U NITED S TATES
S ECURITIES A ND E XCHANGE C OMMISSION
W ASHINGTON , DC 20549  
_______________________________________________
FORM 10-Q
_______________________________________________ 
ý
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
 
FOR THE QUARTERLY PERIOD ENDED JULY 30, 2016
OR
¨
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
Commission file number 001-35641  
_______________________________________________
SEARS HOMETOWN AND OUTLET STORES, INC.
(Exact Name of Registrant as Specified in Its Charter)
_______________________________________________
DELAWARE
 
80-0808358
(State or Other Jurisdiction of Incorporation or Organization)
 
(I.R.S. Employer Identification No.)
 
 
5500 TRILLIUM BOULEVARD, SUITE 501 HOFFMAN ESTATES, ILLINOIS
 
60192
(Address of Principal Executive Offices)
 
(Zip Code)
Registrant’s Telephone Number, Including Area Code: (847) 286-7000  
_______________________________________________
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   ý     No   ¨
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted 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 and post such files).    Yes   ý     No   ¨
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):
 
Large accelerated filer
 
¨  
  
Accelerated filer
 
ý
 
 
 
 
Non-accelerated filer (Do not check if a smaller reporting company)
 
¨
  
Smaller reporting company
 
¨  

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).    Yes   ¨     No   ý
As of August 31, 2016, the registrant had 22,716,132 shares of common stock, par value $0.01 per share, outstanding.
 



SEARS HOMETOWN AND OUTLET STORES, INC.
INDEX TO QUARTERLY REPORT ON FORM 10-Q
13 and 26 Weeks Ended July 30, 2016 and August 1, 2015
 
 
 
 
 
Page
 
 
PART I—FINANCIAL INFORMATION
 
 
 
 
Item 1.
 
 
 
 
 
 
 
 
 
 
 
 
Item 2.
 
 
 
Item 3.
 
 
 
Item 4.
 
 
PART II—OTHER INFORMATION
 
 
 
 
Item 1.
 
 
 
Item 1A.
 
 
 
Item 2.
 
 
 
Item 6.



Table of Contents

SEARS HOMETOWN AND OUTLET STORES, INC.
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited)
PART I. FINANCIAL INFORMATION
Item 1. Financial Statements
 
 
 
13 Weeks Ended
 
26 Weeks Ended
Thousands, except per share amounts
 
July 30,
2016
 
August 1,
2015
 
July 30,
2016
 
August 1,
2015
NET SALES
 
$
556,388

 
$
619,610

 
$
1,093,369

 
$
1,202,379

COSTS AND EXPENSES
 
 
 
 
 
 
 
 
Cost of sales and occupancy
 
441,508

 
478,250

 
862,298

 
920,660

Selling and administrative
 
118,808

 
138,920

 
236,800

 
274,630

Depreciation and amortization
 
3,293

 
2,164

 
6,550

 
4,025

Gain on the sale of assets
 
(25,269
)
 

 
(25,269
)
 

Total costs and expenses
 
538,340

 
619,334

 
1,080,379

 
1,199,315

Operating income
 
18,048

 
276

 
12,990

 
3,064

Interest expense
 
(886
)
 
(614
)
 
(1,652
)
 
(1,395
)
Other income
 
378

 
560

 
775

 
1,242

Income before income taxes
 
17,540

 
222

 
12,113

 
2,911

Income tax expense
 
(6,898
)
 
(627
)
 
(5,042
)
 
(2,024
)
NET INCOME (LOSS)
 
$
10,642

 
$
(405
)
 
$
7,071

 
$
887

 
 
 
 
 
 
 
 
 
NET INCOME (LOSS) PER COMMON SHARE
 
 
 
 
 
 
 
 
ATTRIBUTABLE TO STOCKHOLDERS
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Basic:
 
$
0.47

 
$
(0.02
)
 
$
0.31

 
$
0.04

Diluted:
 
$
0.47

 
$
(0.02
)
 
$
0.31

 
$
0.04

 
 
 
 
 
 
 
 
 
Basic weighted average common shares outstanding
 
22,696

 
22,666

 
22,681

 
22,666

Diluted weighted average common shares outstanding
 
22,699

 
22,666

 
22,682

 
22,666

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
See Notes to Condensed Consolidated Financial Statements.


1


SEARS HOMETOWN AND OUTLET STORES, INC.
CONDENSED CONSOLIDATED BALANCE SHEETS
(Unaudited)
 
Thousands
 
July 30,
2016
 
August 1,
2015
 
January 30,
2016
ASSETS
 
 
 
 
 
 
CURRENT ASSETS
 
 
 
 
 
 
Cash and cash equivalents
 
$
18,690

 
$
23,390

 
$
18,244

Accounts and franchisee receivables, net
 
17,017

 
13,583

 
11,753

Merchandise inventories
 
427,234

 
431,376

 
434,846

Prepaid expenses and other current assets
 
18,562

 
17,550

 
22,176

Total current assets
 
481,503

 
485,899

 
487,019

PROPERTY AND EQUIPMENT, net
 
50,898

 
48,936

 
49,315

INTANGIBLE ASSETS, net
 
2,376

 

 
4,377

LONG-TERM DEFERRED TAXES
 
74,984

 
53,904

 
79,141

OTHER ASSETS, net
 
13,117

 
43,395

 
13,981

TOTAL ASSETS
 
$
622,878

 
$
632,134

 
$
633,833

LIABILITIES
 
 
 
 
 
 
CURRENT LIABILITIES
 
 
 
 
 
 
Short-term borrowings
 
$
70,400

 
$
10,100

 
$
68,300

Payable to Sears Holdings Corporation
 
34,868

 
91,778

 
54,126

Accounts payable
 
38,418

 
29,463

 
39,762

Other current liabilities
 
66,667

 
75,755

 
66,466

Total current liabilities
 
210,353

 
207,096

 
228,654

OTHER LONG-TERM LIABILITIES
 
2,868

 
2,264

 
2,670

TOTAL LIABILITIES
 
213,221

 
209,360

 
231,324

COMMITMENTS AND CONTINGENCIES (Note 10)
 

 

 

STOCKHOLDERS' EQUITY
 
 
 
 
 
 
TOTAL STOCKHOLDERS' EQUITY
 
409,657

 
422,774

 
402,509

TOTAL LIABILITIES AND STOCKHOLDERS' EQUITY
 
$
622,878

 
$
632,134

 
$
633,833

See Notes to Condensed Consolidated Financial Statements.


2


SEARS HOMETOWN AND OUTLET STORES, INC.
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
(Unaudited)
 
 
 
26 Weeks Ended
Thousands
 
July 30,
2016
 
August 1,
2015
CASH FLOWS FROM OPERATING ACTIVITIES
 
 
 
 
Net income
 
$
7,071

 
$
887

Adjustments to reconcile net income to net cash provided by operating activities:
 
 
 
 
Depreciation and amortization
 
6,550

 
4,025

Share-based compensation
 
77

 
(399
)
Deferred income taxes
 
4,158

 
2,635

Gain on the sale of assets
 
(25,269
)
 

(Recoveries) provision for losses on franchisee receivables
 
(483
)
 
364

Change in operating assets and liabilities:
 
 
 
 
Accounts and franchisee receivables
 
(4,165
)
 
1,231

Merchandise inventories
 
7,612

 
11,367

Payable to Sears Holdings Corporation
 
(19,258
)
 
30,689

Accounts payable
 
(1,344
)
 
14,575

Customer deposits
 
1,091

 
2,610

Other operating assets
 
1,441

 
154

Other operating liabilities
 
1,298

 
12,049

Net cash (used) provided by operating activities
 
(21,221
)
 
80,187

CASH FLOWS FROM INVESTING ACTIVITIES
 
 
 
 
Proceeds from the sale of assets
 
26,073

 

Purchases of property and equipment
 
(6,838
)
 
(2,543
)
Net cash provided (used) in investing activities
 
19,235

 
(2,543
)
CASH FLOWS FROM FINANCING ACTIVITIES
 
 
 
 
Net borrowings from capital lease obligations

 
332

 

Net short-term borrowings (payments)
 
2,100

 
(74,000
)
Net cash provided (used) in financing activities
 
2,432

 
(74,000
)
NET CHANGE IN CASH AND CASH EQUIVALENTS
 
446

 
3,644

CASH AND CASH EQUIVALENTS—Beginning of period
 
18,244

 
19,746

CASH AND CASH EQUIVALENTS—End of period
 
$
18,690

 
$
23,390

SUPPLEMENTAL DISCLOSURES OF CASH FLOW INFORMATION
 
 
 
 
Cash paid for interest
 
$
1,678

 
$
1,457

Cash refunded for income taxes
 
$
(1,845
)
 
$
(2,484
)
See Notes to Condensed Consolidated Financial Statements.


3


SEARS HOMETOWN AND OUTLET STORES, INC.
CONDENSED CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY
(Unaudited)
 
Thousands
Number of Shares of Common Stock
 
Common Stock/Par Value
 
Capital in Excess of Par Value
 
Accumulated Deficit
 
Total Stockholders' Equity
Balance at January 31, 2015
22,736

 
$
227

 
$
547,888

 
$
(125,829
)
 
$
422,286

Net income
 
 

 

 
887

 
887

Share-based compensation
(14
)
 

 
(399
)
 

 
(399
)
Balance at August 1, 2015
22,722

 
$
227

 
$
547,489

 
$
(124,942
)
 
$
422,774

 
 
 
 
 
 
 
 
 
 
Balance at January 30, 2016
22,722

 
$
227

 
$
555,372

 
$
(153,090
)
 
$
402,509

Net income
 
 

 

 
7,071

 
7,071

Share-based compensation
(6
)
 

 
77

 

 
77

Balance at July 30, 2016
22,716

 
$
227

 
$
555,449

 
$
(146,019
)
 
$
409,657

See Notes to Condensed Consolidated Financial Statements.



4

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


NOTE 1—BACKGROUND AND BASIS OF PRESENTATION
Background
Sears Hometown and Outlet Stores, Inc. is a national retailer primarily focused on selling home appliances, hardware, tools, and lawn and garden equipment. As of July 30, 2016 the Company or its dealers and franchisees operated a total of 1,123 stores across all 50 states and in Puerto Rico and Bermuda. In these notes and elsewhere in this Quarterly Report on Form 10-Q the terms “we,” “us,” “our,” “SHO,” and the “Company” refer to Sears Hometown and Outlet Stores, Inc. and its subsidiaries.
The Separation
The Company separated from Sears Holdings Corporation (“Sears Holdings”) in October 2012 (the “Separation”). Effective upon the Separation, Sears Holdings ceased to own shares of our common stock, which thereafter began trading on the NASDAQ Stock Market under the trading symbol “SHOS.”
Basis of Presentation
These unaudited condensed consolidated financial statements include the accounts of Sears Hometown and Outlet Stores, Inc. and its subsidiaries, all of which are wholly owned. These unaudited condensed consolidated financial statements do not include all of the information and footnotes required in annual consolidated financial statements prepared in accordance with accounting principles generally accepted in the United States of America ("GAAP"). In the opinion of management, all adjustments (which include normal recurring adjustments) considered necessary for a fair presentation have been included. Operating results for the first and second quarters ended July 30, 2016 are not necessarily indicative of the results that may be expected for the full fiscal year. These financial statements and related notes should be read in conjunction with the audited consolidated financial statements and notes thereto included in our Annual Report on Form 10-K for the fiscal year ended January 30, 2016 (the "2015 10-K").
We operate through two segments--our Sears Hometown and Hardware segment ("Hometown") and our Sears Outlet segment ("Outlet").
Our second fiscal-quarter end is the Saturday closest to July 31 each year.  Our fiscal-year end is the Saturday closest to January 31 each year.
Variable Interest Entities and Consolidation
The Financial Accounting Standards Board ("FASB") has issued guidance on variable interest entities and consolidation for determining whether an entity is a variable interest entity ("VIE") as well as the methods permitted for determining the primary beneficiary of a variable interest entity. In addition, this guidance requires ongoing reassessments as to whether a reporting company is the primary beneficiary of a variable interest entity and disclosures regarding the reporting company’s involvement with a variable interest entity.
On an ongoing basis the Company evaluates its business relationships, such as those with its independent dealers, independent franchisees, and suppliers, to identify potential variable interest entities. Generally, these businesses either qualify for a scope exception under the consolidation guidance or, where a variable interest exists, the Company does not possess the power to direct the activities that most significantly impact the economic performance of these businesses. The Company has not consolidated any of such entities in the periods presented.
Fair Value of Financial Instruments
We determine the fair value of financial instruments in accordance with standards pertaining to fair value measurements. Such standards define fair value and establish a framework for measuring fair value under GAAP. Under fair value measurement accounting standards, fair value is considered to be the exchange price in an orderly transaction between market participants to sell an asset or transfer a liability at the measurement date. We report the fair value of financial assets and liabilities based on the fair value hierarchy prescribed by accounting standards for fair value measurements, which prioritizes the inputs to valuation techniques used to measure fair value into three levels, as follows:
Level 1 inputs —unadjusted quoted prices in active markets for identical assets or liabilities that we have the ability to access. An active market for the asset or liability is one in which transactions for the asset or liability occurs with sufficient frequency and volume to provide ongoing pricing information.

5

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


Level 2 inputs —inputs other than quoted market prices included in Level 1 that are observable, either directly or indirectly, for the asset or liability. Level 2 inputs include, but are not limited to, quoted prices for similar assets or liabilities in an active market, quoted prices for identical or similar assets or liabilities in markets that are not active, and inputs other than quoted market prices that are observable for the asset or liability, such as interest-rate curves and yield curves observable at commonly quoted intervals, volatilities, credit risks, and default rates.
Level 3 inputs —unobservable inputs for the asset or liability.
Cash and cash equivalents, merchandise payables, accrued expenses (level 1), accounts and notes receivable, and short-term debt (level 2) are reflected in the Condensed Consolidated Balance Sheets at cost, which approximates fair value due to the short-term nature of these instruments. For short-term debt, the variable interest rates are a significant input in our fair value assessments. The carrying value of long-term notes receivable approximates fair value.
We measure certain non-financial assets and liabilities, including long-lived assets, at fair value on a nonrecurring basis.
    
The Company was not required to measure any other significant non-financial asset or liability at fair value as of July 30, 2016.
Recent Accounting Pronouncements
Stock-based Compensation
    
In March 2016, the FASB issued ASU 2016-09, Compensation–Stock Compensation (Topic 718): Improvements to Employee Share-Based Payment Accounting, which makes several modifications to the accounting for employee share-based payment transactions, including the requirement to recognize the income tax effects of awards that vest or settle as income tax expense. This guidance also clarifies the presentation of certain components of share-based awards in the statement of cash flows. This guidance is effective for annual reporting periods beginning after December 15, 2016, and interim periods within those annual periods, and early adoption is permitted. We are currently evaluating the effect the update will have on our consolidated financial statements and related disclosures.

Leases
In February 2016, the FASB issued an accounting standards update which replaces the current lease accounting standard. The update will require, among other items, lessees to recognize a right-of-use asset and a lease liability for most leases. Extensive quantitative and qualitative disclosures, including significant judgments made by management, will be required to provide greater insight into the extent of revenue and expense recognized and expected to be recognized from existing contracts. The update is effective for fiscal years beginning after December 15, 2018, and interim periods within those fiscal years, with early adoption permitted. The new standard must be adopted using a modified retrospective transition, and provides for certain practical expedients. Transition will require application of the new guidance at the beginning of the earliest comparative period presented. We are currently evaluating the effect the update will have on our consolidated financial statements and related disclosures.

Balance Sheet Classification of Deferred Taxes
In November 2015, the FASB issued an accounting standards update which simplifies the presentation of deferred income taxes by requiring that deferred income tax liabilities and assets be classified as non-current in a classified statement of financial position. As permitted, the Company early adopted the update beginning in the fourth quarter of our fiscal year ended January 30, 2016 ("2015") utilizing prospective application and prior periods were not retrospectively adjusted. The impact of this update was a reclassification of  $11.0 million  of short-term deferred income tax assets from Prepaid expenses and other current assets to Long-term deferred tax assets as of January 30, 2016.

Customer’s Accounting for Fees Paid in a Cloud Computing Arrangement
In April 2015, the FASB issued ASU 2015-05, Intangibles-Goodwill and Other-Internal-Use Software (Subtopic 350-40), Customer's Accounting for Fees Paid in a Cloud Computing Arrangement. This ASU provides guidance to customers about whether a cloud computing arrangement includes a software license. If the arrangement includes a software license, the customer would account for fees related to the software license element consistent with accounting for the acquisition of other acquired software licenses. If the arrangement does not contain a software license, the customer would account for the

6

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


arrangement as a service contract. As permitted, the Company early adopted this update prospectively beginning in the fourth quarter of fiscal 2015. As discussed in Note 10 to the audited consolidated financial statements in the 2015 10-K, in the fourth quarter of 2015, the Company reevaluated its accounting for the previously announced IT transformation project that began in the first quarter of 2015, by considering the existing literature in ASC 350-40, “Goodwill - Intangibles and Other - Internal - Use Software,” and the recently issued FASB update, ASU 2015-05, “Intangibles -- Goodwill and Other - Internal Use Software, Customer's Accounting For Fees Paid in a Cloud Computing Arrangement.” Based on this evaluation the Company determined that the IT transformation costs are accounted for under a service model, where costs are expensed as services are provided rather than capitalized.

Accordingly, in the fourth quarter of 2015 the Company expensed $6.3 million of IT transformation costs that had been previously capitalized during the first three quarters of 2015. Transformation costs capitalized in each of the first, second and third quarters of 2015 were $1.2 million , $2.7 million and $2.4 million respectively; no similar costs were incurred in prior years. In accordance with the SEC’s Staff Accounting Bulletin (“SAB”) No. 99, the Company assessed the materiality of these items and determined that for each of the quarters in 2015 the items were immaterial.

The unaudited quarterly condensed consolidated statements of operations and cash flows for the thirteen and twenty six weeks ended August 1, 2015 and the condensed consolidated balance sheet as of August 1, 2015 reflect the changes as disclosed in Note 10 to the audited consolidated financial statements in the 2015 10-K.

Debt Issuance Costs
In April 2015, the FASB issued an accounting standards update which simplifies the presentation of debt issuance costs by requiring that debt issuance costs be presented in the balance sheet as a direct deduction from the carrying amount of the debt liability, consistent with discounts or premiums. In August 2015, the FASB issued an accounting standards update about the presentation and subsequent measurement of debt issuance costs associated with line-of-credit arrangements, and allows for the presentation of debt issuance costs as an asset regardless of whether or not there is an outstanding balance on the line-of-credit arrangement. The Company continued to report unamortized debt issuance costs related to the Senior ABL Facility of  $0.8 million , $1.5 million  and $1.1 million at July 30, 2016, August 1, 2015 and January 30, 2016, respectively, within other assets.

Presentation of Financial Statements - Going Concern
In August 2014, the FASB issued an accounting standards update which requires management to assess whether there are conditions or events, considered in the aggregate, that raise substantial doubt about the entity’s ability to continue as a going concern within one year after the financial statements are issued. If substantial doubt exists, additional disclosures are required. This update will be effective for the Company in the fourth quarter of our fiscal year ending January 28, 2017 ("2016"). The adoption of the new standard is not expected to have a material impact on the Company’s consolidated financial position, results of operations, cash flows or disclosures.

Revenue from Contracts with Customers
In May 2014, the FASB issued an accounting standards update which replaces the current revenue recognition standards. The new revenue recognition standard provides a five-step analysis of transactions to determine when and how revenue is recognized. The core principle is that a company should recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. This update will be effective for the Company in the first quarter of 2018 and may be applied retrospectively for each period presented or as a cumulative-effect adjustment at the date of adoption. The Company is evaluating the effect of adopting this new standard and has not yet determined the method by which the standard will be adopted.




7

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


NOTE 2—ACCOUNTS AND FRANCHISEE RECEIVABLES AND OTHER ASSETS
Accounts and franchisee receivables and other assets consist of the following:
 
Thousands
 
July 30,
2016
 
August 1,
2015
 
January 30,
2016
Short-term franchisee receivables
 
$
2,262

 
$
5,443

 
$
2,376

Miscellaneous receivables
 
16,018

 
8,532

 
10,754

Long-term franchisee receivables
 
20,971

 
45,453

 
23,068

Other assets
 
1,446

 
1,871

 
1,677

Allowance for losses on short-term franchisee receivables (1)
 
(1,263
)
 
(392
)
 
(1,377
)
Allowance for losses on long-term franchisee receivables (1)
 
(9,300
)
 
(3,929
)
 
(10,764
)
Total Accounts and franchisee receivables and other assets
 
$
30,134

 
$
56,978

 
$
25,734


(1) The Company recognizes an allowance for losses on franchisee receivables (which consist primarily of franchisee promissory notes) in an amount equal to estimated probable losses net of recoveries. The allowance is based on an analysis of expected future write-offs, existing economic conditions, and an assessment of specific identifiable franchisee promissory notes and other franchisee receivables considered at risk or uncollectible. The expense associated with the allowance for losses on franchisee receivables is recognized as selling and administrative expense. Most of our franchisee promissory notes authorize us to deduct debt service from our commissions otherwise due and payable to the franchisees, and we routinely make those deductions to the extent of available commissions payable.

NOTE 3—ALLOWANCE FOR LOSSES ON FRANCHISEE RECEIVABLES
The allowance for losses on franchisee receivables consists of the following:
 
 
26 Weeks Ended
 
26 Weeks Ended
 
52 Weeks Ended
Thousands
July 30, 2016
 
August 1, 2015
 
January 30, 2016
Allowance for losses on franchisee receivables, beginning of period
$
12,141

 
$
11,368

 
$
11,368

Expense (recoveries) during the period
(483
)
 
364

 
25,426

Write off of franchisee receivables
(1,220
)
 
(7,411
)
 
(24,653
)
Other
125

 

 

Allowance for losses on franchisee receivables, end of period
$
10,563

 
$
4,321

 
$
12,141




NOTE 4—OTHER CURRENT AND LONG-TERM LIABILITIES
Other current and long-term liabilities consist of the following:
 
Thousands
July 30, 2016
 
August 1, 2015
 
January 30, 2016
Customer deposits
$
25,350

 
$
32,850

 
$
24,259

Sales and other taxes
11,753

 
15,547

 
12,880

Accrued expenses
26,335

 
21,502

 
23,865

Payroll and related items
5,203

 
5,580

 
6,563

Severance and executive transition costs
894

 
2,540

 
1,569

Total Other current and long-term liabilities
$
69,535

 
$
78,019

 
$
69,136


8

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)



NOTE 5—INTANGIBLE ASSETS
Intangible assets consist of the following:
Thousands
July 30, 2016
 
August 1, 2015
 
January 30, 2016
Reacquisition rights
$
4,377

 
$

 
$
6,100

Less: accumulated amortization expense
(2,001
)
 

 
(1,723
)
Total Intangible assets, net
$
2,376

 
$

 
$
4,377

    
In the fourth quarter of 2015 the Company repurchased 58  franchised locations. In the first two quarters of 2016 the Company repurchased 9 franchised locations.These repurchase transactions included the execution of definitive asset purchase and termination agreements which terminated the franchise agreements and sublease arrangements for those locations. These definitive agreements also required the Company to purchase store furniture, fixtures, and equipment. The franchisees of the affected locations were obligors on promissory notes payable to the Company and, as part of the definitive agreements, the Company wrote off the franchisee note receivable balances net of the value of the reacquisition rights and the value of the furniture, fixtures, and equipment that the Company purchased. Reacquisition rights were recorded at estimated fair value using the income approach.

Reacquisition rights are definite-life assets and, as such, we record amortization expense based on a method that most appropriately reflects our expected cash flows from these assets with a weighted-average amortization period of 2.3 years. Amortization expense for reacquisition rights was $0.9 million and $0 for the quarters ended July 30, 2016 and August 1, 2015, respectively. Amortization expense is estimated to be $0.7 million for the remainder of 2016, $1.3 million in 2017, $0.3 million in 2018, and $0.1 million in 2019.
NOTE 6—INCOME TAXES
SHO and Sears Holdings have entered into a Tax Sharing Agreement that governs the rights and obligations of the parties with respect to pre-Separation and post-Separation tax matters. Under the Tax Sharing Agreement, Sears Holdings generally is responsible for any federal, state, or foreign income tax liability relating to tax periods ending on or before the Separation. For all periods after the Separation, the Company generally is responsible for any federal, state, or foreign tax liability. Current income taxes payable for any federal, state, or foreign income tax returns is reported in the period incurred.
We account for uncertainties in income taxes according to accounting standards for uncertain tax positions. The Company is present in a large number of taxable jurisdictions and, at any point in time, can have tax audits underway at various stages of completion in one or more of these jurisdictions. We evaluate our tax positions and establish liabilities for uncertain tax positions that may be challenged by local authorities and may not be fully sustained, despite our belief that the underlying tax positions are fully supportable. Unrecognized tax benefits are reviewed on an ongoing basis and are adjusted in light of changing facts and circumstances, including progress of tax audits, developments in case law, and closings of statutes of limitation. Such adjustments are reflected in the tax provision as appropriate. For the 13 and 26 weeks ended July 30, 2016 and August 1, 2015, no unrecognized tax benefits have been identified and reflected in the financial statements.
 
We classify interest expense and penalties related to unrecognized tax benefits and interest income on tax overpayments as components of income tax expense. As no unrecognized tax benefits have been identified and reflected in the condensed consolidated financial statements, no interest or penalties related to unrecognized tax benefits are reflected in the condensed consolidated balance sheets or statements of operations.

As of July 30, 2016 the Company's net deferred tax asset balance was $75.0 million compared to $62.5 million as of August 1, 2015 and $79.1 million as of January 30, 2016. At July 30, 2016, August 1, 2015, and January 30, 2016, the Company had a valuation allowance of $0.8 million , $0.1 million and $0.8 million , respectively, to record only the portion of the deferred tax asset that more likely than not will be realized. The valuation allowance reduces the US foreign tax credit and Puerto Rico AMT credit based on the determination that it is no longer probable that sufficient future foreign source income and Puerto Rico taxable income would be available to realize these deferred tax assets. Management assesses the available evidence to estimate if sufficient future taxable income will be generated to use the existing deferred tax assets. For the remaining deferred tax assets, management continues to monitor the Company's operating performance and currently believes that the Company's achievement of future taxable income necessary to realize these deferred assets is more likely than not. Key

9

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


considerations in this assessment include our cumulative pre-tax profit (loss) during the prior three years (excluding non-deductible goodwill) and the period of time available to generate future taxable income. We will continue to evaluate our valuation allowance during the remainder of the fiscal year for any change in circumstances that causes a change in judgment about the realization of the deferred tax asset. A change in management’s assessment regarding a need for a valuation allowance will result in a non-cash income tax charge.



NOTE 7—RELATED-PARTY AGREEMENTS AND TRANSACTIONS

According to publicly available information ESL Investments, Inc. and investment affiliates including Edward S. Lampert (collectively, "ESL") beneficially own approximately 51% of our outstanding shares of common stock and approximately 50% of Sears Holdings' outstanding shares of common stock. Mr. Lampert is the Chairman of the Board and Chief Executive Officer of Sears Holdings.
SHO and Sears Holdings have entered into various agreements (as amended, the "SHO-Sears Holdings Agreements") that, among other things, (1) govern specified aspects of our relationship with Sears Holdings, (2) establish terms under which subsidiaries of Sears Holdings provide services to us, and (3) establish terms pursuant to which subsidiaries of Sears Holdings obtain merchandise inventories for us. The terms of the SHO-Sears Holdings Agreements were agreed to prior to the Separation (except for amendments entered into after the Separation that were approved by the Audit Committee of SHO's Board of Directors) in the context of a parent-subsidiary relationship and in the overall context of the Separation. The costs and allocations charged to the Company by Sears Holdings do not necessarily reflect the costs of obtaining the services from unaffiliated third parties or of the Company itself providing the applicable services. The Company has engaged in frequent discussions, and has resolved disputes, with Sears Holdings about the terms and conditions of the SHO-Sears Holdings Agreements, the business relationships that are reflected in the SHO-Sears Holdings Agreements, and the details of these business relationships, many of which details had not been addressed by the terms and conditions of the SHO-Sears Holdings Agreements or, if addressed, in the past were, and in the future could be, in dispute as to their meaning or application in the context of the existing business relationships. Some of these discussions have resulted in adjustments to the relationships that the Company believes together are in Company's best interests. On May 11, 2016 SHO and Sears Holdings entered into amendments to most of the SHO-Sears Holdings Agreements.
The following is a summary of the nature of the related-party transactions between SHO and Sears Holdings:

SHO receives commissions from Sears Holdings for specified sales of merchandise made through www.sears.com and www.searsoutlet.com, the sale of extended service contracts, delivery and handling services, and relating to the use in our stores of credit cards branded with the Sears name. For specified transactions SHO pays a commission to Sears Holdings.
We obtain a significant amount of our merchandise inventories from Sears Holdings. We have a retailer's customary rights to return to Sears Holdings merchandise that is defective (except with respect to agreed-upon amounts of defective apparel that we purchase and then liquidate) or otherwise does not meet contract requirements. In addition, we may determine that an item of Outlet merchandise (usually merchandise that is not new in-box) we have received from Sears Holdings cannot be refurbished or reconditioned or is otherwise not in a physical condition to offer for sale to our customers. We and Sears Holdings (and our Outlet vendors generally) refer to an item of merchandise in this condition as "not saleable" or "non-saleable," and in the normal course we can return the item to Sears Holdings. We generally have comparable return rights with our other Outlet vendors.
We pay royalties related to our sale of products branded with the KENMORE®, CRAFTSMAN®, and DIEHARD® marks (which marks are owned by subsidiaries of Sears Holdings, together the "KCD Marks"). The royalty rates vary but none exceed 6% .
We pay fees for participation in Sears Holdings' SHOP YOUR WAY REWARDS® program.
We have also entered into agreements with Sears Holdings for logistics, handling, warehouse, and transportation services, the charges for which are based generally on merchandise inventory units.
Sears Holdings provides the Company with specified corporate services. These services include accounting and finance, human resources, and information technology, among other services. Sears Holdings charges the Company for these corporate services based on actual usage or pro rata charges based upon sales, head count, or other measurements.

10

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


Sears Holdings leases stores and distribution/repair facilities to the Company, for which the Company pays rent and related occupancy charges to Sears Holdings.
 
The following table summarizes the results of the transactions with Sears Holdings reflected in the Company’s Condensed Consolidated Financial Statements:
 
 
 
13 Weeks Ended
 
26 Weeks Ended
 
 
July 30, 2016
 
August 1, 2015
 
July 30, 2016
 
August 1, 2015
Thousands
 
 
 
 
 
 
 
 
Net Commissions from Sears Holdings
 
$
22,818

 
$
24,170

 
$
44,392

 
$
48,566

Purchases related to cost of sales and occupancy
 
302,554

 
375,440

 
616,088

 
734,794

Services included in selling and administrative
 
18,864

 
22,938

 
40,312

 
46,316

 
 
 
 
 
 
 
 
 

We incur payables to Sears Holdings for merchandise inventory purchases and service and occupancy charges (net of commissions) based on the SHO-Sears Holdings Agreements.  Amounts due to or from Sears Holdings are non-interest bearing and, except as provided in the following sentences of this paragraph, are settled on a net basis and have payment terms of 10 days after the invoice date. In accordance with the SHO-Sears Holdings Agreements, from May 1, 2016 through July 31, 2016 the Company paid invoices on three -day terms and deducted from each invoice an early-payment discount of 37 basis points. While we are continuing this three -day payment arrangement, we can in our sole discretion revert to ten -day, no-discount payment terms at any time. The three -day payment arrangement, less incremental interest expense, has resulted in a net financial benefit to the Company.

