisions set forth in this Appendix.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  29  

 

2.6. All facilities, equipment, systems and the like that are related to the supply of electricity to the Park and/or the Building in general and to the Leased Premises that were leased to the Lessee in particular shall be designed according to the best judgment of skilled professionals in this field on behalf of the Lessor, and in the quality, standard, quantity, size, type and the like as determined by the said professionals.

 

3. Allocation of payments

 

At the time of making each payment by the Lessee the Lessor shall be entitled to determine, at its discretion, the account to which the amount billed will be paid. For the avoidance of doubt, as long as the Lessor does not notify the Lessee otherwise, each payment that is made by the Lessee shall be allocated first in respect of rent and then in respect of Maintenance Fees, electricity and afterwards in respect of the other expenses according to their order.

 

4. Inspection of electrical facilities in the Leased Premises

 

4.1. The Lessor shall be entitled to visit the Leased Premises at any reasonable time upon delivery of advance notice and inspect the safety and compliance of any electrical facility with the customary safety standards.

 

4.2. In case the Engineer is of the opinion that a certain electrical facility that was installed in the Leased Premises might cause damage to the general electricity system in the Park and/or in the Building and/or that it may cause a safety nuisance and risk and/or that it does not comply with customary safety standards and/or that the load that it puts on the electricity supply system might disrupt the operation of the system – the Engineer shall be entitled to demand the repair and/or replacement and/or the modification of the facility and the Lessee undertakes to take all measures that are required for the purpose of fulfilling the requirement of the Engineer in 14 days.

 

4.3. The Lessee shall be held liable for any damage caused to the property and/or the electrical facility in the Leased Premises and/or in the electricity System outside the Leased Premises as a result of the operation of a defective electrical facility as stated above.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  30  

 

5. Modifications and additions in the electricity system

 

The Lessee shall not be entitled to implement any additions and/or modifications and/or additions to the electricity supply facilities that will be provided to the Leased Premises without obtaining the prior and written approval of the Lessor. The Lessor shall be entitled to disconnect and/or remove immediately any extension, modification, addition and the like that were implemented without obtaining the prior and written approval of the Lessor and at the expense of the Lessee, without derogating from the liability of the Lessee for any damage caused to the electricity supply facilities as a result of such work as aforesaid.

 

Any modification, extension and/or addition in the electricity supply facilities that is required by the Lessee beyond this Agreement and that are approved by the Lessor as stated above shall require additional payment.

 

6. Access and maintenance of electricity facilities

 

6.1. The Lessee shall grant access to any qualified employee on behalf of the Lessor at any reasonable hour to any electrical facility in the Leased Premises for the purpose of inspection, testing, installation, repair, replacement of defective parts, removal, dismantling, assembly and other works that the Lessor deems necessary in the electrical facilities that provide Electricity Services to the Leased Premises.

 

6.2. For the purpose of implementing the works as aforesaid the Lessor shall be entitled to disconnect temporarily and for the period of time that is required, however following advance coordination with the Lessee, to the extent possible, the electricity supply to the Leased Premises and provided that the period of time in which the electricity supply to the Leased Premises is reasonable while taking into account the type of the work in the Leased Premises.

 

6.3. The Lessee shall take measures to remove and/or relocate any facility that may impede the access and implementation of the works as stated above.

 

7. Ownership in instruments and equipment

 

Any device, accessory and any other item of equipment that are related to the electricity supply services that were installed by the Lessor shall be the exclusive property of the Lessor, whether or not the Lessee participated in the expenses of their purchase and/or installation and/or connection and the like of the said equipment.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  31  

 

8. Liability for the property of the Lessor

 

8.1. The Lessee shall be prohibited from performing any work of any kind in the instruments, accessories and other equipment belonging to the electricity supply systems of the Leased Premises without obtaining the prior and written approval of the Lessor for the implementation of works not by the Lessor as aforesaid.

 

8.2. The Lessee shall be responsible for protecting all the equipment specified above including integrity thereof during the entire term of lease and/or the use of the Leased Premises and shall be held liable towards the Lessor for any damage caused to the equipment that does not derive from reasonable wear.

 

9. Supply of electricity by the Lessee

 

The Lessee may not supply and/or sell electricity and/or to provide any Electricity Services that were provided to it by the Lessor whether or not for payment and in any other manner to authorized persons and to other possessors in accordance with the Agreement unless the electricity supply is in the area of the Leased Premises.

 

10. Limitation of liability of the Lessor in power outages

 

10.1. The Lessor shall be entitled to disconnect or limit the supply of Electricity Services to the Leased Premises and to other locations in the Building and/or the Park in the following circumstances:

 

10.1.1. In any event of outage or limitation in the electricity supply emanating from an internal and/or external malfunction in the main electricity supply system in the Building and/or the Park, such as national or regional power outages emanating from the systems of the IEC or the internal power distribution network of the Building and/or the Park.

 

10.1.2. In any event in which there is danger to the body or to property.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  32  

 

10.1.3. In any other circumstances in which the Engineer instructs that such outage is necessary.

 

10.2. In any event in which it is possible to notify the Lessee that there is a scheduled disruption of the provision of the Electricity Services the Lessor shall deliver advance notice in connection therewith in the manner prescribed by the Lessor.

 

10.3. The Lessor shall not be held liable and shall not incur any damage caused to the Lessee in respect of power outages in the circumstances specified above and/or in any other circumstances over which the Lessor has no control.

 

11. Contingencies

 

If as a result of a law, regulation, order or an action performed by a government authority or any other competent authority, there is a need, at the discretion of the Lessor, to implement any changes in the electricity supply system to the Leased Premises, the Lessor shall implement the said changes and the Lessee shall raise no allegations and/or claims in respect of the implementation of the change as aforesaid.

 

12. Determining the electric power consumed in the Leased Premises

 

12.1. The amount of electric power consumed in the Leased Premises is part of the components for which the Lessee shall pay usage fees for the provision of Electricity Services.

 

12.2. The amount of electric power (in kWh) that the Lessee consumes in the Leased Premises shall be measured by a separate meter that will be installed in the meters cabinet in the Building and/or in any other location in the Park as determined by the Lessor.

 

12.3. The reading of the meter will be made by the qualified employees on behalf of the Lessor or in computerized electronic means and shall serve as conclusive evidence with relation to the amount of electricity that was consumed.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  33  

 

12.4. In case the meter did not function properly for a certain period of time, or did not operate at all, due to a malfunction or for any other reason, or in circumstances in which the Lessee consumed electricity in the Leased Premises not by the meter or in a manner that is not agreed in accordance with the Agreement and this Appendix, the Lessor shall make a calculation of the electricity consumed during the said period of time by way of an estimate according to the consumption rate in previous periods, and in case this is unnecessary, the estimate will be made by way of a comparison to the consumption in other areas in the Park where activities that are similar to the activities of the Lessee in the Leased Premises are performed.

 

12.5. In case the Lessee disagrees with the estimates of the Lessor as stated in subsection 12.4 above, the Engineer shall decide in this matter and his decision may be appealed by the Lessee.

 

12.6. In any other circumstances in which the Lessee disagrees with the manner of calculation of the electricity consumption in the Leased Premises, the Lessee’s arguments shall be examined by the competent employees on behalf of the Lessor and in case it is found in this examination that the calculation was inaccurate for a reason that is not contingent on the Lessee, the calculation will be corrected and the Lessee will be credited and/or debited, as the case may be, in the subsequent bill with the amount required following correction of the mistake.

