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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

FORM 10-K

 

(Mark One)

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

For the fiscal year ended December 31, 2019

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

For the transition period from ______________ to _____________

Commission file number 000-54218

 

EVO Transportation & Energy Services, Inc.

(Exact name of registrant as specified in its charter)

 

Delaware

 

37-1615850

(State or other jurisdiction of

 

(I.R.S. Employer

incorporation or organization)

 

Identification No.)

2075 West Pinnacle Peak Rd. Suite 130

Phoenix, AZ 85027

(Address of principal executive offices) (Zip Code)

 

Registrant’s telephone number, including area code877-973-9191

 

Securities registered pursuant to Section 12(b) of the Act: None.

 

Title of each class

 

Trading

Symbol(s)

 

Name of each exchange on which registered

 

 

 

 

 

  

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

Common Stock, $0.0001 par value per share

(Title of class)

 

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes   No 

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes   No 

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 (Exchange Act) during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes   No 

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes   No 

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§ 229.405 of this chapter) is not contained herein, and will not be contained, to the best of registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K. 

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

 

Large accelerated filer

 

Accelerated filer

 

 

 

 

 

 

 

Non-accelerated filer 

 

 

Smaller reporting company

 

 

 

 

 

 

 

Emerging growth company

 

 

 

 

 

 

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

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

State the aggregate market value of the voting and non-voting common equity held by non-affiliates computed by reference to the price at which the common equity was last sold, or the average bid and asked price of such common equity, as of the last business day of the registrant’s most recently completed second fiscal quarter.

The aggregate market value of the voting and non-voting common equity held by non-affiliates as of the last business day of the Registrant’s most recently completed second fiscal quarter was approximately $2.0 million based on the price of $2.00 per share, the price at which the Registrant’s common equity was last sold as of the last business day of the Registrant’s most recently completed second fiscal quarter as reported on the OTC Pink Marketplace.

APPLICABLE ONLY TO CORPORATE REGISTRANTS

As of August 5, 2021, there were 15,212,815 shares of the registrant’s common stock, par value $0.0001, outstanding.

 

 

 

 

 


 

 

TABLE OF CONTENTS

 

FORWARD-LOOKING STATEMENTS

ii

PART I

1

 

ITEM 1. BUSINESS

1

 

ITEM 1A. RISK FACTORS

6

 

ITEM 1B. UNRESOLVED STAFF COMMENTS

19

 

ITEM 2. PROPERTIES

19

 

ITEM 3. LEGAL PROCEEDINGS

20

 

ITEM 4. MINE SAFETY DISCLOSURE

20

PART II

21

 

ITEM 5. MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES

21

 

ITEM 6. SELECTED FINANCIAL DATA

21

 

ITEM 7. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

22

 

ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

30

 

ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

31

 

ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE

32

 

ITEM 9A. CONTROLS AND PROCEDURES

32

 

ITEM 9B. OTHER INFORMATION

34

PART III

37

 

ITEM 10. DIRECTORS, EXECUTIVE OFFICERS, AND CORPORATE GOVERNANCE

37

 

ITEM 11. EXECUTIVE COMPENSATION

43

 

ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS

48

 

ITEM 13. CERTAIN RELATIONSHIPS, RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE

54

 

ITEM 14. PRINCIPAL ACCOUNTING FEES AND SERVICES

59

PART IV

60

 

ITEM 15. EXHIBITS, FINANCIAL STATEMENT SCHEDULES

60

EXHIBIT INDEX

61

SIGNATURES

69

 

i


 

 

FORWARD-LOOKING STATEMENTS

 

This annual report on Form 10-K contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements reflect management’s current view about future events. When used in this report, the words “anticipate”, “will”, “believe”, “expects”, “intends”, “estimates”, “projects”, “target”, “goals”, “plans”, “objectives”, “should”, “future,”, “seek”, “may”, “could”, “likely” or similar expressions or the negative of these terms identify forward-looking statements as they relate to EVO Transportation & Energy Services, Inc., a Delaware corporation (“EVO,” the “Company,” “we,” “us” or “our”), its subsidiaries or management. The forward-looking statements in this report generally relate to: EVO’s growth strategy and potential acquisition candidates, EVO’s relationship with the United States Postal Service, gasoline, diesel, and natural gas prices, management’s expectations regarding market trends and competition in the transportation industry, government tax credits and other incentives, insurance, and environmental and safety considerations.

 

Forward-looking statements are based on information available to management at the time the statements are made and involve known and unknown risks, uncertainties and other factors that may cause EVO’s results, levels of activity, performance or achievements to be materially different from the information expressed or implied by the forward-looking statements. Such statements reflect the current view of management with respect to future events and are subject to risks, uncertainties, assumptions and other factors (including the risks contained in the section entitled “Risk Factors” of this report) relating to the Company’s industry, its operations and results of operations, and any businesses that may be acquired by it. These factors include, among other factors:

 

 

Our ability to recruit and retain qualified drivers;

 

Future equipment (including tractor and box truck) prices, our equipment purchasing plans, and our equipment turnover (including expected tractor trade-ins);

 

The expected freight environment, including freight demand and volumes;

 

Future third-party service provider relationships and availability;

 

Future contracted pay rates with independent contractors and compensation arrangements with drivers;

 

Future supply, demand, use and prices of crude oil, gasoline, diesel, natural gas and other vehicle fuels, such as electricity, hydrogen, renewable diesel, biodiesel and ethanol;

 

Our expectations regarding the market’s perception of the benefits of conventional and renewable natural gas relative to gasoline and diesel and other alternative vehicle fuels and electronically powered vehicles, including with respect to factors such as supply, cost savings, environmental benefits and safety;

 

The competitive environment in which we operate, and the nature and impact of competitive developments in our industry;

 

Potential adoption of government policies or programs that favor vehicles or vehicle fuels other than natural gas, including long-standing support for gasoline and diesel-powered vehicles and growing support for electric and hydrogen-powered vehicles;

 

The impact of, or potential for changes to, emissions requirements applicable to vehicles powered by gasoline, diesel, natural gas or other vehicle fuels, as well as emissions and other environmental regulations and pressures on crude oil and natural gas drilling, production, importing or transportation methods and fueling stations for these fuels;

 

Developments in our products and services offering, including any new business activities we may pursue in the future;

 

The success and importance of any acquisitions, divestitures, investments or other strategic relationships or transactions;

 

The general strategies adopted by the USPS with respect to its third party surface transportation suppliers;

 

The impacts of the COVID-19 global pandemic;

 

General political, regulatory, economic and market conditions;

ii


 

 

 

Our need for and access to additional capital to fund our business or repay our debt, through selling assets or pursuing equity, debt or other types of financing; and

 

The flexibility of our model to adapt to market conditions.

 

The preceding list is not intended to be an exhaustive list of all of the topics addressed by our forward-looking statements. Although the forward-looking statements in this report reflect our good faith judgment based on available information, they are only predictions and involve known and unknown risks, uncertainties and other factors that may cause our or our industry’s actual results, levels of activity, performance or achievements to be materially different from any future results, levels of activity, performance or achievements expressed or implied by these forward-looking statements. Factors that might cause or contribute to such differences include, among others, those discussed in this report in Item 1A. Risk Factors. In addition, we operate in a competitive and rapidly evolving industry in which new risks emerge from time to time, and it is not possible for us to predict all of the risks we may face, nor can we assess the impact of all factors on our business or the extent to which any factor or combination of factors could cause actual results to differ from our expectations. As a result of these and other potential risks and uncertainties, our forward-looking statements should not be relied on or viewed as predictions of future events. All forward-looking statements in this report are made only as of the date of this document and, except as required by law, we undertake no obligation to update publicly any forward-looking statements for any reason, including to conform these statements to actual results or to changes in our expectations. You should, however, review the factors and risks we describe in the reports we will file from time to time with the Securities and Exchange Commission (the “SEC”) after the date we file this report. 

We qualify all of our forward-looking statements by this cautionary note.

 

 

 

iii


 

 

PART I

Item 1. Business.

 

Our Business

 

EVO Transportation & Energy Services, Inc. is a transportation provider serving the United States Postal Service (“USPS”) and other customers. EVO is the second largest surface transportation company serving the USPS with approximately 1,000 vehicles in operation as of December 31, 2019. Of these, approximately 200 vehicles operate on compressed natural gas (“CNG”) which makes us the largest user of alternative fuels amongst transportation companies serving the USPS. In certain markets, we fuel our vehicles at one of our five dedicated CNG stations which serve other customers as well. We operate from our headquarters in Phoenix, Arizona and from 15 facilities in 17 states.