We recorded real estate occupancy payments of $0.2 million and $0.2 million for the second quarters of 2016 and 2015, respectively, to Seritage Growth Properties, a real estate investment trust. ESL owns approximately  9.8%  of the total voting power of Seritage. Edward S. Lampert is the Chairman of the Board of Trustees of Seritage.
NOTE 8—FINANCING ARRANGEMENT
    
As of July 30, 2016 we had $70.4 million outstanding under our asset-based senior secured revolving credit facility with a group of financial institutions (the "Senior ABL Facility”), which approximated the fair value of these borrowings. The Senior ABL Facility provides for maximum borrowings (subject to availability under a borrowing base) up to the aggregate commitments of all of the lenders, which as of July 30, 2016 totaled $250 million . Up to $75 million of the Senior ABL Facility is available for the issuance of letters of credit and up to $25 million is available for swingline loans. The Senior ABL Facility permits us to request commitment increases in an aggregate principal amount of up to $100 million . Availability under the Senior ABL Facility as of July 30, 2016 was $173.9 million , with $5.7 million of letters of credit outstanding under the facility.
The principal terms of the Senior ABL Facility are summarized below.
Senior ABL Facility
Maturity; Amortization and Prepayments
The Senior ABL Facility will mature on the earlier of (i) October 11, 2017 or (ii) six months prior to the expiration of our Merchandising Agreement with Sears Holdings (the "Merchandising Agreement"), our Services Agreement with Sears Holdings (the "Services Agreement"), and the other agreements with Sears Holdings or its subsidiaries in connection with the Separation that are specified in the Senior ABL Facility, unless such agreements have been extended to a date later than October 11, 2017 or terminated on a basis reasonably satisfactory to the administrative agent under the Senior ABL Facility.
The Senior ABL Facility is subject to mandatory prepayment in amounts equal to the amount by which the outstanding extensions of credit exceed the lesser of the borrowing base and the commitments then in effect.
Guarantees; Security
The obligations under the Senior ABL Facility are guaranteed by us and each of our existing and future direct and indirect wholly owned domestic subsidiaries (subject to certain exceptions). The Senior ABL Facility and the guarantees thereunder are secured by a first priority security interest in assets of the borrowers and guarantors consisting primarily of

11

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


accounts and notes receivable, inventory, cash, cash equivalents, deposit accounts and securities accounts, as well as certain other assets (other than intellectual property) ancillary to the foregoing and all proceeds of all of the foregoing, including cash proceeds and the proceeds of applicable insurance.
Interest; Fees
The interest rates per annum applicable to the loans under the Senior ABL Facility are based on a fluctuating rate of interest measured by reference to, at our election, either (1) an adjusted London inter-bank offered rate (LIBOR) plus a borrowing margin, which rate was approximately 2.48% at July 30, 2016 or (2) an alternate base rate plus a borrowing margin, with the borrowing margin subject to adjustment based on the average excess availability under the Senior ABL Facility for the preceding fiscal quarter, which rate was approximately 4.50% at July 30, 2016.
Customary fees are payable in respect of the Senior ABL Facility, including letter of credit fees and commitment fees.
Covenants
The Senior ABL Facility includes a number of covenants that, among other things, limit or restrict our ability to, subject to specified exceptions, incur additional indebtedness (including guarantees), grant liens, make investments, make prepayments on other indebtedness, engage in mergers, or change the nature of our business.
The Senior ABL Facility limits SHO's ability to declare and pay cash dividends and repurchase its common stock. SHO may declare and pay cash dividends to its stockholders and may repurchase stock if the following conditions are satisfied: either (a) (i) no specified default then exists or would arise as a result of the declaration or payment of the cash dividend or as a result of the stock repurchase, (ii) SHO and its subsidiaries that are also borrowers have demonstrated to the reasonable satisfaction of the agent for the lenders that monthly availability (as determined in accordance with the Senior ABL Facility), immediately following the declaration and payment of the cash dividend or the stock repurchase and as projected on a pro forma basis for the twelve months following and after giving effect to the declaration and payment of the cash dividend or the stock repurchase, would be at least equal to the greater of (x) 25% of the Loan Cap (which is the lesser of (A) the aggregate commitments of the lenders and (B) the borrowing base) and (y) $50,000,000 , and (iii) after giving pro forma effect to the declaration and payment of the cash dividend or the stock repurchase as if it constituted a specified debt service charge, the specified consolidated fixed charge coverage ratio, as calculated on a trailing twelve months basis, would be equal to or greater than 1.1 :1.0, or (b) (i) no specified default then exists or would arise as a result of the declaration or payment of the cash dividend or the stock repurchase, (ii) payment of the cash dividend or the stock repurchase is not made with the proceeds of any credit extension under the Senior ABL Facility, (iii) during the 120 -day period prior to declaration and payment of the cash dividend or the stock repurchase, no credit extension was outstanding under the Senior ABL Facility, and (iv) SHO demonstrates to the reasonable satisfaction of the agent for the lenders that, on a pro forma and projected basis, no credit extensions would be outstanding under the Senior ABL Facility for the 120-day period following the declaration and payment of the cash dividend or the stock repurchase. No default or event of default presently exists. At July 30, 2016 we did not meet either of the foregoing conditions and as a result the Senior ABL Facility does not permit us to pay cash dividends or repurchase our common stock.
The Senior ABL Facility also contains affirmative covenants, including financial and other reporting requirements. As of July 30, 2016, SHO was in compliance with all covenants under the Senior ABL Facility.
Events of Default
The Senior ABL Facility includes customary events of default including non-payment of principal, interest, or fees, violation of covenants, inaccuracy of representations or warranties, cross default to certain other material indebtedness, bankruptcy and insolvency events, invalidity or impairment of guarantees or security interests, material judgments, change of control, failure to perform a "Material Contract" (which includes the Merchandising Agreement, the Services Agreement, and other SHO-Sears Holdings Agreements) to the extent required to maintain it in full force and effect, the failure to enforce a Material Contract in accordance with its terms, and Sears Holdings' termination of the "Separation Agreements" (which include, among other SHO-Sears Holdings Agreements, the Merchandising Agreement and the Services Agreement).


12

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


NOTE 9—SUMMARY OF SEGMENT DATA
The Hometown reportable segment consists of the aggregation of our Hometown Stores, Hardware Stores, and Home Appliance Showrooms business formats described in “Item 2 Management's Discussion and Analysis of Financial Condition and Results of Operations-Executive Overview" of this Quarterly Report on Form 10-Q. The Outlet reportable segment also represents a business format. These segments are evaluated by our Chief Operating Decision Maker to make decisions about resource allocation and to assess performance. Each of these segments derives its revenues from the sale of merchandise and related services to customers, primarily in the U.S. The net sales categories include appliances, lawn and garden, tools and paint, and other (which includes initial franchise revenue of $0.0 million and $(0.2) million for the 13 weeks ended July 30, 2016 and August 1, 2015, respectively). Initial franchise revenue consists of franchise fees paid with respect to new or existing Company-operated stores that we transfer to franchisees plus the net gain or loss on any related transfer of assets to the franchisees.
 
 
13 Weeks Ended July 30, 2016
Thousands
 
Hometown
 
Outlet
 
Total
Net sales
 
 
 
 
 
 
Appliances
 
$
259,446

 
$
129,719

 
$
389,165

Lawn and garden
 
91,196

 
6,871

 
98,067

Tools and paint
 
31,369

 
4,355

 
35,724

Other
 
14,603

 
18,829

 
33,432

Total
 
396,614

 
159,774

 
556,388

Costs and expenses
 
 
 
 
 
 
Cost of sales and occupancy
 
313,231

 
128,277

 
441,508

Selling and administrative
 
83,554

 
35,254

 
118,808

Depreciation and amortization
 
1,507

 
1,786

 
3,293

Gain on the sale of assets
 

 
(25,269
)
 
(25,269
)
Total
 
398,292

 
140,048

 
538,340

Operating income (loss)
 
$
(1,678
)
 
$
19,726

 
$
18,048

Total assets
 
$
415,501

 
$
207,377

 
$
622,878

Capital expenditures
 
$
3,268

 
$
1,280

 
$
4,548

 
 
 
13 Weeks Ended August 1, 2015
Thousands
 
Hometown
 
Outlet
 
Total
Net sales
 
 
 
 
 
 
Appliances
 
$
287,026

 
$
124,214

 
$
411,240

Lawn and garden
 
114,570

 
8,263

 
122,833

Tools and paint
 
39,362

 
4,311

 
43,673

Other
 
19,789

 
22,075

 
41,864

Total
 
460,747

 
158,863

 
619,610

Costs and expenses
 
 
 
 
 
 
Cost of sales and occupancy
 
357,533

 
120,717

 
478,250

Selling and administrative
 
99,958

 
38,962

 
138,920

Depreciation and amortization
 
883

 
1,281

 
2,164

Total
 
458,374

 
160,960

 
619,334

Operating income (loss)
 
$
2,373

 
$
(2,097
)
 
$
276

Total assets
 
$
434,220

 
$
197,914

 
$
632,134

Capital expenditures
 
$

 
$
1,673

 
$
1,673




13

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


 
 
26 Weeks Ended July 30, 2016
Thousands
 
Hometown
 
Outlet
 
Total
Net sales
 
 
 
 
 
 
Appliances
 
$
490,380

 
$
271,767

 
$
762,147

Lawn and garden
 
169,613

 
11,559

 
181,172

Tools and paint
 
67,486

 
8,969

 
76,455

Other
 
35,714

 
37,881

 
73,595

Total
 
763,193

 
330,176

 
1,093,369

Costs and expenses
 
 
 
 
 
 
Cost of sales and occupancy
 
597,369

 
264,929

 
862,298

Selling and administrative
 
164,407

 
72,393

 
236,800

Depreciation and amortization
 
3,076

 
3,474

 
6,550

Gain on the sale of assets
 

 
(25,269
)
 
(25,269
)
Total
 
764,852

 
315,527

 
1,080,379

Operating income (loss)
 
$
(1,659
)
 
$
14,649

 
$
12,990

Total assets
 
$
415,501

 
$
207,377

 
$
622,878

Capital expenditures
 
$
4,574

 
$
2,264

 
$
6,838

 
 
26 Weeks Ended August 1, 2015
Thousands
 
Hometown
 
Outlet
 
Total
Net sales
 
 
 
 
 
 
Appliances
 
$
541,938

 
$
264,979

 
$
806,917

Lawn and garden
 
204,546

 
12,694

 
217,240

Tools and paint
 
81,674

 
8,642

 
90,316

Other
 
43,249

 
44,657

 
87,906

Total
 
871,407

 
330,972

 
1,202,379

Costs and expenses
 
 
 
 
 
 
Cost of sales and occupancy
 
668,620

 
252,040

 
920,660

Selling and administrative
 
194,580

 
80,050

 
274,630

Depreciation and amortization
 
1,536

 
2,489

 
4,025

Total
 
864,736

 
334,579

 
1,199,315

Operating income (loss)
 
$
6,671

 
$
(3,607
)
 
$
3,064

Total assets
 
$
434,220

 
$
197,914

 
$
632,134

Capital expenditures
 
$

 
$
2,543

 
$
2,543



14

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


NOTE 10—COMMITMENTS AND CONTINGENCIES
We are subject to various legal and governmental proceedings arising out of the ordinary course of business, the outcome of which, individually or in the aggregate, in the opinion of management would not have a material adverse effect on our business, financial position, results of operations, or cash flows.

NOTE 11— INCOME PER COMMON SHARE

Basic income per common share is calculated by dividing net income by the weighted average number of common shares outstanding for each period.

The following table sets forth the components used to calculate basic and diluted income per common share attributable to our stockholders.

 
26 Weeks Ended
 
26 Weeks Ended
 
July 30, 2016
 
August 1, 2015
Thousands except income per common share
 
 
 
Basic weighted average shares
22,681

 
22,666

 
 
 
 
Diluted weighted average shares
22,682

 
22,666

 
 
 
 
Net income
$
7,071

 
$
887

 
 
 
 
Income per common share:
 
 
 
 
 
 
 
  Basic
$
0.31

 
$
0.04

 
 
 
 
  Diluted
$
0.31

 
$
0.04




15

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


NOTE 12—EQUITY

Stock-based Compensation
Four million shares of the Company's common stock are reserved for issuance under the Company's Amended and Restated 2012 Stock Plan (the "Plan"). A total of 89,221 shares of restricted stock were granted under the Plan in the second quarter of 2013 (the "2013 Grants") to a group of eligible individuals (as defined in the Plan) and 14,000 shares of restricted stock were granted under the Plan to an eligible individual in the second quarter of 2015 (the "2015 Grant").

As of May 16, 2016 52,691 shares of restricted stock comprising the 2013 Grants had been forfeited. On that date the remaining 36,530 shares of restricted stock comprising the 2013 Grants vested in accordance with the terms and conditions of the governing restricted-stock agreements and the Plan. The 14,000 shares of restricted stock comprising the 2015 Grant will vest, if at all, on July 10, 2017 in accordance with and subject to the terms and conditions of the governing restricted-stock agreement (including forfeiture conditions) and the Plan. The fair value of these awards will vary based on changes in our stock price at each reporting period.

During the first quarter of 2015 the Company granted a total of 159,475 stock units under the Plan (all of which stock units are payable solely in cash based on our stock price at the vesting date) to a group of eligible individuals, all of whom were employees of the Company at the time of the grants. As of July 30, 2016, 28,237 of these stock units had been forfeited. The remaining 131,238 stock units will vest, if at all, on April 13, 2018 in accordance with and subject to the terms and conditions of governing stock unit agreements, including forfeiture conditions, and the Plan.

We are authorized to grant stock options and to make other awards (in addition to restricted stock and stock units) to eligible participants pursuant to the Plan. The Company has made no stock-option awards under the Plan. Except for the 103,221 shares of restricted stock and the 159,475 stock units, the Company has not made any grant or award under the Plan. We do not currently have a broad-based program that provides for awards under the Plan on an annual basis.

We account for stock-based compensation using the fair value method in accordance with accounting standards regarding share-based payment transactions. During the first and second quarters of 2016, we recorded $0.1 million in total compensation expense for 50,530 shares of restricted stock (of which 36,530 shares had vested as of May 16, 2016) and 131,238 stock units. At July 30, 2016 we had $0.1 million in total unrecognized compensation cost related to the remaining non-vested restricted stock, which cost we expect to recognize over the next year. At July 30, 2016, we had $0.5 million in total unrecognized compensation cost related to the remaining non-vested stock units, which cost we expect to recognize over approximately the next year.

The fair value of our outstanding restricted stock is equal to the market price of our common stock on the date of grant. Changes in restricted-stock awards for 2016 were as follows:
 
 
26 Weeks Ended July 30, 2016
(Shares in Thousands)
 
Shares
 
Weighted-Average Fair Value on Date of Grant
Beginning of year balance
 
56

 
$
35.68

Granted
 

 

Vested
 
(36
)
 
44.45

Forfeited
 
(6
)
 
44.45

Balance at 7/30/2016
 
14

 
$
9.38

 
 
 
 
 

    The fair value of our outstanding stock units will vary based on changes in our stock price at each reporting period.
    
Share Repurchase Program

16

SEARS HOMETOWN AND OUTLET STORES, INC.
NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)


On August 28, 2013 the Company's Board of Directors authorized a $25 million repurchase program for the Company's outstanding shares of common stock. The timing and amount of repurchases depend on various factors, including market conditions, the Company's capital position and internal cash generation, and other factors. The Company's repurchase program does not include specific price targets, may be executed through open-market, privately negotiated, and other transactions that may be available, and may include utilization of Rule 10b5-1 plans. The repurchase program does not obligate the Company to repurchase any dollar amount, or any number of shares, of common stock. The repurchase program does not have a termination date, and the Company may suspend or terminate the repurchase program at any time. At July 30, 2016, the Senior ABL Facility prohibited cash dividends and the repurchase of our common stock.
Shares that are repurchased by the Company pursuant to the repurchase program will be retired and resume the status of authorized and unissued shares of common stock.
No shares were repurchased during the 26 weeks ended July 30, 2016. At July 30, 2016, we had approximately $12.5 million of remaining authorization under the repurchase program.
NOTE 13—SALE OF ASSETS

On July 27, 2016, we completed the sale of an owned property located in San Leandro, California. Net proceeds from the sale were $26.1 million , and we recorded a gain on the sale of $25.3 million when the sale was completed in accordance with the terms and conditions of the Purchase and Sale Agreement.


17

SEARS HOMETOWN AND OUTLET STORES, INC.
13 and 26 Weeks Ended July 30, 2016 and August 1, 2015

Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations
The following discussion should be read in conjunction with the Condensed Consolidated Financial Statements and notes contained in this Quarterly Report on Form 10-Q and the Consolidated Financial Statements and notes contained in our Annual Report on Form 10-K for the fiscal year ended January 30, 2016 (the "2015 10-K"). This discussion contains forward-looking statements that reflect our plans, estimates, and beliefs. Our actual results could differ materially from those discussed in these forward-looking statements.
Executive Overview
We are a national retailer primarily focused on selling home appliances, hardware, tools, and lawn and garden equipment. As of July 30, 2016, we or our dealers and franchisees operated a total of 1,123 stores across all 50 states, Puerto Rico, and Bermuda. In the second quarter of 2016, the Company closed 22 stores.
In addition to merchandise, we provide our customers with access to a suite of services, including home delivery, installation, and extended service contracts.

Our Hometown stores are designed to provide our customers with in-store and online access to a wide selection of national brands of home appliances, tools, lawn and garden equipment, sporting goods, and household goods, depending on the particular format. Our Outlet stores are designed to provide our customers with in-store and online access to purchase, at prices that are significantly lower than list prices, new, one-of-a-kind, out-of-carton, discontinued, obsolete, used, reconditioned, overstocked, and scratched and dented products across a broad assortment of merchandise categories, including home appliances, lawn and garden equipment, apparel, mattresses, sporting goods, and tools.

As of July 30, 2016 Hometown consisted of 964 stores as follows:

837 Sears Hometown Stores—Primarily independently operated stores, predominantly located in smaller communities and offering appliances, lawn and garden equipment, and hardware. Most of our Sears Hometown Stores carry Kenmore, Craftsman, and DieHard brand products as well as a wide assortment of other national brand products.
47 Sears Hardware Stores—Stores that carry Craftsman brand tools and lawn and garden equipment, DieHard brand batteries, and a wide assortment of other national brands and other home improvement products along with a selection of Kenmore and other national brands of home appliances.
80 Sears Home Appliance Showrooms—Stores that have a simple, primarily appliance showroom design that are positioned in metropolitan areas.
As of July 30, 2016, Hometown consisted of 830 dealer-operated stores, 63 franchisee-operated stores, and 71 Company-operated stores. The Company requires all dealer and franchisee-operated stores to operate according to the Company’s standards to protect and enhance the quality of its brands. These stores must display the required merchandise, offer all required products and services, and use the Company’s point-of-sale system. Also, the Company has the right to approve advertising and promotional and marketing materials and imposes certain advertising requirements. The Company owns the merchandise offered for sale by all dealer and franchisee-operated stores, establishes all selling prices for the merchandise, and bears general inventory risk (with specific exceptions) until sale of the merchandise and if the customer returns the merchandise. In addition, because each transaction is recorded in the Company’s point of sale system, the Company bears customer credit risk. The Company establishes a commission structure for stores operated by our dealers and franchisees and pays commissions to them when they sell the Company's merchandise and provide services.
As of July 30, 2016, 38 of the Company's 159 Outlet stores were operated by franchisees.
Dealers and franchisees exercise control over the day-to-day operations of their stores, make capital decisions regarding their stores, and exclusively make all hiring, compensation, benefits, termination, and other decisions regarding the terms and conditions of employment, and exclusively establish all employment policies, procedures, and practices, with respect to employees.
Several of the primary differences between Company-operated stores and dealer or franchisee-operated stores are that (1) the Company is responsible for occupancy and payroll costs associated with Company-operated stores while dealers and franchisees are responsible for these costs for their stores, (2) the Company is responsible for all terms and conditions of employment for the employees in the Company-operated stores and its dealers and franchisees are responsible for all terms and conditions of employment for the employees in their stores, and (3) we pay commissions to our dealers and franchisees.

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SEARS HOMETOWN AND OUTLET STORES, INC.
13 and 26 Weeks Ended July 30, 2016 and August 1, 2015

In the normal course of business, stores can transition from Company operated to franchisee or dealer operated, and vice-versa. Potential new stores may be identified by the Company, an existing dealer or franchisee, or a potential dealer or franchisee. If the Company identifies and develops a new store, the Company will generally seek to transfer that store to a dealer or a franchisee. When a dealer or a franchisee ceases to operate a store, the Company may take over its operation, generally on an interim basis, until the Company can transfer the store to another dealer or franchisee. At any given time the Company is generally operating a number of stores that are in transition from one dealer or franchisee to another dealer or franchisee. Transition stores are not included in our count of Company-operated stores due to the expected short-term nature of transition operation.
The Company's transfer of a Company-operated store to a franchisee historically has (1) in most instances increased the Company's gross margin primarily due to decreased occupancy costs and (2) increased the Company's selling and administrative expense primarily due to increased commission payments, offset partially by lower payroll and benefits expense.
Initial franchise revenues consist of franchise fees paid by franchisees with respect to new and existing Company-operated stores that we transferred to the franchisees plus the net gain or loss on related transfers of assets to the franchisees. The number of new franchised stores, the number of Company-operated stores transferred, and the net gain or loss per store transferred has been highly variable from quarter to quarter. The variation has resulted from a number of factors, including general economic conditions, which have influenced both the level of new store development and the level of interest of existing or potential franchisees in acquiring store locations, and economic factors specific to our major product categories, such as appliances. Each of these factors has impacted the expected financial returns to the Company from new store development, which in turn has impacted the number of Company-operated stores that the Company has decided from time to time to make available for transfer to franchisees. Beginning in the second quarter of 2015 the Company indefinitely suspended its franchising of additional stores except to existing Company franchisees, and the suspension continued through the second quarter of 2016. Initial franchise revenues, which include the net gain or loss on related transfers of assets to franchisees, were ($0.2) million in the first two quarters of 2016 and $0.3 million in the first two quarters of 2015.
 
13 Weeks Ended
 
26 Weeks Ended
Thousands
July 30, 2016
 
August 1, 2015
 
July 30, 2016
 
August 1, 2015
Hometown
$

 
$
(102
)
 
$

 
$
(108
)
Outlet

 
(60
)
 
(200
)
 
436

Total initial franchise revenues
$

 
$
(162
)
 
$
(200
)
 
$
328

 
 
 
 
 
 
 
 

Amendments to Agreements with Sears Holdings

On May 11, 2016 the Company and Sears Holdings executed and delivered to each other amendments to most of the SHO-Sears Holdings Agreements including an amendment to our Merchandising Agreement with Sears Holdings (the "Merchandising Amendment"). The Merchandising Amendment provides that (a) SHO will pay Sears Holdings $0.6 million and SHO waives claims against Sears Holdings relating to product repair claims and (b) Sears Holdings waives claims against SHO relating to alleged KCD warranty fee underpayments and other IT and service-order transfer related claims. The net benefit to SHO of the Merchandising Amendment is $2.8 million, which amount (the "Merchandising Net Benefit") we recorded in the first quarter of 2016 as a reduction to cost of sales and occupancy expenses. For additional information regarding the amendments to the SHO-Sears Holdings Agreements see the Company's Current Report on Form 8-K filed with the Securities and Exchange Commission on May 17, 2016 (File No. 001-35641).

Shared Vendor Funds
In accordance with the Merchandising Agreement, SHO receives from Sears Holdings specified portions of merchandise subsidies collected by Sears Holdings from its merchandise vendors. During the second quarter of 2016 Sears Holdings' subsidy collections were higher compared to the second quarter of 2015 and SHO's portion of the collected subsidies during the second quarter of 2016 were favorably impacted by $1.3 million. Also in accordance with the Merchandising Agreement, SHO receives from Sears Holdings specified portions of cash discounts earned by Sears Holdings as a result of its early payment of merchandise-vendor payables. During the second quarter of 2016 Sears Holdings earned higher cash discounts compared to the second quarter of 2015, and SHO's portion of the earned cash discounts during the second quarter of

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SEARS HOMETOWN AND OUTLET STORES, INC.
13 and 26 Weeks Ended July 30, 2016 and August 1, 2015

2016 were favorably impacted by $1.3 million. Sears Holdings is responsible for the collection of the merchandise subsidies that it has negotiated with its merchandise vendors, and Sears Holdings determines the extent to which it will earn cash discounts. As a consequence we cannot provide any assurance that SHO's portion of merchandise subsidies collected by Sears Holdings and SHO's portion of Sears Holdings' earned cash discounts will not decline, stay the same, or continue to increase. If SHO's portion of merchandise subsidies collected by Sears Holdings were to decline, and if at the same time SHO's portion of Sears Holdings' earned cash discounts were to decline, SHO's results of operations could be adversely affected to a material extent.
Seasonality

Our business is not concentrated in the holiday season, as the majority of the products we sell are not typically thought of as holiday gifts. Lawn and Garden sales generally peak in our second quarter as customers prepare for and execute outdoor projects during the spring and early summer. See Note 10 to the Consolidated Financial Statements included in the 2015 10-K for our quarterly financial results (unaudited) for our 2015 and 2016 fiscal years.
Results of Operations
The following table sets forth items derived from our consolidated results of operations for the 13 and 26 weeks ended July 30, 2016 and August 1, 2015.
 
 
13 Weeks Ended
 
26 Weeks Ended
Thousands
 
July 30, 2016
 
August 1, 2015
 
July 30, 2016
 
August 1, 2015
NET SALES
 
$
556,388

 
$
619,610

 
$
1,093,369

 
$
1,202,379

COSTS AND EXPENSES
 
 
 
 
 
 
 
 
Cost of sales and occupancy
 
441,508

 
478,250

 
862,298

 
920,660

Gross margin dollars
 
114,880

 
141,360

 
231,071

 
281,719

Margin rate
 
20.6
%
 
22.8
%
 
21.1
%
 
23.4
%
Selling and administrative
 
118,808

 
138,920

 
236,800

 
274,630

Selling and administrative expense as a percentage of net sales
 
21.4
%
 
22.4
%
 
21.7
%
 
22.8
%
Depreciation and amortization
 
3,293

 
2,164

 
6,550

 
4,025

Gain on the sale of assets
 
(25,269
)
 

 
(25,269
)
 

Total costs and expenses
 
538,340

 
619,334

 
1,080,379

 
1,199,315

Operating income
 
18,048

 
276

 
12,990

 
3,064

Interest expense
 
(886
)
 
(614
)
 
(1,652
)
 
(1,395
)
Other income
 
378

 
560

 
775

 
1,242

Income before income taxes
 
17,540

 
222

 
12,113

 
2,911

Income tax expense
 
(6,898
)
 
(627
)
 
(5,042
)
 
(2,024
)
NET INCOME (LOSS)
 
$
10,642

 
$
(405
)
 
$
7,071

 
$
887

Comparable Store Sales

Comparable store sales amounts include merchandise sales for all stores operating for a period of at least 12 full months, including remodeled and expanded stores but excluding store relocations and stores that have undergone format changes.  Comparable store sales include online transactions fulfilled and recorded by SHO and give effect to the change in the unshipped sales reserves recorded at the end of each reporting period. 

Adjusted EBITDA

In addition to our net income determined in accordance with GAAP, for purposes of evaluating operating performance we also use adjusted earnings before interest, taxes, depreciation and amortization, or “Adjusted EBITDA,” which excludes certain significant items as set forth and discussed below. Our management uses Adjusted EBITDA, among other factors, for evaluating

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SEARS HOMETOWN AND OUTLET STORES, INC.
13 and 26 Weeks Ended July 30, 2016 and August 1, 2015

the operating performance of our business for comparable periods. Adjusted EBITDA should not be used by investors or other third parties as the sole basis for formulating investment decisions as it excludes a number of important cash and non-cash recurring items. Adjusted EBITDA should not be considered as a substitute for GAAP measurements.

While Adjusted EBITDA is a non-GAAP measurement, we believe it is an important indicator of operating performance for investors because:

EBITDA excludes the effects of financing and investing activities by eliminating the effects of interest and depreciation costs; and
Other significant items, while periodically affecting our results, may vary significantly from period to period and may have a disproportionate effect in a given period, which affects comparability of results. These items may also include cash charges such as severance and executive transition costs and IT transformation investments that make it difficult for investors to assess the Company's core operating performance.

Starting with the second quarter of 2015 the Company is excluding initial franchise revenues from Adjusted EBITDA. This change is based on (1) the Company's decision to indefinitely suspend its franchising of additional stores except to existing Company franchisees and (2) to better align Adjusted EBITDA for purposes of incentive compensation.

The following table presents a reconciliation of Adjusted EBITDA to net income, the most comparable GAAP measure, for each of the periods indicated:

 
 
13 Weeks Ended
 
26 Weeks Ended
Thousands
 
July 30, 2016
 
August 1, 2015
 
July 30, 2016
 
August 1, 2015
Net income (loss)
 
$
10,642

 
$
(405
)
 
$
7,071

 
$
887

Income tax expense
 
6,898

 
627

 
5,042

 
2,024

Other income
 
(378
)
 
(560
)
 
(775
)
 
(1,242
)
Interest expense
 
886

 
614

 
1,652

 
1,395

Operating income
 
18,048

 
276

 
12,990

 
3,064

Depreciation and amortization
 
3,293

 
2,164

 
6,550

 
4,025

Gain on the sale of assets
 
(25,269
)
 

 
(25,269
)
 

Severance and executive transition costs
 

 
(305
)
 

 
1,066

Initial franchise revenues net of (recoveries of) provision for losses
 
(251
)
 
162

 
(283
)
 
36

IT transformation investments
 
3,323

 
3,185

 
6,473

 
4,645

Adjusted EBITDA
 
$
(856
)
 
$
5,482

 
$
461

 
$
12,836


13-Week Period Ended July 30, 2016 Compared to the 13-Week Period Ended August 1, 2015
Net Sales

Net sales in the second quarter of 2016 decreased $63.2 million, or 10.2%, to $556.4 million from the second quarter of 2015. This decrease was driven primarily by the impact of closed stores (net of new store openings) and a 4.9% decrease in comparable store sales.

Comparable store sales were down 6.5% and 0.5% in Hometown and Outlet, respectively. The consolidated comparable store sales decrease of 4.9% was primarily due to lower sales in lawn and garden impacted by unfavorable weather conditions, lower Hometown home appliance sales due to softness during the July 4th promotional period and industry-wide selling price erosion resulting from an aggressive promotional environment, and lower Outlet apparel and mattress sales due to a decrease in product supply from Sears Holdings. These decreases were partially offset by higher Outlet home appliance sales driven by an increase in inventory position compared to the second quarter of 2015.

Gross Margin

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SEARS HOMETOWN AND OUTLET STORES, INC.
13 and 26 Weeks Ended July 30, 2016 and August 1, 2015


Gross margin was $114.9 million, or 20.6% of net sales, in the second quarter of 2016 compared to $141.4 million, or 22.8% of net sales, in the second quarter of 2015. The decrease in gross margin rate was primarily driven by lower margin on merchandise sales, higher occupancy costs due to a higher number of Company-operated locations, and $2.1 million higher shrink resulting from a $2.3 million physical inventory gain in Hometown in the second quarter of 2015. The total impact of occupancy costs and shrink reduced gross margin 360 basis points in the second quarter of 2016 compared to a reduction of 243 basis points in the second quarter of 2015.

Selling and Administrative Expenses

Selling and administrative expenses decreased to $118.8 million, or 21.4% of net sales, in the second quarter of 2016 from $138.9 million, or 22.4% of net sales, in the prior-year comparable quarter. The decrease was primarily due to lower commissions paid to dealers and franchisees on lower sales volume from operating a higher number of company operated stores in 2016 and lower expenses due to stores closed (net of new store openings) since the third quarter of 2015. These declines were partially offset by higher payroll and benefits due to a higher number of Company-operated stores.

Gain on Sale of Assets

During the second quarter of 2016, we completed the sale of an owned property located in San Leandro, California. Net proceeds from the sale were $26.1 million, and we recorded a gain on the sale of $25.3 million.

Operating Income

We recorded operating income of $18.0 million and $0.3 million in the second quarters of 2016 and 2015, respectively. The increase in operating income was primarily due to the $25.3 million gain on sale of assets and lower selling and administrative expenses partially offset by lower gross margin (including the impact of lower volume and a lower gross margin rate driven partially by higher shrink).
Income Taxes
Income tax expense of $6.9 million and $0.6 million were recorded in the second quarters of 2016 and 2015, respectively. The effective tax rates were 39.3% in the second quarter of 2016 and 282.4% in the second quarter of 2015.
Net Income (Loss)
We recorded net income of $10.6 million for the second quarter of 2016 compared to a net loss of $0.4 million for the prior-year comparable quarter. The increase in our net income was primarily attributable to the factors discussed above.



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SEARS HOMETOWN AND OUTLET STORES, INC.
13 and 26 Weeks Ended July 30, 2016 and August 1, 2015

26-Week Period Ended July 30, 2016 Compared to the 26-Week Period Ended August 1, 2015
Net Sales

Net sales in the first two quarters of 2016 decreased $109.0 million, or 9.1%, to $1,093.4 million from the first two quarters of 2015. This decrease was driven primarily by the impact of closed stores (net of new store openings) and a 3.8% decrease in comparable store sales.

Comparable store sales were down 4.6% and 1.9% in Hometown and Outlet, respectively. The consolidated comparable store sales decrease of 3.8% was primarily due to the impact of selling price erosion on Hometown home appliance sales from an aggressive promotional environment, lower lawn and garden sales in Hometown and Outlet primarily impacted by unfavorable weather conditions, and lower Outlet apparel and mattress sales due to a decrease in product supply from Sears Holdings. These decreases were partially offset by improved Outlet home appliance sales driven by an increase in inventory position.

Gross Margin

Gross margin was $231.1 million, or 21.1% of net sales, in the first two quarters of 2016 compared to $281.7 million, or 23.4% of net sales, in the first two quarters of 2015. The decrease in gross margin rate was primarily driven by higher occupancy costs due to a higher number of Company-operated locations, lower margin on merchandise sales, and $7.6 million higher shrink resulting from a $3.4 million physical inventory charge to Outlet in the first quarter of 2016 and $4.8 million of physical inventory gains in Hometown in the first two quarters of 2015. These declines were partially offset by the Merchandising Net Benefit, all of which was included in first two quarters 2016 gross margin. The total impact of occupancy costs, shrink, the Merchandising Net Benefit, and closed stores reduced gross margin 387 basis points in the first two quarters of 2016 compared to a reduction of 253 basis points in the first two quarters of 2015.

Selling and Administrative Expenses

Selling and administrative expenses decreased to $236.8 million, or 21.7% of net sales, in the first two quarters of 2016 from $274.6 million, or 22.8% of net sales, in the prior-year comparable period. The decrease was primarily due to lower commissions paid to dealers and franchisees on lower sales volume from operating a higher number of Company-operated stores in 2016, lower expenses due to stores closed (net of new store openings) since the second quarter of 2015, and actions taken in 2015 to reduce overall payroll and benefits costs at our support center and in our field organization. These decreases were partially offset by higher payroll and benefits due to a higher number of Company-operated stores.

Gain on Sale of Assets

During the second quarter of 2016, we completed the sale of an owned property located in San Leandro, California. Net proceeds from the sale were $26.1 million, and we recorded a gain on the sale of $25.3 million.

Operating Income

We recorded operating income of $13.0 million and $3.1 million in the first two quarters of 2016 and 2015, respectively. The increase in operating income was primarily due to the $25.3 million gain on the sale of assets, lower selling and administrative expenses, and the $2.8 million Merchandising Net Benefit This favorability was partially offset by lower gross margin (including the impact of lower volume and a lower gross margin rate partially driven by higher shrink).
Income Taxes
Income tax expense of $5.0 million and $2.0 million were recorded in the first two quarters of 2016 and 2015, respectively. The effective tax rate was 41.6% in the first two quarters of 2016 and 69.5% in the first two quarters of 2015.
Net Income
We recorded net income of $7.1 million for the first two quarters of 2016 compared to net income of $0.9 million for the prior-year comparable period. The increase in our net income was primarily attributable to the factors discussed above.