 

12.7. In any event of an inspection that is conducted at the request of the Lessee as stated above and in which it is found that the arguments of the Lessee are unfounded and that all the equipment that was installed by the Lessor works properly, the Lessee shall be required to incur the costs of the inspection in the amount that will be determined by the Lessor from time to time.

 

13. Termination of supply of Electricity Services during the Term of Lease

 

13.1. In any event in which the Lessee defaults in payment of any of the electricity bills delivered to it, the Lessor shall be entitled to disconnect the electricity supply to the Lessee after delivery of a written notice.

 

13.2. In case of termination of the electricity supply as aforesaid, the Lessee shall solely incur all costs, damages and losses in respect of the said termination.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  34  

 

14. Termination of provision of Electricity Services upon expiration of the Term of Lease

 

After the Lessor takes possession of the Leased Premises following the evacuation of the Leased Premises by the Lessee upon expiration of the Term of Lease or following any other circumstances in which the Lessee vacates the Leased Premises and terminates use thereof, whether in accordance with the Agreement and whether following breach thereof, the meter connected to the Leased Premises shall be read and its data shall be recorded. The said reading will be used in the final settling of accounts between the parties in anything related to the calculation of the payment that is due from the Lessee to the Lessor in respect of the provision of the Electricity Services.

 

15. Payment in respect of the provision of Electricity Services

 

The rate that will be used for the purpose of charging the Lessee for the amount of electricity consumed in the Leased Premises shall be the rate that is customary from time to time in the IEC for electricity consumption in time of use in low voltage. The foregoing shall also apply to the payment required by the IEC as fixed payment.

 

16. Payment dates

 

16.1. The Lessee shall be obligated to pay to the Lessor the costs of use of the Electricity Services as stated above, according to the bill that will be submitted to the Lessee once a month.

 

16.2. Payment for the supply of electricity shall be charged by the Lessor each month or every two months according to the customary practice in the IEC and according to the amount of electricity that was consumed. Payment will be charged in the manner that Maintenance Fees and/or rent are collected or a payment that will be made directly to the bank account of the Lessor as provided from time to time in the bills for payment on the date provided by the Lessor and in accordance with the instructions set forth by the Lessor at its discretion.

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]
  35  

 

17. Securities

 

The securities that the Lessee shall provide in accordance with the Agreement shall also be used as a security for the payment of the amounts that are due to the Lessor from the Lessee in respect of the provision of the Electricity Services during the current period of billing and a security for the liability of the Lessee for the protection of the electricity equipment that was provided by the Lessor. The Lessor shall be entitled, at its discretion, to use the securities and/or a part thereof to cover any amount that is due to the Lessor from the Lessee in respect of the use of the Electricity Services. In case the Lessor used the securities, in whole or in part, the Lessee shall be obligated, immediately upon receiving demand, to extend and/or make good the amounts of the securities. The provision of the securities as aforesaid shall not derogate from any other right of the Lessor in accordance with the provisions set forth in any law, in accordance with the Agreement and in accordance with this Appendix.

 

[Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd Company No. 512022401]

 

[Signature and Stamp: SciVac Ltd.

513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]

The Lessor   The Lessee

 

 

 

[Signature and Stamp: SciVac Ltd. 513679555] [Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]

 

  

Exhibit 10.7

 

Addendum to a Lease Agreement for Fixed-Term Rented Property Dated 16.6.2006

 

Held and Signed on the 9 of September 2021

 

Between: Ayalot Investment (Ramat Vered) 1994 Ltd. Private Company 512022401
  from 7 Jabotinsky Street, Ramat Gan
  (hereinafter: “the landlord”)
  First Party;
   
And: SciVak Ltd. Private Company 513679555
  13 Gad Road, Rehovot
   P.O. Box 580, 7610303
  (hereinafter: “the renter”)
  Second Party;
   
Whereas the renter, by its former name “SCIGEN (IL) Ltd.”, and the landlord’s predecessor, Africa Israel Properties Ltd., Ayalot Investment (Ramat Vered) 1994 Ltd. and CN: 511693533 (“Shrada Ltd.”) (hereinafter all together: “the original landlord”) signed a lease agreement on all of its appendices on 16.6.06 in relation to the rented property located in Rehovot Park (hereinafter: “the park”) (hereinafter the lease agreement on all its appendices: “the lease agreement”);
   
Whereas from time to time, the renter signed addendums to rent additional areas in the park and extend the rent in the areas;
   
  (Hereinafter the lease agreement, its appendices and all the addendums signed to the lease agreement all together: “the main agreement”).
   
Whereas the landlord purchased from the original landlord abovementioned the rights to the park, and came in its place for all intents and purposes, it became the owner of the full rights to the park, and it alone will constitute the “landlord” for all intents and purposes of the lease agreement;
   
Whereas according to the main agreement at the time of signing this addendum, the renter rents from the landlord areas in the park in a total territory of 3,651 gross square meters, according to following detailing: (a) area of 1,718 gross square meters on the second floor of the building known as stage C; (b) an area of 404 gross square meters on the second floor of the building known as stage C; (c) an area of 35 gross square meters on the mezzanine floor between floors 2 and 3 in the west wing of the building known as stage C; (d) and an area of 30 gross square meters on the second floor of the building known as stage C; (e) an area of 420 gross square meters on the second floor of the building known as stage A; (f) an area of 134 gross square meters on the second floor of the building known as stage A; (g) an area of 420 gross square meters on the second floor of the building known as stage A; (h) an area of 490 gross square meters on the second floor of the building known as stage B (hereinafter all areas together: “the rented property”), the renter was also granted permission to use 54 parking spaces in the park (hereinafter: “the parking spaces”);

 

 

 

 

Whereas the renter asked to rent an additional area of 900 gross square meters, which is located on the third floor of the building known as stage A of the park, marked in red in the blueprint attached to this Addendum as Appendix A (hereinafter: “the additional rented property”), as well as to put in use 5 parking spaces on the third floor (the roof floor) in the park whose numbers are 32-36, marked on the blueprint attached to this addendum as Appendix A1 (hereinafter: “the additional parking spaces”), held as of the date of signing this addendum by another renter, Envigo RMS (Israel) Ltd. (hereinafter: “the other renter”);
   
Whereas the landlord agrees to comply with the renter’s request, all subject to and in accordance with the terms of this addendum below;

 

Therefore, it was stated conditioned and agreed between the parties as follows:

 

1. Preamble and appendices
   
  The preamble and the appendices to this addendum form an integral part thereof.
   
2. Interpretation
   
  The interpretation given to the terms included in this addendum will be the same interpretation given to them in the main agreement, other than if explicitly changed as part of this addendum.
   
3. Delivery of the possession of the additional rented property
   
  The additional rented property will be delivered to the renter on 1.7.2022 (hereinafter: “the delivery date”) in the condition as it will be returned by the other renter who holds it.
   
4. The lease periods in the additional rented property

 

  4.1. The lease period in the additional rented property will begin at the time of delivery and will last for 60 consecutive months, i.e., from day 1.7.2022 to day 30.6.2027 (hereinafter: “the lease period of the additional rented property”).
     
  4.2. Subject to the compliance of all the cumulative conditions listed below, the renter is hereby given the option (hereinafter: “the option”) to extend the lease period in the additional rented property for an additional period of 60 months, starting from the date 1.7.2027 and until 30.6.2032 (hereinafter: “the additional lease period in the additional rented property”):

 

  4.2.1. The option will be exercised on its own, in an autonomic manner, unless the renter has given the landlord an irrevocable written notice until no later than at least 6 months before the end of the lease period in the additional rented property regarding its intention not to exercise the option.
     