 

EVO has grown primarily through acquisitions, and we have completed seven acquisitions since our initial business combination in 2016. We have also grown organically by obtaining new contracts from the USPS and other customers. In 2019, on a pro forma basis, assuming all 2019 acquisitions had occurred at the beginning of the year, we generated $217 million in revenues. During 2019, we were awarded 114 additional contracts from the USPS which are expected to generate $15.2 million in annual revenue. We have been actively integrating the acquisitions we have made under common leadership and technology with a goal of operating under a single brand.

 

We are actively engaged in reducing CO2 emissions by converting vehicles to operate on CNG or other alternative fuels and by optimizing the routing efficiency of our operations to reduce fuel usage. During the last year, we replaced 33 diesel tractors with 40 CNG tractors. In 2019, on a pro forma basis, we emitted approximately 85,227 metric tons of CO2 produced while driving approximately 75 million miles, or 0.0011 metric tons per mile. We believe that through operating our CNG vehicles and our sale of approximately 800,000 gas gallon equivalents of fuel to third party customers, we averted 6,565 metric tons of CO2 emissions in 2019.

 

Service and Product Offering

 

Mail Transportation

 

We transport mail and freight by truck for the USPS and other customers through 315 contracts covering 217,150 average daily route miles in aggregate. We competitively bid on transportation contracts that detail the movement of mail between processing facilities and destination post offices. Customer contracts are typically four years in term and most often are renewed if appropriate service has been performed in accordance with all contract requirements including, but not limited to, USPS performance standards, Service Contract Act requirements, Department of Transportation (“DOT”) regulations (federal and state), and all other applicable local and state regulations.

 

As of December 31, 2019, we held 289 contracts with the USPS totaling 193,932 average daily route miles of service. Of these, 277 were traditional route contracts covering 139,822 average daily route miles of pre-set route service, and 12 were Dynamic Route Optimization contracts covering 54,110 average daily route miles.

 

We provide these services through a fleet of 995 tractors and 1,150 drivers as of December 31, 2019. Our mail transportation operations generated $192 million of pro forma revenues in 2019, or 88% of our total pro forma revenues.

 

Local Mail Delivery

 

We provide outsourced mail delivery to 115 USPS branches in rural markets. We began this business in 2019 as EVO was awarded 112 contracted delivery supplier (“CDS”) contracts by the USPS. We serve local postmasters with 67 vehicles operated by 78 drivers as of December 31, 2019.  Our local mail delivery operations generated $8.1 million of revenues in 2019, or 3.7% of our total revenues.

 

Freight and Brokerage Services

 

In addition to our USPS mail transportation and delivery services, we provide freight and brokerage services to various corporate customers. In 2019, we transported freight over 8,474,876 miles through these operations.  Our freight and brokerage services generated $29 million of revenues in 2019, or 13.3% of our total revenues.

 

1


 

 

Compressed Natural Gas Fueling

 

We operate five CNG fueling stations which serve our fleet and other customers. These stations are located in Jurupa Valley, CA; Fort Worth, TX; Oak Creek, WI; Tolleson, AZ; and San Antonio, TX and accommodate class 8 trucks and trailers. Most of our customers fuel at our stations under long term contracts and we have a small number of retail customers.  Our CNG fueling operations generated $1.7 million of revenues in 2019, or just under 1% of our total revenues.

 

History

 

The Company was incorporated in the State of Delaware on October 22, 2010 under the name “Minn Shares Inc.”  From December 2010 until November 2016, Minn Shares Inc. was considered a public “shell” company and dedicated its operations to seeking a potential merger or acquisition partner.  On November 22, 2016, the Company and Titan CNG LLC, a Delaware limited liability company in the business of owning and operating compressed natural gas fueling stations (“Titan”), entered into an agreement and plan of securities exchange whereby the members of Titan acquired approximately 90% of the Company’s outstanding shares. Following the closing, the business plan of Titan became the business plan of the Company and all former officers of the Company resigned and were replaced by officers designated by Titan. On August 31, 2017, the Company changed its name from “Minn Shares Inc.” to “EVO Transportation & Energy Services, Inc.”

 

Following the November 2016 public shell reverse merger transaction, the Company’s primary strategy was to seek growth through acquisitions.  The Company completed the following acquisitions subsequent to November 2016:

 

 

On February 1, 2017, the Company acquired Environmental Alternative Fuels, LLC and its wholly owned subsidiary, EVO CNG, LLC.  EVO CNG, LLC is engaged in the business of operating compressed natural gas fueling stations.

 

On June 1, 2018, the Company acquired Thunder Ridge Transport, Inc. (“Thunder Ridge”). Thunder Ridge is based in Springfield, Missouri and is engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

On November 16, 2018, the Company acquired W.E. Graham, Inc., a trucking company based in Memphis, Tennessee engaged in the business of fulfilling government contracts for freight trucking services.

 

On January 2, 2019, the Company acquired Sheehy Mail, Inc. (“Sheehy”). Sheehy is based in Waterloo, Wisconsin and is engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

On February 1, 2019, the Company acquired Ursa Major Corporation (“Ursa”) and J.B. Lease Corporation (“JB Lease”). Ursa and JB Lease are based in Oak Creek, Wisconsin and are engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

On July 15, 2019, the Company acquired Courtlandt and Brown Enterprises L.L.C. (“Courtlandt”) and Finkle Transport Inc. (“Finkle”).  Finkle and Courtlandt are based in Newark, New Jersey and are engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

On September 16, 2019, the Company, through its wholly-owned subsidiary EVO Holding Company, LLC, acquired John W. Ritter, Inc. (“JWR”), Ritter Transportation Systems, Inc. (“Ritter Transportation”), Ritter Transport, Inc. (“Ritter Transport”), and Johmar Leasing Company, LLC (“Johmar,” and together with JWR, Ritter Transportation, and Ritter Transport, the “Ritter Companies”).  The Ritter Companies are based in Laurel, Maryland and are engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

Strategy

 

In 2014, the USPS announced that it intends to drastically reduce their supplier base from over 4,000 surface transportation contractors to less than 1,000 by 2022. As part of this consolidation effort, the USPS began implementing the Dynamic Route Optimization (“DRO”) program and consolidated contracts, which is designed to manage fewer relationships and work with larger prime contractors. As a result, it was estimated that over $1 billion in DRO contracts will come available over the next five years.

  

2


 

 

We believe EVO is well positioned to take on more business with the USPS as the postal service consolidates vendors. We have a dedicated team focused on bidding on new contracts and responding to any inquiries from the USPS on existing contracts. We believe we have an industry-leading ability to provide the USPS with the information and service levels they desire as we bid on new contracts. As a result, we won two new contracts with the USPS in 2019. We currently have operations which cover 11% of the USPS transportation portfolio and intend to continue to expand our footprint both organically and through acquisitions to provide greater coverage to the USPS.

 

We have invested meaningfully in information systems and personnel which allow us to be effective in managing DRO contracts.  For example, our use of an industry leading transportation management system has allowed us to meet the scheduling and reporting needs of the USPS under its DRO program.  Our acquisitive growth strategy has also enabled us to achieve a greater scale than many of our regional and local competitors, which gives us the ability to competitively bid on a high percentage of available DRO contracts. The Company also intends to compete for awards of long haul and other USPS contracts that become available outside DRO/Consolidation.

 

Our largest customer, the USPS, adopted a robust environmental sustainability plan that includes a stated commitment to reducing greenhouse gas emissions through increased procurement of services from alternative fuels carriers. We have a dedicated focus on reducing emissions through operating routes as efficiently as possible as well as by operating vehicles on CNG. In 2019, we increased our CNG fleet by 85 tractors and now have approximately 15% of our vehicle fleet operating on CNG. In addition, we operate 5 CNG stations which fuel our vehicles and those of other customers. We intend to continue to convert additional vehicles to alternative fuels. We believe our shared commitment with the USPS to reducing emissions positions the Company to grow our business relationship with the USPS in the future.

 

We intend to leverage our infrastructure to serve additional customers beyond the USPS. By utilizing our technology platform, nationwide network of terminals, and in some cases an ability to offer freight products with similar next day options, we are able to offer transportation services to corporate customers at competitive rates while also improving margins. We will continue to invest in our technology solutions in order to offer industry-leading service to our customers.