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SEARS HOMETOWN AND OUTLET STORES, INC.
13 and 26 Weeks Ended July 30, 2016 and August 1, 2015

Business Segment Results
Hometown
Hometown results and key statistics were as follows:
 
13 Weeks Ended
 
26 Weeks Ended
Thousands, except for number of stores
July 30, 2016
 
August 1, 2015
 
July 30, 2016
 
August 1, 2015
Net sales
$
396,614

 
$
460,747

 
$
763,193

 
$
871,407

Comparable store sales %
(6.5
)%
 
(1.1
)%
 
(4.6
)%
 
(0.8
)%
Cost of sales and occupancy
313,231

 
357,533

 
597,369

 
668,620

Gross margin dollars
83,383

 
103,214

 
165,824

 
202,787

Margin rate
21.0
 %
 
22.4
 %
 
21.7
 %
 
23.3
 %
Selling and administrative
83,554

 
99,958

 
164,407

 
194,580

Selling and administrative expense as a percentage of net sales
21.1
 %
 
21.7
 %
 
21.5
 %
 
22.3
 %
Depreciation and amortization
1,507

 
883

 
3,076

 
1,536

Total costs and expenses
398,292

 
458,374

 
764,852

 
864,736

Operating income
$
(1,678
)
 
$
2,373

 
$
(1,659
)
 
$
6,671

Total Hometown stores
 
 
 
 
964

 
1,057

13-Week Period ended July 30, 2016 Compared to the 13-Week Period Ended August 1, 2015
Net Sales
Hometown net sales decreased $64.1 million, or 13.9%, to $396.6 million in the second quarter of 2016 from $460.7 million in the second quarter of 2015. The decrease was primarily due to the impact of closed stores (net of new stores) and a 6.5% comparable store sales decrease.
The Comparable store sales decrease of 6.5% was primarily due to lower lawn and garden sales that were impacted by unfavorable weather conditions and lower home appliance sales due to softness during the July 4th promotional period and industry-wide selling price erosion resulting from an aggressive promotional environment. These declines were partially offset by increased sales in mattresses due to product transition and updated floor models.
Gross Margin

Gross margin was $83.4 million, or 21.0% of net sales, in the second quarter of 2016 compared to $103.2 million, or 22.4% of net sales, in the second quarter of 2015. The decrease in gross margin rate was primarily driven by lower margin on merchandise sales, higher occupancy costs due to a higher number of Company-operated locations, and $1.4 million higher shrink resulting from a $2.3 million physical inventory gain in the second quarter of 2015. The combined impact of occupancy costs and shrink reduced gross margin 165 basis points in the second quarter of 2016 compared to a 95 basis points reduction in the second quarter of 2015.
Selling and Administrative Expenses

Selling and administrative expenses decreased to $83.6 million, or 21.1% of net sales, in the second quarter of 2016 from $100.0 million, or 21.7% of net sales, in the prior-year comparable quarter. The decrease was primarily due to lower commissions paid to dealers and franchisees on lower sales volume from operating a higher number of Company-operated stores in 2016 and lower expenses due to stores closed (net of new store openings) since the second quarter of 2015.
Since the Separation we have included an allocation of Home Office overhead expenses in selling and administrative expenses for Hometown and Outlet. Home Office overhead expenses are primarily comprised of corporate headquarters payroll, benefits, and other costs and include charges related to our Services Agreement with Sears Holdings. In the first quarter of 2016 we adjusted the allocation of these Home Office overhead expenses between Hometown and Outlet to reflect our expected allocation of resources between Hometown and Outlet during 2016. If the allocation weighting for the second quarter of 2016 had been similar to the weighting for the prior-year comparable quarter we would have allocated an additional

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SEARS HOMETOWN AND OUTLET STORES, INC.
13 and 26 Weeks Ended July 30, 2016 and August 1, 2015

$0.3 million of Home Office overhead expenses to Hometown's selling and administrative expenses. We will continue to evaluate the allocation of Home Office overhead expenses on an annual basis.
Operating Income

We recorded an operating loss of $1.7 million and a operating income of $2.4 million in the second quarters of 2016 and 2015, respectively. The reduction in operating income was primarily due to lower gross margin (including the impact of lower volume and a lower gross margin rate partially driven by higher shrink) partially offset by favorability in selling and administrative expenses as disclosed above.


26-Week Period ended July 30, 2016 Compared to the 26-Week Period Ended August 1, 2015
Net Sales
Hometown net sales decreased $108.2 million, or 12.4%, to $763.2 million in the first two quarters of 2016 from $871.4 million in the first two quarters of 2015. The decrease was primarily due to the impact of closed stores (net of new stores) and a 4.6% comparable store sales decrease.
The Comparable store sales decrease of 4.6% was primarily due the impact of selling price erosion on home appliance sales from an aggressive promotional environment and lower lawn and garden sales primarily impacted by unfavorable weather conditions. These declines were partially offset by increased sales in mattresses due to product transitions and updated floor models.
Gross Margin

Gross margin was $165.8 million, or 21.7% of net sales, in the first two quarters of 2016 compared to $202.8 million, or 23.3% of net sales, in the first two quarters of 2015. The decrease in gross margin rate was primarily driven by lower margin on merchandise sales, higher occupancy costs due to a higher number of Company-operated locations, and $3.1 million higher shrink resulting from $4.8 million of physical inventory gains in the first two quarters of 2015. These increases were partially offset by $0.4 million from the Merchandising Net Benefit included in first quarter gross margin. The combined impact of occupancy costs, the Merchandising Net Benefit, closed stores, and shrink reduced gross margin 184 basis points in the first two quarters of 2016 compared to a 103 basis points reduction in the first two quarters of 2015.
Selling and Administrative Expenses

Selling and administrative expenses decreased to $164.4 million, or 21.5% of net sales, in the first two quarters of 2016 from $194.6 million, or 22.3% of net sales, in the prior-year comparable quarters. The decrease was primarily due to lower commissions paid to dealers and franchisees on lower sales volume from operating a higher number of company operated stores in 2016 and lower expenses due to stores closed (net of new store openings) since the second quarter of 2015.
Since the Separation we have included an allocation of Home Office overhead expenses in selling and administrative expenses for Hometown and Outlet. Home Office overhead expenses are primarily comprised of corporate headquarters payroll, benefits, and other costs and include charges related to our Services Agreement with Sears Holdings. In the first quarter of 2016 we adjusted the allocation of these Home Office overhead expenses between Hometown and Outlet to reflect our expected allocation of resources between Hometown and Outlet during the 2016 fiscal year. If the allocation weighting for the first two quarters of 2016 had been similar to the weighting for the prior-year comparable quarter we would have allocated an additional $0.6 million of Home Office overhead expenses to Hometown's selling and administrative expenses. We will continue to evaluate the allocation of Home Office overhead expenses on an annual basis.
Operating Income

We recorded an operating loss of $1.7 million and operating income of $6.7 million in the first two quarters of 2016 and 2015, respectively. The reduction in operating income was primarily due to lower gross margin (including the impact of lower volume and a lower gross margin rate partially driven by higher shrink), which were partially offset by favorability in selling and administrative expenses.

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Table of Contents
SEARS HOMETOWN AND OUTLET STORES, INC.
13 and 26 Weeks Ended July 30, 2016 and August 1, 2015


Outlet
Outlet results and key statistics were as follows:
 
13 Weeks Ended
 
26 Weeks Ended
Thousands, except for number of stores
July 30, 2016
 
August 1, 2015
 
July 30, 2016
 
August 1, 2015
Net sales
$
159,774

 
$
158,863

 
$
330,176

 
$
330,972

Comparable store sales %
(0.5
)%
 
(2.2
)%
 
(1.9
)%
 
(2.6
)%
Cost of sales and occupancy
128,277

 
120,717

 
264,929

 
252,040

Gross margin dollars
31,497

 
38,146

 
65,247

 
78,932

Margin rate
19.7
 %
 
24.0
 %
 
19.8
 %
 
23.8
 %
Selling and administrative
35,254

 
38,962

 
72,393

 
80,050

Selling and administrative expense as a percentage of net sales
22.1
 %
 
24.5
 %
 
21.9
 %
 
24.2
 %
Depreciation and amortization
1,786

 
1,281

 
3,474

 
2,489

Gain on the sale of assets
(25,269
)
 

 
(25,269
)
 

Total costs and expenses
140,048

 
160,960

 
315,527

 
334,579

Operating income (loss)
$
19,726

 
$
(2,097
)
 
$
14,649

 
$
(3,607
)
Total Outlet stores
 
 
 
 
159

 
158

13-Week Period ended July 30, 2016 Compared to the 13-Week Period Ended August 1, 2015
Net Sales
Outlet net sales increased $0.9 million, or 0.6%, to $159.8 million in the second quarter of 2016 from $158.9 million in the second quarter of 2015. The increase was primarily due to new store sales (net of closures) partially offset by a 0.5% comparable stores sales decrease.
The Comparable store sales decrease of 0.5% was primarily due to lower sales in apparel and mattresses due to a decrease in product supply from Sears Holdings and lower lawn and garden sales primarily impacted by unfavorable weather conditions. These declines were partially offset by improved home appliance sales driven by an increase in inventory position.
Gross Margin

Gross margin was $31.5 million, or 19.7% of net sales, in the second quarter of 2016 compared to $38.1 million, or 24.0% of net sales, in the second quarter of 2015. The decrease in gross margin rate was primarily driven by lower margin on merchandise sales and higher occupancy costs due to more Company-operated stores. The impact of occupancy costs reduced the gross margin rate 797 basis points in the second quarter of 2016 compared to a reduction of 664 basis points in the second quarter of 2015.
Selling and Administrative Expenses

Selling and administrative expenses decreased to $35.3 million, or 22.1% of net sales, in the second quarter of 2016 from $39.0 million, or 24.5% of net sales, in the prior-year comparable quarter. The decrease was primarily due to the impact of operating a higher number of company operated stores resulting in lower commissions paid to franchisees partially offset by higher payroll and benefits expense.

Gain on Sale of Assets

During the second quarter of 2016, we completed the sale of an owned property located in San Leandro, California. Net proceeds from the sale were $26.1 million, and we recorded a gain on the sale of $25.3 million.
Operating Loss


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SEARS HOMETOWN AND OUTLET STORES, INC.
13 and 26 Weeks Ended July 30, 2016 and August 1, 2015

We recorded operating income of $19.7 million and an operating loss of $2.1 million in the second quarters of 2016 and 2015, respectively. The increase in operating income was primarily due to the $25.3 million gain on the sale of assets and lower selling and administrative expenses partially offset by lower gross margin.

26-Week Period ended July 30, 2016 Compared to the 13-Week Period Ended August 1, 2015
Net Sales
Outlet Net sales decreased $0.8 million, or 0.2%, to $330.2 million in the first two quarters of 2016 from $331.0 million in the first two quarters of 2015. The decrease was primarily due to a 1.9% comparable store sales decrease, $0.6 million lower initial franchise revenues, and lower delivery revenues, partially offset by the impact of new stores (net of closed stores).
The Comparable store sales decrease of 1.9% was primarily due to lower sales in apparel and mattresses due to a decrease in product supply from Sears Holdings and lower lawn and garden sales primarily impacted by unfavorable weather conditions. These declines were partially offset by higher sales in home furnishings and higher sales in home appliances driven by an increase in inventory position.
Gross Margin

Gross margin was $65.2 million, or 19.8% of net sales, in the first two quarters of 2016 compared to $78.9 million, or 23.8% of net sales, in the first two quarters of 2015. The decrease in gross margin rate was primarily driven by lower margin on merchandise sales, higher occupancy costs due to a higher number of Company-operated locations, and $4.5 million higher shrink resulting from a $3.4 million physical inventory charge in the first quarter of 2016. These increases were partially offset by $2.4 million from the Merchandising Net Benefit included in first quarter 2016 gross margin. The combined impact of occupancy costs, the Merchandising Net Benefit, and shrink reduced the gross margin rate 846 basis points in the first two quarters of 2016 compared to a reduction of 633 basis points in the first two quarters of 2015.
Selling and Administrative Expenses

Selling and administrative expenses decreased to $72.4 million, or 21.9% of net sales, in the first two quarters of 2016 from $80.1 million, or 24.2% of net sales, in the prior-year comparable quarter. The decrease was primarily due to the impact of operating a higher number of Company-operated stores resulting in lower commissions paid to franchisees partially offset by higher payroll and benefits expense.

Gain on Sale of Assets

During the second quarter of 2016, we completed the sale of an owned property located in San Leandro, California. Net proceeds from the sale were $26.1 million, and we recorded a gain on the sale of $25.3 million.

Operating Income (Loss)

We recorded operating income of $14.6 million and an operating loss of $3.6 million in the first two quarters of 2016 and 2015, respectively. The increase in operating income was primarily due to the $25.3 million gain on the sale of assets, lower selling and administrative expenses, and the $2.4 million Merchandising Net Benefit partially offset by lower gross margin (including the impact of a lower gross margin rate and higher shrink).


Analysis of Financial Condition
Cash and Cash Equivalents
We had cash and cash equivalents of $18.7 million as of July 30, 2016, $23.4 million as of August 1, 2015, and $18.2 million as of January 30, 2016.
For the first two quarters of 2016 we funded ongoing operations with cash on-hand, proceeds from asset sales and cash provided by financing activities. Our primary needs for liquidity are to fund inventory purchases, IT transformation and capital expenditures and for general corporate purposes.

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Cash Flows from Operating Activities
For the 26 weeks ended July 30, 2016 cash used in operating activities was $21.2 million compared to $80.2 million generated for the 26 weeks ended August 1, 2015. The decrease in operating cash flow was due predominately to a decrease in Payables to Sears Holdings (primarily driven by accelerated payment terms in exchange for early payment cash discounts) and a decrease Merchandise payables along with lower net income excluding the $25.3 million gain on asset sale.

Total merchandise inventories were $427.2 million at July 30, 2016 and $431.4 million at August 1, 2015. Merchandise inventories declined $25.3 million in Hometown and increased $21.1 million in Outlet. The decrease in Hometown was primarily due to store closures. Outlet's increase was primarily driven by growth in sourcing relationships for out-of-box appliances from sources other than Sears Holdings, which was partially offset by reduced apparel and mattress receipts from Sears Holdings.

We obtain our merchandise through agreements with subsidiaries of Sears Holdings and with other vendors. Merchandise acquired from subsidiaries of Sears Holdings (including Kenmore, Craftsman, DieHard, and other merchandise) accounted for approximately 78% and 84% of total purchases of all inventory from all vendors for the 26 weeks ended July 30, 2016 and August 1, 2015, respectively. The loss of, or a material reduction in the amount of, merchandise made available to us by Sears Holdings could have a material adverse effect on our business and results of operations. See also "Cautionary Statement Regarding Forward-Looking Information " in this Quarterly Report on Form 10-Q.

In addition, our merchandise-vendor arrangements generally are not long-term (except for the Merchandising Agreement) and none of them guarantees the availability of merchandise inventory in the future. Our growth strategy depends to a significant extent on the willingness and ability of our vendors to supply us with sufficient merchandise inventory. As a result, our success depends, in part, on maintaining or improving relationships with existing vendors to seek to ensure continuity of merchandise inventory and on developing relationships with new vendors, especially with respect to merchandise inventory to be sold by Outlet. If we fail to maintain or improve our relations with our existing vendors or fail to maintain the quality of merchandise inventory they supply us, or if we cannot maintain or acquire new vendors of favored brand-name merchandise inventory, and if we cannot acquire new vendors of merchandise inventory to be sold by Outlet, our ability to obtain a sufficient amount and variety of merchandise at acceptable prices may be limited, which could have a negative impact on our business and could materially affect our results of operations, financial condition, liquidity, and cash flows. In addition, merchandise inventory acquired from alternative sources, if any, may be of a lesser quality and more expensive than the merchandise inventory that we currently purchase.
Cash Flows from Investing Activities
Cash provided by investing activities was $19.2 million for the 26 weeks ended July 30, 2016 compared to $2.5 million used for the 26 weeks ended August 1, 2015. Both periods included purchases of property and equipment along with $26.1 million in proceeds from asset sales in the second quarter of 2016.
Cash Flows from Financing Activities
Cash provided by financing activities was $2.4 million for the 26 weeks ended July 30, 2016 compared to $74.0 million used during the 26 weeks ended August 1, 2015. The increase of $76.4 million in cash provided by financing activities was primarily due to an increase of $2.1 million in net borrowings under our Senior ABL Facility in 2016 compared to a $74.0 million of payments in 2015.
Financing Arrangement
As of July 30, 2016 we had $70.4 million outstanding under the Senior ABL Facility, which approximated the fair value of these borrowings. The Senior ABL Facility provides for maximum borrowings (subject to availability under a borrowing base) up to the aggregate commitments of all of the lenders, which as of July 30, 2016 totaled $250 million. Up to $75 million of the Senior ABL Facility is available for the issuance of letters of credit and up to $25 million is available for swingline loans. The Senior ABL Facility permits us to request commitment increases in an aggregate principal amount of up to $100 million. Availability under the Senior ABL Facility as of July 30, 2016 was $173.9 million with $5.7 million of letters of credit outstanding under the facility.


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The principal terms of the Senior ABL Facility are summarized below.
Senior ABL Facility
Maturity; Amortization and Prepayments
The Senior ABL Facility will mature on the earlier of (i) October 11, 2017 or (ii) six months prior to the expiration of the Merchandising Agreement and the other agreements with Sears Holdings or its subsidiaries in connection with the Separation that are specified in the Senior ABL Facility, unless such agreements have been extended to a date later than October 11, 2017 or terminated on a basis reasonably satisfactory to the administrative agent under the Senior ABL Facility.
The Senior ABL Facility is subject to mandatory prepayment in amounts equal to the amount by which the outstanding extensions of credit exceed the lesser of the borrowing base and the commitments then in effect.
Guarantees; Security
The obligations under the Senior ABL Facility are guaranteed by us and each of our existing and future direct and indirect wholly owned domestic subsidiaries (subject to certain exceptions). The Senior ABL Facility and the guarantees thereunder are secured by a first priority security interest in assets of the borrowers and guarantors consisting primarily of accounts and notes receivable, inventory, cash, cash equivalents, deposit accounts, and securities accounts, as well as certain other assets (other than intellectual property) ancillary to the foregoing and all proceeds of all of the foregoing, including cash proceeds and the proceeds of applicable insurance.
Interest; Fees
The interest rates per annum applicable to the loans under the Senior ABL Facility are based on a fluctuating rate of interest measured by reference to, at our election, either (1) adjusted LIBOR plus a borrowing margin, approximately 2.48% at July 30, 2016, or (2) an alternate base rate plus a borrowing margin, approximately 4.50% at July 30, 2016, with the borrowing margin subject to adjustment based on the average excess availability under the Senior ABL Facility for the preceding fiscal quarter.
Customary fees are payable in respect of the Senior ABL Facility, including letter of credit fees and commitment fees.
Covenants
The Senior ABL Facility includes a number of covenants that, among other things, limit or restrict our ability to, subject to specified exceptions, incur additional indebtedness (including guarantees), grant liens, make investments, make prepayments on other indebtedness, engage in mergers, or change the nature of our business.

The Senior ABL Facility limits SHO's ability to declare and pay cash dividends and repurchase its common stock. SHO may declare and pay cash dividends to its stockholders and may repurchase stock if the following conditions are satisfied: either (a) (i) no specified default then exists or would arise as a result of the declaration or payment of the cash dividend or as a result of the stock repurchase, (ii) SHO and its subsidiaries that are also borrowers have demonstrated to the reasonable satisfaction of the agent for the lenders that monthly availability (as determined in accordance with the Senior ABL Facility), immediately following the declaration and payment of the cash dividend or the stock repurchase and as projected on a pro forma basis for the twelve months following and after giving effect to the declaration and payment of the cash dividend or the stock repurchase, would be at least equal to the greater of (x) 25% of the Loan Cap (which is the lesser of (A) the aggregate commitments of the lenders and (B) the borrowing base) and (y) $50,000,000, and (iii) after giving pro forma effect to the declaration and payment of the cash dividend or the stock repurchase as if it constituted a specified debt service charge, the specified consolidated fixed charge coverage ratio, as calculated on a trailing twelve months basis, would be equal to or greater than 1.1:1.0, or (b) (i) no specified default then exists or would arise as a result of the declaration or payment of the cash dividend or the stock repurchase, (ii) payment of the cash dividend or the stock repurchase is not made with the proceeds of any credit extension under the Senior ABL Facility, (iii) during the 120-day period prior to declaration and payment of the cash dividend or the stock repurchase, no credit extension was outstanding under the Senior ABL Facility, and (iv) SHO demonstrates to the reasonable satisfaction of the agent for the lenders that, on a pro forma and projected basis, no credit extensions would be outstanding under the Senior ABL Facility for the 120-day period following the declaration and payment of the cash dividend or the stock repurchase. No default or event of default presently exists. At July 30, 2016 we did not meet either of the foregoing conditions and as a result the Senior ABL Facility does not permit us to pay cash dividends or repurchase our common stock.

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The Senior ABL Facility also contains certain affirmative covenants, including financial and other reporting requirements. As of July 30, 2016 we were in compliance with all covenants under the Senior ABL Facility.
Events of Default
The Senior ABL Facility includes customary events of default including non-payment of principal, interest or fees, violation of covenants, inaccuracy of representations or warranties, cross default to certain other material indebtedness, bankruptcy and insolvency events, invalidity or impairment of guarantees or security interests, material judgments, change of control, and other events of default including the failure to perform a "Material Contract" (which includes the Merchandising Agreement and other SHO-Sears Holdings Agreements) to the extent required to maintain it in full force and effect and the failure to enforce a Material Contract in accordance with its terms.

Uses and Sources of Liquidity
We believe that our existing cash and cash equivalents, cash flows from our operating activities, and, to the extent necessary, availability under the Senior ABL Facility will be sufficient to meet our anticipated liquidity needs for at least the next 12 months. As of July 30, 2016, we had cash and cash equivalents of $18.7 million. The adequacy of our available funds will depend on many factors, including the macroeconomic environment and the operating performance of our stores. We have entered into discussions with the Administrative Agent/Collateral Agent for the Senior ABL Facility regarding its extension, on terms and conditions to be negotiated, beyond its current maturity. While we believe that the outcome of these discussions and negotiations will be beneficial to the Company, we cannot predict the end results with any certainty.
Capital lease obligations as of July 30, 2016 and August 1, 2015 were $0.8 million and $0.3 million, respectively.
Off-Balance Sheet Arrangements
As of July 30, 2016, we had no off-balance sheet arrangements as defined in Item 303(a)(4) of the Securities and Exchange Commission's Regulation S-K.
Recent Accounting Pronouncements
See Part I, Item 1, “Financial Statements—Notes to Condensed Consolidated Financial Statements— Note 1 — Recent Accounting Pronouncements,” for information regarding new accounting pronouncements.
Business Process Outsourcing and Information Systems
We have entered into a Master Services Agreement with Capgemini U.S. LLC in which Capgemini agrees to provide business process outsourcing services and services for the migration of the current information technology systems and processes provided by Sears Holdings to new, state-of-art business and technology infrastructure and systems primarily provided by NetSuite Inc. (collectively, the “BPO”). We expect the new infrastructure and systems will provide greater strategic and operational flexibility, provide better control of our systems and processes, reduce our total cost of information-system ownership over the term of the Master Services Agreement, and reduce some of the risks inherent in our services relationship with, and reduce our dependence on, Sears Holdings.

Our plan and expectation is that the new infrastructure and systems will be fully operational before the end of our 2017 fiscal year.  The new infrastructure and systems will enable us, and we currently intend, to replace many of the corporate services provided by Sears Holdings with services provided by Capgemini, other third-party providers, and, on a limited-basis, internally by SHO.  The replaced services could include tax, accounting, non-merchandise procurement, risk management and insurance, advertising and marketing, human resources, loss prevention, environmental, product and human safety, facilities, information technology, online, payment clearing, and other financial, real estate management, merchandising, and other support services.

We expect to incur increases in corporate expenses in 2016 and in fiscal 2017 as a result of the BPO.  As we report our results, we intend to report on the expenses related to the migration when we believe that disclosure will aid the understanding of our financial condition and results of operations. Selling and administrative expenses related to the BPO ("IT transformation investments") were $6.5 million and $4.6 million in the first two quarters of 2016 and 2015, respectively.

The migration to the new infrastructure and systems involves significant risks for us, such as with respect to, among other things, the following: conversion and migration of data; availability and customization of solutions; availability of Company

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personnel and other resources to manage and implement the project; expansion of migration, implementation, and operational scope, cost, and timing; significant current disagreements with Capgemini regarding its and our contractual rights and obligations (about which we are currently in negotiations) and the contractual rights and obligations of Capgemini's contractors (such as NetSuite Inc.); the amount, quality, and timing of cooperation that we receive from Sears Holdings with respect to the migration; and disruption of our day-to-day business activities. These risks and other risks with respect to the project could have a material adverse effect on our business and results of operations.

CAUTIONARY STATEMENT REGARDING FORWARD-LOOKING INFORMATION
This Quarterly Report on Form 10-Q contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 (the "forward-looking statements"). Statements preceded or followed by, or that otherwise include, the words "believes," "expects," "anticipates," "intends," "project," "estimates," "plans," "forecast," "is likely to," and similar expressions or future or conditional verbs such as "will," "may," "would," "should," and "could" are generally forward-looking in nature and not historical facts. The forward-looking statements are subject to significant risks and uncertainties that may cause our actual results, performance, and achievements in the future to be materially different from the future results, future performance, and future achievements expressed or implied by the forward-looking statements. The forward-looking statements include, without limitation, information concerning our future financial performance, business strategies, plans, goals, beliefs, expectations, and objectives. The forward-looking statements are based upon the current beliefs and expectations of our management.
The following factors, among others, could cause our actual results, performance, and achievements to differ materially from those expressed in the forward-looking statements, and one or more of the differences could have a material adverse effect on our ability to operate our business and could have a material adverse effect on our results of operations, financial condition, liquidity, and cash flows: the possible material adverse effects on SHO if Sears Holdings’ financial condition were to significantly deteriorate, including if as a consequence Sears Holdings were to choose to seek the protection of the U.S. bankruptcy laws; our ability to offer merchandise and services that our customers want, including those under the KCD Marks; the Merchandising Agreement provides that (1) if a third party that is not an affiliate of Sears Holdings acquires the rights to one or more (but less than all) of the KCD Marks Sears Holdings may terminate our rights to buy merchandise branded with any of the acquired KCD Marks and (2) if a third party that is not an affiliate of Sears Holdings acquires the rights to all of the KCD Marks Sears Holdings may terminate the Merchandising Agreement in its entirety, over which events we have no control; the sale by Sears Holdings and its subsidiaries to other retailers that compete with us of major home appliances and other products branded with one of the KCD Marks; on May 26, 2016 Sears Holdings announced that it would explore alternatives for its Kenmore, Craftsman, and Diehard businesses and further expand the presence of these brands and on August 25, 2016 Sears Holdings announced that it was continuing to explore alternatives for these businesses by evaluating potential partnerships or other transactions; the willingness and ability of Sears Holdings to fulfill its contractual obligations to us; our ability to successfully manage our inventory levels and implement initiatives to improve inventory management and other capabilities; competitive conditions in the retail industry; worldwide economic conditions and business uncertainty, the availability of consumer and commercial credit, changes in consumer confidence, tastes, preferences and spending, and changes in vendor relationships; the fact that our past performance generally, as reflected on our historical financial statements, may not be indicative of our future performance as a result of, among other things, the consolidation of Hometown and Outlet into a single business entity, the Separation, and operating as a standalone business entity; the impact of increased costs due to a decrease in our purchasing power following the Separation, and other losses of benefits (such as a more effective and productive business relationship with Sears Holdings) that were associated with having been wholly owned by Sears Holdings and its subsidiaries prior to the Separation; our continuing reliance on Sears Holdings for most products and services that are important to the successful operation of our business, and our potential need to rely on Sears Holdings for some products and services beyond the expiration, or earlier termination by Sears Holdings, of our agreements with Sears Holdings; the willingness of Sears Holdings' appliance, lawn and garden, tools, and other vendors to continue to supply to Sears Holdings, on terms (including vendor payment terms for Sears Holdings' merchandise purchases) that are acceptable to it and to us, merchandise that we would need to purchase from Sears Holdings to ensure continuity of merchandise supplies for our businesses; the willingness of Sears Holdings’ appliance, lawn and garden, tools, and other vendors to continue to pay to Sears Holdings merchandise-related subsidies and allowances and cash discounts (some of which Sears Holdings is obligated to pay to us); our ability to resolve, on commercially reasonable terms, future disputes with Sears Holdings regarding the material terms and conditions of our agreements with Sears Holdings; our ability to establish information, merchandising, logistics, and other systems separate from Sears Holdings that would be necessary to ensure continuity of merchandise supplies for our businesses if vendors were to reduce, or cease, their merchandise sales to Sears Holdings or if Sears Holdings were to reduce, or cease, its merchandise sales to us; if Sears Holdings' sales of major appliances and lawn and garden merchandise to its retail

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customers decline Sears Holdings' sales to us of outlet-value merchandise could decline; our ability to establish a more effective and productive business relationship with Sears Holdings, particularly if future disputes were to arise with respect to the terms and conditions of our agreements with Sears Holdings; most of our agreements related to the Separation and our continuing relationship with Sears Holdings were negotiated while we were a subsidiary of Sears Holdings (except for amendments agreed to after the Separation), and we may have received different terms from unaffiliated third parties (including with respect to merchandise-vendor and service-provider indemnification and defense for negligence claims and claims arising out of failure to comply with contractual obligations); our reliance on Sears Holdings to provide computer systems to process transactions with our customers (including the point-of-sale system for the stores we operate and the stores that our independent dealers and independent franchisees operate, which point-of-sale system captures, among other things, credit-card information supplied by our customers) and others, quantify our results of operations, and manage our business ("SHO's SHC-Supplied Systems"); SHO's SHC-Supplied Systems could be subject to disruptions and data/security breaches (Kmart, owned by Sears Holdings, announced in October 2014 that its payment-data systems had been breached), and Sears Holdings could be unwilling or unable to indemnify and defend us against third-party claims and other losses resulting from such disruptions and data/security breaches, which could have one or more material adverse effects on SHO; our ability to implement the BPO in accordance with our plans and expectations (see the risks described in "Business Process Outsourcing and Information Systems" in this Item 2); limitations and restrictions in the Senior ABL Facility and related agreements governing our indebtedness and our ability to service our indebtedness; our ability to obtain additional financing on acceptable terms; our dependence on the ability and willingness of our independent dealers and independent franchisees to operate their stores profitably and in a manner consistent with our concepts and standards; our ability to sell profitably online all of our merchandise and services; our dependence on sources outside the U.S. for significant amounts of our merchandise inventories; fixed-asset impairment for long-lived assets; our ability to attract, motivate, and retain key executives and other employees; our ability to maintain effective internal controls as a publicly held company; our ability to realize the benefits that we expect to achieve from the Separation; litigation and regulatory trends challenging various aspects of the franchisor-franchisee relationship could expand to challenge or adversely affect our relationships with our independent dealers and independent franchisees; low trading volume of our common stock due to limited liquidity or a lack of analyst coverage; and the impact on our common stock and our overall performance as a result of our principal stockholders' ability to exert control over us.
The foregoing factors should not be understood as exhaustive and should be read in conjunction with the other cautionary statements, including the "Risk Factors," that are included in this Quarterly Report on Form 10-Q and in the 2015 10-K and in our other filings with the Securities and Exchange Commission and our other public announcements. While we believe that our forecasts and assumptions are reasonable, we caution that actual results may differ materially. If one or more of these or other risks or uncertainties materialize, or if our underlying assumptions prove to be incorrect, actual results may vary materially from what we projected. Consequently, actual events and results may vary significantly from those included in or contemplated or implied by our forward-looking statements. The forward-looking statements included in this Quarterly Report on Form 10-Q are made only as of the date of this Quarterly Report on Form 10-Q. We undertake no obligation to publicly update or review any forward-looking statement made by us or on our behalf, whether as a result of new information, future developments, subsequent events or circumstances, or otherwise, except as required by law.

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Item 3. Quantitative and Qualitative Disclosures about Market Risk
We are subject to interest rate risk associated with our Senior ABL Facility, which requires us to pay interest on outstanding borrowings at variable rates. Assuming our Senior ABL Facility were fully drawn in principal amount equal to $250 million, each one percentage point change in interest rates payable with respect to the Senior ABL Facility would result in a $2.5 million change in annual cash interest expense with respect to our Senior ABL Facility.
Item 4. Controls and Procedures
Disclosure Controls and Procedures
Under the supervision and with the participation of our management, including our principal executive officer and our principal financial officer, we conducted an evaluation of our disclosure controls and procedures, as such term is defined in Rule 13a-15(e) promulgated under the Securities Exchange Act of 1934, as amended. Based on this evaluation, our principal executive officer and our principal financial officer concluded that our disclosure controls and procedures were effective as of the end of the period covered by this Quarterly Report on Form 10-Q.
Changes in Internal Control over Financial Reporting
There were no changes in our internal control over financial reporting that occurred during the 13 and 26 weeks ended July 30, 2016 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.
PART II. OTHER INFORMATION

Item 1. Legal Proceedings
As of the date of this Quarterly Report on Form 10-Q we are not party to any litigation that we consider material to our operations.
Notwithstanding the above, from time to time we are, and will continue to be, subject to various legal claims, including those alleging wage and hour violations, payroll violations, employment discrimination, unlawful employment practices, Americans with Disabilities Act claims, Family and Medical Leave Act claims, product liability claims as a result of the sale of merchandise and services, claims with respect to franchise and dealer transactions, relationships, operations, and terminations as well as various legal and governmental proceedings. Some of these claims from time to time include, and will continue to include, class or collective-action allegations, and the proceedings for some of these claims are, and will continue to be, in jurisdictions with reputations for aggressive application of laws and procedures against corporate defendants. Litigation is inherently unpredictable. Each proceeding, claim, and regulatory action against us, whether meritorious or not, could be time consuming, result in significant legal expenses, require significant amounts of management time, result in the diversion of significant operational resources, require changes in our methods of doing business that could be costly to implement, reduce our net sales, increase our expenses, require us to make substantial payments to settle claims or satisfy judgments, require us to cease conducting certain operations or offering certain products in certain areas or generally, and otherwise harm our business, results of operations, financial condition, and cash flows, perhaps materially. See also "Cautionary Statement Regarding Forward-Looking Information" and "Risk Factors" in this Quarterly Report on Form 10-Q.