  4.2.2. The renter did not breach a fundamental violation or repeated violation of the main agreement and this addendum, during the entire lease period in the additional rented property.

 

5. Lease terms in the additional rented property

 

  5.1. During the lease period in the additional rented property, the rent for the additional rented property will be 40 NIS per 1 gross square meter of the additional rented property, per month, plus VAT as defined by law, and linked to the June 2021 index published on 15.7.2021 and was ______ points.

 

 

 

 

  5.2. During the additional lease period in the additional rented property, the rent for the additional rented property will be 44 NIS per 1 gross square meter of the additional rented property, per month, plus VAT as defined by law, and linked to the fixed index in the above 5.1 section.
     
  5.3. The maintenance fee per month for the additional rented property during the lease periods of the additional rented property will be at the amount equal to Cost + 15% per one square meter of the additional rented property gross plus VAT. For indication purposes only, the renter is aware that as of the date of signing this addendum, the maintenance fee is 5 NIS per each square meter gross of the additional rented property per month plus VAT as defined by law, linked to the fixed index in section 5.1. above.
     
  5.4. All of the stated in the lease agreement in relation to the rent, to the extent that it does not contradict the aforesaid in this addendum, will also apply in relation to the rent paid for the additional rented property according to this addendum.

 

6. Adjustment works in the additional rented property

 

  6.1. From the date of delivery of the holding, the renter will perform, through professionals on its behalf and at its expense, all the necessary work to adjust the additional rented property to its purpose (hereinafter: “adjustment works”).
     
  6.2. The landlord’s consent to perform the adjustment works by the renter is contingent on submitting all the plans made by the renter, including the construction plans, air conditioning and electricity plans, detailed at the level of work plans, prior to their execution, for the landlord’s approval (hereinafter: “plans of the renter”).
     
  6.3. The renter will not be allowed to perform any work in the additional rented property that has not been approved by the landlord in advance and in writing.
     
  6.4. The renter alone is responsible for obtaining any license and/or permit, if necessary, for the purpose of carrying out the adjustment works.
     
  6.5. The responsibility for performing the adjustment works on the additional rented property, including the insurances required for it, will apply only to the renter. The renter will obtain for the landlord an approval to perform the renter’s work insurance in the version attached as Appendix B1 for this addendum, signed by the insurer on behalf of the renter, before and as a condition for the delivery of the additional rented property to the renter.
     
  6.6. The renter will perform the adjustment works in a manner that does not cause any disturbance to other renters in the park and the building, and will be liable by law towards the landlord and to any third party for any damage and/ or loss caused by it and/ or anyone acting on its behalf, if caused, in the process of and/ or as a result of the execution of the work of the renter, to a body and/ or property and/ or to the rented property and/ or the building, and/ or to its surroundings and/ or contents. In this regard, it will be clarified that the landlord’s authorization for the renter’s work will not impose any liability on it.

 

 

 

 

  6.7. The insurance provisions that will apply to the parties are listed in the insurance appendix attached to this addendum as an integral part thereof and marked as Appendix B.
     
    For the avoidance of doubt, the provisions of the insurance appendix override the provisions of Section 6.6 above, and in any case of contradiction between the provisions of the Section 6.6 above and the insurance appendix provisions, the provisions of the insurance appendix will apply.
     
  6.8. The landlord will be entitled to enter the additional rented property, at any time while performing the adjustment work after prior coordination with a representative on behalf of the renter, except in urgent cases when it will then be entitled to enter without coordination, in order to supervise their execution and check the fulfillment of the renter’s obligations, this provision does not impose any liability on the landlord or detracts from the renter’s liability.
     
  6.9. The renter undertakes to repair any damage and/ or malfunction caused as a result of the execution of the adjustment work. If it will not do so, the landlord will be entitled to do so at the expense of the renter, after giving a written notice to the renter of its intention to do so.
     
  6.10. The renter alone will be responsible for the equipment and materials imported by it in order to carry out the adjustment work. The renter shall not be permitted to store materials and equipment outside the additional rented property except with the written and prior authorization of the landlord.
     
  6.11. The renter will ensure that the contractors on its behalf obey the landlord’s instructions and act in accordance with the labor practices established by it, if established.

 

7. Electricity

 

  7.1. As of the date of signing this addendum, the electricity supply to the additional rented property is carried out directly by Israel Electric and not through bulk supply by the landlord.
     
  7.2. Despite the stated in section 7.1 above, the renter declares and confirms that it is aware that the landlord may determine at any time in advance and in a written notice to the renter that the electricity supply to the additional rented property will be carried out through the bulk electricity supply, in the manner and the conditions stated in Appendix D to the lease agreement. The cost of the change of the electricity supply to the additional rented property via bulk electricity delivery will not apply to the renter.
     
  7.3. In accordance with the foregoing, at the time of signing of this addendum, the renter will sign a letter of request to cancel a low-voltage connection to the electric company and a letter of commitment and irrevocable consent for the transition to bulk electricity supply, in the attached version as Appendix C to this addendum in relation to the additional rented property.
     
  7.4. To the extent that the electricity supply to the additional rented property will be carried out through the bulk electricity supply by the landlord, then the renter’s payment to the landlord for the use of electricity in the additional rented property will either way not exceed the electricity rates at which the landlord will be charged for the additional rented property.

 

 

 

 

8. Right to use the additional parking spaces

 

  8.1. During the lease period in the additional rented property and the additional lease period in the additional rented property, the renter will be entitled to make use of the additional parking spaces.
     
  8.2. During the lease period in the additional rented property, the user fees for the additional parking spaces will be 250 NIS plus VAT as required by law for each additional parking space per month, and in linkage with the fixed index in section 5.1 above.
     
  8.3. During the additional lease period in the additional rented property, the monthly user fees for the additional parking spaces will be 275 NIS plus VAT as required by law for each additional parking space per month, and in linkage with the fixed index in section 5.1 above.
     
  8.4. Payment of the user fees for the additional parking spaces will be considered as part of the rent during the lease periods in the additional rented property and will be paid in the manner in which the rent will be paid during the lease periods in the additional rented property.
     
  8.5. The renter will not be charged a management fee for the additional parking spaces.
     
  8.6. If property taxes apply for the additional parking spaces, the renter will bear it.
     
  8.7. For the removal of doubt, the permission to use the additional parking spaces as detailed above is given to the renter for the duration of the lease periods in the additional rented property, and that at the end of the lease periods in the additional rented property, the renter will cease to make use of the additional parking spaces.

 

9. Collateral and insurance

 

  9.1. Collateral

 

  9.1.1. To ensure all the renter’s obligations to the landlord in all matters relating to the additional rented property and the additional parking spaces, and without derogating from the renter’s obligations with respect to the rented property and the parking spaces, the role of the renter by the landlord at the time of signing this addendum, and as a condition for delivering the holding of the additional rented property to the renter, a bank guarantee equal to the total rent and maintenance fees in the additional rented property and usage fees in the additional parking spaces, plus VAT as legally required for 6 (six) months of rent, a total of 293,085 NIS including VAT, in the version attached as Appendix D for this addendum.
     
  9.1.2. It is clarified, for the avoidance of any doubt, that the landlord shall be entitled to make use of any of the collateral in its possession, up to the amount due to it from the renter, at its absolute and exclusive discretion, in case of violation of the basic obligations of the renter, whether in connection with the rented property and the parking spaces or in connection with the additional rented property, provided that it acted in the realization of the collateral according to the provisions of the main agreement and this addendum.