 

We also plan to increase utilization of our company owned CNG stations by acquiring trucking companies and developing transit lanes utilizing CNG trucks near our CNG stations. Since January 2019, we completed the acquisition of Sheehy of Waterloo, Wisconsin, which operates the largest fleet of CNG trucks servicing the USPS. We also completed the acquisition of Ursa in 2019, which is based one mile from our Oak Creek CNG station.

 

Market Overview

 

Competition

 

The U.S. mail trucking industry is estimated to represent an approximately $5 billion subset of the broader transportation market. The USPS trucking industry is highly competitive and fragmented. In 2014, the USPS had active contracts with over 4,000 transportation contractors, and it has publicly announced that its goal is to reduce that number to below 1,000 by 2022. As a result, the Company estimates that over $1 billion in DRO/Consolidation contracts will come available over the next five years. The Company intends to compete to win new DRO/Consolidation contracts and renew its existing DRO contracts in the future.

 

The Company competes primarily with other transportation companies for DRO contracts with the USPS. We also compete with other motor carriers for the services of drivers, independent contractors and management employees. Our largest customer, the USPS, typically awards its contracts competitively and often renews contracts with incumbent service providers if appropriate services have been performed. The Company believes that the principal differentiating factors in its business, relative to competition, are service, efficiency, pricing, and its focus on alternative fuels, which aligns with the USPS’s stated preference for contractors who prioritize alternative energy options. Additionally, the Company was an early adopter of the DRO program with the USPS. We believe our existing relationship with the USPS and experience with the DRO program provide the Company an additional competitive advantage when bidding on these contracts.

 

Our Target Customers

 

The USPS is our primary target customer, but we also seek to provide freight trucking and brokerage services to various corporate customers.

 

3


 

 

Principal Customers and Suppliers

 

The USPS is the Company’s primary customer, and for the years ended December 31, 2019 and 2018, the USPS accounted for approximately 88% and 95%, respectively, of the Company’s revenue. As a result, the Company’s trucking operations are highly dependent on the USPS. For a discussion of the risks associated with the possible loss of the USPS as a customer or a significant reduction in the Company’s relationship with the USPS, refer to Item 1A. Risk Factors of this report.

 

Safety and Risk Management

 

The DOT requires the Company to perform drug and alcohol testing that meets DOT regulations. The Company’s safety program includes pre-employment, random and post-accident drug testing and all other testing required by the DOT. The Company also has equipped approximately 50% of its company tractors with critical-event recorders and plans to equip the remaining 50%. This helps continually train drivers, so that the Company can prevent or reduce the severity of accidents.

 

The primary safety-related risks associated with the Company’s business include physical damage to company equipment, damage to buildings and personal property, third party personal injury and property damage and workers’ compensation. The Company periodically reviews insurance limits and retentions. The Company believes that the insurance it currently maintains provides adequate coverage for its operations.

 

To the extent that the Company subcontracts any portion of its business to third party service providers, those third party service providers operate under their own DOT authority, and provide their own liability insurance and workers compensation insurance which Company has the right to audit from time to time.

 

Fuel

 

In 2019, we used 9,088,278 gallons of diesel and 2,095,691 gas gallon equivalents (“GGEs”) of CNG. Our fuel costs are typically passed on to customers. In 2019 we paid an average of $1.73 per GGE for fuel for our CNG tractors and $2.80 per gallon for our diesel tractors. In addition, we qualify for a retroactive tax credit of $0.50 per GGE for the 2,095,691 GGEs utilized in 2019 and expect this tax credit to continue through 2021.

 

The Company actively manages its fuel purchasing network in an effort to maintain adequate fuel supplies and reduce its fuel costs. The Company purchases its fuel through a network of retail truck stops with which it has negotiated volume purchasing discounts. The Company seeks to reduce its fuel costs by routing its drivers to truck stops with which the Company has negotiated volume purchase discounts when fuel prices at such stops are lower than the bulk rate paid for fuel at the Company’s terminals. The Company stores fuel in aboveground and underground storage tanks at some of its facilities.

 

The Company believes the most effective protection against fuel cost increases is to maintain a fuel-efficient fleet by incorporating fuel efficiency measures and focusing on alternative fuel vehicles, particularly CNG vehicles that can leverage the Company’s current and future CNG fueling stations. The Company may periodically enter into various commodity hedging instruments to mitigate a portion of the effect of fuel price fluctuations. As of December 31, 2019 and 2018, the Company recorded liabilities related to commodity hedging instruments in the amount of approximately $0 and $11,000, respectively, in the accompanying consolidated balance sheets.  Shortages of fuel, increases in fuel prices, or rationing of petroleum products could have a material adverse effect on the Company’s operations and profitability.

 

Operations

 

Fleet

 

We operate a fleet of 824 tractors, 156 straight trucks, and 67 local delivery vehicles of which 815 were owned, 159 were leased and 73 were rented under short term rental agreements as of December 31, 2019. The average age of our owned and leased fleet is 6 years. Of this fleet, 194 of our vehicles operate with CNG. We intend to continue to replace our existing fleet with more efficient diesel, CNG and other alternative fuel vehicles.

 

Operations Center

 

We manage a centralized operations center in Oak Creek, Wisconsin. At this center we utilize our transaction management system to match inbound USPS route manifests and other load orders with driver schedules and coordinate these activities with our fleet, maintenance, safety, payroll, audit and billing departments.

 

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Technology

 

We utilize an industry leading transportation management system and electronic logging device for scheduling and driver rotations, producing driver hours, route tracking, and billing. This system works in connection with a hardware solution mounted on our trucks. As of December 31, 2019, over 90% of our vehicle fleet had these units installed. In 2019, we began an implementation of NetSuite and Salesforce.com across our company. We expect these systems, once fully utilized, to provide increased operational efficiencies via higher utilization of available truck volume.

 

Seasonality

 

Due to seasonal increases in USPS volume, the Company’s truck utilization typically increases during the last quarter of each calendar year. At the same time, operating expenses increase, fuel efficiency declines because of engine idling, and harsh weather creates higher accident frequency, increased claims, and higher equipment repair expenditures. Other weather-related or similar events such as tornadoes, hurricanes, blizzards, ice storms, floods, fires, earthquakes and explosions can also impact the Company’s operations by disrupting fuel supplies, increasing fuel costs, disrupting freight shipments or routes, affecting regional economies, destroying the Company’s assets or adversely affecting the business or financial condition of customers.

 

Government Regulation and Environmental Matters

 

The Company’s operations are regulated and licensed by various federal, state, and local government agencies. The Company and its drivers must comply with the safety and fitness regulations of the DOT and the agencies within the states that regulate transportation, including those regulations relating to operating authority, safety, drug- and alcohol-testing, hours-of-service, hazardous materials transportation, financial reporting, testing and specification of equipment, and product-handling requirements. Weight and equipment dimensions also are subject to government regulations. The Company also may become subject to new or more restrictive regulations relating to fuel emissions, environmental protection, drivers’ hours-of-service, driver eligibility requirements, on-board reporting of operations, collective bargaining, ergonomics and other matters affecting safety, insurance and operating methods. Other agencies, such as the United States Environmental Protection Agency (“EPA”) and the United States Department of Homeland Security (“DHS”), also regulate the Company’s equipment, operations, drivers and the environment.

 

The DOT, through the Federal Motor Carrier Safety Administration (“FMCSA”), imposes safety and fitness regulations on the Company and its drivers, including rules that restrict driver hours-of-service. The FMCSA has adopted a data-driven Compliance, Safety and Accountability (the “CSA”) program as its safety enforcement and compliance model. The CSA program holds motor carries and drivers accountable for their role in safety by evaluating and ranking fleets and individual drivers on certain safety-related standards. To promote improvement in all CSA categories, including those both over and under the established scoring threshold, the Company has procedures in place to address areas where it has exceeded the thresholds and the Company periodically reviews all safety-related policies, programs and procedures for their effectiveness and revises them, as necessary, to establish positive improvement. The Company believes its established policies, programs and procedures are adequate to address any safety-related concerns but can give no assurance these measures will be effective. The FMCSA issues three categories of safety ratings: satisfactory, conditional, and unsatisfactory. The Company currently has a “satisfactory” FMCSA rating on 100% of its fleet.

 

The FMCSA has also mandated the use of Electronic Logging Devices (“ELDs”) for commercial motor vehicle drivers to measure their compliance with hours-of-service requirements.  Motor carriers and drivers were permitted to use an automatic onboard recording device (“AOBRDs”) compliant with existing regulations in lieu of ELDs if the AOBRDs were put into use prior to December 18, 2017; however, all carriers and drivers subject to FMCSA rules have been required use ELDs since December 16, 2019.