Item 1A. Risk Factors

There have been no material changes from the risk factors previously disclosed in the 2015 10-K, which risks should be carefully considered. Those risks could materially affect our results of operations, financial condition, liquidity, and cash flows. Those risks are not exclusive, and additional risks to which we are subject include, but are not limited to, the factors mentioned under “Cautionary Statement Regarding Forward-Looking Information,” and the risks to our businesses described elsewhere, in this Quarterly Report on Form 10-Q.
Item 2. Unregistered Sales of Equity Securities and Use of Proceeds
Share Repurchases
On August 28, 2013 the Company's Board of Directors authorized a $25 million repurchase program for the Company's outstanding shares of common stock. The timing and amount of repurchases depend on various factors, including market conditions, the Company's capital position and internal cash generation, and other factors. The Company's repurchase program does not include specific price targets, may be executed through open-market, privately negotiated, and other transactions that

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may be available, and may include utilization of Rule 10b5-1 plans. The repurchase program does not obligate the Company to repurchase any dollar amount, or any number of shares, of common stock. The repurchase program does not have a termination date, and the Company may suspend or terminate the repurchase program at any time. At July 30, 2016 the Senior ABL Facility prohibited cash dividends and the repurchase of our common stock.
Shares that are repurchased by the Company pursuant to the repurchase program will be retired and will resume the status of authorized and unissued shares of common stock.
The Company did not repurchase any shares during the 13 weeks ended July 30, 2016. As of July 30, 2016 we had approximately $12.5 million of remaining authorization under the repurchase program.
The Senior ABL Facility limits SHO's ability to declare and pay cash dividends and repurchase its common stock. SHO may declare and pay cash dividends to its stockholders and may repurchase stock if the following conditions are satisfied: either (a) (i) no specified default then exists or would arise as a result of the declaration or payment of the cash dividend or as a result of the stock repurchase, (ii) SHO and its subsidiaries that are also borrowers have demonstrated to the reasonable satisfaction of the agent for the lenders that monthly availability (as determined in accordance with the Senior ABL Facility), immediately following the declaration and payment of the cash dividend or the stock repurchase and as projected on a pro forma basis for the twelve months following and after giving effect to the declaration and payment of the cash dividend or the stock repurchase, would be at least equal to the greater of (x) 25% of the Loan Cap (which is the lesser of (A) the aggregate commitments of the lenders and (B) the borrowing base) and (y) $50,000,000, and (iii) after giving pro forma effect to the declaration and payment of the cash dividend or the stock repurchase as if it constituted a specified debt service charge, the specified consolidated fixed charge coverage ratio, as calculated on a trailing twelve months basis, would be equal to or greater than 1.1:1.0, or (b) (i) no specified default then exists or would arise as a result of the declaration or payment of the cash dividend or the stock repurchase, (ii) payment of the cash dividend or the stock repurchase is not made with the proceeds of any credit extension under the Senior ABL Facility, (iii) during the 120-day period prior to declaration and payment of the cash dividend or the stock repurchase, no credit extension was outstanding under the Senior ABL Facility, and (iv) SHO demonstrates to the reasonable satisfaction of the agent for the lenders that, on a pro forma and projected basis, no credit extensions would be outstanding under the Senior ABL Facility for the 120-day period following the declaration and payment of the cash dividend or the stock repurchase.
The Senior ABL Facility also imposes various other requirements, such as a cash dominion requirement and a requirement that the fixed charge ratio at the last day of any quarter be not less than 1.0 to 1.0, which take effect if availability falls below designated thresholds and which may limit our ability to make share repurchases.

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Item 6. Exhibits
The Exhibits listed in the accompanying “Exhibit Index” have been filed as part of this Quarterly Report on Form 10-Q.


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SIGNATURE
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.
 
 
 
 
Sears Hometown and Outlet Stores, Inc.
 
 
By:
 
/ S / RYAN D. ROBINSON
Name:
 
Ryan D. Robinson
Title:
 
Senior Vice President, Chief Administrative Officer, and Chief Financial Officer
(Principal Financial Officer
and Principal Accounting Officer)
 
Date:
 
September 1, 2016


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EXHIBIT INDEX



Exhibit Number
Exhibit Description
10.1
Amended and Restated Merchandising Agreement dated May 11, 2016 between (1) Sears, Roebuck and Co., Sears Holdings Corporation, and Kmart Corporation, and (2) Registrant, Sears Authorized Hometown Stores, LLC, and Sears Outlet Stores, L.L.C. (incorporated by reference to Exhibit 10.1 to Registrant's Current Report on Form 8-K filed May 17, 2016 (File No. 001-35641)).
10.2
Amendment No. 4 to Merchandising Agreement dated May 11, 2016 between (1) Sears, Roebuck and Co., Sears Holdings Corporation, and Kmart Corporation, and (2) Registrant, Sears Authorized Hometown Stores, LLC, and Sears Outlet Stores, L.L.C. (incorporated by reference to Exhibit 10.2 to Registrant's Current Report on Form 8-K filed May 17, 2016 (File No. 001-35641)).
10.3
Amendment No. 4 to Services Agreement dated May 11, 2016 between Registrant and Sears Holdings Management Corporation (incorporated by reference to Exhibit 10.3 to Registrant's Current Report on Form 8-K filed May 17, 2016 (File No. 001-35641)).

*10.4
Amendment No. 5 to Services Agreement dated July 25, 2016 between Registrant and Sears Holdings Management Corporation.
10.5
Amendment No. 1 to Supplemental Agreement dated May 11, 2016 between Registrant and Sears Holdings Corporation. (incorporated by reference to Exhibit 10.4 to Registrant's Current Report on Form 8-K filed May 17, 2016 (File No. 001-35641)).

10.6
Amendment No. 1 to Employee Transition and Administrative Services Agreement dated May 11, 2016 between (1) Registrant, Sears Authorized Hometown Stores, LLC, and Sears Outlet Stores, L.L.C. (2) and Sears Holdings Management Corporation (incorporated by reference to Exhibit 10.5 to Registrant's Current Report on Form 8-K filed May 17, 2016 (File No. 001-35641)).

10.7
Amendment No. 2 to Store License Agreement (Outlet) dated May 11, 2016 between Sears, Roebuck and Co. and Sears Outlet Stores, L.L.C. (incorporated by reference to Exhibit 10.6 to Registrant's Current Report on Form 8-K filed May 17, 2016 (File No. 001-35641)).
10.8
Amendment No. 1 to Shop Your Way Rewards Retail Establishment Agreement dated May 11, 2016 between Registrant and Sears Holdings Management Corporation (incorporated by reference to Exhibit 10.7 to Registrant's Current Report on Form 8-K filed May 17, 2016 (File No. 001-35641)).
*10.9
Amendment No. 1 to Trademark License Agreement dated May 11, 2016 between Registrant and Sears, Roebuck and Co.
10.10
Agreement of Purchase and Sale dated May 19, 2016 between Sears Outlet Stores, L.L.C. and LIT-Acquisitions, L.L.C. (incorporated by reference to Exhibit 10.1 to Registrant's Current Report on Form 8-K filed May 25, 2016 (File No. 001-35641)).
*10.11
First Amendment to Agreement of Purchase and Sale dated July 1, 2016 between Sears Outlet Stores, L.L.C. and LIT-Acquisitions, L.L.C.
*10.12
Second Amendment to Agreement of Purchase and Sale dated July 20, 2016 between Sears Outlet Stores, L.L.C. and LIT-Acquisitions, L.L.C.
*31.1
Certification of Chief Executive Officer Required Under Rule 13a-14(a) and 15(d)-14(a) of the Securities Exchange Act of 1934, as amended.
*31.2
Certification of Chief Financial Officer Required Under Rule 13a-14(a) and 15(d)-14(a) of the Securities Exchange Act of 1934, as amended.
*32
Certification of Chief Executive Officer and Chief Financial Officer Pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (furnished only).
**101
The following financial information from the Quarterly Report on Form 10-Q for the fiscal quarter ended July 30, 2016, formatted in XBRL (eXtensible Business Reporting Language) and furnished electronically herewith: (i) the Condensed Consolidated Statements of Operations (Unaudited) for the 13 and 26 Weeks Ended July 30, 2016 and August 1, 2015; (ii) the Condensed Consolidated Balance Sheets (Unaudited) at July 30, 2016, August 1, 2015, and January 30, 2016; (iii) the Condensed Consolidated Statements of Cash Flows (Unaudited) for the 13 and 26 Weeks Ended July 30, 2016 and August 1, 2015; (iv) the Condensed Combined Statements of Stockholders' Equity (Unaudited) for the 26 Weeks Ended July 30, 2016 and August 1, 2015; and (v) the Notes to the Condensed Consolidated Financial Statements (Unaudited).


* Filed herewith.

37

Table of Contents
SEARS HOMETOWN AND OUTLET STORES, INC.
EXHIBIT INDEX

** Pursuant to Rule 406T of Regulation S-T, these interactive data files are deemed not filed or part of a registration statement or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for purposes of Section 18 of the Securities and Exchange Act of 1934, as amended, and otherwise are not subject to liability under those sections.

38


Exhibit 10.4

Amendment No. 5 to Services Agreement
This Amendment No. 5 (“ Amendment ”), to that certain Services Agreement (the “ Agreement ”) between Sears Holdings Management Corporation , a Delaware corporation (“ SHMC ”), and Sears Hometown and Outlet Stores, Inc. , a Delaware corporation (“ SHO ”), is made by the parties thereto as of the signature dates set forth below and is effective as of the latest signature hereto (the “ Amendment Date ”). Capitalized terms used but not otherwise defined herein have the meanings ascribed to such terms in the Agreement.
WHEREAS , the parties have determined that it is in both parties interest to amend the Agreement as set forth below.
NOW, THEREFORE, in consideration of the above premises and the mutual covenants and other good and valuable consideration contained herein, the parties agree as follows:

1.
Amendments . The Agreement shall be modified as of the Amendment Date as set forth below:

a. Services to be Provided . Section 1.01 B. (Services to be Provided) of the Agreement is amended by:

i.
Adding a new subsection (e) as follows and renumbering the existing subsection (e) as subsection (f):

“(e)      the “Marketing Services” described on Appendix 1.01-E , (as defined therein),”

ii.
Adding “and Appendix 1.01-E” after Appendix 1.01-D in the last sentence.

b. Service Periods . Section 1.01 C. is amended by adding a new subsection (v) as follows:
 
“(v)      Marketing Services . February 1 st , 2020 (“the “ Marketing Services Period, ” together with the Transition Services Period, the Product Service Period, the Supply Chain Services, and the eCommerce Services collectively, the “ Services Period ”).”

c. SHMC Review . The last sentence of Subsection (ii) of Section 1.01 E is amended and restated in its entirety as follows:

“For clarity, the Parties note that any SHO Request that constitutes solely a termination of an individual either Transition Services, Supply Chain Services, or Marketing Services are subject to subsection (iv) below, and any SHO Request that constitutes solely a partial termination of one or more Transition Services, one or more Supply Chain Services, or one or more Marketing Services are subject to subsection (v) below and, in each such case, this subsection (ii) will not apply.”

d. Termination of an Individual Transition Services/Supply Chain Service . Subsections (iv) and (v) of Section 1.01 E are amended and restated in their entirety as follows:
    
“(iv) Termination of an Individual Transition Services/Supply Chain Service/Marketing Service . To the extent a SHO Request is solely for a termination of an individual Transition





Service, an individual Supply Chain Service, or an individual Marketing Service, SHMC will timely consider such request in Good Faith, and determine, in SHMC’s reasonable judgment, if such termination would adversely affect SHMC’s ability to perform another Service. SHMC will promptly notify SHO of SHMC’s determination, and SHMC will identify any impacted services. Determination of whether a termination constitutes either: (A) termination of an individual Transition Service, Supply Chain Service, and/or Marketing Service (which is subject to this subsection (iv)), or (B) a termination of such Services which does not constitute an individual Transition Service, an individual Supply Chain Service, or an individual Marketing Service (e.g., a partial termination) will be determined by SHMC, in Good Faith, in its reasonable discretion, including, in part, based upon the impact upon: (x) the other Services SHMC provides, and (y) whether the pricing for the remaining services, is appropriate given the reduced scope.

a. No Adverse Effect. If SHMC’ determination is that there is no adverse effect, then SHO’s termination of such individual service will be effective on the date contained in SHO’s original notice; provided that such date meets the applicable notice period (i.e., 60 or 90 days) and otherwise complies with this Agreement; if SHO’s notice is defective, than such termination will not be effective until proper notice is received by SHMC and the applicable notice period has expired.

b. Adverse Effect. If SHMC’ determination is that there is an adverse effect, then SHO’s original notice will be void, and SHO will have the option of either: (I) sending a written notice terminating the original service and the additional affected services identified by SHMC (subject to the applicable notice period); or (II) forgoing its originally requested termination. SHO may also submit a SHO Request for a partial termination, as set forth in the following subsection (v) below.

For clarity, the Parties note that any SHO Request that includes a change to the Services are subject to subsection (ii) above and any SHO Request that constitutes solely a partial termination of one or more Transition Services, one or more Supply Chain Services, or one or more Marketing Services are subject to subsection (v) below and, in each such case, this subsection (iv) will not apply.

(v)      Partial Terminations . To the extent a SHO Request is solely for a partial termination of one or more individual Transition Services, one or more individual Supply Chain Services, or one or more individual Marketing Services, SHMC will timely consider such request in Good Faith, and determine, in SHMC’s reasonable judgment, whether SHMC is willing to proceed with such partial termination (taking into account, among other things, its internal resources, the impact of the potential changes on SHMC and its Affiliates, security considerations and the potential effects on SHMC’s and its Affiliates’ information systems). SHMC shall promptly respond to each SHO Request; including any proposed changes to SHO’s Request, including modified Services, deliverables, schedule, and associated changes to SHMC Systems and fees under this Agreement. If SHMC determines in Good Faith that it is unable or unwilling to proceed with any SHO Request, SHMC will promptly so notify SHO in writing. For clarity, the Parties note that any SHO Request that include a change to the Services are subject to subsection (ii) above and any termination of an individual Transition Services, Supply Chain Services, or Marketing Services are subject to subsection (iv) above and, in each such case, this subsection (v) will not apply.”

e. SHO Termination of a Service . Section 3.01 is amended and restated in its entirety as follows:






“3.01      Termination of an Individual Service for Convenience by SHO . Subject to the next sentence, SHO may terminate for SHO’s convenience at the end of a SHMC fiscal month: (a) any individual Transition Service, upon 60 day’s prior written notice to SHMC, (b) any individual Supply Chain Service, upon 90 day’s prior written notice to SHMC, and (c) any individual Marketing Service set forth in Appendix 1.01-E , upon 60 day’s prior written notice to SHMC. SHO may not terminate an individual Transition Service, Supply Chain Service, or Marketing Services if the termination would adversely affect SHMC’s ability to perform another Service.”

f.      Appendixes . A new Appendix 1.01-E (Marketing Services) is added to the Agreement as set forth on Attachement #1 hereto.

2.
No Other Amendments . Except as expressly amended herein, the Agreement shall continue in full force and effect, in accordance with its terms, without any waiver, amendment or other modification of any provision thereof, including the parties’ choice of Illinois law (pursuant to Section 6.19 of the Agreement) which also applies to this Amendment.

Signature Page Follows
IN WITNESS WHEREOF , the parties hereto have caused this Amendment to be executed as of the date set forth below by their respective officers thereunto duly authorized.


SEARS, HOLDINGS MANAGEMENT
CORPORATION

By: /s/ M. CATHERINE MICHALSKI
DVP Creative Services
July 25, 2016


SEARS HOMETOWN AND OUTLET STORES, INC.

By: /s/ CHARLES J. HANSEN
Vice President, General Counsel, and Secretary
July 25, 2016

-Attachment #1

Appendix 1.01-E
Evoke Marketing Services

Services under this Appendix 1.01-E (this “ Appendix ”) will be provided by SHMC, doing business as Evoke Productions, through itself and its Affiliates, and its/their Representatives (collectively referred to as, and each a “ Service Provider ”). SHMC will cause the Service Providers to perform the obligations set forth below. References to (i) “SHO” in this Appendix include SHO’s Affiliates, (ii) “stores” includes stores owned or operated by SHO, its Affiliates or “SHO Authorized Sellers” (collectively, “ SHO Stores ”), and (iii) “ Customer s” means customers of SHO, its Affiliates or SHO Authorized Sellers. SHO shall cause each of its Affiliates and SHO Authorized Sellers to perform SHO’s obligations set forth in this Appendix. SHMC and SHO are collectively referred to as the “ Parties ”.

1. MARKETING SERVICES .

(a) Service Provider’s Appointment . Except as otherwise expressly stated herein and subject to SHO’s right to discontinue Services as provided for in Section 3 (Pilot for Outlet Stores and SHO’s Termination Rights) of this Appendix, SHO and its Affiliates appoints Service Provider as their service provider to perform the marketing services described in Schedule I (the “ Marketing Services ”) of this Appendix; provided that during the Pilot Period (defined below) such appointment will be limited to the Marketing Services for SHO’s Outlet Store format. For clarity and avoidance of doubt, the term “Marketing Services” as used in this Appendix shall mean only those services outlined in this Appendix (and any schedules thereto).






(b) Scope of Work . Service Provider shall provide services to SHO and its Affiliates in accordance with the terms set forth in this Appendix and any schedules thereto, which may be modified by agreement of the parties in writing, and the terms set forth in this Appendix for such modifications. Service Provider has no authority to act on behalf of SHO and its Affiliates other as expressly provided in this Appendix and any schedules thereto. SHO shall not be obligated to accept Marketing Services exclusively through Service Provider.

(c) Limitations on Service Provider’s Services . Notwithstanding any other provision of this Appendix, Service Provider may decline to perform any Marketing Service not expressly set forth herein that Service Provider does not provide for its own Affiliates. In addition, Service Provider may decline to provide any Marketing Services which, in using commercially reasonable efforts, it is unable to perform (or is unable to perform at a commercially reasonable cost), including for Products for which Service Provider does not normally provide marketing services.
  
(d) Modifications . SHO may request changes to any Marketing Services by providing written notice to Service Provider (“ Change Request ”). Within seven (7) days of the Change Request, Service Provider shall submit to SHO an estimate of the impact of the change, if any, on the compensation, schedule and other terms of the applicable Marketing Services (“ Proposal ”). If the parties agree to the changes, Service Provider shall prepare a written description of the agreed changes, including all changes in compensation, schedule, and other terms (" Change Authorization ") which will become effective by signature of both parties. The Change Authorization will prevail over any inconsistent terms of the Marketing Services or this Appendix and schedules thereto.

(e) Service/System Changes . If SHO desires to receive any service declined by Services Provider under Section 1(c) (Limitations on Service Provider’s Services), and/or SHO desires any other Service Changes, System Changes, or other Modifications as described in Section 1(c) upon which the Parties cannot reach an agreement, SHO will submit such request pursuant to Section 1.01E (SHO’s Requests for Services/System Changes) of the Agreement. If the Parties do not agree to an Amendment for Service Provider to accept the requested services within ten (10) days, then SHO may perform the requested services itself or retain a third party to provide such services if the performance of such services will not unreasonably interfere with Service Provider’s services hereunder.






(f) Service Provider’s Obligations . Service Provider will perform the Marketing Services in a competent and workmanlike manner consistent with performance standards prevailing from time to time in the marketing services industry. Service Provider will determine the management and work flow for performing Marketing Services, but Service Provider may not favor Service Provider’s other customers (including the Service Provider’s Retail Businesses) over SHO.

(i) Use of Third-Party Contractor . Service Provider may perform the Marketing Services utilizing third-party contractors, Service Provider will be responsible to SHO, in accordance with the terms and conditions of this Appendix, for Marketing Services performed by all third-party contractors, including the third-party contractor’s compliance with this Appendix.

(ii) Responsibility for Errors . Service Provider will proofread all materials, including those approved in writing by SHO, which Service Provider produces for SHO. Service Provider shall be responsible for any errors made or caused by Service Provider or third-party contractors providing services to SHO on behalf of Service Provider, in connection with performance of the Marketing Services, including additional costs incurred by SHO for any reasonably necessary corrections (as mutually determined by SHO and Service Provider) as a result of such error. For clarity and avoidance of doubt, Service Provider shall have no responsibility for any errors in image, pricing, product, end dates, offer wording or other related offer or claims information that are part of any materials if SHO has reviewed and approved said materials. In the event that unapproved changes are made by Service Provider after SHO’s approval then Service Provider is responsible for any errors related to said changes.

(g) Marketing Services Warranties. Service Provider hereby warrants to SHO that:

(i) all Marketing Services performed by Service Provider hereunder shall be performed in a competent and workmanlike manner and shall be free from defects in materials and workmanship. If Service Provider is notified of a claim based on the performance of the Marketing Services, then Service Provider will arrange for the necessary remediation to be made promptly without additional charges to SHO;

(ii) except as provided for in section (h) (i) and (ii) below, it will not violate or infringe any third party's right in Proprietary Rights or confidential information pertaining to and in performance of the Marketing Services;

(iii) except as provided for in section (h) (i) and (ii) below, it will comply with all other applicable federal, state and local laws, rules, regulations and orders pertaining to and in performance of the Marketing Services;

(iv) except as provided for in section (h) (i) and (ii) below, it will hold, and fully comply with, all applicable licenses, permits and approvals required by federal, state and local authorities to perform the Services; and
(v) it is not subject to any restriction, penalty, agreement, commitment, law, rule, regulation or order which is violated by its execution and delivery of this Amendment and performance of its obligations under this Appendix.
EXCEPT AS PROVIDED IN THIS SECTION, SERVICE PROVIDER MAKES NO OTHER REPRESENTATIONS OR WARRANTIES OF ANY KIND, EXPRESS OR IMPLIED, WITH RESPECT TO THE MARKETING SERVICES IT PROVIDES.
(h) Obligations of SHO .

(i) Content . By tendering content (e.g., circular pages, flyers and other marketing materials, collectively “Content”) to Service Provider, SHO warrants that SHO has the right to authorize





Service Provider to use such Content and to make modifications thereto as specified by SHO, unless otherwise specified by SHO in writing.

(ii) SHO’s Marketing . Compliance with any and all applicable federal, state and local laws, rules, regulations and guidelines (including but not limited to the Federal Trade Commission’s rules, regulations and guidelines, as well as state consumer protection, pricing and deceptive advertising laws, collectively “ Marketing Laws ”) related to SHO’s marketing (including the media and Content used and modified by Service Provider) is the sole responsibility of SHO.

2. ADDITIONAL MARKETING SERVICES DETAILS .

(a) Volume . Marketing Services outlined in Schedule I of this Appendix are subject to the volume limitations set forth in Schedule II (Rate Schedule). SHO makes no representation promises or representations whatsoever as to the amount of Marketing Services that Service Provider can expect to receive at any time.

(b) Rates . Service Provider will provide Marketing Services at the rates set forth in Schedule II (Rate Schedule). SHO shall pay undisputed fees, but under no circumstances will SHO pay for rates in excess of agreed upon fees and expenses.

(c) Services Outside Scope . Services outside of the scope of this Appendix requested by SHO will be subject to Section 1.01E (SHO’s Requests for Services/System Changes).

(d) Proof Approval . Service Provider shall submit a digital copy, digital proof, press proof or other press sheet (the “ Proof ”) to SHO for SHO’s approval prior to publication or other final dissemination. SHO shall be responsible for reviewing each Proof submitted to it by Service Provider and clearly communicating to Service Provider in writing SHO’s approval or disapproval of the Proof, such as a press run or other further process involving the Proof. Service Provider shall not proceed without SHO’s review and approval of a Proof for any reason, unless otherwise instructed to do so by SHO in writing.

(e) Service Provider Records . During the Service Period for the Marketing Services and for three (3) years thereafter, Service Provider shall keep all books and records relating to the Marketing Services in accordance with generally accepted accounting standards, and SHO may examine such books and records solely in connection with Service Provider’s Marketing Services to SHO pursuant this Appendix upon providing reasonable notice. Such examination shall be conducted during normal business hours and at SHO’s sole cost and expense.


3. PILOT FOR OUTLET STORES AND SHO’s TERMINATION RIGHTS .

(a) Pilot for Outlet Stores . Commencing upon the Amendment Date, Service Provider will commence providing Marketing Services for SHO’s Outlet Store format only. If during the first 30 days of such Marketing Services (the “ Pilot Period ”), SHO, in its sole discretion, is dissatisfied with Service Provider’s Services, SHO may terminate the Marketing Services and this Appendix 1.01-E upon written notice to Service Provider.

(b) Expansion of Marketing Services . If SHO does not terminate the Marketing Services during the Pilot Period, then SHO shall expand use of Service Provider for Marketing Services for all SHO formats (e.g., Sears Appliance Showrooms, Sears Hometown Stores, and Sears Hardware Stores).






End of Main Body of Appendix
SCHEDULE I
Marketing Services Description

Service Provider will provide creative marketing services for the following media types, based on information provided by SHO:

Circular Page Production
Flyers
EDDM (Every Door Direct Mail)
Radio Scripts
Email
Social Posts
Web Banners
Billboards

Circular Pages
Base Page rate includes page build, image gathering based on item number provided, image clipping path, image placement. Three rounds of corrections with color pdfs. Final release files to printer.

Version page rate applies to those pages requiring 30% change or less of Base Page.

“Full” page is equivalent to two base pages.
Flyers
Templated layout includes page build using existing creative template and image clipping path. Two rounds of corrections with color pdfs. Final release files to Ad Giant or designate.

EDDM (Every Door Direct Mail)
Create Every Door Direct Mail art per USPS specifications/requirements, including placement of supplied images and creative elements. One round of corrections with color pdfs. Final release of files to Ad Giant or designate.

Radio Scripts
Develop script for weekly promotions and special events that include pertinent information including promotional offers and event details. Two rounds of corrections via email approval.

Email
Using email template provided by SHO, develop one creative concept using provided images and offers, followed by two rounds of corrections, then release psd files to designated email team for coding and deployment. Versions use same layout as base email, with changes limited to copy and images. Layout changes are considered a new email.
 
Social Media
Develop social media posts per direction, using provided images and offers. One round of corrections, followed by release to designated social media team for deployment.

Web Banners
Develop web banners per direction, using provided images and offers. One round of corrections, followed by release to designated web team for coding and deployment.






Billboards
Develop billboard art per direction, using provided images and copy. Includes two rounds of corrections with color pdfs. Final release files to printer.

End of Schedule I
sCHEDULE II
rate Schedule

Circular Base Page              $475 per page
Circular Version Page              $190 per page
Flyers                      $275 per page
Direct Mail (EDDM)              $350 per page
Radio Scripts                  $250 per occurrence for 15 seconds
Email                      $300 per occurrence
Email Version                  $80 per occurrence
Social Media                  $200 per occurrence
Web Banners                  $140 per occurrence
Billboards                  $225 per occurrence

Stock Photography              Cost plus $35 each
New Photography              Quoted separately
Retouching                  $75 per hour
Creative                  $100 per hour
Production                  $64 per hour
Epson Proof                  $20 per page
        
Changes beyond stated rounds of corrections in Marketing Services Description outlined in Schedule I:

Circular Base Pages
Simple revisions for copy and price                  $64 per page
Complex revisions for creative, offer or image          $250 per page
Revisions greater than 30% are considered new pages      $475 per page

Circular Version Pages, Flyers, Direct Mail, Email
Simple revisions for copy and price                  $42 per page
Complex revisions for creative, offer or image          $165 per page
Revisions greater than 30% are new occurrences          per above schedule
(e.g., new Circular Base Page, new Flyer)

Social Media, Web Banners, Billboards
Simple revisions for copy and price                  $42 per page
Complex revisions for creative, offer or image          $90 per page
Revisions greater than 30% are new occurrences          per above schedule
(e.g., new Social Media post, Web Banner)

The above rates are subject to the volume limitation set forth in the following table. If SHO’s volume are expect to (or do in fact exceed) such limitations, SHO shall submit a Service Change Request pursuant to Section 1.01E (SHO’s Requests for Services/System Changes) of the Agreement. Service Provider is not obligated to provide Marketing Services for pieces that exceed the following monthly volume limitation;





absent the parties agreeing to a written Amendment pursuant to Section 1.01E (SHO’s Requests for Services/System Changes) of the Agreement.


Media Type
Maximum Number of Pieces Per Month
Circulars
115
Flyers
158
Direct Mail
60
Radio Scripts 
65
Email
35
Email Versions
30
Social Media Promo
35
Social Media Editorial
35
Web Banners
212
Billboards
3


End of Schedule II








Exhibit 10.9

Amendment No. 1 to Trademark License Agreement
This Amendment No. 1 (“ Amendment ”), to that certain Trademark License Agreement dated August 8, 2012 (as amended, the “ Agreement ”) between SEARS ROEBUCK AND CO. , a New York corporation (“ Sears ”), and SEARS HOMETOWN AND OUTLET STORES, INC. , a Delaware corporation (“SHO”) , is made by the parties thereto and is retroactive to October 11, 2012 (the “ Amendment Date ”). Capitalized terms used but not otherwise defined herein have the meanings ascribed to such terms in the Agreement.
Whereas , the parties have determined that it is in both parties’ interest to amend the Agreement.
NOW, THEREFORE, in consideration of the above premises and the mutual covenants and other good and valuable consideration contained herein, the parties agree as follows:

1.
Amendments . The Agreement shall be modified as of the Amendment Date set forth above as follows:
 
a.
Shos.com Domain . The second WHEREAS clause of the Agreement is replaced with the following:

“WHERAS, Sears has a license to use (and further sublicense the use of) the searshometownandoutlet.com, ownasearsstore.com, shos.com, sears-sho.com, and shos.com domain names (collectively, the “Domain Names ”);”

2.
Condition Precedent . It is a condition precedent to the effectiveness of this Amendment that the parties (or their Affiliates, as applicable) also execute (collectively the “ Related Amendments ”): (a) that certain Amended and Restated Merchandising Agreement, (b) Amendment #4 to Services Agreement, (c) Amendment #1 to Employee Transition and Administrative Services Agreement, (d) Amendment #1 to Shop Your Way Rewards Retail Establishment Agreement, (e) Amendment #1 to Supplemental Agreement; (f) Amendment No. 4 to the prior Merchandising Agreement between the Parties and/or their Affiliates; and (g) Amendment #2 to Store License Agreement (Outlet).

3.
No Other Amendments . Except as expressly amended herein, the Agreement shall continue in full force and effect, in accordance with its terms, without any waiver, amendment or other modification of any provision thereof, including the parties’ choice of law (pursuant to Section 29.(a) of the Agreement) which also applies to this Amendment.
Signature Page Follows
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the date set forth below by their respective officers thereunto duly authorized.


SEARS, ROEBUCK AND CO.
By: Sears Holdings Management Corporation, its Agent

By: /s/ ROBERT A. RIECKER
VP Controller
May 11, 2016








SEARS HOMETOWN AND OUTLET STORES, INC.