 

  9.2. Insurance
     
    The renter undertakes to provide all the insurances it owes for the additional rented property in accordance with the provisions of Appendix B for this addendum, and to provide the landlord, until and no later than the date of the beginning of the lease period in the additional rented property, an approval of taking out permanent insurances relating to the additional rented property in the version attached as Appendix B2 for this addendum.

 

10. General
   
  The parties hereby declare and agree that all statements, terms and obligations as stated in the main agreement shall continue to be valid and will also apply to the respective additional rented property, all subject to the required changes arising from this addendum and/ or as amended and\ or have been explicitly altered in this addendum above.

 

IN WITNESS WHEREOF the parties have signed:

 

[Signature and Stamp: Ayalot Investments (Ramat Vered) 1994 Ltd Company No. 512022401]

 

[Signature and Stamp: SciVac Ltd.

513679555]

[Signature and Stamp: Roei Egozi, CFO, SciVac Ltd]

Landlord    renter

  

 

 

 

  

 

 

  

  

 

 

 

Insurance Appendix – Appendix B

 

This appendix trumps any provision in the main agreement concerning insurance, and in any case of contradiction between the provisions of the main agreement and the provisions of this appendix in regards to insurance, the provisions of this appendix will prevail (except for commercial provisions that were arranged between the parties). The terms used in this appendix will be interpreted in the way they are interpreted in the main agreement. For the avoidance of doubt, it is clarified that wherever “landlord” is written it means: “the landlord and\ or the management company”, and wherever “landlord and\ or anyone on its behalf” is written it means: “the landlord and\ or the management company and\ or anyone on their behalf”.

 

1. Labor insurance in the rented property

 

  1.1. Subject to the provisions of the agreement in regards to obtaining permission to carry out work on the rented property, if any work will be carried out on the rented property, by the renter or by anyone on behalf of the renter, at any time during the lease period, the renter must provide the landlord and the management company with the approval regarding the insurance of carrying out of the renter’s work that is attached to this agreement and constitutes an integral part thereof and is marked as Appendix B1 (“Approval of the renter’s labor insurance” and “the renter’s labor insurance”, respectively) signed by the renter’s insurer. The presentation of the aforementioned insurance approval of the renter’s work is a precondition for the execution of any work on the rented property, and the landlord and the management company will have the right (but not the obligation) to prevent the renter from performing work on the rented property, if the approval of the renter’s labor insurance was not presented as stated before the work began1.
     
    Despite the above said, in works in the rented property, the value of which does not exceed 250,000 NIS, the renter may not conduct such labor work insurance, provided that it presents an approval for taking out the renter’s permanent insurances, that specifies that the insurances include coverage for the work conducted in the rented property.

 

2. Permanent insurances

 

  2.1. For the entire duration of the lease, the renter must arrange and maintain the insurances as follows:

 

  2.1.1. Rented property contents insurance and any other possessions brought to the rented property or the building by or for the renter (including equipment, furniture, facilities and inventory), and any alteration, improvement and addition to the rented property made by the renter or for the renter, in full value and on the basis of reinstatement value, from loss or damage due to the accepted risks in extended fire coverage, including fire, smoke, lightning, explosion, earthquake, storm and strong weather, flood, fluid damage and cracking of pipes, damage by vehicles, damage by aircraft, riots, strikes, malicious damage, broking of glass and burglary damage. The insurance includes a section whereby the insurer waives the right of subrogation towards the landlord and towards the management company and towards employees and managers of the landlord or management company, as well as towards other renters, tenants, and other rights’ holders in the building (together: “other rights’ holders”), in whose property insurance a corresponding section regarding the waiver of the right of subrogation towards the renter exists, or in an agreement conferring on the other rights’ holders as aforesaid rights in the building is included an exemption from liability in favor of the renter for loss or damage that may be caused to the property of the other rights’ holders due to the risks that are included in the extended fire coverage risks; such abovementioned waiver shall not apply to a person who caused the damage maliciously.

 

 

1 Limits of liability for approval for labor insurance:

 

Scope of works   Chapter A – expansion of nearby property
and property on which work is done
  Limit of liability chapter B
250,000   200,000 NIS   1,000,000 NIS
250,000 – 500,000   300,000 NIS   2,000,000 NIS
500,000 – 1,000,000   300,00 NIS   3,000,000 NIS
Over 1,000,000   400,000 NIS   4,000,000 NIS

 

 

 

 

  2.1.2. Third party liability coverage that ensures the renter’s liability under law for bodily injury or damage to property that may be caused to the body or property of any person or entity in the rented property and its surroundings, within the limit of liability in the amount of $ 3,000,000 per case and cumulative under the policy2. The insurance is extended to cover the landlord and the management company for liability that will be imposed on any of them due to an act or omission of the renter, subject to a cross-liability clause.
     
  2.1.3. Employers’ liability insurance that insures the renter’s liability under the Torts Ordinance (new version) and/ or according to the Liability for Defective Products Law, 5740-1980 towards the renter’s employees for bodily injury or occupational illness that may be caused to any of them while and due to their work on or around the rented property, within the limit of liability of 6,000,000 NIS (six million NIS) per employee and 20,000,000 NIS (twenty million NIS) per case and in total for the insurance period. The insurance is extended to indemnify the landlord and the management company if decided, in the case of a work accident or any occupational disease, that any of them has any employer obligations towards any of the renter’s employees.
     
  2.1.4. Consequential loss insurance that insures loss of gross profit of the renter [expressly excluding loss of rent, management fees and parking fees (if any) to the landlord and management company] due to loss or damage caused to the insured’s assets under section 1 above or to the rented property or building structure, as a result of one of the risks insured under section 1 above for an indemnity period of 12 months. The insurance will be extended to cover consequential damages caused by the denial of entrance in accordance with the terms of the policy. For the avoidance of doubt, it is clarified that the foregoing regarding a cessation of electricity supply also in relation to the supply of electricity by the landlord and/ or the management company the insurance includes a section according to which the insurer waives the right of exchange towards the landlord and towards the management company and towards the employees and managers of the landlord or the management company, as well as to the other rights’ holders whose consequential loss insurance includes a corresponding section regarding the waiver of a right of subrogation towards the renter, or an agreement granting the other rights’ holders such rights in the building is included an exemption from liability in favor of the renter in respect of a consequential loss to the other rights’ holders due to the risks that can be covered by extended fire coverage; such waiver shall not apply to a person who caused such damage maliciously.

 

 

2 The limits of the liability will be an amount equal to 10,000 NIS double the rented property area in a square meter, but the said amount will not be less than 1,000,000 NIS (one million NIS) for a case and cumulative for the insurance period.

 

 

 

 

  2.2. Without the need for any requirement on the part of the landlord or the management company, the renter must present to the landlord to the management company, no later than the date of receipt of possession of the rented property or before any assets are transferred to the rented property (other than assets included in the insured works according to section 1.1 above) – the earlier of the two dates – the approval of taking out the insurance, which is attached to this agreement and forms an integral part thereof and is marked as Appendix B2 (“Approval of renter’s permanent insurance” and “Renter’s permanent insurance”, respectively). The renter is signed by the renter’s insurer. The issuance of a permanent insurance approval by the renter is a precondition for receiving the hold of the rented property or for bringing any assets into the rented property (other than assets included in the insured works under section 1.1 above), and the landlord and the management company shall have the right (but not the obligation) to prevent the renter from receiving the hold of the rented property or the insertion of said assets in the event that the approval was not issued before the date specified above.
     
  2.3. The renter has the right not to take out consequential loss insurance and/ or property insurance, in whole or in part, but the exemption specified in section 2.7 below will apply as if the insurances as aforesaid had been taken out in full.
     