 

The Company is also subject to various labor laws and regulations.  The contracts that the Company holds with USPS are subject to the McNamara-O’Hara Service Contract Act (“SCA”) that is administered by the Department of Labor.  The SCA, among other things, requires that the Company pay its drivers a minimum hourly wage as determined by the DOL as well as provide a bonified fringe benefit package to its drivers.  

 

The Company is also subject to various environmental laws and regulations governing, among other matters, the operation of fuel storage tanks, release of emissions from its vehicles (including engine idling) and facilities, and adverse impacts to the environment, including to the soil, groundwater and surface water. The Company has implemented programs designed to monitor and address identified environmental risks.  Historically, the Company’s environmental compliance costs have not had a material adverse effect on its results of operations.

 

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The Company’s operations involve the risks of fuel spillage or seepage into the environment, discharge of contaminants, environmental damage, and unauthorized hazardous material spills, releases or disposal actions, among others. If the Company is found to be responsible for such contamination or spills, the Company could be subject to costs and liabilities, including costs for remediation, environmental natural resource damages and penalties.

 

Federal and state lawmakers have implemented or proposed potential limits on greenhouse gas emissions under a variety of climate-change initiatives. The EPA regulations limiting exhaust emissions have increasingly become more restrictive in recent years, and the EPA and National Highway Traffic Safety Administration (“NHTSA”) have also developed stricter fuel-efficiency standards for heavy-duty trucks. New trailers are subject to greenhouse gas emission limits and fuel efficiency standards. Some states and municipalities have also begun to restrict the locations and amount of time where diesel-powered tractors may idle. While impossible to predict, the Company expects that these existing and new regulations will result in increased costs for acquiring new tractors and for additional parts and maintenance activities to retrofit its tractors with technology to achieve compliance with such standards, particularly if such costs are not offset by any potential fuel savings. These regulations create uncertainty as to the reliability of the newly designed diesel engines and the residual value of these vehicles. New idling restrictions could force the Company to alter its drivers’ behavior, purchase on-board power units that do not require the engine to idle, or face a decrease in productivity. While we anticipate changing emission-control and fuel-efficiency standards to result in increased costs, the Company cannot predict the extent to which these regulations will impact its operations.

  

Employees

 

As of December 31, 2019, the Company had approximately 1,503 employees, consisting of 1,094 full-time employees and 409 part-time employees. The Company employed 1,228 drivers as of December 31, 2019. The Company is not a party to any collective bargaining agreements.

 

Company Website

 

The Company’s website may be accessed at www.evotransinc.com. All of our filings with the Securities and Exchange Commission can be accessed free of charge through our website as soon as reasonably practicable after filing. This includes annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports filed or furnished on Form 8-K and all related amendments.

Item 1A. Risk Factors.

 

Risks Related to the Company

 

If we do not obtain sufficient additional capital or generate substantial revenue, we may be unable to pursue our objectives. This raises substantial doubt related to our ability to continue as a going concern.

 

As disclosed in the notes to our consolidated financial statements included in this report, our historical operating losses, net losses and cash used in operations, continued net losses during 2020 and 2021, continued cash used in operations during 2020, continued working capital deficit and stockholders’ deficit as of March 31, 2021, the structure of our factoring arrangement, existing defaults on certain of our debt obligations, and uncertainty regarding our ability to obtain additional financing in the future raise substantial doubt about our ability to continue as a going concern. If we are unable to improve our liquidity position, we might be unable to continue as a going concern. This could significantly reduce or eliminate the value of our investors’ investment in the Company.

 

The Company’s level of indebtedness could adversely affect its financial condition and its ability to fulfill its obligations and operate its business.

 

The Company has incurred significant liabilities, and the Company’s ongoing capital needs are extensive relative to its current cash position. Unless the Company is able to restructure some or all of its outstanding debt and/or raise sufficient capital to fund its continued operations and its debt obligations, the Company will be unable to pay these obligations as they become due.  The Company has been unable to pay its obligations under its liabilities as they have become due in the past.

 

The Company is heavily reliant on its factoring arrangement, and any reductions to the Company’s ability to obtain credit under its factoring arrangement could significantly impact the Company’s liquidity.

 

The Company obtains liquidity under an accounts receivable factoring arrangement with a financial institution (the “Factor”).  Pursuant to the terms of the agreement, the Company, from time to time, sells to the Factor certain of its accounts receivable balances on a recourse basis for approved accounts. The Factor may also advance payment, in its discretion, for unearned future contract amounts.   The Factor remits 95% of the purchased accounts receivable balance and accepted unearned future contract amounts for a given month to the Company (the “Advance Amount”) with the remaining balance, less fees, to be forwarded once the Factor collects the full accounts receivable balance or unearned future contract amount, as applicable, from the customer. This is one of our primary sources of liquidity.

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The Factor has no obligation to purchase the full amount of accounts receivable balances or unearned future contract amounts that the Company offers to sell, and there can be no assurance that the Factor will continue to purchase accounts receivable or unearned future contract amounts at the same levels as it has in the past.  If the Factor determines in its sole discretion to decrease the amount it advances under the factoring arrangement or to terminate the factoring agreement entirely and we are unable to obtain a replacement source of credit on substantially similar terms, it would significantly decrease the Company’s liquidity, which would likely have a material adverse effect on our business, operating results, and financial condition.

 

We have a limited operating history on which to base an investment decision.

 

EVO did not begin trucking operations until June 2018. Thus, we are subject to all the risks associated with any business enterprise with a limited operating history. Our prospects must be considered in light of the risks, expenses and difficulties frequently encountered by companies in their early stages of operation. We have a limited relevant operating history for you to consider in evaluating our business and prospects. When evaluating our business and prospects, you must consider the risks, expenses and difficulties that we may encounter as a company that acquired substantially all of its operations in the past two years.

 

We will need substantial additional capital to fund our growth plans and operate our business.

 

We require substantial additional capital to fund our working capital deficiency, capital expenditures, debt service, planned marketing and sales activities, to achieve profitability and to otherwise execute on our business plan. The most likely sources of such additional capital include private placements and public offerings of shares of our capital stock, including shares of our common stock or securities convertible into or exchangeable for our common stock, debt financing or funds from potential strategic transactions. We may seek additional capital from available sources, which may include hedge funds, private equity funds, venture capitalists, lenders/banks and other financial institutions, as well as additional private placements. Any financings in which we sell shares of our capital stock will likely be dilutive to our current stockholders. If we raise additional capital by incurring debt a portion of our cash flow would have to be dedicated to the payment of principal and interest on such indebtedness. In addition, typical loan agreements also might contain restrictive covenants that may impair our operating flexibility. Such loan agreements, loans, or debentures would also provide for default under certain circumstances, such as failure to meet certain financial covenants. A default under a loan agreement could result in the loan becoming immediately due and payable and, if unpaid, a judgment in favor of such lender which would be senior to the rights of our stockholders. A judgment creditor would have the right to foreclose on any of our assets resulting in a material adverse effect on our business, operating results or financial condition.

 

Our ability to raise additional capital may depend in part on our success in meeting sales and marketing goals. We currently have no committed sources of additional capital and there is no assurance that additional financing will be available in the amounts or at the times required, or if it is, on terms acceptable or favorable to us. If we are unable to obtain additional financing when and if needed, our business will be materially impacted and our investors may lose the value of their entire investment.

 

Our response to a letter from the Select Subcommittee on the Coronavirus Crisis of the U.S. House of Representatives could have a significant adverse effect on us and our financial condition.

 

On May 8, 2020, we received a letter from the Select Subcommittee on the Coronavirus Crisis of the U.S. House of Representatives demanding that we return the Paycheck Protection Program (“PPP”) loan that we applied for and received under the CARES Act.  We elected not to return the PPP loan proceeds as requested and do not intend to do so.  Our decision to retain the PPP loan may require members of our management team to devote attention to future correspondence and requests from the Select Subcommittee, which would reduce the amount of time available to management to focus on our operations and strategic initiatives.  Additionally, if we are required to return the PPP loan proceeds that we received it would result in a material adverse effect on our business and financial condition.

 

The Company has applied for forgiveness with respect to the PPP loan. Under the terms of the CARES Act, PPP loan recipients can apply for and be granted forgiveness for all or a portion of loans granted under the PPP. Eligibility for forgiveness is determined, subject to limitations, based on the use of loan proceeds for payment of permitted and program-eligible expenses. No assurance is provided that the Company will obtain forgiveness of the PPP loan in whole or in part. The Company will be obligated to repay any portion of the principal amount of the Loan that is not forgiven together with accrued interest.