By: /s/ WILL POWELL
CEO & President
May 11, 2016








Exhibit 10.11

FIRST AMENDMENT TO AGREEMENT OF PURCHASE AND SALE
This First Amendment to Agreement of Purchase and Sale (this “ Amendment ”) is entered into as of July 1, 2016 by and between SEARS OUTLET STORES, L.L.C. , a Delaware limited liability company (“ Seller ”), and LIT-ACQUISITIONS, L.L.C. , a Delaware limited liability company (“ Purchaser ”).
RECITALS :
A. Purchaser and Seller entered into an Agreement of Purchase and Sale dated May 19, 2016 (the “ Agreement ”), pursuant to which Seller agreed to sell to Purchaser, and Purchaser agreed to purchase from Seller, the Property more particularly described in the Agreement, located in Alameda County, California. All capitalized terms used but not defined herein shall have the meanings assigned to them in the Agreement.
B. Seller and Purchaser now desire to amend the Agreement on the terms and conditions set forth in this Amendment.
AGREEMENTS :
For good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Purchaser and Seller agree as follows:
1. Inspection Period . The Inspection Period is hereby extended and will expire on July 18, 2016.
2. Closing Date . Notwithstanding anything contained in the Agreement to the contrary, the Closing Date shall be July 27, 2016.
3. Ratification; Governing Law . Seller and Purchaser hereby ratify the terms of the Agreement and acknowledge that, except as herein modified, the Agreement is in full force and effect. If any inconsistency exists or arises between the terms of the Agreement and the terms of this Amendment, the terms of this Amendment shall control. This Amendment shall be governed by the laws of the State of California.
4. Counterparts; Delivery . This Amendment may be executed in multiple counterparts, each of which shall be deemed to be an original, and all of such counterparts shall constitute one document. To facilitate execution of this Amendment, the parties hereto may execute and exchange, by telephone facsimile or electronic mail PDF, counterparts of the signature pages. Signature pages may be detached from the counterparts and attached to a single copy of this Amendment to physically form one document.
[THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK.] Signature Page
        
Executed as of the date first written above.
SELLER:
SEARS OUTLET STORES, L.L.C. , a Delaware limited liability company
By:/s/ ROHIT JACOB
DVP, Real Estate






PURCHASER :
LIT-ACQUISITIONS, L.L.C. , a Delaware limited liability company
By:/s/ STACEY MAGEE
Vice President







Exhibit 10.12

SECOND AMENDMENT TO AGREEMENT OF PURCHASE AND SALE
This Second Amendment to Agreement of Purchase and Sale (this “ Amendment ”) is entered into as of July 20, 2016 by and between SEARS OUTLET STORES, L.L.C. , a Delaware limited liability company (“ Seller ”), and LIT-ACQUISITIONS, L.L.C. , a Delaware limited liability company (“ Purchaser ”).
RECITALS :
A. Purchaser and Seller entered into an Agreement of Purchase and Sale dated May 19, 2016 (the “ Original Agreement ,” as amended by that certain First Amendment to Agreement of Purchase and Sale dated July 1, 2016, the “ Agreement ”), pursuant to which Seller agreed to sell to Purchaser, and Purchaser agreed to purchase from Seller, the Project more particularly described in the Agreement, located in Alameda County, California. All capitalized terms used but not defined herein shall have the meanings assigned to them in the Original Agreement.
B. By email exchange on July 18, 2016, Seller and Purchaser agreed to extend the Inspection Period to July 19, 2016.
C. The Agreement terminated on July 19, 2016 pursuant to Section 6(a) of the Original Agreement (as amended), as a result of Purchaser’s election not to send an Approval Notice prior to the expiration of the Inspection Period.
D. Seller and Purchaser now desire to (a) reinstate the Agreement and (b) amend the Agreement on the terms and conditions set forth in this Amendment.
AGREEMENTS :
For good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Purchaser and Seller agree as follows:
1. Reinstatement . Immediately upon the full execution of this Amendment, the Agreement shall be reinstated on the terms and conditions thereof, as such terms and conditions are amended by this Amendment.
2. Seller Lease . Pursuant to Section 11(b) of the Original Agreement, Seller and Purchaser agree to execute and deliver at Closing the Seller Lease in substantially the form attached hereto as Exhibit A .
3. Purchase Price . The Purchase Price is reduced from Twenty-Seven Million Three Hundred Thousand and 00/100 Dollars ($27,300,000.00) to Twenty-Six Million Five Hundred Fifty Thousand and 00/100 Dollars ($26,550,000.00).
4. Anchor Asbestos Claims . Notwithstanding anything in the Agreement to the contrary (including, without limitation, Section 10(b) thereof), Seller shall not be released (or deemed released) by Purchaser from liabilities associated with any claims or causes of action brought by Anchor, any assignee claiming by, through or under Anchor, any sublessee claiming by, through or under Anchor, or any of their respective agents, employees, contractors, subcontractors, licensees, customers, guests or invitees arising from or relating to the presence or existence of asbestos containing materials or exposure to asbestos in, within, on or at the Project (“ Anchor Asbestos Claims ”), and Purchaser is not waiving and shall not be deemed to have waived any claims against Seller related to such Anchor Asbestos Claims. Seller shall hold Purchaser harmless from any and all out-of-pocket losses, costs, damages, judgments, awards or expenses suffered or incurred by Purchaser or Purchaser’s partners, shareholders, members, officers, directors, employees asset managers, property managers or other agents (the “ Purchaser Parties ”) as a result of or in





connection with any Anchor Asbestos Claims, except to the extent any such damages are determined by a court of competent jurisdiction to have been caused by Purchaser’s or the Purchaser Parties’ negligence or willful misconduct. The foregoing obligation of Seller shall (a) survive Closing (but not any earlier termination of the Agreement) until the expiration of any applicable statute of limitations related to Anchor Asbestos Claims, and (b) not be subject to or otherwise limited by the Cap. Seller’s obligations under this Section 3 of this Amendment are conditioned upon Purchaser’s sending the 90-day termination notice to Anchor pursuant to Section 37 of the Anchor Lease within thirty (30) days following Closing.
5. Waiver . This Amendment shall constitute Purchaser’s Approval Notice under Section 6(a) of the Original Agreement and Purchaser hereby waives its right to terminate the Agreement under Section 6(a) of the Original Agreement.
6. Ratification; Governing Law . Seller and Purchaser hereby ratify the terms of the Agreement and acknowledge that, except as herein modified, the Agreement is in full force and effect. If any inconsistency exists or arises between the terms of the Agreement and the terms of this Amendment, the terms of this Amendment shall control. This Amendment shall be governed by the laws of the State of California.
7. Counterparts; Delivery . This Amendment may be executed in multiple counterparts, each of which shall be deemed to be an original, and all of such counterparts shall constitute one document. To facilitate execution of this Amendment, the parties hereto may execute and exchange, by telephone facsimile or electronic mail PDF, counterparts of the signature pages. Signature pages may be detached from the counterparts and attached to a single copy of this Amendment to physically form one document.
[THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK.] Signature Page
Second Amendment to Agreement of Purchase and Sale
Sears Outlet


Executed as of the date first written above.
SELLER:
SEARS OUTLET STORES, L.L.C. , a Delaware limited liability company
By: /s/ ROHIT JACOB
DVP, Real Estate

PURCHASER :
LIT-ACQUISITIONS, L.L.C. , a Delaware limited liability company
By: /s/ DAYTON CONKLIN
SVP




1980 West Avenue 140 th  





San Leandro, California
4333542v.9 CLA042/67050


1980 West Avenue 140 th  
San Leandro, California


EXHIBIT “A”
FORM OF SELLER LEASE

LEASE AGREEMENT BETWEEN

LIT- ENVP LIMITED PARTNERSHIP,

AS LANDLORD, AND

SEARS OUTLET STORES, L.L.C.,

AS TENANT


DATED _______________, 2016


NNN LEASE





CALIFORNIA


        
ii      1980 West Avenue 140 th  
San Leandro, California

1     
LEASE AGREEMENT
THIS LEASE AGREEMENT (“ Lease ”) is dated as of _______________, 2016 (the “ Commencement Date ”), between LIT-ENVP LIMITED PARTNERSHIP , a Delaware limited partnership (“ Landlord ”), and SEARS OUTLET STORES, L.L.C. , a Delaware limited liability company (“ Tenant ”). The following capitalized and bold faced terms, which have been placed at the beginning of this Lease for convenience, shall have the meaning set forth below.
Premises:
That portion of the Building, containing approximately 34,458 square feet, as determined by Landlord and as shown on Exhibit A , situated on a portion of that certain real property legally described in Exhibit B  attached hereto (the “ Land ”).
Building:
The building located at 1980 West Avenue 140 th , San Leandro, California 94577, containing approximately 306,805 square feet. Landlord and Tenant stipulate that the number of rentable square feet in the Premises and in the Building set forth above is conclusive and shall be binding upon them.
Project:
The Building, the Land and other buildings, improvements, driveways, parking facilities, loading dock areas, roadways, any rail tracks associated with the Building and similar improvements situated on the Land and easements associated with the foregoing or the operation thereof.
Permitted Use:
Retail use for the purpose of receiving, storing, shipping, selling and servicing products, materials and merchandise sold by Tenant, including washers, dryers, refrigerators, ovens, freezers, ranges, water heaters, mattresses, bedding, small appliances and other appliance items and housewares, lawn and garden equipment, tools, sporting goods, outdoor patio furniture and barbeque grills, home electronics, furniture, apparel, or other general merchandise or services normally sold in a Sears Outlet Store, and incidental office and warehouse uses related thereto, in each case in compliance with the terms and provisions of this Lease.
Tenant’s Proportionate Share:
11.23%
Lease Term:
Beginning on the Commencement Date and ending on the last day of the 60 th full calendar month thereafter, unless sooner terminated or extended pursuant to the terms and provisions of this Lease.
Base Rent:
For each month of the Lease Term, the amounts for the periods set forth in the following table:
 
Lease Months
Monthly Base Rent
 
 
1 - 12
$21,708.00
 
 
13 - 24
$22,359.24
 
 
25 - 36
$23,030.02
 
 
27 - 48
$23,720.92
 
 
49 - 60
$24,432.54
 
 
As used herein, the term “ Lease Month ” means each calendar month during the Term (and if the Commencement Date does not occur on the first day of a calendar month, the period from the Commencement Date to the first day of the next calendar month shall be included in the first Lease Month for purposes of determining the duration of the Term and the monthly Base Rent rate applicable for such partial month).





Initial Estimated Monthly Operating Expense Payments (estimates only and subject to adjustment to actual costs and expenses according to the provisions of this Lease) :
Expense
Estimate Per Sq. Ft.
Monthly Estimate
Utilities:
To be paid separately in accordance with Section 7 below.
Common Area Maintenance:
$0.31 annually
$890.17
Insurance:
$0.23 annually
$660.45
Taxes:
$1.02 annually
$2,928.93
 
 
 
Estimated Total:
$1.56 annually
$4,479.55
Initial Monthly Base Rent and Operating Expense Payments:
$26,187.55
Security Deposit:
$24,432.54
Tenant’s Notice Address:
Sears Outlet Store, L.L.C.
5500 Trillium Blvd., Suite 501
Hoffman Estates, Illinois 60192
Attention: Vice President - Real Estate

With copy to:

Sears Outlet Stores, L.L.C.
5500 Trillium Blvd., Suite 501
Hoffman Estates, Illinois 60192
Attn: General Counsel
Landlord’s Notice Address:
LIT-ENVP Limited Partnership
c/o Clarion Partners, LLC
1717 McKinney Avenue, Suite 1900
Dallas, TX 75202
Attention: Stacey Magee
Telephone: 214.647.4925
Telecopy: 214.647.4907
Rent Payment Address:
LIT-ENVP Limited Partnership
P.O. Box 6198
Hicksville, NY 11802‑6198
Addenda:
Rules and Regulations
Exhibit A -Premises
Exhibit B-Legal Description of Real Property
Exhibit C-Construction Addendum
Exhibit D-Renewal Option
Exhibit E-Environmental Questionnaire
 
 
TABLE OF CONTENTS
Page
1.
Granting Clause; Lease Term    1
2.
Acceptance of Premises    1
3.
Use    1
4.
Rent; Delinquent Payment Charges    2
5.
Security Deposit    2
6.
Operating Expense Payments    3
7.
Utilities    5
8.
Taxes    6
9.
Insurance    6
10.
Landlord’s Repairs    9
11.
Tenant’s Repairs    10
12.
Tenant-Made Alterations and Trade Fixtures    11
13.
Signs    12





14.
Parking    12
15.
Restoration    13
16.
Condemnation    13
17.
Assignment and Subletting    14
18.
Indemnification    15
19.
Inspection and Access    16
20.
Quiet Enjoyment    16
21.
Surrender    16
22.
Holding Over    16
23.
Events of Default    17
24.
Landlord’s Remedies    17
25.
Tenant’s Remedies/Limitation of Liability    20
26.
Waiver of Jury Trial    20
27.
Subordination    20
28.
Mechanic’s Liens    20
29.
Estoppel Certificates    21
30.
Environmental Requirements    21
31.
Rules and Regulations    23
32.
Security Service    23
33.
Force Majeure    23
34.
Entire Agreement    24
35.
Severability    24
36.
Brokers    24
37.
Landlord’s Lien/Security Interest    24
38.
Miscellaneous    24
39.
Additional Provisions    27

LIST OF DEFINED TERMS
Page
25 Day Period    6
Actual Statement    4
Addenda    iii
Base Rent    i
Building    i
Cap Base Year    4
Claims    15
Commencement Date    i
Commencement Date of the Renewal Term    D-1
Controllable Operating Expenses    4
Dock Maintenance Cap    10
Environmental Questionnaire    21
Environmental Requirements    21
Event of Default    17
Force Majeure    24
GAAP    14
Hazardous Materials    21
HVAC Cap    9
include    1
including    1
Initial Estimated Monthly Operating Expense Payments    ii
Initial Monthly Base Rent and Operating Expense Payments    ii
Land    i
Landlord    i
Landlord’s Notice Address    ii
Landlord’s Work    C-1
Lease    i
Lease Month    ii





Lease Term    i
Legal Requirements    1
OFAC    27
Operating Expenses    3
Permitted Use    i
Premises    i
Prior Retail Space    28
Proceeding for Relief    17
Project    i
Proposed Action    26
Purchase Agreement    22
Qualified Broker    D-1
Qualified Person    5
Removal Notice    11
Renewal Notice    D-1
Renewal Term    D-1
Requesting Party    21
Security Deposit    ii
Substitute Tenant    19
Taken    13
Taking    13
Tangible Net Worth    14
Taxes    6
Telecommunications Services    26
Tenant    i
Tenant Affiliate    14
Tenant Improvements    C-2
Tenant’s Notice Address    ii
Tenant’s Proportionate Share    i
Tenant-Made Alterations    11
Tenant-Related Parties    9
Trade Fixtures    11
Transfer    14
Warehouse Rent    28
Warehouse Space    27
Warehouse Space Term    27


25      1980 West Avenue 140 th  
San Leandro, California
LEASE
1. Granting Clause; Lease Term . In consideration of the obligation of Tenant to pay rent as herein provided and in consideration of the other terms, covenants, and conditions hereof, Landlord leases to Tenant, and Tenant leases from Landlord, the Premises, to have and to hold for the Lease Term, subject to the terms, covenants and conditions of this Lease. The term of this Lease shall commence on the “Commencement Date” specified in or established above, and except as otherwise provided herein, shall continue in full force and effect through the number of months as provided above; provided, however, that if the Commencement Date is a date other than the first day of a calendar month, the Lease Term shall consist of the remainder of the calendar month including and following the Commencement Date, plus said number of full calendar months.
2. Acceptance of Premises . Tenant shall accept the Premises on the Commencement Date in its “ AS‑IS, WHERE‑IS ” condition, subject to all applicable laws, ordinances, regulations, covenants and restrictions. Landlord shall have no obligation to perform or pay for any repair or other work therein, except that Landlord shall cause the Tenant Improvements (as defined in the Construction Addendum attached hereto as Exhibit C ) and Landlord’s Work (as defined in the Construction Addendum attached hereto as Exhibit C ) to be installed within the Premises in accordance with the terms of Exhibit C . Landlord has made no representation or warranty as to the suitability of the Premises for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises are suitable for Tenant’s intended purposes. Tenant acknowledges that (a)  prior to the Commencement Date, Tenant owned and occupied the Project and is, accordingly, thoroughly familiar with the condition of the





Project, (b) subject to the completion of the Tenant Improvements and Landlord’s Work, it has inspected and accepts the Premises in an “ As‑Is, Where‑Is ” condition, (c)  the Building and improvements in the Premises are suitable for the purpose for which the Premises are leased and Landlord has made no warranty, representation, covenant or agreement with respect to the merchantability or fitness for any particular purpose of the Premises, (d)  the Premises are in good and satisfactory condition, (e)  no representations as to the repair of the Premises, nor promises to alter, remodel or improve the Premises except as provided in Exhibit C hereto have been made by Landlord, and (f)  there are no representations or warranties, expressed, implied or statutory, that extend beyond the description of the Premises. Landlord shall enforce any applicable warranty relating to the Tenant Improvements and Landlord’s Work on Tenant’s behalf. Except as provided in Section 10, in no event shall Landlord have any obligation for any defects in the Premises or any limitation on its use. Subject to the completion of the Tenant Improvements and Landlord’s Work, the taking of possession of the Premises shall be conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the time possession was taken except for items that are Landlord’s responsibility under Section 10 and any punchlist items agreed to in writing by Landlord and Tenant.
3. Use .
(a) Subject to Tenant’s compliance with all zoning ordinances and Legal Requirements (as hereinafter defined), the Premises shall be used only for the Permitted Use. Tenant will use the Premises in a careful, safe and proper manner and will not commit waste, overload the floor or structure of the Premises or subject the Premises to use that would damage the Premises. Tenant shall not permit any objectionable or unpleasant odors, smoke, dust, gas, noise, or vibrations to emanate from the Premises, or take any other action that would constitute a nuisance or would disturb, unreasonably interfere with, or endanger Landlord or any tenants of the Project. Outside storage, including storage of trucks and other vehicles, is prohibited without Landlord’s prior written consent. As used in this Lease, “ including ” and “ include ” shall always be deemed to incorporate “without limitation.”
(b) Tenant, at its sole expense, shall use and occupy the Premises in compliance with all laws, including the Americans With Disabilities Act, orders, judgments, ordinances, regulations, codes, including California Energy Code, Title 24, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises (collectively, “ Legal Requirements ”). Tenant shall, at its expense, make any alterations or modifications, within or without the Premises, that are required by Legal Requirements related to Tenant’s specific use or occupation of the Premises. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void Tenant’s or Landlord’s insurance, increase the insurance risk, or cause the disallowance of any sprinkler credits. If any increase in the cost of any insurance on the Premises or the Project is caused by Tenant’s use (other than the Permitted Use) or occupation of the Premises, or because Tenant vacates the Premises, then Tenant shall pay the amount of such increase to Landlord. Any entrance into or occupation of the Premises by Tenant prior to the Commencement Date shall be subject to all obligations of Tenant under this Lease.
(c) Tenant and its employees and invitees shall have the non-exclusive right to use, in common with others, any areas designated by Landlord from time to time as common areas for the use and enjoyment of all tenants and occupants of the Project, subject to such reasonable rules and regulations as Landlord may promulgate from time to time.
4. Rent; Delinquent Payment Charges . Tenant shall pay Base Rent in the amounts set forth in the table of Base Rent set forth on page i of this Lease. The first month’s Base Rent, the Security Deposit, and the first monthly installment of estimated Operating Expenses (as hereafter defined) shall be due and payable on the date hereof, and Tenant promises to pay to Landlord in advance, without demand, deduction or, except as specifically set forth in this Lease, set-off, monthly installments of Base Rent on or before the first day of each calendar month succeeding the Commencement Date in accordance with the table of Base Rent set forth on page i of this Lease. Payments of Base Rent for any fractional calendar month shall be prorated. All payments required to be made by Tenant to Landlord hereunder shall be payable at such address as Landlord may specify from time to time by written notice delivered in accordance herewith. The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations and Tenant shall have no right at any time to abate, reduce, or set-off any rent due hereunder except where expressly provided in this Lease. Tenant acknowledges that late payment by Tenant to Landlord of any rent due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being extremely difficult and impractical to determine. Therefore, if Tenant is delinquent in any monthly installment of Base Rent, estimated Operating Expenses or other sums due and payable under this Lease for more than five (5) business days, Tenant shall pay to Landlord on demand a late charge equal to five percent (5%) of such delinquent sum. In addition, all payments required of Tenant hereunder which are more than 30 days past due shall bear interest from the date due until paid at the lesser of twelve percent or the maximum lawful rate of interest. The parties agree that such late charge and interest represent a fair and reasonable estimate of the costs that Landlord will incur by reason of such late payment by Tenant. The provision for such late charge shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as a penalty. Additionally, as further described in Section 8, Tenant shall pay to Landlord all sales, use, transaction privilege, or other excise tax that may at any time be levied or imposed upon, or measured by, any amount payable by Tenant under this Lease. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited





on the applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder.
5. Security Deposit . Concurrently with the execution of this Lease, Tenant shall deliver to Landlord the Security Deposit. The Security Deposit shall be held by Landlord as security for the performance of Tenant’s obligations under this Lease. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Upon each occurrence of an Event of Default (hereinafter defined), Landlord may use all or part of the Security Deposit to pay delinquent payments due under this Lease, and the cost of any damage, injury, expense or liability caused by such Event of Default, without prejudice to any other remedy provided herein or provided by law. Tenant shall pay Landlord on demand the amount that will restore the Security Deposit to its original amount. Any such restoration payment which is not paid within twenty (20) days after Landlord’s written demand therefor shall bear interest from the date of such written demand until paid at the lesser of fifteen percent or the maximum lawful rate of interest. The parties agree that such late charge and interest represent a fair and reasonable estimate of the costs that Landlord will incur by reason of such late payment by Tenant. The provision for such late charge shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as a penalty. Landlord’s obligation respecting the Security Deposit is that of a debtor, not a trustee; no interest shall accrue thereon. The Security Deposit shall be the property of Landlord, but shall be paid to Tenant when Tenant’s obligations under this Lease have been completely fulfilled. Landlord shall be released from any obligation with respect to the Security Deposit upon transfer of this Lease and the Premises to a person or entity assuming Landlord’s obligations under this Section 5. In the event of a sale or other disposition of the Premises, Landlord may transfer the Security Deposit to the new owner, and, thereafter, Landlord shall be released by Tenant from all responsibility for returning the Security Deposit, and Tenant shall look solely to the new owner for return of the Security Deposit. If Tenant assigns this Lease, Tenant’s rights in the Security Deposit shall be deemed to be assigned to the assignee, such Security Deposit shall be held by Landlord as a Security Deposit made by the assignee and Landlord shall have no further responsibility for return of the Security Deposit to Tenant. Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code and all other provisions of law, now or hereafter in effect, which provides that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums specified in this Section 5 and/or those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the acts or omissions of Tenant or any officer, employee, agent, contractor or invitee of Tenant.
6. Operating Expense Payments .
(a) During each month of the Lease Term, on the same date that Base Rent is due, Tenant shall pay Landlord an amount equal to 1/12 of the annual cost, as estimated by Landlord from time to time, of Tenant’s Proportionate Share of Operating Expenses for the Project. Payments thereof for any fractional calendar month shall be prorated. The provisions of this Section 6 shall survive the expiration or earlier termination of this Lease.
(b) The term “ Operating Expenses ” means all costs and expenses incurred by Landlord in connection with the ownership, maintenance and/or operation of the Project including, but not limited to costs of: common area utilities; maintenance, repair and replacement of all portions of the Project, including paving and parking areas, roads, roofs (except that Landlord is responsible for replacement of the roof as provided in Section 10, Tenant being responsible only for Tenant’s Proportionate Share of the cost of roof repairs), roof membrane, alleys, and driveways; mowing, snow removal, landscaping, and exterior painting; the cost of maintaining utility lines, fire sprinklers and fire protection systems, exterior lighting and mechanical and building systems serving the Building or Project; amounts paid to contractors and subcontractors for work or services performed in connection with any of the foregoing; charges or assessments of any association or any restrictive covenants to which the Project is subject; fees payable to tax consultants and attorneys for consultation and contesting taxes; environmental insurance, environmental management fees and environmental audits; the cost of any insurance deductibles for insurance maintained by Landlord; property management fees payable to a property manager, including any affiliate of Landlord, or if there is no property manager, an administration fee of five percent (5%) of Operating Expenses payable to Landlord; security services, if any; trash collection, sweeping and removal; and additions or alterations made by Landlord to the Project or the Building in order to comply with Legal Requirements (other than those expressly required herein to be made by Tenant) or that are appropriate to the continued operation of the Project or the Building as a bulk warehouse/industrial or service center facility in the market area, provided that the cost of such additions or alterations that are required to be capitalized for federal income tax purposes shall be amortized on a straight line basis over a period equal to the useful life thereof for federal income tax purposes and included in Operating Expenses only to the extent of the amortized amount for the respective calendar year. In addition, Operating Expenses shall include (1) Taxes (hereinafter defined) due and payable each calendar year during the Lease Term, and (2) the cost of insurance maintained by Landlord for the Project for each calendar year during the Lease Term, including reasonable deductibles.
(c) Notwithstanding the foregoing, Operating Expenses do not include (1) costs, expenses, depreciation or amortization for capital replacements required to be made by Landlord under Section 10 of this Lease; (2) debt service under mortgages or base ground rent under ground leases; (3) costs of restoration to the extent of net insurance proceeds actually received by Landlord with respect thereto or would have received if Landlord had maintained the insurance required by Section 9(a) of





this Lease; (4) leasing commissions or tenant improvement or other costs of renovating space for tenants; (5) any costs or legal fees incurred in connection with a dispute with any particular tenant; (6) costs of utilities or other services which are directly paid, or separately reimbursed to Landlord, by any particular tenant; (7) relocation costs of the personnel of Landlord or its managing agent; (8) costs of repairs or replacements incurred by reason of fire or other casualty or condemnation; (9) wages and salaries paid to any employee of Landlord above the level of the manager of the Project or any employee of Landlord not directly involved in the ownership, maintenance and/or operation of the Project; (10) any amounts paid to a corporation, partnership, entity or person which is an affiliate of Landlord and which amount is in excess of the amount which would reasonably have been paid had Landlord negotiated a contract with an independent third party; and (11) costs of correcting any defect that is covered by an applicable warranty. The cost of any repairs or replacements which are classified as capital improvements under generally accepted accounting principles shall be amortized with interest (at a rate reasonably determined by Landlord) over the useful life of the improvement and included in Operating Expenses only to the extent of the amortized amount for the respective calendar year.
(d) For purposes of calculating Operating Expenses under this Section 6, the maximum increase in the amount of Controllable Operating Expenses (defined below) that may be included in calculating such Operating Expenses for each calendar year after the first full calendar year following the Commencement Date (the “ Cap Base Year ”) shall be limited to 5% per calendar year on a cumulative, compounded basis; for example, the maximum amount of Controllable Operating Expenses that may be included in the calculation of such Operating Expenses for each calendar year after the Cap Base Year shall equal the product of the Cap Base Year Controllable Operating Expenses and the following percentages for the following calendar years: 105% for the first year following the Cap Base Year; 110.25% for the second year following the Cap Base Year; 115.76% for the third year following the Cap Base Year; etc. However, any increases in Operating Expenses not recovered by Landlord due to the foregoing limitation shall be carried forward into succeeding calendar years during the Lease Term (subject to the foregoing limitation) to the extent necessary until fully recouped by Landlord. “ Controllable Operating Expenses ” means all Operating Expenses which are within the reasonable control of Landlord; thus, excluding taxes, insurance, utilities, snow removal costs and other weather-related costs (including landscape maintenance costs, such as those resulting from infestation, storms, drought and other severe weather), costs incurred to comply with governmental requirements, increased costs due to union or other collective bargaining negotiations, and costs resulting from acts of force majeure.
(e) By April 30 of each calendar year, or as soon thereafter as reasonably practicable, Landlord shall furnish to Tenant a statement of Operating Expenses for the previous year. If Tenant’s total payments of Operating Expenses for any year are less than Tenant’s Proportionate Share of actual Operating Expenses for such year, then Tenant shall pay the difference to Landlord within thirty (30) days after demand, and if more, then Landlord shall retain such excess and credit it against Tenant’s next payments. For purposes of calculating Tenant’s Proportionate Share of Operating Expenses, a year shall mean a calendar year except the first year, which shall begin on the Commencement Date, and the last year, which shall end on the expiration of this Lease.
(f) With respect to Operating Expenses which Landlord allocates to the entire Project, Tenant’s Proportionate Share of the Project shall be the percentage set forth on page i of this Lease as reasonably adjusted by Landlord in the future for changes in the physical size of the Premises or the Project; and, with respect to Operating Expenses which Landlord allocates only to the Building, Tenant’s Proportionate Share of the Building shall be the percentage set forth on page i of this Lease as reasonably adjusted by Landlord in the future for changes in the physical size of the Premises or the Building. Landlord may equitably increase Tenant’s Proportionate Share for any item of expense or cost reimbursable by Tenant that relates to a repair, replacement, or service that benefits only the Premises or only a portion of the Project or Building that includes the Premises or that varies with occupancy or use. The estimated Operating Expenses for the Premises set forth on page i of this Lease are only estimates, and Landlord makes no guaranty or warranty that such estimates will be accurate. The Project may be changed from time-to-time in the sole discretion of Landlord, including, but not by way of limitation, the layout, size, improvements and other characteristics of the Project.
(g) Provided Tenant is not then in default beyond any applicable cure period of its obligations to pay rent, or any other payments required to be made by it under this Lease, Tenant shall have the right, once each calendar year, to cause a Qualified Person (as defined below) to reasonably review supporting data for any portion of an actual statement of annual Operating Expenses delivered by Landlord (the “ Actual Statement ”) (provided, however, Tenant may not have an audit right to all documentation relating to Building operations as this would far-exceed the relevant information necessary to properly document a pass-through billing statement, but real estate tax statements, and information on utilities, repairs, maintenance and insurance will be available), in accordance with the following procedure:
(1) Tenant shall, within one hundred eighty (180) days after any Actual Statement is delivered, deliver a written notice to Landlord specifying the portions of the Actual Statement that are claimed to be incorrect, and Tenant shall simultaneously pay to Landlord all amounts due from Tenant to Landlord as specified in the Actual Statement. In no event shall Tenant be entitled to withhold, deduct, or offset any monetary obligation of Tenant to Landlord under the Lease (including Tenant’s obligation to make all payments of rent and all payments of Tenant’s Operating Expenses) pending the completion of and regardless of the results of any review of records under this Section. The right of Tenant under this Section may only be exercised once for any Actual Statement, and if Tenant fails to meet any of the above





conditions as a prerequisite to the exercise of such right, the right of Tenant under this Section for a particular Actual Statement shall be deemed waived.
(2) Tenant acknowledges that Landlord maintains its records for the Project at Landlord’s main office, and Tenant agrees that any review of records under this Section shall be at the sole expense of Tenant and shall be conducted by a Qualified Person. Tenant acknowledges and agrees that any records reviewed under this Section constitute confidential information of Landlord, which shall not be disclosed to anyone other than the Qualified Person performing the review, the principals of Tenant who receive the results of the review, and Tenant’s accounting employees. The disclosure of such information to any other person, whether or not caused by the conduct of Tenant, shall constitute a material breach of this Lease.
(3) Any errors disclosed by the review shall be promptly corrected by Landlord, provided, however, that if Landlord disagrees with any such claimed errors, Landlord shall have the right to cause another review to be made by a Qualified Person. In the event of a disagreement between the two (2) reviews, the two (2) Qualified Persons who conducted Landlord’s and Tenant’s reviews shall jointly designate a third (3 rd ) Qualified Person, at Tenant’s and Landlord’s equally shared cost and expense (except as otherwise indicated in this Lease), to conduct a review of Landlord’s records. The review of such third (3 rd ) Qualified Person shall be deemed correct and binding upon the parties. In the event that the final results of such review of Landlord’s records reveal that Tenant has overpaid obligations for the preceding period, the amount of such overpayment shall be credited against Tenant’s subsequent installment obligations to pay the estimated Operating Expenses; provided, however, if Tenant has overpaid by more than five percent (5%), Landlord shall pay the reasonable out-of-pocket cost of the review of Landlord’s records by Tenant’s Qualified Person and the reasonable out-of-pocket cost of the review of Landlord’s records by the third (3 rd ) Qualified Person. If this Lease has expired, Landlord shall return the amount of such overpayment to Tenant within thirty (30) days after such reviews have been made. In the event that such results show that Tenant has underpaid its obligations for a preceding period, the amount of such underpayment shall be paid by Tenant to Landlord with the next succeeding installment obligation of estimated Operating Expenses. A “ Qualified Person ” means an accountant or other person experienced in accounting for income and expenses of retail and industrial projects engaged solely on terms which do not entail any compensation based or measured in any way upon any savings in rent or reduction in Operating Expenses achieved through the inspection process.
7. Utilities . Tenant shall timely pay for all water, gas, electricity, heat, light, power, telephone, sewer, sprinkler services, refuse and trash collection, and other utilities and services used on the Premises, all maintenance charges for utilities, and any storm sewer charges or other similar charges for utilities imposed by any governmental entity or utility provider, together with any taxes, penalties, surcharges or the like pertaining to Tenant’s use of the Premises. Landlord shall have no responsibilities whatsoever in connection with the foregoing. Landlord may cause at Tenant’s expense any utilities to be separately metered or charged directly to Tenant by the provider. Tenant shall pay its share of all charges for jointly metered utilities based upon consumption, as reasonably determined by Landlord. Tenant agrees to limit use of water and sewer for normal restroom use. No interruption or failure of utilities shall result in the termination of this Lease or, except as otherwise expressly provided below, the abatement of rent. In the event of any interruption or failure of service, excluding any interruption or failure of service caused by Tenant or a Tenant-Related Party, during which Tenant is prevented from using, and does not use, the Premises (or any material portion thereof) because of the unavailability of any such service, and such interruption or failure is not cured within five (5) days following notice thereof to Landlord, Tenant shall be entitled to an abatement of Base Rent and Operating Expenses on a per diem basis for each day after such five (5) day period until the earlier of (a) the date service is restored in the proportion that the rentable square feet of the portion of the Premises that Tenant is so prevented from using in substantially the same manner as prior to the cessation of services, and does not use in such manner, bears to the total rentable square feet of the Premises, and (b) twenty five (25) days following notice of the interruption to Landlord (the “ 25 Day Period ”). If the interruption of services continues after the 25 Day Period, Tenant shall have the right to terminate this Lease upon written notice to Landlord. Tenant, at Tenant’s sole cost and expense, shall contract directly with a janitorial service and shall pay for all janitorial services used on or for the Premises. Landlord shall have no obligations whatsoever in connection therewith. All janitorial services and employees utilized by Tenant shall be subject to Landlord’s prior written consent.
8. Taxes . Landlord shall timely pay all taxes, assessments, special assessments, improvement districts, and governmental charges (collectively referred to as “ Taxes ”) that either (a) accrue against the Project during the Lease Term if such Taxes are payable in advance, or (b) are assessed against the Project during the Lease Term if such Taxes are payable in arrears. Taxes may be included as part of the Operating Expenses charged to Tenant pursuant to Section 6 hereof during each year of the Lease Term, based upon Landlord’s reasonable estimate of the amount of Taxes, and shall be subject to reconciliation and adjustment pursuant to Section 6 once the actual amount of Taxes is known. Taxes shall include any increase in any of the foregoing based upon construction of improvements on the Project or changes in ownership (as defined in the California and Revenue Taxation Code). Landlord may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens thereof and any costs incurred in such contest may be included as part of Taxes. All capital levies or other taxes assessed or imposed upon the rents payable to Landlord under this Lease and any franchise tax, any excise, transaction, sales, business and occupation, margin and/or privilege tax, assessment, levy or charge measured by or based, in whole or in part, upon such rents from the Premises