  2.4. If, in the opinion of the renter, additional or supplementary insurance is required for the renter’s labor insurance or for the renter’s permanent insurances, the renter may take out the additional or supplementary insurance as aforesaid. Any additional or supplementary property insurance as aforesaid shall include a section regarding the waiver of the right of subrogation towards the landlord, the management company and any of the persons on their behalf, as well as towards other renters, tenants, and other rights’ holders in the building (together: “other rights’ holders”), in whose property insurance or in the property chapter for contract work carried out by them included a waiver of a right of transfer towards the renter, provided that the exemption does not apply in favor of the person who caused the damage maliciously.
     
  2.5. The renter must update the insurance amounts in respect of the insurances taken out according to sections (1) and (4) to the landlord’s permanent insurance approval, from time to time, so that they always reflect the full value of the insured subject under them.
     
  2.6. The renter exempts the landlord, the management company and those on their behalf as well as the other rights’ holders, in whose lease agreements or any other agreement granting the other rights’ holders such rights in the building includes a corresponding exemption towards the renter, from liability for damage that the renter has indemnification rights in regards thereof, according to the insurances the renter has to take in accordance with section (1) for the approval of the renter’s labor insurance, sections (2.1.1) and (2.1.4) above as well as additional property insurances as stated in section 2.4 above (or that the renter had the right to indemnification for except for the deductibles stated in the policies, but the exemption from such liability will not apply in favor of the person who caused the damage maliciously.

 

 

 

 

  2.7. At the end of the renter’s permanent insurances period, the renter must deposit with the landlord or the management company the renter’s permanent insurances approval for the extension of its validity for another period. The renter must return and deposit the renter’s permanent insurances approvals on the specified dates, every insurance period and as long as this agreement is valid.
     
  2.8. Whenever the renter’s insurer notifies the landlord or management company that any of the renter’s permanent insurances is about to be canceled or is about to be subject to change for the worse, the renter must re-edit that insurance and issue a renewed insurance approval, until the date of cancellation or change for the worse in such insurance.
     
  2.9. For the avoidance of doubt, it is clarified that failure to present the insurance approvals on time will not affect the renter’s obligations under this agreement, including and without prejudice to the generality of the said, any obligation to pay that applies to the renter. The renter must fulfill all the renter’s obligations under the agreement even if the renter is prevented from performing work, receiving possession of the rented property, bringing assets into the rented property, or opening the business in the rented property due to failure to present the permits on time.
     
  2.10. The landlord and the management company have the right (but not the obligation) to check the insurance permits presented by the renter, and the renter must make any changes or amendments required to conform to the renter’s obligations as stated in this appendix in the agreement. The landlord and management company’s right to examine the permits and order their amendment as described above does not impose on the landlord or the management company or anyone on their behalf any obligation and liability whatsoever in relation to the said insurance certificates, the nature, scope and validity of the insurances made under the said approvals or in their absence and does not detract from any liability imposed on the renter under this agreement or by law.
     
  2.11. The renter must comply with the terms of the insurance policies drawn up by the renter, pay the insurance premiums in full and on time, and ensure that the renter’s permanent insurance is renewed from time to time as necessary and is valid for the entire lease period.
     
  2.12. The renter must adhere to reasonable safety guidelines that will be published (if published) from time to time by the landlord or by the management company.
     
  2.13. The limits of liability required by the insurance permits are a minimum requirement imposed on the renter which does not derogate from any obligation of the renter under the agreement and/ or under any law and does not release the renter from full liability under this agreement and/ or by law. The renter will not have any claim or demand against the landlord or against the management company or against anyone on their behalf, with regard to the limits of such liability.
     
  2.14. The landlord and the management company do not have any obligation to maintain security or other security measures in the building or in the rented property, and the existence of security or other security measures in the building or in the rented property does not create any obligation or liability towards the renter. The Bailees Law 5727-1967 does not apply to the agreement and its appendices.

 

 

 

 

  2.15. Without derogating from the provisions of this agreement and without derogating from the responsibility of the landlord or the responsibility of the management company under this agreement or by law, the landlord has to arrange and maintain, either through the landlord or through the management company, for the duration of the agreement, the insurances listed later in this section with a legally authorized and reputable insurance company:

 

  2.15.1. Building structure coverage (including the rented property) and its adjoining structures and systems, in the full value of their establishment, as well as any additional property of the landlord or the management company located in and around the building, in their establishment value, from loss or damage following the risks that are covered in an extended fire coverage, including fire, smoke, lightning, explosion, earthquake, storm and hurricane, flood, fluid damage and cracking of pipes, damage by vehicles, damage by aircraft, riots, strikes, malicious damage as well as burglary damage. The said insurance will include a section regarding a waiver of the right of transfer towards the renter and those on behalf of the renter, but the said waiver will not apply in favor of the person who caused the damage maliciously. Such insurance shall not include the property expressly specified in section 2.1.1 above and any content, addition, improvement or extension made by or on behalf of or for the renter (and not through the landlord or the management company or anyone on the landlord’s or the management company’s behalf).
     
  2.15.2. Consequential loss insurance that insures loss of rent and management fees due to damage caused to the building structure (including the rented property structure) as well as any additional assets as stated in section 2.15.1 above due to the risks listed in section 2.15.1 above (excluding burglary), for indemnity period of 24 months. The said insurance will include a section regarding the waiver of the right of subrogation in favor of the renter and those on behalf of the renter, but the said waiver will not apply in favor of the person who caused the damage maliciously.
     
    The landlord and the management company have the right not to take out consequential loss insurance that insures the loss of rent, management fees and parking fees (if any) as stated in this section above, in whole or in part, but the provisions of section 2.19 below shall apply as if the said insurance is taken out in full.
     
  2.15.3. Third party liability insurance with a liability limit of 4,000,000 NIS (four million NIS) for a case and cumulatively under the policy, which insures the liability of the landlord and the management company according to law for bodily injury or damage to property that may be caused to the body or possessions of any person or legal entity in the building. The insurance will be extended to indemnify the renter for liability imposed on the renter due to an act or omission of the landlord or the management company, subject to a cross-liability section according to which the insurance is considered to have been arranged separately for each of the insured.
     
  2.15.4. Employers’ liability insurance that insures the liability of the landlord and the management company towards their employees for physical injury or occupational disease that may be caused to any of them while or due on their work in the project and its surroundings, within the limit of liability of 6,000,000 NIS (six million NIS) per employee and 20,000,000 NIS (20 million NIS) for a case and in total for the insurance period. The insurance will be extended to indemnify the renter in case of a work accident or a work-related disease for the renter holds employer responsibility for any of the landlord’s workers or the management company.

 

 

 

 

  2.16. The landlord has the right, at the sole discretion of the landlord, to take out additional insurance for the insurances specified in section 2.15 above. Any additional property insurance taken out by the landlord in connection with the asset in which the rented property is located, will include a waiver of transfer to the renter and those on behalf of the renter, but such waiver will not apply to the person who caused the damage maliciously.
     
  2.17. It is agreed that the renter will carry out the payments of the premium for the insurances specified in section 2.15 above, and the renter undertakes to pay the landlord any amount that will be required of it regarding the said premium, within seven days from the landlord’s first demand.
     
  2.18. In the arrangement of the insurances listed in section 2.15 above, shall not be in addition to the responsibility of the landlord or the management company beyond what is stated in this agreement or to detract from the responsibility of the renter under the agreement or according to law (except as expressly stated in end of section 2.19 below).
     