 

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We have a history of losses and may incur additional losses in the future.

 

In 2019 and 2018, we incurred net losses of $32.7 million and $6.6 million, respectively. We may continue to incur losses, the amount of our losses may increase, and we may never achieve or sustain profitability, any of which would adversely affect our business, prospects and financial condition and may cause the price of our common stock to fall. In addition, to try to achieve or sustain profitability, we may take actions that result in material costs or material asset or goodwill impairments.

 

We may experience impairment of our long-lived assets and our goodwill.

 

Long-lived assets, including property, plant and equipment, are tested for impairment whenever circumstances indicate that the carrying value of these assets may not be recoverable. Long-lived assets are considered impaired if the carrying value of the asset exceeds the sum of the future expected undiscounted cash flows to be derived from the asset. We also periodically evaluate our goodwill for potential impairment. When we perform the quantitative goodwill impairment test, we compare the fair value of the reporting unit to the carrying value, which includes goodwill. If the carrying value is higher than the fair value, the goodwill is considered impaired. Once an asset is considered impaired, an impairment loss is recorded within operating expense for the difference between the asset’s carrying value and its fair value. For assets held and used in the business, management generally determines fair value using estimated future cash flows to be derived from the asset, discounted to a net present value using an appropriate discount rate. For assets held for sale or for investment purposes, management determines fair value by estimating the proceeds to be received upon sale of the asset, less disposition costs.

 

We may incur significant costs to comply with public company reporting requirements and other costs associated with being a public company.

 

We may incur significant costs associated with our public company reporting requirements and other rules implemented by the Securities and Exchange Commission. We expect all of these applicable rules and regulations to increase our legal and financial compliance costs and to make some activities more time-consuming and costlier. As a public company, we are required to comply with rules and regulations of the SEC, including expanded disclosure and more complex accounting rules. We will need to implement additional finance and accounting systems, procedures and controls as we grow to satisfy these reporting requirements. In addition, we may need to hire additional legal and accounting staff to enable us to comply with these reporting requirements. These costs could have an adverse effect on our financial condition and limit our ability to realize our objectives.

 

We may not be able to meet the internal control reporting requirements imposed by the SEC.

 

As directed by Section 404 of the Sarbanes-Oxley Act, the SEC adopted rules requiring each public company to include a report of management on the company’s internal controls over financial reporting in its annual reports. While we expect to expend significant resources in developing the necessary documentation and testing procedures required by Section 404 of the Sarbanes-Oxley Act, there is a risk that we may not be able to comply timely with all of the requirements imposed by this rule. If we are unable to timely comply with all of these requirements, potential investors might deem our financial statements to be unreliable and our ability to obtain additional capital could suffer.

 

The Company identified a number of deficiencies in internal control that it considered to be material weaknesses and other deficiencies that it considered to be significant deficiencies. A deficiency in internal control exists when the design or operation of a control does not allow management or employees, in the normal course of performing their assigned functions, to prevent or detect and correct misstatements on a timely basis. A material weakness is a deficiency, or combination of deficiencies in internal controls, such that there is a reasonable possibility that a material misstatement of the entity’s financial statements will not be prevented, or detected and corrected on a timely basis. A significant deficiency is a deficiency, or combination of deficiencies in internal control that is less severe than a material weakness, yet important enough to merit attention by those charged with governance. In addition, the Company’s management has concluded that our disclosure controls and procedures were not effective as of December 31, 2019 due to the material weaknesses in our internal control over financial reporting described in Item 9A of this Annual Report on Form 10-K. As a result, we will be required to expend significant resources to develop the necessary documentation and testing procedures required by Section 404, and there is a risk that we will not comply with all of the necessary requirements. If we cannot remediate the material weaknesses in internal controls identified by our independent registered public accounting firm or if we identify additional material weaknesses in internal controls that cannot be remediated in a timely manner, investors and others with whom we do business may lose confidence in the reliability of our financial statements, and in our ability to obtain equity or debt financing could suffer.

  

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We partially funded the construction of certain of our fueling stations using grant funds that we are required to repay if we do not satisfy certain operational metrics.

 

EVO CNG, LLC received grants in the amounts of $0.4 million and $0.1 million to assist in the construction and equipping of our San Antonio and Fort Worth fueling stations, respectively. The grants must be repaid if EVO CNG, LLC sells, transfers, destroys or otherwise loses title, possession, ownership or control of the equipment funded with the grants during the terms of the respective grant agreements.

 

We depend on certain key personnel, and our operating performance may be adversely impacted by the loss of any such key personnel.

 

Our ability to execute our business plans and objectives depends, in large part, on our ability to attract and retain qualified personnel. Competition for personnel is intense and there can be no assurance that we will be able to attract and retain personnel. In particular, we are dependent upon the services of our management team. Our inability to utilize the services of our management team members could have an adverse effect on us and there would likely be a difficult transition period in finding replacements for any of them. The execution of our strategic plan will place increasing demands on our management and operations. If we lose or are unable to obtain the services of key personnel, our ability to manage our business and implement our strategic plan could be delayed or hindered, which could have a material adverse effect on our business, financial condition and results of operations.

 

We are controlled by our current executive officers, directors and principal stockholders.

 

Our executive officers, directors and principal stockholders beneficially own a substantial majority of our outstanding common stock. Accordingly, our executive officers, directors and principal stockholders will have the ability to exert substantial influence over our business affairs, including electing directors, appointing officers, determining officers’ compensation, issuing additional equity securities or incurring additional debt, effecting or preventing a merger, sale of assets or other corporate transaction and amending our articles of incorporation.

 

We may not successfully manage our recent and planned growth.

 

We have recently expanded our business through acquiring additional companies that provide contract trucking services to the USPS and leveraging our expanded operations to bid on additional USPS trucking contracts.  We plan to continue to expand through acquisitions and bidding on additional USPS trucking contracts in the future. Any expansion of operations we have undertaken or may undertake entail and will entail risks and such actions may involve specific operational activities that may negatively impact our profitability. Consequently, investors must assume the risk that (i) such expansion may ultimately involve expenditures of funds beyond the resources available to us at that time, and (ii) management of such expanded operations may divert management’s attention and resources away from its existing operations. These factors may have a material adverse effect on our present and prospective business activities.

 

Risks Related to the Company’s Operations

 

The Company derives substantially all of its revenue from one customer, the loss of which would have a material adverse effect on the Company’s business. 

 

Substantially all of the Company’s revenue is generated from the USPS, the loss or reduction of which would have a material adverse effect on the Company’s business.

 

Economic conditions may adversely affect the USPS and its ability to remain solvent. The United States Government Accountability Office described the USPS’s financial condition as “deteriorating and unsustainable” and reported that the USPS lost approximately $69 billion from fiscal years 2007 through 2018. The USPS’s financial difficulties can negatively impact the Company’s results of operations and financial condition and the Company’s ability to comply with the covenants in its debt agreements, especially if the USPS were to delay or default on payments to us. There can be no assurance that the Company’s relationship with the USPS will continue as presently in effect. The Company’s contracts with the USPS are terminable for convenience by the USPS upon advance notice ranging from 60 days for some contracts to 180 days for DRO contracts. A default in performance by the Company under one USPS contract can constitute a cross-default allowing the USPS to terminate some or all of the Company’s other contracts with the USPS. A reduction in, or termination of, the Company’s services by the USPS would have a material adverse effect on the Company’s business and operating results.

 

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The Company has significant ongoing capital expenditure requirements. If the Company is unable to obtain additional capital on favorable terms or at all, it may not be able to execute on its business plans and its business, financial condition, results of operations, cash flows and prospects may be adversely affected.

 

The Company’s business is capital intensive. Its capital expenditures focus primarily on equipment replacement and, to a lesser extent, facilities, equipment growth, and investments in information technology. The Company also expects to devote substantial financial resources to grow its operations and fund its acquisition activities. As a result of the Company’s funding requirements, it likely will need to raise funds through the sale of additional equity or debt securities or seek additional financing through other arrangements to increase its cash resources. Any sale of additional equity or debt securities may result in dilution to its stockholders. Public or private financing may not be available in amounts or on terms acceptable to the Company, if at all.