and/or the Project or any portion thereof shall be included in Taxes; provided, however, in no event shall Tenant be liable for any net income taxes imposed on Landlord. If any such tax or excise is levied or assessed directly against Tenant, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall be liable for all taxes levied or assessed against any personal property or fixtures placed in the Premises, whether levied or assessed against Landlord or Tenant, and if any such taxes are levied or assessed against Landlord or Landlord’s property and (1) Landlord pays them or (2) the assessed value of Landlord’s property is increased thereby and Landlord pays the increased taxes, then Tenant shall pay to Landlord such taxes within ten (10) days after Landlord’s request therefor. Taxes shall also include any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the June 1978 election (" Proposition 13 ") and that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without charge to property owners or occupants, and, in further recognition of the decrease in the level and quality of governmental services and amenities as a result of Proposition 13, Taxes shall also include any governmental or private assessments or the Project's contribution towards a governmental or private cost-sharing agreement for the purpose of augmenting or improving the quality of services and amenities normally provided by governmental agencies. For property tax purposes, Tenant waives all rights to protest or appeal the appraised value of the Premises, as well as the Project, and all rights to receive notices of reappraisement.
9. Insurance .
(a) Landlord shall obtain and maintain the following: (1)  property insurance upon all buildings, building standard improvements, and fixtures on the Project (excluding the Premises and the furniture, fixtures, above building standard improvements and merchandise located therein), including, those perils generally covered on a “Causes of Loss-Special Form,” including fire and extended coverage, windstorm, vandalism, malicious mischief, sprinkler leakage, water damage, accidental collapse, flood, and earthquake, in an amount equal to at least ninety percent (90%) of the full replacement cost including Increased Cost of Construction, less a commercially reasonable deductible if Landlord so chooses; and (2)  commercial general liability insurance covering Landlord’s operations on the Project with coverage for premises/operations, products/completed operations, contractual, and personal/advertising injury liabilities with combined single limits of not less than $5,000,000 per occurrence for bodily injury and property damage, including Tenant as an additional insured (as defined in ISO Form CG 20 26 11 85, or its equivalent), which shall be in addition to, and not in lieu of, any insurance required to be maintained by Tenant. Landlord shall not be obligated to insure any furniture, equipment, trade fixtures, machinery, goods, or supplies which Tenant may keep or maintain in the Premises or any alteration, addition, or improvement which Tenant may make upon the Premises. In addition, Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary and is customarily obtained by comparable landlords of comparable buildings in the submarket in which the Building is located, including, but not limited to, flood insurance and rent loss insurance. The premiums for all such insurance shall be included as part of the Operating Expenses charged to Tenant pursuant to Section 6 hereof. The Project or Building may be included in a blanket policy (in which case the cost of such insurance allocable to the Project or Building will be determined by Landlord based upon the insurer’s cost calculations). Tenant shall also reimburse Landlord for any increased premiums or additional insurance that Landlord reasonably deems necessary as a result of Tenant’s use of the Premises. Landlord shall furnish Tenant, or cause to be furnished to Tenant, concurrently with the execution of this Lease, and prior to the inception of each successive policy period, insurance certificates evidencing the insurance required to be maintained pursuant to this Section 9(a). All policies required to be provided by Landlord hereunder shall include a provision to show that such insurance carrier acknowledges the waiver of subrogation in favor of Tenant contained in Section 9(g). All such insurance maintained by Landlord shall be obtained from companies currently rated “A-/VII” or better as defined in the then-current edition of Bests Insurance Reports (or the equivalent thereof if Bests Insurance Reports is no longer published).
(b) Effective as of the earlier of: (1)  the date Tenant enters or occupies the Premises; or (2)  the Commencement Date, and continuing during the Lease Term, Tenant, at its expense, shall obtain and maintain in full force the following insurance coverage (subject to increases in coverage amounts and additional types of coverage, as reasonably determined by Landlord from time to time):
(A) property insurance, the equivalent of cause of loss - special form, including theft, sprinkler leakage and boiler and machinery coverage, covering the full replacement cost of all property and improvements (including the Tenant Improvements and Tenant-Made Alterations) installed or placed in the Premises by Tenant or for Tenant’s benefit. Tenant shall use the proceeds from such insurance for the replacement of trade fixtures, furniture, inventory and other personal property and for the restoration of Tenant’s improvements, alterations, and additions to the Premises. Landlord shall be named as loss payee with respect to alterations, additions, or improvements of the Premises;
(B) worker’s compensation insurance in accordance with the laws of the state in which the Premises are located with employer’s liability insurance in an amount not less than $1,000,000;
(C) business interruption, loss of income and extra expense insurance covering failure of Tenant’s equipment and covering all periods of interruption, with limits not less than one hundred percent (100%) of all charges payable by Tenant under this Lease





for a period of twelve (12) months; provided, however, Tenant may elect to self-insure for the risks that would be covered under the insurance required under this Section 9(b)(2)(C);
(D) business automobile liability insurance covering owned, hired and non-owned vehicles with limits of $1,000,000 combined single limit per occurrence;
(E) commercial general liability insurance which insures against claims for bodily injury, personal injury, advertising injury, and property damage occurring in or about the Premises. Such commercial general liability insurance shall afford, at a minimum, the following limits: each occurrence: $1,000,000; general aggregate: $2,000,000 per location; products/completed operations aggregate: $1,000,000; personal and advertising injury liability: $1,000,000; fire damage legal liability: $100,000; medical payments: $5,000. Such commercial general liability insurance shall name Landlord, its trustees, officers, directors, members, agents, and employees, and Landlord’s mortgagees, as additional insureds. This coverage shall include blanket contractual liability, broad form property damage liability, premises-operations and products-completed operations and shall contain an exception to any pollution exclusion which insures damage or injury arising out of heat, smoke, or fumes from a hostile fire, a contractual liability endorsement, and provide primary coverage to Landlord (any policy issued to Landlord providing duplicate or similar coverage shall be deemed excess over Tenant’s policies). Such insurance shall be written on an occurrence and not a claims-made basis and contain a standard separation of insureds provision; and
(F) umbrella/excess liability insurance, on an occurrence basis, that applies in excess of the required commercial general liability, business automobile liability, and employer’s liability policies with a minimum limit of $5,000,000 per occurrence and $5,000,000 in the annual aggregate. These limits shall be in addition to and not including those stated for the underlying commercial general liability, business automobile liability, and employers liability insurance required herein. Such excess liability policies shall name Landlord, its trustees, officers, directors, members, agents, and employees, and Landlord’s mortgagees, as additional insureds.
(c) All policies required to be carried by Tenant hereunder shall be issued by and binding upon an insurance company licensed to do business in the state in which the Premises are located with a rating of at least “A‑: X” or better as set forth in the most current issue of Best’s Insurance Reports, unless otherwise approved by Landlord in writing. Tenant shall not do or permit anything to be done that would invalidate the insurance policies required herein. Liability insurance maintained by Tenant shall be primary coverage without right of contribution by any similar insurance that may be maintained by Landlord. Certificates of insurance evidencing the existence and amount of each insurance policy required hereunder (and, if a question of coverage arises, copies of the policies evidencing coverage required hereunder, redacted as necessary) shall be delivered to Landlord prior to delivery or possession of the Premises and within ten (10) days following each renewal date. Certificates of insurance shall include an endorsement for each policy showing that Landlord, its trustees, officers, directors, members, agents, and employees, and Landlord’s mortgagees, are included as additional insureds on liability policies and that Landlord is named as loss payee on the property insurance as stated in Section 9(b)(1) above. Further, the certificates must include an endorsement for each policy whereby the insurer agrees not to cancel, non-renew, or materially alter the policy without at least thirty (30) days’ prior written notice. Tenant shall notify Landlord in writing of any such cancellation or material change promptly following receipt of same.
(d) In the event that Tenant fails to comply with the foregoing insurance requirements or to timely deliver to Landlord the certificates or evidence of coverage required herein, Landlord, in addition to any remedy available pursuant to this Lease or otherwise, may, but shall not be obligated to, obtain such insurance and Tenant shall pay to Landlord on demand all costs thereof, plus an administrative fee of five percent (5%) of such costs.
(e) The limits of insurance required by this Lease, or as carried by Tenant, shall not limit the liability of Tenant or relieve Tenant of any obligation thereunder. Any deductibles selected by Tenant shall be the sole responsibility of Tenant.
(f) Should Tenant engage the services of any contractor to perform work in the Premises, Tenant shall ensure that such contractor carries commercial general liability (including completed operations coverage for a period of three (3) years following completion of the work), business automobile liability, umbrella/excess liability, worker’s compensation and employers liability coverages in substantially the same amounts as are required of Tenant under this Lease. Such contractor shall name Landlord, its trustees, officers, directors, members, agents and employees, and Landlord’s mortgagees as additional insureds on the liability policies required hereunder.
All policies required to be carried by any such contractor shall be issued by and binding upon an insurance company licensed to do business in the state in which the Premises are located with a rating of at least “A‑: X” or better as set forth in the most current issue of Best’s Insurance Reports, unless otherwise approved by Landlord. Certificates of insurance, acceptable to Landlord, evidencing the existence and amount of each insurance policy required hereunder shall be delivered to Landlord prior to the commencement of any work in the Premises. Further, the certificates must include an endorsement for each policy whereby the insurer agrees not to cancel, non-renew, or materially alter the policy without at least thirty (30) days’ prior written notice to Landlord. The above requirements shall apply equally to any subcontractor engaged by contractor.
(g) The all risk property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, their officers, directors, employees, managers, agents, invitees and contractors, in connection with any loss or damage thereby insured against. The failure of a party to insure its property shall not void this waiver. Notwithstanding anything to the





contrary contained herein, Tenant hereby waives and releases any claims against Landlord, and its officers, directors, employees, managers, agents, invitees and contractors for any loss or damage insured against or required to be insured against by Tenant hereunder (whether by self-insurance or otherwise), regardless of whether the negligence or fault of Landlord caused such loss. Landlord hereby waives and releases any claims against Tenant, and its officers, directors, employees, managers, representatives, agents, invitees and contractors (collectively, “ Tenant-Related Parties ”) for any loss or damage insured against by Landlord or required to be insured against hereunder to the extent insurance proceeds are received therefor, regardless of whether the negligence or fault of Tenant caused such loss; however, Landlord’s waiver shall not apply to any deductible amounts maintained by Landlord under its insurance which shall be included in Operating Expenses. The foregoing waivers and releases shall not apply to losses or damages in excess of actual or required policy limits, whichever is greater. The waivers set forth in this Section 9(g) shall be in addition to, and not in substitution for, any other waivers, indemnities, or exclusions of liabilities set forth in this Lease.
10. Landlord’s Repairs .
(a) This Lease is intended to be a net lease; accordingly, except as expressly provided in this Lease, Landlord’s maintenance and repair obligations are limited to the replacement of the Building’s roof and maintenance of the fire sprinklers and fire protection systems, foundation piers and structural members of the exterior walls, reasonable wear and tear and uninsured losses and damages caused by Tenant or a Tenant-Related Party excluded. The term “walls” as used in this Section 10 shall not include windows, window frames, glass or plate glass, doors or overhead doors, door frames, special store fronts, or office entries, all of which shall be maintained by Tenant. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Section 10, after which Landlord shall have a reasonable opportunity to repair such item. Landlord shall also maintain in good repair and condition the parking areas and other common areas of the Building, including, but not limited to driveways, alleys, landscape and grounds surrounding the Premises, the cost of such maintenance, repair and replacement to be paid in accordance with Section 6 hereof. Tenant hereby waives the benefit of California Civil Code Sections 1941 and 1942, and any other statute providing a right to make repairs and deduct the cost thereof from the Rent.
(b) Landlord shall also be responsible, at its sole cost and expense, for any capital repairs to and/or replacements of the HVAC units (including all duct work and any evaporative units) serving the Premises existing in the Premises as of the date hereof or installed as part of the Tenant Improvements that may be required in order for such HVAC units to remain in good working order during the initial six-month period following the Commencement Date (except to the extent caused by negligence or willful misconduct of Tenant or any Tenant Related Party). Thereafter, the cost of capital repairs or replacements of HVAC units (including all duct work and any evaporative units) serving the Premises existing in the Premises as of the date hereof or installed as part of the Tenant Improvements shall be amortized on a straight line basis over a period equal to the useful life thereof for federal income tax purposes and included in Operating Expenses only to the extent of the amortized amount for the respective calendar year. Notwithstanding the foregoing, Tenant’s liability for replacement, repair and maintenance costs, whether incurred by Landlord or Tenant, for the heating, ventilation and air conditioning systems, including costs passed through to Tenant as Operating Expenses, shall not exceed $7,500.00 for any calendar year (the “ HVAC Cap ”). Landlord shall be solely responsible for all costs in excess of the HVAC Cap. Notwithstanding anything to the contrary contained herein, it is agreed that the cost with respect to any capital repair or replacement that is necessitated due to the negligence or willful misconduct of Tenant or any Tenant Related Party shall not be so amortized, or be Landlord’s responsibility whatsoever, but shall, instead, be paid for in full by Tenant upon Landlord’s demand therefor.
(c) Landlord shall maintain, repair, and replace, as necessary, the docks, dock doors, dock bumpers and dock plates or levelers serving the Premises. Tenant shall reimburse Landlord for costs incurred pursuant to this Section 10(c) provided the cost of any capital repairs or replacements shall be amortized on a straight line basis over a period equal to the useful life thereof for federal income tax purposes, and shall be reimbursed to Landlord in monthly installments as additional rent. Notwithstanding the foregoing, Tenant’s liability for costs incurred pursuant to this Section 10(c) shall not exceed $5,000.00 in any calendar year (“ Dock Maintenance Cap ”). Landlord shall be solely responsible for all costs in excess of the Dock Maintenance Cap. Notwithstanding anything to the contrary contained herein, it is agreed that the cost with respect to any maintenance, repair or replacement that is necessitated due to the negligence or willful misconduct of Tenant or any Tenant Related Party shall not be so amortized, or be Landlord’s responsibility whatsoever, but shall, instead, be paid for in full by Tenant upon Landlord’s demand therefor.
(d) If Landlord fails to perform its obligations under this Section 10, Tenant may, subject to the terms and provisions of Section 25, exercise a self-help remedy.
11. Tenant’s Repairs .
(a) Subject to Landlord’s obligation in Section 10, Tenant, at its sole expense, shall repair, replace and maintain in good condition and in compliance with all Legal Requirements all portions of the Premises and all areas, improvements and systems exclusively serving the Premises including plumbing, water, and sewer lines up to points of common connection, entries, doors, door frames, ceilings, windows, window frames, interior walls, and the interior side of demising walls, and heating, ventilation and air conditioning systems, and other building and mechanical systems exclusively serving the Premises. Such repair and replacements include capital expenditures and repairs whose benefit may extend beyond the Lease Term. Maintenance and repair of the heating, ventilation and air conditioning systems and other mechanical and building systems exclusively serving the Premises, and any repairs to the roof, shall be at Tenant’s expense pursuant to maintenance service contracts entered into by Tenant;





provided, however, at Landlord’s written election (but at Tenant’s expense), Landlord shall have the right (but not the obligation) to enter into such maintenance service contracts. The scope of services and contractors under such maintenance contracts maintained by Tenant shall be subject to Landlord’s prior written approval.
(b) In the event that any repair or maintenance obligation required to be performed by Tenant hereunder may affect the structural integrity of the Building (e.g., roof, foundation, structural members of the exterior walls) or any base Building systems (e.g., plumbing, electrical, HVAC, fire and life safety), prior to commencing any such repair, Tenant shall provide Landlord with written notice of the necessary repair or maintenance and a brief summary of the structural component or components of the Building, and/or the base Building systems, that may be affected by such repair or maintenance. Within ten (10) business days after Landlord’s receipt of Tenant’s written notice, Landlord shall have the right, but not the obligation, to elect to cause such repair or maintenance to be performed by Landlord, or a contractor selected and engaged by Landlord, but at Tenant’s sole cost and expense. The foregoing sentence is not intended to obligate Tenant to pay for repairs or maintenance to those structural items which are Landlord’s responsibility pursuant to Section 10 above, but shall only require Tenant to pay for the repair and maintenance to such structural components to the extent such repair or maintenance is necessitated due to the performance of Tenant’s repair and maintenance obligations pursuant to this Section 11.
(c) Tenant shall surrender the Premises upon the expiration or termination of this Lease such that the hot water equipment and the HVAC system are then in working order, normal wear and tear excepted. If Tenant fails to perform any repair or replacement for which it is responsible (or if Tenant fails to obtain any of the certifications described in the immediately proceeding sentence), Landlord may perform such work (and/or obtain such certifications) following thirty (30) days prior written notice to Tenant, or in the event of an emergency repair, without notice. Landlord shall be reimbursed by Tenant, including an administrative fee of 5% of all incurred costs, within thirty (30) days after demand therefor. Subject to Sections 10 and 15, Tenant shall bear the full cost of any maintenance, repair or replacement to any part of the Building or Project that results from damage caused by Tenant or a Tenant-Related Party.
12. Tenant-Made Alterations and Trade Fixtures .
(a) Any alterations, additions, or improvements made by or on behalf of Tenant to the Premises (“ Tenant-Made Alterations ”) shall be subject to Landlord’s prior written consent. Tenant shall cause, at its expense, all Tenant-Made Alterations to comply with insurance requirements and with Legal Requirements and shall construct at its expense any alteration or modification required by Legal Requirements as a result of any Tenant-Made Alterations, except to the extent such Legal Requirements result from merely obtaining permits for the Tenant-Made Alterations but not the Tenant-Made Alterations themselves.
(b) All Tenant-Made Alterations shall be constructed in a good and workmanlike manner by contractors reasonably acceptable to Landlord and only good grades of materials shall be used. With respect to any installations on or alterations affecting the roof of the Building, Tenant shall consult with Landlord’s roofing contractor to ensure that neither the integrity of the roof nor Landlord’s roof warranty shall be negatively impacted by any such installation or alteration. All plans and specifications for any Tenant-Made Alterations shall be submitted to Landlord for its approval. Landlord may monitor construction of the Tenant-Made Alterations. Tenant shall reimburse Landlord for its costs in reviewing plans and specifications and in monitoring construction not to exceed five percent (5%) of the total cost of such Tenant-Made Alterations. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to see that such plans and specifications or construction comply with applicable Legal Requirements.
(c) Tenant shall provide Landlord with the identities and mailing addresses of all persons performing work or supplying materials, prior to beginning such construction, and Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law. Tenant shall furnish security or make other arrangements satisfactory to Landlord to assure payment for the completion of all work free and clear of liens and shall provide certificates of insurance for worker’s compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any Tenant-Made Alterations, Tenant shall deliver to Landlord sworn statements setting forth the names of all contractors and subcontractors who did work on the Tenant-Made Alterations and final lien waivers from all such contractors and subcontractors.
(d) Upon surrender of the Premises, all Tenant-Made Alterations and any leasehold improvements constructed by Landlord or Tenant shall remain on the Premises as Landlord’s property, except to the extent Landlord requires removal at Tenant’s expense of any such items or Landlord and Tenant have otherwise agreed in writing in connection with Landlord’s consent to any Tenant-Made Alterations. In connection with Landlord’s review and approval of any of Tenant’s proposed alterations, additions or improvements to the Premises, Landlord may notify Tenant in writing, contemporaneously with Landlord’s notice of approval to Tenant with respect to the improvements in question, that Landlord will require Tenant to remove such alterations prior to the expiration of the Lease Term; however, if Tenant submits plans and specifications to Landlord for proposed alterations, additions or improvements to the Premises and delivers a Removal Notice (defined below) to Landlord contemporaneously with such submission by Tenant, and Landlord fails to notify Tenant that Tenant will be required to remove such alterations, additions or improvements to the Premises at the expiration of the Lease Term, Landlord may not request such removal at the expiration of the Lease Term. A “ Removal Notice ” means a written notice from Tenant to Landlord that conspicuously states in bold, uppercase typeface that Tenant will not be required to remove the alterations, additions or improvements in question at the end of the Lease Term unless, contemporaneously with Landlord’s notice of approval to Tenant





with respect to the improvements in question, Landlord notifies Tenant in writing that Landlord will require Tenant to remove such alterations prior to the expiration of the Lease Term. Notwithstanding the foregoing, if Tenant does not obtain Landlord’s prior written consent for any alterations, additions or improvements to the Premises (whether such approval is required hereunder or otherwise), Tenant shall remove all such alterations, additions, improvements, trade fixtures, personal property, equipment, wiring, conduits, cabling, and furniture as Landlord may request in writing. Prior to the expiration or termination of this Lease, Tenant, at its sole expense, shall repair any and all damage caused by such removal and restore the Premises to their condition existing upon the later of the Commencement Date or the date on which the Tenant Improvements are completed, normal wear and tear excepted.
(e) Tenant, at its own cost and expense and without Landlord’s prior approval, may erect such shelves, bins, machinery and trade fixtures (collectively “ Trade Fixtures ”) in the ordinary course of its business provided that such items do not alter the basic character of the Premises, do not overload or damage the Premises, and may be removed without injury to the Premises, and the construction, erection, and installation thereof complies with all Legal Requirements and with Landlord’s requirements set forth above. Prior to the expiration or termination of this Lease, Tenant, at its sole expense, shall remove its Trade Fixtures and shall repair any and all damage caused by their installation, use or removal. Notwithstanding the foregoing, Tenant shall not be required to obtain Landlord’s consent for repainting, recarpeting, or other alterations, tenant improvements, or physical additions to the Premises which are cosmetic in nature totaling less than $50,000 in any single instance or series of related alterations performed within a six-month period (provided that Tenant shall not perform any improvements, alterations or additions to the Premises in stages as a means to subvert this provision), in each case provided that (1) Tenant delivers to Landlord written notice thereof, a list of contractors and subcontractors to perform the work (and certificates of insurance for each such party) and any plans and specifications therefor prior to commencing any such alterations, additions, or improvements (for informational purposes only so long as no consent is required by Landlord as required by this Lease), (2) the installation thereof does not involve any core drilling or the configuration or location of any exterior or interior walls of the Building, and (3) such alterations, additions and improvements will not affect (A) the Building’s structure or the Building’s systems, (B) the provision of services to other Building tenants, or (C) the appearance of the Building’s common areas or the exterior of the Building.
13. Signs . All signs, decorations, advertising media, blinds, draperies and other window treatment or bars or other security installations visible from outside the Premises shall be subject to Landlord’s prior written approval and shall conform in all respects to Landlord’s requirements. Landlord acknowledges that Tenant’s existing signage at the Premises is acceptable to Landlord. Tenant shall not make any changes to the exterior of the Premises, install any exterior lights or painting or erect or install any fascia or monument signs, windows or door lettering, placards, decorations, or advertising media of any type which can be viewed from the exterior of the Premises, without Landlord’s prior written consent. Tenant may utilize balloons, decorations, and banners on the exterior of the Premises for occasional promotions (not more than 4 times per 12 month period) without the consent or approval of Landlord, provided that such signage is related to Tenant’s business within the Premises and is not profane and further provided that Tenant shall not place any decorations on the roof of the Building and Tenant shall limit the placement of any balloons, decorations, and banners to the area immediately surrounding the Premises. Landlord shall not be required to notify Tenant of whether it consents to any sign until it (a) has received detailed, to-scale drawings thereof specifying design, material composition, color scheme, and method of installation, and (b) has had a reasonable opportunity to review them. Prior to the surrender or vacation of the Premises, Tenant shall remove all signs from the exterior of the Building but shall not be required to repair, paint, and/or replace the building fascia surface to which its signs are attached. Prior to the surrender or vacation of the Premises, Tenant shall remove Tenant’s sign panel from the monument sign described in Exhibit C hereto and restore any damage caused thereby. Tenant, at Tenant’s sole cost and expense, shall obtain all applicable governmental permits and approvals for sign and exterior treatments.
14. Parking . Tenant shall be entitled to use up to 60 parking spaces in common with other tenants of the Project in those areas designated by Landlord for non-reserved parking, on a first come, first served basis, subject to Tenant’s obligation to comply with all Legal Requirements, the terms of this Lease and all rules and regulations which are prescribed from time to time by Landlord. From time to time, Landlord may allocate the number of parking spaces among Tenant and other tenants in the Project at Landlord’s sole discretion; provided that the number of parking spaces allocated to Tenant shall not be less than 60 parking spaces, and there shall be no reserved or exclusive parking within the area marked as “Tenant Critical Parking Area” on Exhibit A . Landlord shall not be responsible for enforcing Tenant’s parking rights against any third parties. All motor vehicles (including all contents thereof) shall be parked in the Project’s parking areas at the sole risk of Tenant, it being expressly agreed and understood Landlord has no duty to insure any of said motor vehicles (including the contents thereof), and Landlord is not responsible for the protection and security of such vehicles. Tenant shall have access sufficient to permit a delivery truck with a fifty three (53) foot trailer to access the loading docks for the delivery of inventory to the Premises in the area marked as “Truck Court” as shown on the attached Exhibit A . Landlord shall maintain such access to ensure unobstructed grade level loading. Additionally, except as may be required by governmental authorities, Landlord acknowledges and agrees that it shall not make any changes to the area marked as “Tenant Control Area” as shown on the attached Exhibit A , which would materially adversely affect access to or visibility of the Premises, in each case for more than a short period of time, without written approval of Tenant, which approval may be withheld in Tenant’s sole and absolute discretion.





15. Restoration .
(a) If at any time during the Lease Term the Premises are damaged by a fire or other casualty, Landlord shall notify Tenant within sixty (60) days after such damage as to the amount of time Landlord reasonably estimates it will take to restore the Premises. If the restoration time is estimated to exceed 270 days from the date Landlord receives all permits, approvals, and licenses required to begin reconstruction, either Landlord or Tenant may elect to terminate this Lease upon notice to the other party given no later than thirty (30) days after Landlord’s notice. If neither party elects to terminate this Lease or if Landlord estimates that restoration will take 270 days or less, then, subject to receipt of sufficient insurance proceeds, Landlord shall promptly restore the Premises excluding the Tenant-Made Alterations and/or Tenant Improvements installed by Tenant or by Landlord and paid by Tenant, subject to delays arising from the collection of insurance proceeds or from Force Majeure events; provided, however, if Landlord does not fully-restore the Premises due to insufficient insurance proceeds, such failure shall entitle Tenant to terminate this Lease upon not less than thirty (30) days written notice to Landlord. Tenant at Tenant’s expense shall promptly perform, subject to delays arising from the collection of insurance proceeds, or from Force Majeure events, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Base Rent shall be abated for the period of repair and restoration in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises. Notwithstanding the foregoing, either party may terminate this Lease upon thirty (30) days written notice to the other if the Premises are damaged during the last year of the Lease Term and Landlord reasonably estimates that it will take more than ninety (90) days to repair such damage; provided, however, if Landlord should elect its right to terminate the Lease pursuant to the terms of this sentence, Tenant may vitiate any such termination by exercising any remaining Renewal Term prior to the date of termination.
(b) If the Premises are destroyed or substantially damaged by any peril not covered by either the insurance maintained by, or required by the terms of this Lease to be maintained by, Landlord or any Landlord’s mortgagee requires that a material portion of insurance proceeds be applied to the indebtedness secured by its mortgage (defined hereinafter), Landlord may terminate this Lease by delivering written notice of termination to Tenant within thirty (30) days after such destruction or damage or such requirement is made known by any such Landlord’s mortgagee, as applicable, whereupon all rights and obligations hereunder shall cease and terminate, except for any liabilities of Tenant which accrued prior to Lease termination. If Landlord elects to repair or restore such damage or destruction, this Lease shall continue in full force and effect, but Base Rent and Operating Expenses shall be proportionately reduced. If Landlord elects to terminate this Lease, such termination shall be effective as of the date of the occurrence of such damage or destruction.
(c) If such damage or destruction is caused by the act(s) or omission(s) of Tenant or a Tenant-Related Party, Tenant shall pay to Landlord with respect to any damage to the Premises and/or Project the amount of the commercially reasonable deductible under Landlord’s insurance policy within thirty (30) days after presentment of Landlord’s invoice. Base Rent shall be abated for the period of repair and restoration in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises; provided, however, that Tenant shall not be entitled to any abatement of Base Rent in the event such damage or destruction resulted from the gross negligence or willful misconduct of Tenant or a Tenant-Related Party. Such abatement, if any, shall be the sole remedy of Tenant, and except as provided herein, Tenant waives any right to terminate the Lease by reason of damage or casualty loss.
(d) The provisions of this Section 15 shall constitute Tenant’s sole and exclusive remedy in the event of damage or destruction to the Premises or Project, and Tenant waives and releases all statutory rights and remedies in favor of Tenant in the event of damage or destruction, including without limitation those available under California Civil Code Sections 1932 and 1933(4). No damages, compensation or claim shall be payable by Landlord for any inconvenience, any interruption or cessation of Tenant’s business, or any annoyance, arising from any damage or destruction of all or any portion of the Premises or Project.
16. Condemnation . If any part of the Premises or the Project should be taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “ Taking ” or “ Taken ”), and (a) in Tenant’s reasonable judgment, the Taking would prevent or materially interfere with Tenant’s use of the Premises, (b) in Landlord’s judgment would materially interfere with or impair its ownership or operation of the Project or (c) as a result of such Taking, Landlord’s mortgagee accelerates the payment of any indebtedness securing all or a portion of the Project, then upon written notice by Landlord this Lease shall terminate and Base Rent shall be apportioned as of said date. If part of the Premises shall be Taken, and this Lease is not terminated as provided above, the Base Rent payable hereunder during the unexpired Lease Term shall be reduced to such extent as may be fair and reasonable under the circumstances, and Landlord shall restore the Premises as near as reasonably attainable to its condition prior to the Taking; provided, however, Landlord’s obligation to so restore the Premises shall be limited to the award Landlord receives in respect of such Taking that is not required to be applied to the indebtedness secured by a mortgage; provided further, however, if Landlord does not fully-restore the Premises due to insufficient proceeds, such failure shall entitle Tenant to terminate this Lease upon not less than thirty (30) days written notice to Landlord. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make any separate claims allowed by the laws of the State of California against the condemning authority (but not Landlord) for the following: (1) the value of its fixtures, equipment and other personalty; (2) its relocation expenses; (3) loss of business; (4) the unamortized amount, if any, of any alterations paid for by Tenant and not from proceeds provided by Landlord; and (5) such other separate





award as may be permitted by law which does not reduce the award payable to Landlord. This Section 16 shall be Tenant’s sole and exclusive remedy in the event of any taking and Tenant hereby waives any rights and the benefits of Section 1265.130 of the California Code of Civil Procedure or any other statute granting Tenant specific rights in the event of a Taking which are inconsistent with the provisions of this Section 16.
17. Assignment and Subletting .
(a) Without Landlord’s prior written consent, Tenant shall not assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession or license within the Premises (each being a “ Transfer ”) and any attempt to do any of the foregoing shall be void and of no effect. For purposes of this Section 17, a transfer of the ownership interests controlling Tenant shall be deemed a Transfer of this Lease unless such ownership interests are publicly traded. Notwithstanding the above, Tenant may (1) assign this Lease in its entirety to any entity controlling, controlled by, or under common control with the original Tenant named herein or a current franchisee of Tenant (a “ Tenant Affiliate ”) having a Tangible Net Worth not less than the Tangible Net Worth of Tenant as of the date hereof, or (2) sublet the Premises, or any part thereof, to any Tenant Affiliate, in each case without the prior written consent of Landlord; provided, however, Tenant shall provide at least thirty (30) days written notice prior to assigning this Lease to, or entering into any sublease with, any Tenant Affiliate and shall, with respect to any assignment, include all documentation establishing the Tenant Affiliate’s Tangible Net Worth in such notice. “ Tangible Net Worth ” means the excess of total assets over total liabilities, in each case as determined in accordance with generally accepted accounting principles consistently applied (“ GAAP ”), excluding, however, from the determination of total assets all assets which would be classified as intangible assets under GAAP including goodwill, licenses, patents, trademarks, trade names, copyrights, and franchises. Any subsequent Transfer by a Tenant Affiliate shall be subject to the terms of this Section 17. Tenant shall reimburse Landlord for all of Landlord’s reasonable out-of-pocket expenses, including attorneys’ fees (which shall not exceed $2,500 for consents to subleases provided Landlord’s standard consent to sublease form is used without material modification or negotiation), incurred in connection with any Transfer, other than to a Tenant Affiliate. Upon Landlord’s receipt of Tenant’s written notice of a desire to assign the Lease or sublet the Premises, or any part thereof (other than to a Tenant Affiliate), Landlord may, by giving written notice to Tenant within twenty (20) days after receipt of Tenant’s notice, terminate this Lease with respect to the space described in Tenant’s notice, as of the date specified in Tenant’s notice for the commencement of the proposed assignment or sublease. Tenant acknowledges and agrees that Landlord may withhold its consent to any proposed assignment or subletting for any reasonable basis including, but not limited to: (A) Tenant is in default of this Lease; (B) the assignee is unwilling to assume in writing all of Tenant’s obligations hereunder or the subtenant is unwilling to agree that its sublease is subject and subordinate to this Lease; (C) the assignee or subtenant has a financial condition which is reasonably unsatisfactory to Landlord or Landlord’s mortgagee; (D) the Premises will be used for different purposes than those set forth in Section 3(a) or for a use that would substantially change the nature of the business conducted in the Premises, (E) the Premises will be used for a use requiring or generating any Hazardous Materials, or (F) the proposed assignee or subtenant or an affiliate thereof is an existing tenant in the Project or is or has been in discussions with Landlord regarding space within the Project. Tenant hereby waives and releases its rights under Section 1995.310 of the California Civil Code or under any similar law, statute or ordinance now or hereafter in effect.
(b) Notwithstanding any Transfer, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully responsible and liable for the payment of the rent and for compliance with all of Tenant’s other obligations under this Lease (regardless of whether Landlord’s approval has been obtained for any such Transfer). In the event that the rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus the rent payable under the remaining portion of the Premises, and any bonus or other consideration therefor or incident thereto) exceeds the rental payable under this Lease (which rental shall be calculated on a per square foot basis if less than the entire Premises are subleased), then Tenant shall be bound and obligated to pay Landlord, as additional rent hereunder, fifty percent (50%) so long as no Event of Default exists (or one hundred percent (100%) while any Event of Default exists) of all such excess rental and other excess consideration (after deducting the actual out-of-pocket costs reasonably incurred by Tenant with unaffiliated third parties in connection with such assignment or sublease), together with all sales, use, transaction privilege, or other excise tax that may at any time be levied or imposed upon said excess rental and other excess consideration, within ten (10) days following receipt thereof by Tenant.
(c) If this Lease is assigned or if the Premises are subleased (whether in whole or in part) or in the event of the mortgage, pledge, or hypothecation of Tenant’s leasehold interest or grant of any concession or license within the Premises or if the Premises be occupied in whole or in part by anyone other than Tenant, then upon a default by Tenant hereunder Landlord may collect rent from the assignee, sublessee, mortgagee, pledgee, party to whom the leasehold interest was hypothecated, concessionee or licensee or other occupant and, except to the extent set forth in the preceding subsection, apply the amount collected to the next rent payable hereunder; and all such rentals collected by Tenant shall be held in trust for Landlord and immediately forwarded to Landlord. No such transaction or collection of rent or application thereof by Landlord, however, shall be deemed a waiver of these provisions or a release of Tenant from the further performance by Tenant of its covenants, duties, or obligations hereunder. Any approved assignment or sublease shall be expressly subject to the terms and conditions of this Lease. Landlord’s consent to any Transfer shall not waive Landlord’s rights as to any subsequent Transfers.