  2.19. The landlord exempts, on behalf of the landlord and on behalf of the management company, the renter and those on behalf of the renter from liability for damage for which the landlord or the management company is entitled to indemnification under the insurance the landlord is to take out according to sections 2.15.1 and 2.15.2 above and insurance in accordance with section 2.16 above, insofar as they were taken out (or were entitled to indemnification for it without the deductibles specified in the policies and/ or missing insurance and/ or violation of the terms of the insurance policies), but exemption from such liability will not apply to the one who caused the damage maliciously.
     
  2.20. Notwithstanding the foregoing, if there was an insurance event which is insured under sections 2.15.1 and 2.15.2 and 2.16 above in circumstances which are the responsibility of the renter as stated in the agreement or by law, the renter must bear the amount of damage caused up to the deductible under the said policies, provided it does not exceed 10,000 $.

 

 

 

 

Appendix B1 – Approval of the Renter’s Labor Insurance

  

Approval of existence of insurances – contracting work insurance \ in building Date of issue of approval (DD\MM\YYYY)
This insurance approval is a reference to the fact that the insured has a valid insurance policy, in accordance with the information specified in it. The information detailed in this approval does not include all the terms of the policy and its exceptions. However, in the event of a conflict between the conditions specified in this approval and the conditions set forth in the insurance policy, what is stated in the insurance policy will prevail, except in the case where a condition in this approval benefits the applicant for the approval.

The applicant for the approval

 

The insured

 

Address of the insured property\ Address of the place of works

Status of the applicant for the approval

 

 

Name of landlord: _______________ and\ or parent company and\ or subsidiaries and\ or related companies and\ or the management company

Name of the renter and\ or contractors and\ or sub-contractors

 

 

☐ Contractor

Sub-contractor

☐ Renter

Other: landlord\ management company

 

ID\ Private Company ID\ Private Company
Address Address
Coverages

Policy Chapters

Division by limits of liability or insurance amounts

Policy No.

 

Policy version and addition

Beginning date

 

End date

 

Limits of liability\ insurance amount\ work worth Additional coverages in effect and cancellation of exceptions
Amount Currency

All the risks contractual works

Example extensions details can be given according to policy chapters

 

        Amounts must be updated in accordance with the table on page 1 of the insurance addendum in the connection agreement  

318,

309,

308 (Waiver of transfer towards tenants, renters, and other rights’ holders in the asset (subject to reciprocity) 313,314, 316, 318, 328

 

Theft and burglary           included
Property on which work is done          

NIS

 

Adjacent property           NIS
Property in transfer           NIS
Removal of rubble           NIS

Third party

 

        The amounts should be updated in accordance with footnote 2 on page 1 of the Insurance Addendum to the connection agreement

NIS

 

318, 302, 315, 312, 328

 

Employer’s liability         20,000,000 NIS 318, 328
Details of the services (subject to the services specified in the agreement between the insured and the applicant for approval, the service code must be indicated from the list detailed in Appendix C):
074 Constructions and renting 096
Cancellation\ change of policy
A change for the worse of the applicant for approval or cancellation of an insurance policy will not take effect until 30 days after sending a notice to the applicant for approval regarding the change or cancellation.
The signature of the approval
The insurer:

  

 

 

 

Appendix B2 – Approval of the Renter’s Permanent Insurances

 

Approval of the existence of insurances Date of issue of approval (DD\MM\YYYY)
This insurance approval is a reference to the fact that the insured has a valid insurance policy, in accordance with the information specified in it. The information detailed in this certificate does not include all the terms of the policy and its exceptions. However, in the event of a conflict between the conditions specified in this approval and the conditions set forth in the insurance policy, what is stated in the insurance policy will prevail, except in the case where a condition in this approval benefits the applicant for the approval.
The applicant for the approval*

The insured

 

The nature of the deal

 

Status of the applicant for the approval*
Name of landlord: Amot Investments Ltd. and\ or parent company and\ or subsidiaries and\ or related companies and\ or the management company

Name of the renter:

________________

☐ real estate

☐ services

☐ product supply

☒ other: rent of a property located in

________

 

☒ the landlord and\ or management company

☐ renter

franchisee

☐ sub-contractors

☐ service requester

☐ supply requester

☐ other: __________

ID\ Private Company ID\ Private Company
Address Address
Coverages

Insurance type

Division by limits of liability or insurance amounts

Policy No.

 

 

Wording and edition of the policy

Beginning date

 

 

End date

 

Limits of liability\ insurance amount

 

Additional coverages in effect and cancellation of exceptions A coverage code must be specified in accordance with Appendix D
Amount Currency

Possessions

 

 

         

NIS

 

309,

328,

308 (Waiver of transfer to another party: tenants, renters, and other rights’ holders in the property (subject to reciprocity)

Third party        

3,000,000

 

$

 

302 (cross liability)

309 (Waiver of transfer in favor of the applicant for approval)

315 (coverage for NSC claims)

321 (Additional insured for acts or omissions of the insured – applicant for approval)

322 (applicant for approval is defined as third party) 328 (precedence)

Employer’s liability

 

       

20,000,000

 

 

NIS

 

319 (Additional insured - was and will be considered the employer of any of the insured’s employees)

309 (Waiver of transfer in favor of the applicant for approval)

328 (precedence)

Other

Consequential loss

 

         

NIS

 

309 (Waiver of transfer in favor of the applicant for approval)

308 (Waiver of transfer to another party: tenants, renters, and other rights’ holders in the property (subject to reciprocity)

328 (precedence)

Details of the services (subject to the services specified in the agreement between the insured and the applicant for approval, the service code must be indicated from the list detailed in Appendix C)*
Renting      096
Cancellation\ change of policy*
A change for the worse of the applicant for approval or cancellation of an insurance policy will not take effect until 30 days after sending a notice to the applicant for approval regarding the change or cancellation.
The signature of the approval
The insurer:

 

 

 

 

Appendix C

 

Request for Cancellation of a Low-Voltage Connection to the Electricity Company and a Letter of Commitment and Irrevocable Consent to Switch to Bulk Electricity Supply

 

Attn.

The Israel Electric Corporation Ltd. - Rehovot District

Ayalot Investments (Ramat Vered) 1994 Ltd.

Hereinafter: “the owner\ the landlord”

 

I the undersigned SciVac Ltd. private company 513679555, rent lots 17 and 19 in the rented property in the Rehovot Park complex in Block 3649 (hereinafter: “the renter”), holder of the Electric Corporation contract no.____________ declare and commit in an irrevocable manner as follows and this in relation to the leasing of an area of 900 gross square meters located on the third floor of the building known as stage A in the Rehovot Park only:

 

1. As an electricity consumer in the Rehovot Park complex, which is owned by the owners whose details are stated above, I ask the Israel Electric Corporation Ltd. to cancel the electricity connection registered in my name at the Electric Company, including the dismantling of it. I am aware that after the dismantling of the connection as stated, the electricity supply to the complex and the rented property will be the full responsibility of the owner and/ or anyone on its behalf, which is agreed and acceptable to me.
   
2. I know and agree that the electricity supply to the complex and the rented property will be changed to bulk supply and that it is the owner who will provide the electricity within the complex (including transformation from high voltage to low voltage).
   
3. Since it is the owner who will provide the electricity as a whole to all electricity consumers in the complex, through a bulk electricity connection, it is known and agreed that the following conditions will apply on me:

 

  3.1. The payments relating to the electricity supply for me will be paid by me directly to the owner.
     
  3.2. Any inquiry I have regarding the electricity supply in the complex will now be directed to the owner only.

 

4. In view of the foregoing, I will not have, as a renter, a claim on any grounds against the Electric Company for failure to supply electricity or interference in the electricity supply.