 

If the Company is unable to obtain additional financing, it may be required to delay, reduce the scope of, or eliminate future acquisition activities or growth initiatives, which could adversely affect its business, financial condition and operating results. In such case, the Company may also operate its equipment (including tractors and trailers) for longer periods, which would result in increased maintenance costs, which would in turn reduce its operating income.

 

The Company’s trucking business is affected by general economic and business risks that are largely beyond its control.

 

The Company’s trucking business is highly cyclical and is dependent on a number of factors, many of which are beyond our control. The Company believes that some of the most significant of these factors are economic changes that affect supply and demand in transportation markets in general, including excess tractor capacity in comparison with shipping demand and recessionary economic cycles.

 

The Company also is subject to cost increases outside of its control that could materially reduce its profitability if it is unable to increase its rates sufficiently. Such cost increases include, but are not limited to, increases in fuel prices, driver wages, owner-operator contracted rates, interest rates, taxes, tolls, license and registration fees, insurance, equipment and healthcare for its employees. In addition, the USPS contracts include a monthly adjustment for changes in the price of fuel.

 

The Company’s suppliers’ business levels also may be negatively affected by adverse economic conditions or financial constraints, which could lead to disruptions in the supply and availability of equipment, parts and services critical to its operations. A significant interruption in the Company’s normal supply chain could disrupt its operations, increase its costs and negatively impact its ability to serve its customers.

 

In addition, events outside the Company’s control, such as strikes or other work stoppages at its facilities or at customer, port, border or other shipping locations, or actual or threatened armed conflicts or terrorist attacks, efforts to combat terrorism, military action against a foreign state or group located in a foreign state, or heightened security requirements could lead to reduced economic demand, reduced availability of credit or temporary closing of the shipping locations or United States borders. Such events or enhanced security measures in connection with such events could impair the Company’s operating efficiency and productivity and result in higher operating costs.

 

The trucking industry is highly competitive and fragmented, and the Company’s business and results of operations may suffer if it is unable to adequately address downward pricing and other competitive pressures.

 

The Company competes with many truckload carriers of varying sizes, including some that may have greater access to equipment, a wider range of services, greater capital resources, less indebtedness or other competitive advantages. The Company also competes with smaller, regional service providers that cover specific shipping lanes or that offer niche services. Numerous competitive factors could impair the Company’s ability to maintain or improve its profitability. These factors include the following:

 

 

many of the Company’s competitors periodically reduce their freight rates to gain business, especially during times of reduced growth in the economy, which may limit the Company’s ability to maintain or increase freight rates, may require the Company to reduce its freight rates or may limit its ability to maintain or expand its business;

 

some shippers, including the USPS, have reduced or may reduce the number of carriers they use by selecting core carriers as approved service providers and in some instances the Company may not be selected;

 

many customers, including the USPS, periodically solicit bids from multiple carriers for their shipping needs, which may depress freight rates or result in a loss of business to competitors;

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the continuing trend toward consolidation in the trucking industry may result in more large carriers with greater financial resources and other competitive advantages, and the Company may have difficulty competing with them;

 

advances in technology may require the Company to increase investments in order to remain competitive, and its customers may not be willing to accept higher freight rates to cover the cost of these investments;

 

the Company may have higher exposure to litigation risks as compared to smaller carriers; and

 

smaller carriers may build economies of scale with procurement aggregation providers, which may improve the smaller carriers’ abilities to compete with the Company.

 

Driver shortages and increases in driver compensation could adversely affect the Company’s profitability and ability to maintain or grow its trucking business.

 

Driver shortages could require the Company to spend more to attract and retain drivers. The market for qualified drivers is intensely competitive, which may subject the Company to increased payments for driver compensation. Also, because of the competition for drivers, the Company may face difficulty maintaining or increasing its number of drivers. Compliance and enforcement initiatives included in the CSA program implemented by the FMCSA and regulations of the DOT relating to driver time and safety and fitness could also reduce the availability of qualified drivers. In addition, the Company suffers from a high turnover rate of drivers. The high turnover rate requires the Company to continually recruit a substantial number of drivers in order to operate existing equipment. If the Company is unable to continue to attract and retain a sufficient number of drivers, it could be required to operate with fewer trucks and face difficulty meeting customer demands or be forced to forego business that would otherwise be available to it, which could adversely affect its profitability and ability to maintain or grow its business.

 

Seasonality and the impact of weather and other catastrophic events adversely affect the Company’s trucking operations and profitability.

 

The Company’s tractor productivity decreases during the winter season because inclement weather impedes operations. At the same time, operating expenses increase due to, among other things, a decline in fuel efficiency because of engine idling and harsh weather that creates higher accident frequency, increased claims and higher equipment repair expenditures. The Company also may suffer from weather-related or other events, such as tornadoes, hurricanes, blizzards, ice storms, floods, fires, earthquakes and explosions, which may disrupt fuel supplies, increase fuel costs, disrupt freight shipments or routes, affect regional economies, destroy its assets or the assets of its customers or otherwise adversely affect the business or financial condition of its customers, any of which could adversely affect its results or make its results more volatile.

 

The Company may be adversely affected by fluctuations in the price or availability of CNG and diesel fuel.

 

Fuel is one of the Company’s largest operating expenses. Fuel prices fluctuate greatly due to factors beyond the Company’s control, such as political events, price and supply decisions by oil producing countries and cartels, terrorist activities, environmental laws and regulations, armed conflicts, depreciation of the dollar against other currencies, world supply and demand imbalances, and hurricanes and other natural or man-made disasters, each of which may lead to an increase in the cost of fuel. Such events may lead not only to increases in fuel prices, but also to fuel shortages and disruptions in the fuel supply chain. Because the Company’s operations are dependent upon fuel, significant fuel cost increases, shortages or supply disruptions could materially and adversely affect its results of operations and financial condition.

 

Increased prices for, or decreases in the availability of, new equipment and decreases in the value of used equipment could adversely affect the Company’s results of operations and cash flows.

 

Investment in new equipment is a significant part of the Company’s annual capital expenditures, and the Company’s trucking business requires an available supply of tractors and trailers from equipment manufacturers to operate and grow its business. In recent years, manufacturers have raised the prices of new equipment significantly due to increased costs of materials and, in part, to offset their costs of compliance with new tractor engine and emission system design requirements mandated by the EPA and various state agencies, which are intended to reduce emissions. Federal and state regulators may continue to individually mandate, additional emission-control requirements for equipment that could increase equipment or other costs for entire fleets. Further equipment price increases may result from these federal and state requirements. If new equipment prices increase more than anticipated, the Company could incur higher depreciation and rental expenses than anticipated. If the Company is unable to fully offset any such increases in expenses with freight rate increases and/or improved fuel economy, its results of operations and cash flows could be adversely affected.

 

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The Company may also face difficulty in purchasing new equipment due to decreased supply. From time to time, some original equipment manufacturers (OEM) of tractors and trailers may reduce their manufacturing output due to lower demand for their products in economic downturns or a shortage of component parts. Component suppliers may either reduce production or be unable to increase production to meet OEM demand, creating periodic difficulty for OEMs to react in a timely manner to increased demand for new equipment and/or increased demand for replacement components as economic conditions change. In those situations, the Company may face reduced supply levels and increased acquisition costs. An inability to continue to obtain an adequate supply of new tractors or trailers for its operations could have a material adverse effect on its business, results of operations and financial condition.

 

During prolonged periods of decreased tonnage levels, the Company and other trucking companies may make strategic fleet reductions, which could result in an increase in the supply of used equipment. When the supply exceeds the demand for used equipment, the general market value of used equipment decreases. Used equipment prices are also subject to substantial fluctuations based on availability of financing and commodity prices for scrap metal. A depressed market for used equipment could require the Company to trade its equipment at depressed values or to record losses on disposal or an impairment of the carrying values of its equipment that is not protected by residual value arrangements. Trades at depressed values and decreases in proceeds under equipment disposals and impairment of the carrying values of its equipment could adversely affect its results of operations and financial condition.

 

Our use of natural gas vehicles “NGVs” might not produce expected competitive advantages, and costs associated with using NGVs could exceed the related benefits that we are able to realize, both of which could adversely affect the Company’s results of operations and cash flows.