18. Indemnification .
(a) To the fullest extent permitted by law, Tenant agrees to indemnify, defend (with counsel reasonably acceptable to Landlord) and hold harmless Landlord, and Landlord’s agents, employees and contractors, from and against any and all claims, demands, losses, liabilities, causes of action, suits, judgments, damages, costs and expenses (including attorneys’ fees through all levels of proceedings) (collectively, “ Claims ”) arising from any occurrence on the Premises, the use and occupancy of the Premises, or from any activity, work, or thing done, permitted or suffered by Tenant or any Tenant-Related Party in or about the Premises or due to any other negligent act or omission of Tenant or a Tenant-Related Party, or from Tenant’s failure to perform its obligations under this Lease (other than any loss arising from the sole or gross negligence or willful misconduct of Landlord or its agents), EVEN THOUGH CAUSED OR ALLEGED TO BE CAUSED BY THE JOINT, COMPARATIVE, OR CONCURRENT NEGLIGENCE OR FAULT OF LANDLORD OR ITS AGENTS, AND EVEN THOUGH ANY SUCH CLAIM, CAUSE OF ACTION, OR SUIT IS BASED UPON OR ALLEGED TO BE BASED UPON THE STRICT LIABILITY OF LANDLORD OR ITS AGENTS. THIS INDEMNITY PROVISION IS INTENDED TO INDEMNIFY LANDLORD AND ITS AGENTS AGAINST THE CONSEQUENCES OF THEIR OWN NEGLIGENCE OR FAULT AS PROVIDED ABOVE WHEN LANDLORD OR ITS AGENTS ARE JOINTLY, COMPARATIVELY, OR CONCURRENTLY NEGLIGENT WITH TENANT . This indemnity provision shall survive termination or expiration of this Lease. The furnishing of insurance required hereunder shall not be deemed to limit Tenant’s obligations under this Section 18. Landlord shall not be liable to Tenant, and Tenant hereby waives all Claims against Landlord and the other indemnified parties, for any damages arising from any act, omission or neglect of any other tenant in the Project and in no event shall Landlord or any of the other indemnified parties be liable for any injury or interruption to Tenant’s business or any loss of income therefrom under any circumstances and neither Landlord nor any of the other indemnified parties shall be liable for any indirect or consequential losses or damages suffered by Tenant.
(b) To the fullest extent permitted by law, Landlord agrees to indemnify, defend (with counsel reasonably acceptable to Tenant) and hold harmless Tenant, and Tenant’s agents, employees and contractors, from and against any and all Claims arising from any occurrence on the common areas to the extent caused by the negligence or willful misconduct of Landlord or its agents, the use and occupancy of the common areas to the extent caused by the negligence or willful misconduct of Landlord or its agents, or due to the sole or gross negligence or willful misconduct of Landlord or its agents. This indemnity provision shall survive termination or expiration of this Lease. Notwithstanding anything in this Lease to the contrary, Landlord’s indemnity obligations under this Lease shall be limited to the extent any such claim is insured against under the terms of any insurance policy maintained by Landlord (or is required to be maintained by Landlord under the terms of this Lease); provided that such limitation shall not apply if the act for which there is an indemnity obligation falls under the policy exclusions. Except for any damages which Landlord may suffer because of Tenant’s holding over in the Premises following the expiration of the Lease Term (for which Landlord may recover consequential damages from Tenant), the liability of Tenant to Landlord for any monetary damages arising from any default by Tenant under the terms of this Lease shall be limited to Landlord’s actual direct, but not consequential, damages therefor.
19. Inspection and Access . Landlord and its agents, representatives, and contractors may enter the Premises at any reasonable time to inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose. Landlord, and its employees, representatives and agents, may enter the Premises during business hours for the purpose of showing the Premises to prospective purchasers, lenders or, during the last year of the Lease Term, to prospective tenants. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is available for sale.
20. Quiet Enjoyment . If Tenant shall perform all of the covenants and agreements herein required to be performed by Tenant, Tenant shall, subject to the terms of this Lease, any ground lease, mortgage or deed of trust now or hereafter encumbering the Premises and all matters of record, at all times during the Lease Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord, but not otherwise.
21. Surrender . No act by Landlord shall be an acceptance of a surrender of the Premises, and no agreement to accept a surrender of the Premises shall be valid unless it is in writing and signed by Landlord. Upon termination of the Lease Term or earlier termination of Tenant’s right of possession, Tenant shall surrender the Premises to Landlord in the same condition as received, broom clean, ordinary wear and tear and casualty loss and condemnation covered by Sections 15 and 16 excepted. Tenant shall give written notice to Landlord at least thirty (30) days prior to vacating the Premises and shall meet with Landlord for a joint inspection of the Premises at the time of vacating. In the event of Tenant’s failure to make themselves available to participate in such joint inspection, Landlord’s inspection shall be deemed conclusive for purposes of determining Tenant’s responsibility for repairs and restoration. No such performance by Landlord shall create any liability on the part of Landlord whatsoever. Any Trade Fixtures, Tenant-Made Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and disposition of such property. All obligations of Tenant hereunder not fully performed as of the termination of the Lease Term shall survive the termination of the Lease Term, including indemnity obligations, payment obligations with respect to Operating Expenses and all obligations concerning the condition and repair of the Premises. If Tenant fails to perform any obligation prior to the expiration or earlier termination of this Lease, Landlord may, but shall not be obligated to, perform such obligation and Tenant shall pay Landlord all costs associated





therewith, plus an administrative fee of 15% of such costs, promptly upon Landlord’s delivery to Tenant of an invoice therefor, and any time required by Landlord to complete such obligations shall be considered a period of holding over and the terms of Section 22 shall apply.
22. Holding Over . If Tenant fails to vacate all or any portion of the Premises after the termination of the Lease Term, Tenant shall be, at Landlord’s sole election, a tenant at will or at sufferance, and Tenant shall pay, in addition to any other rent or other sums then due Landlord, base rental equal to 150% of the Base Rent in effect on the expiration or termination date, computed on a monthly basis for each month or part thereof during such holdover, even if Landlord consents to such holdover (which consent shall be effective only if in writing). All other payments shall continue under the terms of this Lease. Tenant shall also be liable for all Operating Expenses incurred during such holdover period. In addition, Tenant shall be liable for all damages (including attorneys’ fees and expenses through all levels of proceedings) of whatever type (including, if such holdover extends beyond 30 days following the expiration or termination of this Lease, consequential damages) incurred by Landlord as a result of such holding over. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Section 22 shall not be construed as consent for Tenant to retain possession of the Premises.
23. Events of Default . Each of the following events shall be an event of default (“ Event of Default ”) by Tenant under this Lease:
(a) Tenant shall fail to pay any installment of Base Rent or any other payment required herein when due, and such failure shall continue for a period of five (5) days or more after written notice from Landlord to Tenant; provided, however, that if Tenant shall fail more than one (1) time in any twelve (12) month period, then the second (2 nd ) such failure shall be deemed an Event of Default (without any notice).
(b) Tenant or any guarantor or surety of Tenant’s obligations hereunder shall (1) make a general assignment for the benefit of creditors; (2) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a “ Proceeding for Relief ”); (3) become the subject of any Proceeding for Relief which is not dismissed within sixty (60) days of its filing or entry; or (4) die or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity).
(c) Tenant fails to obtain and maintain any insurance required to be maintained by Tenant pursuant to this Lease, or such insurance shall be cancelled or terminated or shall expire or shall be reduced below the minimum required levels, except, in each case, as permitted in this Lease.
(d) Intentionally omitted.
(e) Tenant shall attempt or there shall occur any assignment, subleasing or other transfer of Tenant’s interest in or with respect to this Lease except as otherwise permitted in this Lease.
(f) Tenant shall fail to discharge or bond over any lien placed upon the Premises in violation of this Lease within thirty (30) days after any such lien or encumbrance is filed against the Premises.
(g) Tenant shall fail to execute any instrument of subordination or attornment or any estoppel certificate within the time periods set forth in Sections 27 and 29 respectively following Landlord’s request for the same.
(h) Intentionally omitted.
(i) Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Section 23, and except as otherwise expressly provided herein, such default shall continue for more than thirty (30) days after Landlord shall have given Tenant written notice of such default.
(j) The failure of Tenant or a Tenant-Related Party to observe or comply with any of the rules and regulations of the Project as the same may be amended from time to time, and such failure shall continue for five (5) business days or more after written notice from Landlord to Tenant; provided, however, that if Tenant or a Tenant-Related Party shall breach the same rule or regulation more than two (2) times in any twelve (12) month period, then the third (3 rd ) such violation shall be deemed an Event of Default (without any notice).
Any notices to be provided by Landlord under this Section 23 shall be in lieu of, and not in addition to, any notice required under Section 1161 et seq. of the California Code of Civil Procedure.
24. Landlord’s Remedies .
(a) Upon each occurrence of an Event of Default and so long as such Event of Default shall be continuing, Landlord may at any time thereafter at its election: (1)  terminate this Lease, (2)  terminate Tenant’s right of possession, (but Tenant shall remain liable as hereinafter provided) and Landlord shall have the remedies described in California Civil Code Section 1951.4, (3)  perform Tenant’s obligations and Tenant shall pay to Landlord, as additional rent, Landlord’s costs incurred to perform the same, plus an administrative fee equal to 5% of such costs, and/or (4)  pursue any other remedies available to Landlord at law or in equity. Additionally, with or without notice, and to the extent permitted by law, Landlord may alter locks





or other security devices at the Premises to deprive Tenant of access thereto, and Landlord shall not be required to provide a new key or right of access to Tenant except as required by law. Neither re-entry or taking possession of the Premises by Landlord nor service of any notice permitted or required under applicable state law shall be construed as an election to terminate this Lease unless a notice (signed by a duly authorized representative of Landlord) of intention to terminate this Lease is given to Tenant. Upon the termination of this Lease or termination of Tenant’s right of possession, it shall be lawful for Landlord, without formal demand or notice of any kind, to re-enter the Premises by summary dispossession proceedings or any other action or proceeding authorized by law and to remove Tenant and all persons and property therefrom. If Landlord re-enters the Premises, Landlord shall have the right to keep in place and use, or remove and store, at Tenant’s sole cost and expense and without any liability therefore, all of the furniture, fixtures and equipment at the Premises.
(b) If Landlord terminates this Lease, Landlord may recover from Tenant the sum of: all Base Rent and all other amounts accrued hereunder to the date of such termination; the cost of reletting the whole or any part of the Premises, including brokerage fees and/or leasing commissions incurred by Landlord, and costs of removing and storing Tenant’s or any other occupant’s property, repairing, altering, remodeling, or otherwise putting the Premises into the condition required by market conditions then prevailing so as to be reasonably acceptable to a new tenant, as determined in Landlord’s sole but commercially reasonable discretion, and all reasonable expenses incurred by Landlord in pursuing its remedies, including reasonable attorneys’ fees and court costs through all levels of proceedings; and an amount in cash equal to (1) the then present value of the Base Rent and other amounts payable by Tenant under this Lease as would otherwise have been required to be paid by Tenant to Landlord during the period following the termination of this Lease measured from the date of such termination to the expiration date stated in this Lease minus (2) the then present fair rental value of the Premises for such period. Such present values shall be calculated at a discount rate equal to the 90-day U.S. Treasury bill rate at the date of such termination.
(c) If Landlord terminates Tenant’s right of possession (but not this Lease), then without releasing Tenant from any liability hereunder and without demand or notice of any kind to Tenant Landlord shall use reasonable efforts to relet the Premises on such terms as Landlord in its sole discretion may determine (including a term different from the Lease Term, rental concessions, and alterations to, and improvement of, the Premises); however, Landlord shall not be obligated to relet the Premises before leasing other portions of the Building and Landlord shall not be obligated to accept any prospective tenant proposed by Tenant unless such proposed tenant meets all of Landlord’s leasing criteria. Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or to collect rent due for such reletting. Tenant shall not be entitled to the excess of any consideration obtained by reletting over the Base Rent due hereunder. For the purpose of such reletting Landlord is authorized to make any repairs, changes, alterations, or additions in or to the Premises as Landlord deems reasonably necessary or desirable. If the Premises are not relet, then Tenant shall pay to Landlord as damages a sum equal to the amount of the rental reserved in this Lease for such period or periods, plus the cost of recovering possession of the Premises (including attorneys’ fees and costs of suit through all levels of proceedings), the unpaid Base Rent and other amounts accrued hereunder at the time of repossession, and the costs incurred in any attempt by Landlord to relet the Premises. If the Premises are relet and a sufficient sum shall not be realized from such reletting [after first deducting therefrom, for retention by Landlord, the unpaid Base Rent and other amounts accrued hereunder at the time of reletting, the cost of recovering possession (including attorneys’ fees and costs of suit through all levels of proceedings), all of the costs and expense of repairs, changes, alterations, and additions, the expense of such reletting (including brokerage fees and leasing commissions) and the cost of collection of the rent accruing therefrom] to satisfy the rent provided for in this Lease to be paid, then Tenant shall immediately satisfy and pay any such deficiency. Any such payments due Landlord shall be made upon demand therefor from time to time and Tenant agrees that Landlord may file suit to recover any sums falling due from time to time. Notwithstanding any such reletting without termination, Landlord may at any time thereafter elect in writing to terminate this Lease for such previous breach.
(d) Exercise by Landlord of any one or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender of the Premises and/or a termination of this Lease by Landlord, whether by agreement or by operation of law. Any law, usage, or custom to the contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease strictly in accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same. Tenant and Landlord further agree that forbearance or waiver by Landlord to enforce its rights pursuant to this Lease or at law or in equity shall not be a waiver of Landlord’s right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest extent permitted by law, Tenant waives the service of notice of Landlord’s intention to re-enter as provided for in any statute, or to institute legal proceedings to that end, and also waives all right of redemption in case Tenant shall be dispossessed by a judgment or by warrant of any court or judge. The terms “enter,” “re-enter,” “entry” or “re-entry,” as used in this Lease, are not restricted to their technical legal meanings. Any reletting of the Premises shall be on such terms and conditions as Landlord in its sole discretion may determine (including a term different than the remaining Lease Term, rental concessions, alterations and repair of the Premises, lease of less than the entire Premises to any tenant and leasing any or all other portions of the Project before





reletting the Premises). Landlord shall not be liable, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting.
(e) Both Landlord and Tenant shall each use commercially reasonable efforts to mitigate any damages resulting from a default of the other party under this Lease. Landlord and Tenant stipulate and agree that Landlord’s obligation to mitigate damages after a default by Tenant under this Lease shall be satisfied in full if Landlord undertakes to lease the Leased Premises to another tenant (a “ Substitute Tenant ”) in accordance with the following criteria:
(1) Beginning no sooner than thirty (30) days after Tenant physically vacates the Premises and continuing until the Premises have been relet, Landlord (A) places a “For Lease” sign on the Premises, Building and/or at the Project, (B) markets the Premises to commercial real estate brokers, (C) includes the Premises in Landlord’s inventory of available space, which is made available to commercial real estate brokers, (D) includes the Premises in Landlord’s regularly published advertising, if any, of available space, and (E) shows the Premises to prospective tenants, if requested;
(2) Landlord, without breaching any duty it may have to mitigate damages, may (A) lease other vacant space in Landlord’s inventory prior to reletting the Premises, (B) refuse to relet the Premises to any prospective tenant that does not meet Landlord’s leasing guidelines and credit requirements, (C) relet all or part of the Premises at the then fair market rental value, which may be equal to or greater than the Base Rent and or any additional rent, (D) relet the Premises on terms different from those in this Lease, including the length of the term and any lease concessions comparable to those then being offered for comparable space in light of market conditions, and (E) may but shall not be obligated to make improvements or alterations to the Premises, unless Tenant pays such costs to Landlord in advance;
(3) Unless a court of competent jurisdiction holds in a final judgment that Landlord (A)  had a duty to mitigate damages under this Lease and (B)  failed to comply with the requirements of this Section 24(e) and such failure caused an avoidable and quantifiable increase in Landlord’s damages, Tenant shall remain liable for Base Rent, additional rent and all costs which Landlord is entitled hereunder, as well as any and all actual, incidental, and consequential damages, court costs, interest, and attorneys’ fees through all levels of proceedings arising from an Event of Default; and
(4) TO THE FULLEST EXTENT PERMITTED BY LAW, THE EXPRESS OBLIGATIONS SET FORTH IN THIS SECTION 24(e) ARE OBJECTIVELY REASONABLE AND SATISFY ANY OBLIGATION LANDLORD MAY HAVE TO MITIGATE ITS DAMAGES.
(f) TENANT HEREBY WAIVES ANY AND ALL RIGHTS CONFERRED BY SECTION 3275 OF THE CIVIL CODE OF CALIFORNIA AND BY SECTION 1174(C) AND 1179 OF THE CODE OF CIVIL PROCEDURE OF CALIFORNIA AND UNDER ANY SIMILAR LAW, STATUTE OR ORDINANCE NOW OR HEREAFTER IN EFFECT PROVIDING THAT TENANT SHALL HAVE ANY RIGHT TO REDEEM, REINSTATE OR RESTORE THIS LEASE FOLLOWING ITS TERMINATION BY REASON OF TENANT’S BREACH.
25. Tenant’s Remedies/Limitation of Liability . Landlord shall not be in default hereunder unless Landlord fails to perform any of its obligations hereunder within thirty (30) days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of thirty (30) days, then after such period of time as is reasonably necessary); provided, if such condition of default continues for ninety (90) days and Landlord has not commenced the cure of such condition within such ninety (90) day period, then Tenant may, in addition to the foregoing remedy, elect to terminate this Lease on written notice to Landlord. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and Tenant may not, except as otherwise expressly provided in the immediately preceding sentence, terminate this Lease for breach of Landlord’s obligations hereunder. Tenant hereby waives the benefit of any laws granting it the right to perform Landlord’s obligations or the right to terminate this Lease or withhold rent on account of any Landlord default. Additionally, Tenant hereby waives any statutory lien provided by any applicable law. If Landlord is in default of this Lease as provided above after the notice and cure period described above and Landlord does not dispute in good faith that Landlord is obligated pursuant to the terms of this Lease to perform the obligation in question, Tenant shall have the right to cure such default, and Landlord shall pay to Tenant the reasonable out-of-pocket costs actually incurred by Tenant to cure such default within 30 days following receipt by Landlord of the paid invoices therefor. Notwithstanding anything herein to the contrary, Tenant shall have no right of self-help with respect to any portion of the Building outside the Premises or any component of the Building’s structure or the Building’s systems. All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter. The term “Landlord” as used in this Lease shall mean only the owner, for the time being of the Premises, and in the event of the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing (provided that the assignee assumes in writing Landlord’s obligations hereunder arising from and after the transfer date), but such obligations shall be binding during the Lease Term upon each new owner for the duration of such owner’s ownership. The liability of Landlord (and its partners, shareholders or members) to Tenant (or any person or entity claiming by, through or under Tenant) for any default by Landlord under the terms of this Lease or any matter relating to or arising out of the occupancy or use of the Premises and/or other areas of the Building or Project shall be limited solely to Tenant’s actual direct, but not consequential, damages therefor and shall be





recoverable only from Landlord’s equity interest in the Building, and Landlord (and its partners, shareholders, members, directors, employees or agents) shall not be personally liable for any deficiency nor shall any recourse be had to any other property or assets of Landlord.
26. Waiver of Jury Trial . TO THE MAXIMUM EXTENT PERMITTED BY LAW, TENANT (ON BEHALF OF ITSELF AND ITS RESPECTIVE SUCCESSORS, ASSIGNS AND SUBTENANTS) AND LANDLORD EACH, AFTER CONSULTATION WITH COUNSEL, KNOWINGLY WAIVES ANY RIGHT TO TRIAL BY JURY IN ANY LITIGATION OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE ARISING OUT OF OR WITH RESPECT TO THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO.
27. Subordination . As of the date hereof, there is not a mortgage encumbering the Project. The subordination of Tenant’s rights hereunder to any future mortgagee or beneficiary under any mortgage or deed of trust shall be conditioned upon such future mortgagee’s execution and delivery of a subordination, non-disturbance and attornment agreement in a commercially reasonable form acceptable to Tenant, Landlord and such mortgagee, each in its reasonable discretion. No personalty or fixtures of Tenant shall be subject to a mortgage lien.
28. Mechanic’s Liens . Tenant has no express or implied authority to create or place any lien or encumbrance of any kind upon, or in any manner to bind the interest of Landlord or Tenant in, the Premises or the Project or to charge the rentals payable hereunder for any claim in favor of any person dealing with Tenant, including those who may furnish materials or perform labor for any construction or repairs. Landlord may record, at its election, notices of non-responsibility pursuant to California Civil Code Section 3094 in connection with any work performed by Tenant. Tenant covenants and agrees that it will pay or cause to be paid all sums legally due and payable by it on account of any labor performed or materials furnished in connection with any work performed on the Premises and that it will save and hold Landlord harmless from all loss, cost or expense based on or arising out of asserted claims or liens against the leasehold estate or against the interest of Landlord in the Premises or under this Lease. Tenant shall give Landlord immediate written notice of the placing of any lien or encumbrance against the Premises and cause such lien or encumbrance to be discharged within thirty (30) days of the filing or recording thereof; provided, however, Tenant may contest such liens or encumbrances as long as such contest prevents foreclosure of the lien or encumbrance and Tenant causes such lien or encumbrance to be bonded or insured over in a manner satisfactory to Landlord within such thirty (30) day period. If Tenant fails, within thirty (30) days after the date of the filing of the lien, to discharge such lien, Landlord may, but shall not be required or expected to, remove such lien in such manner as Landlord may, in its sole discretion, determine, and the full cost thereof, together with all Landlord’s fees and costs, including attorneys’ fees, shall be due and payable by Tenant to Landlord immediately upon Tenant’s receipt of Landlord’s invoice therefor. Tenant acknowledges that Landlord may post notice on the Premises of non-responsibility for such liens and, in such event, Tenant shall so advise all contractors, materialmen, suppliers and other persons performing work or providing services and/or supplies to the Premises on behalf of Tenant.
29. Estoppel Certificates . Each party agrees, from time to time, within ten (10) business days after request of the other party (“ Requesting Party ”), to execute and deliver to Requesting Party, or Requesting Party’s designee, any estoppel certificate requested by Requesting Party, stating that this Lease is in full force and effect, the date to which rent has been paid, that Requesting Party is (provided, however, if Requesting Party is Tenant, such certification shall be limited to Landlord’s knowledge) not in default hereunder (or specifying in detail the nature of Requesting Party’s default), the termination date of this Lease and such other matters pertaining to this Lease as may be requested by Requesting Party. Tenant’s obligation to furnish each estoppel certificate in a timely fashion is a material inducement for Landlord’s execution of this Lease and any failure of Tenant to timely deliver each estoppel certificate shall be deemed an Event of Default. No cure or grace period provided in this Lease shall apply to Tenant’s obligation to timely deliver an estoppel certificate.
30. Environmental Requirements .
(a) Except for Hazardous Material contained in products used by Tenant in de minimis quantities for routine cleaning and maintenance of floors, bathrooms, windows, kitchens, and administrative offices on the Premises or Project, which products have been disclosed by Tenant to Landlord in the Environmental Questionnaire (as defined below), Tenant hereby represents, warrants and covenants that Tenant will not produce, use, store or generate any “Hazardous Materials” (as defined below) on, under or about the Premises and/or Project. Tenant has fully and accurately completed Landlord’s Pre-Leasing Environmental Exposure Questionnaire (“ Environmental Questionnaire ”) attached hereto as Exhibit E incorporated herein by reference. If Tenant’s Environmental Questionnaire indicates that Tenant will be utilizing Hazardous Materials, in addition to all other rights and remedies Landlord may have under this Lease, including declaring a default hereunder by Tenant for a breach of representation, Landlord may require Tenant to execute an amendment to this Lease relating to such Hazardous Materials use and Tenant’s failure to execute any such amendment within fifteen (15) days of Landlord’s delivery thereof to Tenant shall constitute a default hereunder by Tenant. Tenant, at its sole cost and expense, shall operate its business in the Premises in strict compliance with all Environmental Requirements and all requirements of this Lease. Tenant shall complete and certify to disclosure statements as requested by Landlord from time to time relating to Tenant’s transportation, storage, use, generation, manufacture, or release of Hazardous Materials on the Premises, and Tenant shall promptly deliver to Landlord a copy of any notice of violation relating to the Premises or Project of any Environmental Requirement. Tenant shall not conduct any invasive environmental testing or investigation (including any testing of any soils) on or about the Project without obtaining Landlord’s prior written consent, and





any investigations or remediation on or about the Project shall be conducted only by a consultant approved in writing by Landlord and pursuant to a work letter approved in writing by Landlord.
(b) The term “ Environmental Requirements ” means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, permits, authorizations, orders, policies or other similar requirements of any governmental authority, agency or court regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the environment, including the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; the Clean Air Act; the Clean Water Act; the Toxic Substances Control Act and all state and local counterparts thereto, and any common or civil law obligations including nuisance or trespass, and any other requirements of Sections 3 and 31 of this Lease. The term “ Hazardous Materials ” means and includes any substance, material, waste, pollutant, or contaminant that is or could be regulated under any Environmental Requirement or that may adversely affect human health or the environment, including any solid or hazardous waste, hazardous substance, asbestos, petroleum (including crude oil or any fraction thereof, natural gas, synthetic gas, polychlorinated biphenyls (PCBs), and radioactive material). For purposes of Environmental Requirements, to the extent authorized by law, Tenant is and shall be deemed to be the responsible party, including the “owner” and “operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by any Tenant-Related Party, and the wastes, by-products, or residues generated, resulting, or produced therefrom.
(c) Tenant, at its sole cost and expense, shall remove all Hazardous Materials stored, disposed of or otherwise released by Tenant or a Tenant-Related Party onto or from the Premises, in a manner and to a level satisfactory to Landlord in its sole discretion, but in no event to a level and in a manner less than that which complies with all Environmental Requirements and does not limit any future uses of the Premises or require the recording of any deed restriction or notice regarding the Premises, unless specifically authorized in advance by the Landlord in writing. Tenant shall perform such work at any time during the period of the Lease upon written request by Landlord or, in the absence of a specific request by Landlord, before Tenant’s right to possession of the Premises terminates or expires; provided however, such time period shall in no event be less than thirty (30) days, and if such work may not be reasonably completed within such thirty (30) day period and Tenant is diligently pursuing completion, such period shall be extended as necessary for up to an additional thirty (30) days to complete the work. If Tenant fails to perform such work within the time period stated by Landlord or before Tenant’s right to possession terminates or expires (whichever is earlier), Landlord may at its sole discretion, and without waiving any other remedy available under this Lease or at law or equity (including an action to compel Tenant to perform such work), perform such work at Tenant’s cost. Tenant shall pay all costs incurred by Landlord in performing such work, plus an administrative fee of 5% of such costs, within twenty (20) days after Landlord’s request therefor. Such work performed by Landlord is on behalf of Tenant and Tenant remains the owner, generator, operator, transporter, and/or arranger of the Hazardous Materials for purposes of Environmental Requirements. Tenant agrees not to enter into any agreement with any person, including any governmental authority, regarding the removal of Hazardous Materials that have been disposed of or otherwise released onto or from the Premises without the prior written approval of the Landlord.
(d) Tenant shall indemnify, defend, and hold harmless Landlord, its agents and employees from and against any and all losses (including diminution in value of the Premises or the Project and loss of rental income from the Project), claims, demands, actions, suits, damages (including punitive damages), expenses (including remediation, removal, repair, corrective action, or cleanup expenses), and costs (including actual attorneys’ fees through all levels of proceedings, consultant fees and/or expert fees and including removal or management of any asbestos brought into the Premises or disturbed in breach of the requirements of this Section 30, regardless of whether such removal or management is required by law) which are brought or recoverable against, or suffered or incurred by Landlord as a result of any release during the Lease Term of Hazardous Materials or any breach of the requirements under this Section 30 by Tenant or a Tenant-Related Party regardless of whether Tenant had knowledge of such non-compliance. The obligations of Tenant under this Section 30 shall survive any termination of this Lease. Tenant’s indemnity and hold harmless obligations shall specifically not apply to any Hazardous Materials existing at the Project upon the Commencement Date, regardless of the source of such Hazardous Materials; provided that the foregoing shall not modify, limit or otherwise in any manner affect any obligation or liability of Tenant as “Seller” under the Agreement of Purchase and Sale dated May 19, 2016 between Landlord, as Purchaser, and Tenant, as Seller (the “ Purchase Agreement ”) and/or the Closing Documents (as defined in the Purchase Agreement).
(e) Landlord shall have access to, and a right to perform inspections and tests of, the Premises to determine Tenant’s compliance during the Lease Term with Environmental Requirements, its obligations under this Section 30, or the environmental condition of the Premises. Access shall be granted to Landlord upon Landlord’s prior notice to Tenant and at such times so as to minimize, so far as may be reasonable under the circumstances, any disturbance to Tenant’s operations. Such inspections and tests shall be conducted at Landlord’s expense, unless such inspections or tests reveal that Tenant has not, during the Lease Term, complied with any Environmental Requirement, in which case Tenant shall reimburse Landlord for all of Landlord’s costs of such inspection and tests. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights that Landlord holds against Tenant. Tenant shall promptly notify Landlord of any communication or report that Tenant makes to any governmental authority regarding any possible violation of Environmental Requirements or release or threat of release of any Hazardous Materials onto or from the Premises. Tenant shall, within ten (10) days of receipt thereof, provide Landlord with a copy of any documents or correspondence received from any governmental agency or other party relating to a possible violation of Environmental Requirements or claim or liability associated with the release or threat of release of any Hazardous Materials onto or from the Premises.





(f) In addition to all other rights and remedies available to Landlord under this Lease or otherwise, Landlord may, in the event of a breach of the requirements of this Section 30 that is not cured within thirty (30) days following notice of such breach by Landlord, or if not reasonably able to be completed within thirty (30) days and Tenant is diligently pursuing completion, such period as necessary to complete the work not to exceed an additional thirty (30) days, require Tenant to provide financial assurance (such as insurance, escrow of funds or third party guarantee) in an amount and form satisfactory to Landlord. The requirements of this Section 30 are in addition to and not in lieu of any other provision in the Lease.
(g) California law requires landlords to disclose to tenants the existence of     certain Hazardous Materials. Accordingly, the existence of gasoline and other automotive fluids, asbestos containing materials, maintenance fluids, copying fluids and other office supplies and equipment, certain construction and finish materials, tobacco smoke, cosmetics and other personal    items must be disclosed. Gasoline and other automotive fluids are found in the parking areas of the Project. Cleaning, lubricating and     hydraulic fluids use in the operation and maintenance of the Project are found in the utility areas of the Project not generally accessible to Project occupants or the public. Many Project occupants use copy machines and printers with associated fluids and toners, and pens, markers,    inks, and office equipment that may contain Hazardous Materials. Certain adhesives, paints and other construction materials and finishes used in portions of the Project may contain Hazardous Materials. The Project may from time to time be exposed to tobacco smoke. Project occupants and other persons entering the Project from time to time may use or carry prescription and non-prescription drugs, perfumes, cosmetics and other toiletries, and foods and beverages, some of which may contain Hazardous Materials. By its execution of this Lease, Tenant acknowledges that the notice set forth hereinabove shall constitute the notice required under California Health and Safety Code Section 25915.5. In that connection, Tenant, on behalf of itself and its successors and assigns, waives the benefit of California Civil Code Section 1542, which provides as follows:
“A general release does not extend to claims which the creditor does not know or suspect to exist in his favor at the time of executing the release, which if known by him must have materially affected his settlement with the debtor.”
(h) Tenant acknowledges it has been informed that the Building contains asbestos-containing material. Landlord may maintain an asbestos maintenance program. Tenant shall not perform any work in the Premises, except in accordance with the asbestos maintenance program maintained by Landlord from time to time, and shall not perform any action which may cause the release of the asbestos-containing material except in accordance with the asbestos maintenance program maintained by Landlord from time to time and in accordance with applicable law.
31. Rules and Regulations . Tenant shall, at all times during the Lease Term and any extension thereof, comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The current rules and regulations are attached hereto. In the event of any conflict between said rules and regulations and other provisions of this Lease, the other terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project.
32. Security Service . Tenant acknowledges and agrees that, while Landlord may (but shall not be obligated to) patrol the Project, Landlord is not providing any security services with respect to the Premises and that Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises.
33. Force Majeure . Neither party shall be held responsible for delays in the performance of its obligations hereunder when caused by strikes, lockouts, labor disputes, acts of God, acts of terrorism, inability to obtain labor or materials or reasonable substitutes therefor, governmental restrictions, governmental regulations, governmental controls, delay in issuance of permits, enemy or hostile governmental action, civil commotion, fire or other casualty, and other causes beyond the reasonable control of such party (“ Force Majeure ”); provided, however, in no event shall Force Majeure excuse the timely payment of monetary obligations by the parties under this Lease.
34. Entire Agreement . This Lease constitutes the complete and entire agreement of Landlord and Tenant with respect to the subject matter hereof. No representations, inducements, promises or agreements, oral or written, have been made by Landlord or Tenant, or anyone acting on behalf of Landlord or Tenant, which are not contained herein, and any prior agreements, promises, negotiations, or representations are superseded by this Lease. This Lease may not be amended except by an instrument in writing signed by both parties hereto.
35. Severability . If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be legal, valid and enforceable.
36. Brokers . Tenant and Landlord represent and warrant to the other party that it has not dealt with any broker, agent or other person in connection with this transaction and that no broker, agent or other person brought about this transaction, and each party agrees to indemnify and hold the other party harmless from and against any claims by any broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with such with regard to this leasing