 

       
   
Date signature + company stamp + private company no.\ I.D.

 

 

 

 

Appendix D

 

Attn.

Ayalot Investments (Ramat Vered) 1994 Ltd.,

Addressed ________________

Branch: _________

Address: ___________

Date: ___________

Dear Sir\ Madam

Re: Bank Guarantee No._____________

 

1. We hereby guarantee to you a payment of any amount up to a total of 293,085 NIS (Two hundred and ninety-three thousand eighty-five NIS) (hereinafter: “guaranteed amount”), that you shall demand from SciVac Ltd. private company 513679555 (hereinafter: “the guaranteed”), in connection with a lease agreement signed between you and the guaranteed, all additions thereto, as signed or will be signed periodically.
   
  This amount will be linked to the Consumer Price Index as published from time to time by the Central Bureau of Statistics and Economic Research, under the linkage conditions below:
   
  The “basic index” for the purpose of this guarantee will be an index for the month of June 2021 published on the 15th of the following month (or close to that date), at a rate of ____ points.
   
  The “new index” for this guarantee will be the index that was published recently and prior to receiving your claim according to this guarantee.
   
  The linkage differences regarding this guarantee will be calculated as follows: if it turns out that the new index has increased compared to the basic index, then the amount of the guarantee will be calculated when it is increased at the same rate as the rate of increase of the new index compared to the basic index. If the new index is lower than the basic index, we will pay you the amount specified in your claim up to the amount of the guarantee, without any linkage differences.
   
2. According to your first written request, no later than ten days from the date your request was received by us at our address indicated above, we will pay you any amount specified in the claim provided that it does not exceed the guarantee amount plus linkage differences, without imposing an obligation on you to prove or explain your demand and without you having to demand the payment first by the guaranteed.
   
3. This guarantee will remain valid until day ______ of month ______ year _______ (inclusive) only and after that date it will be null and void. Any request under this letter of guarantee must be received by us in writing according to our address indicated above, no later than the above stated date and the closing time for the customer reception of our branch.
   
4. A written demand that reaches the bank via facsimile will also constitute a written demand for the purpose of this guarantee.
   
5. This guarantee is not transferable or convertible.

 

Respectfully,

Bank___________

 

 

 

Exhibit 10.8

 

 

Business Confidential – Protected B

 

THIS IS AN AMENDING AGREEMENT

 

BETWEEN: NATIONAL RESEARCH COUNCIL OF CANADA
  a departmental corporation forming part of the Government of Canada
  created by the National Research Council Act (R.S.C. 1985, c. N-15), and
  an agent of Her Majesty the Queen in Right of Canada
  whose head office address is:

 

  1200 Montreal Road  
  Ottawa, Ontario K1A 0R6 (called the “NRC”)

 

AND: VARIATION BIOTECHNOLOGIES INC.

  a Company incorporated under the Canada Business Corporations Act under number 393728-3 whose Registered Office Address is located in:

 

  300 Hunt Club Road East, 2nd Floor  
  Ottawa, Ontario K1V 1C1 (called the “Collaborator” or “VBI”)

 

(Collectively known as the “Parties”)

 

WHEREAS the parties entered into an Agreement signed by the NRC on 30 March 2020 (called the “Original Agreement”) and Amendment One signed by NRC on 21 December 2020 (called “Amendment One”), as well as Amendment Two signed by NRC on July 8, 2021 (called “Amendment Two”) by which the Parties agreed to collaborate in a “Project”, described as: COVID-19 vaccine evaluation. The Original Agreement, Amendment One and Amendment Two are now called “The Agreements”.

 

WHEREAS this Amending Agreement includes certain special obligations which relate solely to Tasks performed for the purpose of developing a vaccine against the South Africa (Beta) variant of COVID-19, which project is being funded by the Coalition for Epidemic Preparedness Innovations (CEPI). These special obligations are required by the terms of the funding agreement between Collaborator and CEPI.

 

WHEREAS the parties wish to amend the Agreements.

 

IN CONSIDERATION of the mutual covenants hereunder, the parties agree as follows:

 

1. The Agreements shall be read with the amended terms stated below. With respect to all other terms, the Parties confirm the Agreements.
   
2. The attached “SCHEDULE OF PAYMENTS” is in addition to the “Schedule of Payments” from the Agreements.
   
3. The attached “NEW STATEMENT OF WORK AND DELIVERABLES” is in addition to the “STATEMENT OF WORK AND DELIVERABLES” in the Agreements.
   
4. The estimated total value of this Project amendment three is: minimum of $***  (Task 2.8.1) to a maximum of $ *** (All Tasks) as stated in the Statement of Work.
   
5. The Collaborator is a Canadian Small and Medium Enterprise (SME) or a Canadian educational institution, including a community college, CEGEP, polytechnic or university, and benefits from a Fee Reduction of minimum of $*** (Task 2.8.1) to a maximum of $*** (All Tasks). The Collaborator hereby warrants that, at the time of signing this Agreement, it is a SME and has 500 or fewer full-time equivalent employees, or it is a Canadian educational institution.
   
6. The amount that the Collaborator will pay to the NRC in cash for this amendment two is: minimum of $*** (Task 2.8.1) to a maximum of $*** (All Tasks) as stated in the Statement of Work.

 

HHT – Vaccines and Emerging Infections RI   Page 1 of 5
  NRC Ref. #: A-0040287 (orig. A-0035546)  

 

 

 

7. The following special provisions apply to Tasks carried out pursuant to this Amending Agreement:

 

  (a) NRC shall exert reasonable efforts to retain records of its activities regarding the work performed pursuant to this Amending Agreement for a period of at least 5 years from the date of completion of the work, to the extent that it does not contradict with any applicable laws, regulations, or policies of the NRC and can provide a copy of such documentation to Collaborator upon request.
     
  (b) NRC shall exert reasonable efforts to retain, for a period of at least 5 years (to the extent that it does not contradict with any applicable laws, regulations, or policies of the NRC) from the date of completion of the work described in this Amending Agreement, documentation supporting the amounts invoiced to and paid by Collaborator pursuant to this Amending Agreement and can provide a copy of such documentation to Collaborator upon request.
     
  (c) Each of NRC and Collaborator agree that it shall carry its obligations hereunder in accordance with laws and regulations that are applicable to its activities and operations.
     
  (d) Section IU-8 of the Original Agreement is amended to add the following last paragraph:
     
   Collaborator shall be permitted to disclose Confidential Non-Project Information to CEPI solely to the extent required to comply with its obligations pursuant to its funding agreement with CEPI, including its obligations pursuant to the CEPI Third Party Code. NRC will have the right to review the Confidential Information prior to any disclosure to CEPI;  
     
  (e) The NRC is part of the Government of Canada and confirms that it is in compliance with laws, regulations, and policies whose goals are aligned with the goals of the CEPI Third Party Code.

 

8. This Amending Agreement may be executed in one or more counterparts and by the different parties hereto in separate counterparts, each of which when executed shall be deemed to be an original but all of which taken together shall constitute one valid and binding agreement. A portable document format (PDF) copy of an executed counterpart signature page will be as valid as an originally executed counterpart for purposes of signing this Amending Agreement.

 

SIGNED by the Collaborator at Ottawa, Ontario

 

  VARIATION BIOTECHNOLOGIES INC.