 

We operate a high percentage of NGVs because we believe our use of NGVs provides us with a competitive advantage when bidding on USPS and other freight contracts.  However, higher costs associated with purchasing and repairing NGVs might exceed any benefits attributable to our use of NGVs.  For example, there are a limited number of original equipment manufacturers of NGVs and the engines, fuel tanks and other equipment required to upfit a gasoline or diesel engine to run on natural gas, which can increase costs related to purchasing and repairing NGVs as well limit the supply of NGVs available to purchase and therefore our ability to add to our fleet.  Also, some of the higher costs of owning and operating NGVs have historically been offset by federal and state government incentives, including those that offset part or all of the additional up-front cost to acquire NGVs or convert vehicles to run on natural gas, those that waive vehicle weight limits for NGVs, and those that offer tax credits.  However, those incentives may not continue.  If those government incentives are discontinued or not renewed, our operating costs could significantly increase.

 

In addition to potential increases in expenses and other operating costs related to our use of NGVs, if technologies are developed that either reduce the emissions in gasoline and diesel-powered vehicles or improve the operating capabilities of electric, solar, or other alternative fuel technology vehicles, the benefits of NGVs could be significantly reduced. Any such reduction could adversely affect our ability to retain existing freight contracts when they are up for renewal and receive new contracts, which would adversely impact our financial performance.

 

The trucking industry is highly regulated and changes in existing laws or regulations, or liability under existing or future laws or regulations, could have a material adverse effect on its results of operations and profitability.

 

The Company operates in the United States pursuant to operating authority granted by the DOT. The Company, as well as its company and leased labor drivers, must also comply with governmental regulations regarding safety, equipment, environmental protection and operating methods. Examples include regulation of equipment weight, equipment dimensions, fuel emissions, driver hours-of-service, driver eligibility requirements, on-board reporting of operations and ergonomics. The Company may become subject to new or more restrictive regulations relating to such matters that may require changes in its operating practices, influence the demand for transportation services or require it to incur significant additional costs. Possible changes to laws and regulations include:

 

 

increasingly stringent environmental laws and regulations, including changes intended to address fuel efficiency and greenhouse gas emissions that are attributed to climate change;

 

restrictions, taxes or other controls on emissions;

 

regulation specific to the energy market and logistics providers to the industry;

 

changes in the hours-of-service regulations, which govern the amount of time a driver may drive in any specific period;

 

driver and vehicle ELD requirements;

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requirements leading to accelerated purchases of new trailers;

 

mandatory limits on vehicle weight and size;

 

driver hiring restrictions;

 

increased bonding or insurance requirements; and

 

security requirements imposed by the DHS.

 

From time to time, various legislative proposals are introduced, including proposals to increase federal, state or local taxes, including taxes on motor fuels and emissions, which may increase the Company’s or its independent affiliates’ operating costs, require capital expenditures or adversely impact the recruitment of drivers.

 

Restrictions on greenhouse gas emissions or climate change laws or regulations could also affect the Company’s customers that use significant amounts of energy or burn fossil fuels in producing or delivering the products the Company carries, which, in turn, could adversely impact the demand for the Company’s services as well as its operations. The Company also could lose revenue if its customers divert business from it because it has not complied with their sustainability requirements.

 

Safety-related evaluations and rankings under the CSA program could adversely impact the Company’s relationships with its trucking customers and its ability to maintain or grow its fleet, each of which could have a material adverse effect on its results of operations and profitability.

 

The Compliance, Safety and Accountability (the “CSA”) program includes compliance and enforcement initiatives designed to monitor and improve commercial motor vehicle safety by measuring the safety record of both the motor carrier and the driver. These measurements are scored and used by the FMCSA to identify potential safety risks and to direct enforcement action. The FMCSA issues three categories of safety ratings: satisfactory, conditional, and unsatisfactory. The Company currently has a “satisfactory” FMCSA rating on 100% of its fleet.

 

The Company’s CSA scores are dependent upon its safety and compliance experience, which could change at any time. In addition, the safety standards prescribed in the CSA program or the underlying methodology used by the FMCSA to determine a carrier’s safety rating could change and, as a result, the Company’s ability to maintain an acceptable score could be adversely impacted. If the FMCSA adopts rulemakings in the future that revise the methodology used to determine a carrier’s safety rating in a manner that incorporates more stringent standards, then the Company’s CSA scores could be adversely affected. If the Company receives an unacceptable CSA score, its relationships with customers could be damaged, which could result in a loss of business or otherwise adversely affect the Company.

 

The CSA program affects drivers because their safety performance and compliance impact their safety records and, while working for a carrier, will impact their carrier’s safety record. The methodology for determining a carrier’s DOT safety rating relies upon implementation of Behavioral Analysis and Safety Improvement Categories (“BASIC”) applicable to the on-road safety performance of the carrier’s drivers and certain of those rating results are provided on the FMCSA’s Carrier Safety Measurement System website. As a result, certain current and potential drivers may no longer be eligible to drive for the Company, the Company’s fleet could be ranked poorly as compared to its peer firms, and the Company’s safety rating could be adversely impacted. The occurrence of future deficiencies could affect driver recruiting and retention by causing high-quality drivers to seek employment (in the case of company drivers) or contracts (in the case of owner-operator drivers) with other carriers, or could cause the Company’s customers to direct their business away from the Company and to carriers with better fleet safety rankings, either of which would adversely affect the Company’s results of operations and productivity. Additionally, the Company may incur greater than expected expenses in its attempts to improve its scores as a result of poor rankings. Those carriers and drivers identified under the CSA program as exhibiting poor BASIC scores are prioritized for interventions, such as warning letters and roadside investigations, either of which may adversely affect the Company’s results of operations.

 

The requirements of CSA could also shrink the trucking industry’s pool of drivers if drivers with unfavorable scores leave the industry. As a result, the costs to attract, train and retain qualified drivers could increase. A shortage of qualified drivers could also increase driver turnover, decrease asset utilization, limit growth and adversely impact the Company’s results of operations and profitability.

 

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The Company is subject to environmental and worker health and safety laws and regulations that may expose it to significant costs and liabilities and have a material adverse effect on its results of operations, competitive position and financial condition.

 

The Company is subject to stringent and comprehensive federal, state, and local environmental and worker health and safety laws and regulations governing, among other matters, the operation of fuel storage tanks, release of emissions from its vehicles (including engine idling) and facilities, the health and safety of its workers in conducting operations, and adverse impacts to the environment. Under certain environmental laws, the Company could be subject to strict liability, without regard to fault or legality of conduct, for costs relating to contamination at facilities the Company owns or operates or previously owned or operated and at third-party sites where the Company disposed of waste, as well as costs associated with the clean-up of releases arising from accidents involving the Company’s vehicles. The Company often operates in industrial areas, where truck terminals and other industrial activities are located, and where soil, groundwater or other forms of environmental contamination have occurred from historical or recent releases and for which the Company may incur remedial or other environmental liabilities. The Company also maintains aboveground and underground bulk fuel storage tanks and fueling islands at some of its facilities and vehicle maintenance operations at certain of its facilities. The Company’s operations involve the risks of fuel spillage or seepage into the environment, environmental damage and unauthorized hazardous material spills, releases or disposal actions, among others. 

 

Increasing efforts to control air emissions, including greenhouse gases, may have an adverse effect on the Company. Federal and state lawmakers have implemented various climate-change initiatives and greenhouse gas regulations and may implement additional initiatives in the future, all of which could increase the cost of new tractors, impair productivity and increase the Company’s operating expenses.

 

Compliance with environmental laws and regulations may also increase the price of the Company’s equipment and otherwise affect the economics of the Company’s trucking business by requiring changes in operating practices or by influencing the demand for, or the costs of providing, transportation services. For example, regulations issued by the EPA and various state agencies that require progressive reductions in exhaust emissions from diesel engines have resulted in higher prices for tractors and diesel engines and increased operating and maintenance costs. Also, in order to reduce exhaust emissions, some states and municipalities have begun to restrict the locations and amount of time where diesel-powered tractors, such as the Company’s, may idle. These restrictions could force the Company to alter its drivers’ behavior, purchase on-board power units that do not require the engine to idle or face a decrease in productivity. The Company is also subject to potentially stringent rulemaking related to sustainability practices, including conservation of resources by decreasing fuel consumption. This increased focus on sustainability practices may result in new regulations and/or customer requirements that could adversely impact the Company’s business. Historically, the Company’s environmental compliance costs have not had a material adverse effect on its results of operations; however, there can be no assurance that such costs will not be material in the future or that future compliance will not have a material adverse effect on the Company’s business and operating results.