transaction. Tenant and Landlord acknowledge that there were brokers involved in the negotiation of the Purchase Agreement but that such brokers are not entitled to any commission in connection with this Lease.
37. Landlord’s Lien/Security Interest . [Intentionally Deleted]
38. Miscellaneous .
(a) Any payments or charges due from Tenant to Landlord hereunder shall be considered rent for all purposes of this Lease.
(b) If and when included within the term “Tenant,” as used in this Lease, there is more than one person, firm or corporation, each shall be jointly and severally liable for the obligations of Tenant.
(c) All notices required or permitted to be given under this Lease shall be in writing and shall be sent by registered or certified mail, return receipt requested, or by a reputable national overnight courier service, with proof of delivery and postage prepaid, or by hand delivery and sent to the Notice Address for each party listed on page ii of this Lease. Either party may by notice given aforesaid change its address for all subsequent notices. Except where otherwise expressly provided to the contrary, notice shall be deemed given upon delivery. Landlord and Tenant hereby agree not to conduct the transactions or communications contemplated by this Lease by electronic means, including electronic mail, except that pdf copies of the signature pages may be exchanged by electronic mail to facilitate the execution of this Lease, the Commencement Date Agreement and any other amendment to this Lease.
(d) Except as otherwise expressly provided in this Lease or as otherwise required by law, Landlord retains the absolute right to withhold any consent or approval.
(e) At Landlord’s request from time to time Tenant shall furnish Landlord with true and complete copies of its most recent annual and quarterly financial statements prepared by Tenant or Tenant’s accountants and any other financial information or summaries that Tenant typically provides to its lenders or shareholders. Such annual statements shall be audited by an independent certified public accountant at Tenant’s sole cost and expense. If, however, Tenant does not have separately prepared financial statements, Tenant shall provide the audited financial statements of its ultimate parent company, on the terms and in the manner provided in this Section, and provide Landlord with the name and contact information of the person with the most knowledge of the financial status of Tenant so that Landlord may make a reasonable inquiry into same. Landlord shall hold such financial statements and information in confidence, and shall not disclose the same except: (1) to Landlord’s lenders or potential lenders, (2) to potential purchasers of all or a portion of the Project, (3) to attorneys, accountants, consultants or other advisors, (4) otherwise as reasonably necessary for the operation of the Project or administration of Landlord’s business or (5) if disclosure is required by any law and/or any judicial or administrative order or ruling. Tenant shall not be required to deliver the financial statements required under this Section more than once in any 12-month period unless some event has occurred that necessitates Landlord’s review of such financial reports, including a possible sale or financing of the Project, Tenant’s renewal of the Lease Term, an expansion of the Premises, or a default by Tenant of any of its obligations under this Lease or if Landlord’s mortgagee requests such reports. If Tenant is an entity that is domiciled in the United States of America, and whose securities are funded through a public securities exchange subject to regulation by the United States of America publicly traded over exchanges based in the United States and whose financial statements are readily available at no cost to Landlord, the terms of this Section 38(e) shall not apply.
(f) Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord, Tenant will execute a memorandum of lease.
(g) Each party acknowledges that it has had the opportunity to consult counsel with respect to this Lease, and therefore, the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto.
(h) The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties.
(i) Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the interpretation of this Lease.
(j) Construction and interpretation of this Lease shall be governed by the laws of the state in which the Project is located, excluding any principles of conflicts of laws.
(k) Time is of the essence as to the performance of Tenant’s obligations under this Lease.
(l) All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part hereof. In the event of any conflict between such exhibits or addenda (other than the rules and regulations) and the terms of this Lease, such exhibits or addenda shall control. In the event of a conflict between the rules and regulations attached hereto and the terms of this Lease, the terms of this Lease shall control.
(m) If either party should prevail in any litigation instituted by or against the other related to this Lease, the prevailing party, as determined by the court or the judicial referee, shall receive from the non-prevailing party all costs and





reasonable attorneys’ fees through all levels of proceedings (payable at standard hourly rates) incurred in such litigation, including costs on appeal, as determined by the court or the judicial referee.
(n) There shall be no merger of the leasehold estate hereby created with the fee estate in the Premises or any part thereof if the same person acquires or holds, directly or indirectly, this Lease or any interest in this Lease and the fee estate in the leasehold Premises or any interest in such fee estate.
(o) To the extent Tenant or its agents or employees discover any water leakage, water damage or mold in or about the Premises or Project, Tenant shall promptly notify Landlord thereof in writing.
(p) If Tenant requests Landlord’s approval of any Tenant-Made Alteration or consent to a Transfer of this Lease (each, a “ Proposed Action ”), Tenant will reimburse Landlord for Landlord’s reasonable, out-of-pocket costs payable to third parties and incurred by Landlord in reviewing that Proposed Action, including reasonable attorneys’, engineers’ or architects’ fees, within 30 days after Landlord’s delivery to Tenant of a statement of such costs. Tenant will be obligated to make such reimbursement without regard to whether Landlord consents to the applicable Proposed Action. If Landlord reasonably believes the out-of-pocket costs payable to third parties to be incurred by Landlord in reviewing a Proposed Action will exceed $2,500, Landlord will first notify Tenant of such cost estimate before proceeding with such third-party expenses. Landlord shall not have any obligation to review such Proposed Action until Tenant has consented to such additional costs and expenses in writing, and if Tenant fails to consent to such additional costs and expenses within five business days after Landlord’s written notification to Tenant thereof, Tenant shall be deemed to have rescinded its request for such action or consent.
(q) Tenant and its telecommunications companies, including local exchange telecommunications companies and alternative access vendor services companies, shall have no right of access to and within the Building, for the installation and operation of telecommunications systems, including voice, video, data, Internet, and any other services provided over wire, fiber optic, microwave, wireless, and any other transmission systems (“ Telecommunications Services ”), for part or all of Tenant’s telecommunications within the Building and from the Building to any other location without Landlord’s prior written consent, not to be unreasonably withheld or delayed. All providers of Telecommunications Services shall be required to comply with the rules and regulations of the Building, applicable Legal Requirements and Landlord’s policies and practices for the Building. Tenant acknowledges that Landlord shall not be required to provide or arrange for any Telecommunications Services and that Landlord shall have no liability to a Tenant-Related Party in connection with the installation, operation or maintenance of Telecommunications Services or any equipment or facilities relating thereto. Tenant, at its cost and for its own account, shall be solely responsible for obtaining all Telecommunications Services.
(r) Tenant (if a corporation, partnership or other business entity) hereby represents and warrants to Landlord that Tenant is and will remain during the Term a duly formed and existing entity qualified to do business in the state in which the Premises are located, that Tenant has full right and authority to execute and deliver this Lease, that each person signing on behalf of Tenant is authorized to do so, and that Tenant’s organizational identification number assigned by the Delaware Secretary of State is 4516559. Landlord hereby represents and warrants to Tenant that Landlord is a duly formed and existing entity qualified to do business in the state in which the Premises are located, that Landlord has full right and authority to execute and deliver this Lease, and that each person signing on behalf of Landlord is authorized to do so.
(s) In any legal proceeding that is brought by Landlord to enforce this Lease or any guaranty of this Lease (if any), or that arises out of a dispute in connection with this Lease or any guaranty of this Lease (if any), Landlord shall have the right to file suit in, or, if such suit has been filed or proceeding has been instituted by any person or entity other than Landlord, to transfer such suit or proceeding to any court of competent jurisdiction in the State in which the Project is located. Tenant and any guarantor of this Lease (if any), hereby irrevocably accept and consent to jurisdiction of any such court, and each irrevocably, knowingly, and voluntarily waives its right to object to jurisdiction of any such court, and irrevocably agrees to be bound by any final, non-appealable judgment rendered by any such court in connection herewith. Tenant and any guarantor of this Lease (if any) hereby agree that venue shall be proper in the state in which the Project is located, and each irrevocably waives its right to challenge the propriety of appropriateness, or to assert the inconvenience, of venue in such state.
(t) Landlord reserves to itself the right, from time to time, to grant such easements, rights and dedications that Landlord deems necessary or desirable, and to cause the recordation of parcel maps, easement agreements and covenants, conditions and restrictions, so long as such easements, rights, dedications, maps and covenants, conditions and restrictions do not unreasonably interfere with the permitted use of the Premises by Tenant. Tenant shall sign any of the aforementioned documents upon request of Landlord and failure to do so shall constitute a material breach of this Lease.
(u) Landlord and Tenant agree that all administrative fees and late charges prescribed in this Lease are reasonable estimates of the costs that Landlord will incur by reason of Tenant’s failure to comply with the provisions of this Lease, and the imposition of such fees and charges shall be in addition to all of Landlord’s other rights and remedies hereunder or at law, and shall not be construed as a penalty. Further, Landlord and Tenant agree that each provision of this Lease for determining charges and amounts payable by Tenant is commercially reasonable and, as to each such charge or amount, constitutes a statement of the amount of the charge or a method by which the charge is to be computed.
(v) Each covenant, agreement, obligation and/or other provision in this Lease to be performed on Tenant’s part shall be deemed and construed to be a separate and independent covenant of Tenant and not dependent on any other provision of this Lease.





(w) Tenant represents and warrants to Landlord that Tenant is currently in compliance with and shall at all times during the Lease Term (including any extension thereof) remain in compliance with the regulations of the Office of Foreign Assets Control (“ OFAC ”) of the Department of the Treasury (including those named on OFAC’s Specially Designated Nationals and Blocked Persons List) and any statute, executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action relating thereto.
(x) Landlord represents and warrants to Tenant that Landlord is currently in compliance with and shall at all times during the Lease Term (including any extension thereof) remain in compliance with the regulations of OFAC (including those named on OFAC’s Specially Designated Nationals and Blocked Persons List) and any statute, executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action relating thereto.
(y) For purposes of Section 1938 of the California Civil Code, Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that the Premises have not undergone inspection by a Certificated Access Specialist (CASp).
39. Additional Provisions .
(a) Renewal Option . Tenant may extend the Lease Term as provided in Exhibit D attached hereto.
(b) Temporary Warehouse Space .
(1) Lease Grant; Term; Acceptance; Insurance . Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, on all of the terms and conditions of this Lease (except as otherwise set forth in this Section 39(b)), approximately 200,347 square feet of warehouse space in the Building as depicted on Exhibit A hereto (the “ Warehouse Space ”), which Warehouse Space shall be used for general warehouse purposes. The lease term for the Warehouse Space shall commence on the Commencement Date and expire on December 31, 2016 (the “ Warehouse Space Term ”) unless sooner terminated pursuant to the terms and provisions of this Lease. Tenant accepts the Warehouse Space in its “ AS-IS, WHERE IS ” condition on the Commencement Date, and Landlord shall have no obligation to perform any demolition or tenant-finish work therein.
(2) Early Termination Right . Tenant shall have the right, at any time in its sole discretion, to accelerate the expiration date of the Warehouse Space Term upon at least 30 days’ prior written notice to Landlord.
(3) Terms Applied to Warehouse Space . All terms and provisions of this Lease shall be applicable to the Warehouse Space, including, without limitation, Sections 9 (Insurance) and 18 (Indemnification), except that Tenant shall not be entitled to any allowances, rent credits or abatements, or expansion, renewal or other preferential rights or options with respect to the Warehouse Space unless such concessions, rights or options are expressly provided for in this Section 39(b).
(4) Warehouse Rent . During the Warehouse Space Term, Tenant shall pay base rent for the Warehouse Space in the following amounts (“ Warehouse Rent ”):
Time Period
Monthly Rate Per Sq. Ft.
Monthly Warehouse Rent
Commencement Date - 10/31/2016
$0.30
$60,104.10
11/1/2016 - 11/30/2016
$0.45
$90,156.15
12/1/2016 - 12/31/2016
$0.60
$120,208.20

Tenant shall not be obligated to pay its share of Operating Expenses with respect to the Warehouse Space. The first month’s Warehouse Rent shall be due and payable on the date hereof.

(5) Surrender of Warehouse Space . Upon the expiration or earlier termination of the Warehouse Space Term, Tenant shall vacate and surrender the Warehouse Space in the condition required under this Lease, failing which Tenant shall be a holdover tenant with respect to the Warehouse Space pursuant to Section 22 of this Lease. Provided, however, the parties acknowledge the 20,717 square foot portion of the Warehouse Space identified on Exhibit A hereto is the former retail space occupied by Tenant as a Sears Outlet Store prior to the Commencement Date (the “ Prior Retail Space ”). The parties acknowledge that upon the expiration or earlier termination of the Warehouse Space Term, Tenant may continue to occupy the Prior Retail Space, without any rental obligations, but otherwise in compliance with the terms of this Lease, until such date as Landlord completes the demising of the Premises as required by Section 2A of Exhibit C .
(6) Right to Market Warehouse Space . Landlord shall have the right, upon reasonable prior notice to Tenant (which may be given by telephone or electronic mail) to enter the Warehouse Space at all reasonable hours to market the Warehouse Space to prospective tenants.
[THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]





[SIGNATURE PAGE TO LEASE AGREEMENT]

Signature Page      1980 West Avenue 140 th  
San Leandro, California
4333542v.9 CLA042/67050
IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first above written.
LANDLORD :         LIT-ENVP LIMITED PARTNERSHIP ,
a Delaware limited partnership

By:     LIT-ENVGP, L.L.C.,
a Delaware limited liability company,
its general partner

By:    LIT Industrial Limited Partnership,
a Delaware limited partnership,
its sole member

By:
LIT Holdings GP, LLC,
a Delaware limited liability company,
its general partner

By:
Lion Industrial Properties, L.P.,
a Delaware limited partnership,
its sole member

By:
LIT GP Sub, LLC,
a Delaware limited liability company,
its general partner

By:
Lion Industrial Trust,
a Maryland real estate investment trust,
its sole member and manager


By:    
J. Dayton Conklin, Senior Vice President
Execution Date:    


TENANT :
SEARS OUTLET STORES, L.L.C. , a Delaware limited liability company


By:    
Name:    
Title:    
Execution Date:    


Rules and Regulations-2      1980 West Avenue 140 th  
San Leandro, California







Rules and Regulations
In the event of a conflict between the following Rules and Regulations and the terms of the Lease to which these Rules and Regulations are attached, the terms of the Lease shall control.
The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or a Tenant-Related Party, or used by them for any purpose other than ingress and egress to and from the Premises.
Tenant shall not place any objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project.
Except for seeing-eye dogs, no animals shall be allowed in the offices, halls, or corridors in the Project.
Tenant shall not disturb the occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making of loud or improper noises.
If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting of wires will be permitted. Any such installation or connection shall be made at Tenant’s expense.
Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Project.
Parking any type of recreational vehicles is specifically prohibited on or about the Project. Except for the overnight parking of operative vehicles or as expressly permitted in the Lease, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no “For Sale” or other advertising signs on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as specified by Landlord.
Tenant shall not wash or service any vehicles in or about the Premises or the Project.
Tenant shall maintain the Premises free from rodents, insects and other pests.
Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project.
Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person.
Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises.
Tenant shall not permit storage outside the Premises, including outside storage of trucks and other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises.
All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash enclosure areas, if any, provided for that purpose.
No auction, public or private, will be permitted on the Premises or the Project.
No awnings shall be placed over the windows in the Premises except with the prior written consent of Landlord.
The Premises shall not be used for lodging, sleeping or cooking or for any immoral or illegal purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises.





Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlord’s consent to the installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity.
Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage.
Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted beyond the Premises.
Tenant shall not introduce, disturb or release asbestos or PCBs onto or from the Premises.
Tenant shall at all times conduct its operations in a good and workmanlike manner, employing best management practices to minimize the threat of any violation of Environmental Requirements.

1      1980 West Avenue 140 th  
San Leandro, California


Premises





Legal Description of Real Property
Real property in the City of San Leandro, County of Alameda, State of California, described as follows:

LOTS 23 TO 30 INCLUSIVE AND THE NORTHEASTERN 100 FEET OF LOT 22, AS SAID LOTS ARE SHOWN ON THE MAP OF "TRACT 1792, CITY OF SAN LEANDRO, ALAMEDA COUNTY, CALIFORNIA", FILED JUNE 21, 1957, IN BOOK 38 OF MAPS, AT PAGE 31, IN THE OFFICE OF THE COUNTY RECORDER OF ALAMEDA COUNTY.

EXCEPTING THEREFROM THAT PORTION OF THE LAND GRANTED TO THE CITY OF SAN LEANDRO, A MUNICIPAL CORPORATION, IN THAT CERTAIN CORPORATION QUITCLAIM DEED RECORDED JANUARY 19, 1966 IN BOOK 1688, BOOK 166 OF OFFICIAL RECORDS, AND RERECORDED FEBRUARY 9, 1966 IN BOOK 1703, PAGE 826 OF OFFICIAL RECORDS.

Common Address: 1980 West Avenue 140th in San Leandro, California

Parcel Identification No.: 077B-0853-019



Construction Addendum -- WORK OF LIMITED SCOPE (NO PLANS)
(Landlord Performs the Work)

Acceptance Of Premises . Except as set forth in this Exhibit, Tenant accepts the Project and Premises in their “AS-IS” condition on the date that this Lease is entered into.





Scope of Landlord’s Work . Landlord, at its sole cost and expense and not as part of Operating Expenses, shall, subject to all applicable authorities’ prior approval of the location, design, size, color, material composition and plans and specifications therefor, perform the following work on the Project (the “ Landlord’s Work ”):
Demolition
Remove all exterior docks to the existing building face. Some shoring may be required prior to extending the exterior concrete wall panel downward to the trailer surface area.
Remove exterior dock canopy.
Remove all exterior ramps except for the ADA entry ramp on the east entry.
Remove outbuilding at south east corner of property.
Excavate at all loading doors in preparation for wall panel fill-in and construction of leveler pits.
Remove all interior mezzanines and interior rooms.
Demolish and remove the 10,000 SF northeast building area including roof, exterior walls, concrete walls separating the area from the warehouse, floor slab and footings. Warehouse roof to be remove from the separation wall to the next column lines.
Asphalt Paving
Repair asphalt cracks.
Allow approximately 5,000 SF of asphalt replacement.
Slurry seal all asphalt.
Stripe parking stalls.
Fencing and Gates
Install 6’ wrought iron fence along entire east property line.
Repair existing chain link fencing.
Landscaping
Provide approximately 6’ wide low maintenance landscape buffer along east property line (Merced Street).
Concrete
Footing foundation for warehouse reconstruction at north east building corner.
6” concrete floor slab a new north east warehouse area (10,000 SF).
Precast wall panels at new north east exterior.
Two stage shotcrete wall extensions at loading docks (Approximately 48” high x existing wall thickness).
Cut and fill dock door openings to provide 9’ wide x 10’ high openings.
Dock leveler pits at every other dock.





Structural Steel
New steel columns and beams for north east building re-construction.
Roof Structure
Wood frame roof structure at new north east building area similar to existing warehouse. Tie-in structure to adjacent column lines.
Roofing
60 mil TPO roofing at new north east building area. Seal to adjacent existing TPO roofing.
Doors, Frames and Hardware
New 9’ x 10’ vertical lift overhead doors at each dock position.
New storefront at north east future office area.
Dock Equipment
40,000 LB capacity Rite Hite mechanical dock levelers at every other dock door.
Dock bumpers at each dock door.
Fire Sprinklers
Upgrade system to .33 gpm/SF.
Electrical
Replace all exterior lamps with new LED lamps.
Scope of Tenant Improvements . Landlord, at its sole cost and expense and not as part of Operating Expenses, shall perform the following Tenant Improvements in the Premises and on the Project (the “ Tenant Improvements ”):
A
Within one year following the Commencement Date, Landlord shall demise the Premises (which shall include alignment of existing HVAC and sprinkler systems as necessary), cause any utilities exclusively serving the Premises to be separately metered or submetered, and construct new restrooms within the Premises as shown on the site plan attached as Exhibit A ;
Within one hundred eighty (180) days following the Commencement Date, Landlord shall (i) demolish and remove the concrete structure in front of the Premises (adjacent to the rail spur); (ii) remove the fencing for conversion to tenant parking; and (iii) subject to all applicable authorities’ prior approval of the location, design, size, color, material composition and plans and specifications therefor, construct new docks as reasonably determined by Tenant as necessary for Tenant’s operations;
Subject to Landlord’s and all applicable authorities’ prior approval of the location, design, size, color, material composition and plans and specifications therefor, in connection with, and at the time of, demising the Premises, Landlord shall complete a new façade and install signage at the entrance to the Premises, with signage to be provided by Tenant at Tenant’s cost, and complete any additional improvements or alterations required to cause the entrance to the Premises to comply with all Legal Requirements;
Subject to Landlord’s and all applicable authorities’ prior approval of the location, design, size, color, material composition and plans and specifications therefor, within one hundred eighty (180) days following the Commencement Date, Landlord shall install a new monument sign with Tenant in the top panel space, with signage to be provided by Tenant at Tenant’s cost, per agreed upon specifications and municipal requirements.





All time periods set forth in this Exhibit C are subject to, and shall be automatically extended by, force majeure or other delays beyond the reasonable control of Landlord, including, without limitation, delays in any governmental permitting or approval process, or delays resulting from Tenant’s failure to promptly provide all necessary information and materials with respect to the new docks under paragraph B(iii) above or Tenant’s signage under paragraph D above. Without limiting the generality of the foregoing, within ten business days after the date of this Lease, Tenant shall select all Building-standard materials to be incorporated into the Tenant Improvements and give written notice of such selection to Landlord. If Tenant fails to select such Building-standard materials within such ten-business day period, then such Building-standard materials shall be as designated by Landlord, in Landlord’s reasonable discretion.
Tenant’s obligation to pay rent under the Lease with respect to the Premises shall continue at all times during the performance of the Tenant Improvements and Landlord’s Work. Tenant hereby acknowledges that the performance of the Tenant Improvements and Landlord’s Work may occur during normal business hours while Tenant is in occupancy of the Premises. The Tenant Improvements and Landlord’s Work shall not unreasonably interfere with Tenant’s operations in the Premises.
Capital Expenditures . Prior to the completion of Landlord’s Work and the Tenant Improvements (as reasonably determined by Landlord’s third party architect or engineer), Operating Expenses shall exclude all capital expenditures related or incidental to the Tenant Improvements or Landlord’s Work. Notwithstanding the foregoing, it is agreed that the cost with respect to any capital expenditure that is necessitated due to the negligence or willful misconduct of Tenant or any Tenant Related Party shall not be so excluded from Operating Expenses, or be Landlord’s responsibility whatsoever, but shall, instead, be paid for in full by Tenant upon Landlord’s demand therefor.



2      1980 West Avenue 140 th  
San Leandro, California
Guarantor’s Initials ____________
G-1      1980 West Avenue 140 th  
San Leandro, California


Renewal Option
(Market Rate - One Renewal Option)
40. Provided that as of the time of the giving of the Renewal Notice and the Commencement Date of the Renewal Term (as those terms are hereinafter defined), (a)  Tenant or a Tenant Affiliate is the Tenant originally named herein, (b)  Tenant actually occupies at least 50% of the Premises initially demised under this Lease and any space added to the Premises, and (c)  no Event of Default exists, then Tenant shall have the right to extend the Lease Term for one additional term of five (5) years (such additional term is hereinafter called the “ Renewal Term ”) commencing on the day following the expiration of the Lease Term (hereinafter referred to as the “ Commencement Date of the Renewal Term ”). Tenant shall give Landlord written notice (hereinafter called the “ Renewal Notice ”) of its election to extend the term of the Lease Term at least 180 days, but not more than 270 days, prior to the scheduled expiration date of the Lease Term, which election shall be irrevocable.
The Base Rent payable by Tenant to Landlord during the Renewal Term shall be the then prevailing market rate for space of comparable size with comparable build out in the Project and comparable buildings in the vicinity of the Project, taking into account the size of the Lease, the length of the renewal term, the amount and frequency of increases in Base Rent, the credit of Tenant, the amount of any tenant improvement allowances, abatement of rental, or other tenant inducements for the space in question, if any, and the amount of any brokerage commissions. The parties will attempt in good faith to arrive at the prevailing market rate. In the event the parties cannot agree on the prevailing market rate within thirty (30) days of Tenant’s Renewal Notice, the determination of the prevailing market rate shall be made by brokers as provided below. In such event, within five (5) days after the expiration of such thirty (30) day period, each party shall select a licensed commercial real estate broker with at least ten





years’ experience in leasing buildings in the city or submarket in which the Premises are located (a “ Qualified Broker ”). The two brokers shall give their opinion of prevailing market rates (based upon the same criteria as described above) within 20 days after their retention. If such brokers timely reach agreement, such agreed determination shall be final and binding on Landlord and Tenant. In the event the opinions of the two brokers differ and, after good faith efforts over such 20-day period, they cannot mutually agree, the brokers shall immediately and jointly appoint a third Qualified Broker. If the brokers are unable to agree upon such third Qualified Broker, then such third Qualified Broker shall be appointed by the American Arbitration Association upon the request of either Landlord or Tenant (and such appointee shall satisfy the requirement of a Qualified Broker and shall be bound by the procedures described in this paragraph). This third broker shall immediately (within five days) choose either the determination of Landlord’s broker or Tenant’s broker and such choice of this third broker shall be final and binding on Landlord and Tenant. Each party shall pay its own costs for its real estate broker. Following the determination of the prevailing market rate by the brokers, the parties shall equally share the costs of any third broker. The parties shall immediately execute an amendment as set forth below.
The determination of Base Rent for the Renewal Term shall be calculated on the basis of a triple-net lease. The determination of Base Rent for the Renewal Term does not reduce Tenant’s obligation to pay or reimburse Landlord for operating expenses and other reimbursable items as set forth in the Lease, and Tenant shall reimburse and pay Landlord as set forth in the Lease with respect to such operating expenses and other items with respect to the Premises during each Renewal Term.
Except for the Base Rent as determined above, Tenant’s occupancy of the Premises during the Renewal Term shall be on the same terms and conditions as are in effect immediately prior to the expiration of the initial Lease Term; provided, however, Tenant shall have no further right to any allowances, credits or abatements or any options to renew or extend the Lease except as provided herein.
If Tenant does not give the Renewal Notice within the period set forth in Section 1 above, Tenant’s right to extend the Lease Term shall automatically terminate. Time is of the essence as to the giving of the Renewal Notice.
Landlord shall have no obligation to refurbish or otherwise improve the Premises for the Renewal Term. The Premises shall be tendered on the Commencement Date of the Renewal Term in “as is” condition.
If the Lease is extended for the Renewal Term, then Landlord shall prepare and Tenant shall execute an amendment to the Lease confirming the extension to the Lease Term and the other provisions applicable thereto.
If Tenant exercises its right to extend the term of the Lease for the Renewal Term pursuant to this Addendum, the term “Lease Term” as used in the Lease, shall be construed to include, when practicable, the Renewal Term except as provided in 3 above.
A-1
Second Amendment to Agreement of Purchase and Sale
Sears Outlet


Environmental QUESTIONNAIRE
FOR OFFICE USE ONLY :
Proposed Lease Commencement Date: _____________          Marketing Director: __________

Original      Renewal      Expansion


PRE-LEASING ENVIRONMENTAL EXPOSURE QUESTIONNAIRE





(To be completed prior to Lease Approval)

Property Address :     ______________________________________________
Proposed Tenant :
______________________________________________
(Include full legal name of proposed tenant and any d/b/a)
Current Address :    ______________________________________________
Description of Proposed Use of Property:     
    
        
    

PLEASE ANSWER THE FOLLOWING QUESTIONS ACCURATELY AND FULLY, ATTACHING ADDITIONAL PAGES IF NECESSARY. YOUR RESPONSES TO THIS QUESTIONNAIRE, INCLUDING ANY AND ALL ATTACHMENTS, SHALL BE INCORPORATED AS REPRESENTATIONS AND WARRANTIES IN THE LEASE WHEN EXECUTED, AND INCORRECT, MISLEADING OR MATERIALLY INCOMPLETE RESPONSES SHALL BE DEEMED A BREACH OF SAID LEASE.
Will any of the following chemicals, petroleum products or hazardous materials be made, used, placed, or stored on the property in quantities greater than the minimum quantity listed in column (1) below? If yes, please mark column(s) (2), (3), and/or (4) as applicable.





 
(1)
Categories of Chemicals
Minimum
Quantity
Solvents, Degreasers
1 Gallon
Paint Thinners/Remover
1 Gallon
Paint
5 Gallons
Oil (New)
5 Gallons
Gasoline
1 Gallon
Antifreeze
5 Gallons
____
____
Other Automotive Fluids
1 Gallon
____
____
Diesel Fuel
5 Gallons
____
____
Heavy (Toxic) Metal Containing Compounds
1 Pound
____
____
Liquid Plastics/Activators
1 Gallon
____
____
Flammable Gases
20 Cu Ft
____
____
Toxic Gases
20 Cu Ft
Acids
1 Gl/5 Lb
____
____
1 Gl/5 Lb
____
1 Gl/5 Lb
____
____
1 Gl/5 Lb
____
____
1 Gl/5 Lb
____
____
1 Gl/5 Lb
____
____
1 Gallon
____
____
Solid Hazardous Waste
1 Pound

 
Yes
No
Do your operations require H-occupancy storage or other special constructions?
____
____
 
 
 
If yes, please explain:
 
 
 
 
 
Will any of the following structures be used on the property? If yes, describe the contents of each.
____
____
Feature
Contents
 
 
Underground Tank
______________________________________
____
____
Above-ground Tank
______________________________________
____
____
Clarifier
______________________________________
____
____
Sump
______________________________________
____
____
Trench
______________________________________
____
____
Waste Pile
______________________________________
____
____
Chemical Piping
______________________________________
____
____





Floor Drain
____
____
____
____
 
 
 
 
 
 
____
____
 
 
If yes, complete the following:
 
 
 
 
 
Identify each such hazardous waste or liquid waste.
 
 
Describe onsite storage, including secondary containment, and/or treatment.
 
 
Describe your plans for disposal of hazardous wastes or liquid waste including off-site disposal.
 
 
Will operations result in any wastewater discharges to the sewer?
____
____
 
 
 
Will operations result in any wastewater discharges to locations other than the sewer (including storm drain)?
____
____
 
 
 
If yes, describe each wastewater stream and plans for handling wastewater discharges:
 
 
 
 
 
Have you performed any testing or analysis of wastewater discharges or other wastewater effluent from your current facility?
____
____
 
 
 
If yes, attach the results of any such testing or analysis.
 
 
 
 
 
Will your operations require any stormwater discharge permits?
 
 
 
 
 
If yes, describe:
 
 
 
 
 





Will activities on the property require warnings to be given to workers or visitors on the Leased Premises or the surrounding community?
____
____
 
 
 
If yes, please describe how you will provide such communications or warnings.
 
 
 
 
 
Will operations result in any air emissions (including dust)?
____
____
 
 
 
If yes, describe:
 
 
 
 
 
Will permits from the Southern Coast Air Quality Management District be required?
____
____
 
 
 
Will operations result in air emissions which include hazardous or toxic air pollutants?
____
____
 
 
 
If yes, will any public notice or disclosure be required?
____
____
 
 
 
Will operations be subject to Risk Management & Preview Planning requirements or other risk reduction requirements?
____
____
 
 
 
Will your operations involve any on-site vehicle or equipment maintenance, repair or cleaning, including but not limited to oil changes, oil filter changes, brake pad replacement, battery changes, radiator flushing, radiator fluid replacement, and equipment, and equipment wash down and cleaning?
____
____
 
 
 
If yes, describe all such maintenance:
 
 
 
 
 
Will these on-site vehicles or equipment use batteries?
____
____
 
 
 
If yes, describe battery storage method:
 
 
 
 
 





Will your operations include a machine shop?
____
____
 
 
 
If yes, describe all operation:
 
 
 
 
 
Will your operations include any metal plating or metal fabrication?
____
____
 
 
 
If yes, describe:
 
 
 
 
 
Will your operations include the use of solvents?
____
____
 
 
 
If yes, describe:
 
 
 
 
 
Has your present facility or operation ever been the subject of an environmental investigation, an environmental enforcement action, or permit revocation proceeding?
____
____
 
 
 
If yes, describe:
 
 
 
 
 
Have you ever been identified as a potentially responsible party for any environmental cleanup, compliance or abatement proceedings?
____
____
 
 
 
If yes, describe:
 
 
 
 
 
Have you ever received a notice of violation or notice to comply from any environmental regulatory agency within the past five years?
____
____
 
 
 
If yes, describe:
 
 
 
 
 
Have you had any complaints from neighbors relating to noise, odor, air emissions, or dust at your present facility?
____
____





 
 
 
If yes, describe:
 
 
 
 
 
Have you had any complaints relating to hazardous materials handling, storage, treatment or disposal from neighbors at your present facility?
____
____
 
 
 
If yes, describe:
 
 
 
 
 
Will the proposed use of the property require the filing of any environmental reports or other documents to any agencies?
____
____
 
 
 
Attach copies of all Material Safety Data Sheets (“MSDS”) for all chemicals you intend to use, sore, or handle on the property.
 
 
 
 
 
Has an Environmental Audit been conducted at your present facility? (If yes, attach a copy of any report prepared in connection with any such audit.)
____
____
 
 
 
Please provide the Landlord your Emergency Response Plan and any contingency or emergency plans for the property in case of an accidental release of hazardous materials.
 
 

Identify the name, title and qualifications/experience of person responsible for your environmental, health and safety program:
Name:     
Title:     
Qualifications/experience:     
Name and telephone number of person to contact for additional information:
Name:     
Title:     
Qualifications/experience:     
Please provide any additional information/comments concerning your environmental compliance program and environmental compliance history:     

The undersigned hereby certifies that the information above is correct and complete.
___________________________________________________________
Name of Proposed Tenant





Name:    ____________________________________________________
Title:    ____________________________________________________
Date:    ____________________________________________________







CERTIFICATIONS


I, William A. Powell, certify that:

1.
I have reviewed this quarterly report on Form 10-Q of Sears Hometown and Outlet Stores, 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 15d-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:
September 1, 2016
 
 
 
 
/s/ William A. Powell
 
William A. Powell
 
 
 
 
Chief Executive Officer and President
 
Sears Hometown and Outlet Stores, Inc.
 






CERTIFICATIONS


I, Ryan D. Robinson, certify that:

1.
I have reviewed this quarterly report on Form 10-Q of Sears Hometown and Outlet Stores, 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 15d-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:
September 1, 2016
 
 
 
 
/s/ Ryan D. Robinson
 
Ryan D. Robinson
 
 
 
 
Senior Vice President, Chief Administrative Officer, and Chief Financial Officer
 
Sears Hometown and Outlet Stores, Inc.
 






CERTIFICATION

Pursuant to 18 U.S.C. 1350 as adopted by Section 906 of the Sarbanes-Oxley Act of 2002

Each of the undersigned, William A. Powell, Chief Executive Officer and President of Sears Hometown and Outlet Stores, Inc. (the “Company”) and Ryan D. Robinson, Senior Vice President and Chief Financial Officer of the Company, has executed this certification in connection with the filing with the Securities and Exchange Commission of the Company’s Quarterly Report on Form 10-Q for the fiscal quarter ended August 1, 2015 (the “Report”).

Each of the undersigned hereby certifies that:

1.
The Report fully complies with the requirements of Section 13(a) or 15(d) 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. 


September 1, 2016
 
 
 
 
 
 
/s/ William A. Powell
 
William A. Powell
 
Chief Executive Officer and President
 
 


/s/ Ryan D. Robinson
Ryan D. Robinson
Senior Vice President, Chief Administrative Officer, and Chief Financial Officer