 

Date:

August 6, 2021

  Per:

/s/ Jeff Baxter

      Jeff Baxter
      CEO

 

SIGNED by the NRC at Ottawa, Ontario

 

  NATIONAL RESEARCH COUNCIL OF CANADA

 

Date:

August 27, 2021

  Per:

/s/ Roman Szumski

      Roman Szumski 
      Vice President, Life Sciences 

 

HHT – Vaccines and Emerging Infections RI   Page 2 of 5
  NRC Ref. #: A-0040287 (orig. A-0035546)  

 

 

 

ANNEX SP – SCHEDULE OF PAYMENTS TO NRC

 

Billing address: See page 1

 

Billing contact:

 

  Name: Andrea McRae
  Title: Project Manager
  Telephone: 613 749 4200 
  Email: amcrae@vbivaccines.com

 

SP-1 The Collaborator shall be invoiced as follows:



Invoicing Schedule (Estimated Dates)     Amount Due*  
1. Invoice to be issued upon signature of this amendment for Task 2.8.1   $ ***  
2. Invoice to be issued upon approval from Collaborator (Task 2.8.2)   $ ***  
3. Invoice to be issued upon approval from Collaborator (Task 2.8.3)   $ ***  
TOTAL MAXIMUM PAYABLE AMOUNT   $ ***  

*Plus applicable taxes

 

SP-2 All amounts shall be due 30 days from the date of the invoice.
   
SP-3 Payments must be made to: “Receiver General - National Research Council of Canada” and addressed to:

 

Accounts Receivable

National Research Council of Canada

1200 Montreal Road

Ottawa, Ontario, K1A 0R6 CANADA

 

SP-4 Payments can be made by cheque, MasterCard, Visa or American Express; or by wire transfer. Wire transfer information is available upon request. The Collaborator is responsible for all bank charges associated with wire transfers. Any inquiries may be directed to: AccountsReceivable@nrc-cnrc.gc.ca.
   
SP-5 The Collaborator shall provide any Invoicing Reference Number at the time of Agreement signature or promptly thereafter. The NRC will not delay or cancel invoicing nor defer accrual of interest due to the Collaborator’s failure to provide an Invoicing Reference Number.
   
SP-6 The NRC may suspend its performance of any obligations under this Agreement so long as any payment is overdue for any reason.
   
SP-7 If this Agreement is amended to increase the scope of the Services, the NRC reserves the right to calculate costing for its additional Project activities at its rates that are in effect at that time. Any such cost increases shall be approved, in writing, by both Parties.
   
SP-8 If the NRC expects that the value of its estimated contribution will be exceeded by more than 10%, it shall promptly notify the other Party. The Parties shall then negotiate a further agreement on costs or payments, and either Party may suspend the performance of any obligations, other than confidentiality, intellectual property and accrued obligations to pay, until a further agreement is reached. If the Parties fail to agree on an amendment within 60 days of the notice, then this Agreement shall terminate on the 60th day after the notice, unless the Parties agree otherwise in writing.

 

SP-9 If a surplus of prepayment remains as a result of premature termination, it will be refunded.

 

HHT – Vaccines and Emerging Infections RI   Page 3 of 5
  NRC Ref. #: A-0040287 (orig. A-0035546)  

 

 

 

SP-10 If an instrument tendered in payment or settlement of an amount due to the NRC is dishonored for any reason, the NRC will invoice an additional administrative charge of CAD 25 and this amount will be due as invoiced.
   
SP-11 Interest is payable on all overdue amounts. Interest is calculated and compounded monthly at the average bank rate plus 3% and accrues during the period beginning on the due date and ending on the day before the day on which payment is received by the NRC. For purposes of this paragraph “bank rate” means the rate of interest established periodically by the Bank of Canada as the minimum rate at which the Bank of Canada makes short term advances to members of the Canadian Payments Association, and “average bank rate” means the weighted arithmetic average of the bank rates that are established during the month before the month in respect of which interest is being calculated.

 

(Rate information may be found at http://www.tpsgc-pwgsc.gc.ca/recgen/txt/tipp-ppir-eng.html. This site provides information on the rate used by departments of the Government of Canada to calculate the interest on overdue accounts payable and is the same rate used by the NRC to charge interest on overdue accounts receivable under the Interest and Administrative Charges Regulations, SOR/96-188. This web site address, and the information set out there, is provided here for convenience. In case of rate discrepancy, the rates quoted by the Bank of Canada shall prevail.)

 

(the rest of this page was intentionally left blank)

 

HHT – Vaccines and Emerging Infections RI   Page 4 of 5
  NRC Ref. #: A-0040287 (orig. A-0035546)  

 

 

 

STATEMENT OF WORK AND DELIVERABLES

 

1. PROJECT OBJECTIVES

 

The goal of this project is to generate a stable cell line secreting murine leukemia virus Gag protein (Gag) based Virus-like-Particles (VLPs) expressing the SARS-CoV-2 Spike protein (Spike).

 

*** 

 

HHT – Vaccines and Emerging Infections RI   Page 5 of 5
  NRC Ref. #: A-0040287 (orig. A-0035546)  

 

 

Exhibit 31.1

 

CERTIFICATION

 

I, Jeffrey Baxter, certify that:

 

1. I have reviewed this quarterly report on Form 10-Q of VBI Vaccines Inc.;
   
2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;
   
3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;
   
4. The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15-d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

 

  a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;
     
  b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
     
  c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
     
  d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

  a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and
     
  b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

Date: November 8, 2021  
   
  /s/ Jeffrey Baxter
  Jeffrey Baxter
 

Chief Executive Officer

(Principal Executive Officer)

 

 

 

Exhibit 31.2

 

CERTIFICATION

 

I, Christopher McNulty, certify that:

 

1. I have reviewed this quarterly report on Form 10-Q of VBI Vaccines Inc.;
   
2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;
   
3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;
   
4. The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15-d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

 

  a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;
     
  b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
     
  c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
     
  d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5. The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

  a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and
     
  b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

Date: November 8, 2021  
   
  /s/ Christopher McNulty
  Christopher McNulty
  Chief Financial Officer and Head of Business Development
  (Principal Financial and Accounting Officer)

 

 

 

Exhibit 32.1

 

CERTIFICATION

 

In connection with the quarterly report of VBI Vaccines Inc. (the “Company”) on Form 10-Q for the quarter ended September 30, 2021 as filed with the Securities and Exchange Commission (the “Report”), I, Jeffrey Baxter, Chief Executive Officer (Principal Executive Officer) of the Company, hereby certify as of the date hereof, solely for purposes of Title 18, Chapter 63, Section 1350 of the United States Code, that to the best of my knowledge:

 

(1) The Report fully complies with the requirements of Section 13(a) or 15(d), as applicable, of the Securities Exchange Act of 1934, and

 

(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company at the dates and for the periods indicated.

 

Date: November 8, 2021  
   
  /s/ Jeffrey Baxter
  Jeffrey Baxter
  Chief Executive Officer
  (Principal Executive Officer)

 

 

 

Exhibit 32.2

 

CERTIFICATION

 

In connection with the quarterly report of VBI Vaccines Inc. (the “Company”) on Form 10-Q for the quarter ended September 30, 2021 as filed with the Securities and Exchange Commission (the “Report”), I, Christopher McNulty, Chief Financial Officer and Head of Business Development (Principal Financial and Accounting Officer) of the Company, hereby certify as of the date hereof, solely for purposes of Title 18, Chapter 63, Section 1350 of the United States Code, that to the best of my knowledge:

 

(1) The Report fully complies with the requirements of Section 13(a) or 15(d), as applicable, of the Securities Exchange Act of 1934, and

 

(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company at the dates and for the periods indicated.

 

Date: November 8, 2021  
   
  /s/ Christopher McNulty
  Christopher McNulty
  Chief Financial Officer and Head of Business Development
  (Principal Financial and Accounting Officer)