 

If the Company has operational spills or accidents or if it is found to be in violation of, or otherwise liable under, environmental or worker health or safety laws or regulations, the Company could incur significant costs and liabilities. Those costs and liabilities may include the assessment of sanctions, including administrative, civil and criminal penalties, the imposition of investigatory, remedial or corrective action obligations, the occurrence of delays in permitting or performance of projects, and the issuance of orders enjoining performance of some or all of the Company’s operations in a particular area. The occurrence of any one or more of these developments could have a material adverse effect on our results of operations, competitive position and financial condition. Environmental and worker health and safety laws are becoming increasingly more stringent and there can be no assurances that compliance with, or liabilities under, existing or future environmental and worker health or safety laws or regulations will not have a material adverse effect on the Company’s business, financial condition, results of operations, cash flows or prospects.

  

Insurance and claims expenses could significantly reduce the Company’s profitability.

 

The Company is exposed to claims related to cargo loss and damage, property damage, personal injury, workers’ compensation, group health and group dental. The Company has insurance coverage with third-party insurance carriers, but it assumes a significant portion of the risk associated with these claims due to its self-insured retention and deductibles, which can make its insurance and claims expense higher or more volatile. Additionally, the Company faces the risks of increasing premiums and collateral requirements and the risk of carriers or underwriters leaving the transportation sector, which may materially affect its insurance costs or make insurance more difficult to find, as well as increase its collateral requirements. The Company could experience increases in its insurance premiums in the future if it decides to increase its coverage or if its claims experience deteriorates. In addition, the Company is subject to changing conditions and pricing in the insurance marketplace and the cost or availability of various types of insurance may change dramatically in the future. If the Company’s insurance or claims expense increases, and the Company is unable to offset the increase with higher freight rates, its results of operations could be materially and adversely affected. The Company’s results of operations may also be materially and adversely affected if it experiences a claim in excess of its coverage limits, a claim for which coverage is not provided or a covered claim for which its insurance company fails to perform. 

 

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Difficulty in obtaining goods and services from the Company’s vendors and suppliers could adversely affect the Company’s business.

 

The Company is dependent upon its vendors and suppliers, including equipment manufacturers, for tractors, trailers and other products and materials. The Company believes that it has positive vendor and supplier relationships and is generally able to obtain favorable pricing and other terms from such parties. If the Company fails to maintain amenable relationships with its vendors and suppliers, or if its vendors and suppliers are unable to provide the products and materials the Company needs or undergo financial hardship, the Company could experience difficulty in obtaining needed goods and services, and subsequently, its business and operations could be adversely affected.

 

The Company’s contractual agreements with its sub-contracted operators expose it to risks that it does not face with its company drivers.

 

The Company relies, in part, upon independent sub-contractors to perform the services for which it contracts with customers. The Company’s reliance on sub-contractors creates numerous risks for the Company’s business.

 

If the Company’s sub-contractors fail to meet the Company’s contractual obligations or otherwise fail to perform in a manner consistent with the Company’s requirements, the Company may be required to utilize alternative service providers at potentially higher prices or with some degree of disruption of the services that the Company provides to customers. If the Company fails to deliver on time, if its contractual obligations are not otherwise met, or if the costs of its services increase, then the Company’s profitability and customer relationships could be harmed.

 

The financial condition and operating costs of the Company’s sub-contractors are affected by conditions and events that are beyond the Company’s control and may also be beyond their control. Adverse changes in the financial condition of the Company’s sub-contractors or increases in their equipment or operating costs could cause them to seek higher revenues or to cease their business relationships with the Company. The prices the Company charges its customers could be impacted by such issues, which may in turn limit pricing flexibility with customers, resulting in fewer customer contracts and decreasing the Company’s revenues.

 

Sub-contractors typically use tractors, trailers and other equipment bearing the Company’s trade names and trademarks. If one of the Company’s sub-contractors is subject to negative publicity, it could reflect on the Company and have a material adverse effect on the Company’s business, brand and financial performance. Under certain laws, the Company could also be subject to allegations of liability for the activities of its sub-contractors.

 

Sub-contractors are third-party service providers, as compared to company drivers who are employed by the Company. As independent business owners, the Company’s sub-contractors may make business or personal decisions that conflict with the Company’s best interests. For example, if a load is unprofitable, route distance is too far from home or personal scheduling conflicts arise, a sub-contractor may deny loads of freight from time to time. In these circumstances, the Company must be able to timely deliver the freight in order to maintain relationships with customers.

 

If the Company’s sub-contractors are deemed by regulators or judicial process to be employees, the Company’s business and results of operations could be adversely affected.

 

Tax and other regulatory authorities have in the past sought to assert that sub-contractors in the trucking industry are employees rather than independent contractors. Taxing and other regulatory authorities and courts apply a variety of standards in their determination of independent contractor status. If the Company’s sub-contractors are determined to be its employees, it would incur additional exposure under federal and state tax, workers’ compensation, unemployment benefits, labor, employment, and tort laws, including for prior periods, as well as potential liability for employee benefits and tax withholdings.

 

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The Company is dependent on computer and communications systems, and a systems failure or data breach could cause a significant disruption to its business.

 

The Company’s business depends on the efficient and uninterrupted operation of its computer and communications hardware systems and infrastructure. The Company currently maintains its computer systems at multiple locations, including several of its offices and terminals and third-party data centers, along with computer equipment at each of its terminals. The Company’s operations and those of its technology and communications service providers are vulnerable to interruption by fire, earthquake, power loss, telecommunications failure, terrorist attacks, Internet failures, computer viruses, data breaches (including cyber-attacks or cyber intrusions over the Internet, malware and the like) and other events generally beyond its control. Although the Company believes that it has robust information security procedures and other safeguards in place, as cyber threats continue to evolve, it may be required to expend additional resources to continue to enhance its information security measures and investigate and remediate any information security vulnerabilities. A significant cyber incident, including system failure, security breach, disruption by malware or other damage, could interrupt or delay the Company’s operations, damage its reputation, cause a loss of customers, agents or third party capacity providers, expose the Company to a risk of loss or litigation, or cause the Company to incur significant time and expense to remedy such an event, any of which could have a material adverse impact on its results of operations and financial position.

 

If the Company’s employees were to unionize, the Company’s operating costs could increase and its ability to compete could be impaired.

 

None of the Company’s employees are currently represented under a collective bargaining agreement; however, the Company always faces the risk that its employees will try to unionize, and if its owner-operators were ever re-classified as employees, the magnitude of this risk would increase. Further, Congress or one or more states could approve legislation and/or the National Labor Relations Board (the NLRB) could render decisions or implement rule changes that could significantly affect the Company’s business and its relationship with employees, including actions that could substantially liberalize the procedures for union organization. For example, in December 2014, the NLRB implemented a final rule amending the agency’s representation-case proceedings that govern the procedures for union representation. Pursuant to this amendment, union elections can now be held within 10 to 21 days after the union requests a vote, which makes it easier for unions to successfully organize all employees, in all industries. In addition, the Company can offer no assurance that the Department of Labor will not adopt new regulations or interpret existing regulations in a manner that would favor the agenda of unions.

  

Any attempt to organize by the Company’s employees could result in increased legal and other associated costs and divert management attention, and if the Company entered into a collective bargaining agreement, the terms could negatively affect its costs, efficiency and ability to generate acceptable returns on the affected operations. In particular, the unionization of the Company’s employees could have a material adverse effect on its business, financial condition, results of operations, cash flows and prospects because:

 

 

restrictive work rules could hamper the Company’s efforts to improve and sustain operating efficiency and could impair the Company’s service reputation and limit the Company’s ability to provide next-day services;

 

a strike or work stoppage could negatively impact the Company’s profitability and could damage customer and employee relationships; and

 

an election and bargaining process could divert management’s time and attention from the Company’s overall objectives and impose significant expenses.

 

Higher health care costs and labor costs could adversely affect the Company’s financial condition and results of operations.

 

With the passage in 2010 of the United States Patient Protection and Affordable Care Act (the PPACA), the Company is required to provide health care benefits to all full-time employees that meet certain minimum requirements of coverage and affordability, or otherwise be subject to a payment per employee based on the affordability criteria set forth in the PPACA. Many of these requirements have been phased in over a period of time, with the majority of the most impactful provisions affecting the Company having begun in the second quarter of 2015. Additionally, some states and localities have passed state and local laws mandating the provision of certain levels of health benefits by some employers. The PPACA also requires individuals to obtain coverage or face individual penalties, so employees who are currently eligible but have elected not to participate in the Company’s health care plans may ultimately find it more advantageous to do so. It is also possible that by making changes or failing to make changes in the health care plans the Company offers it will have difficulty attracting and retaining employees, including drivers. The costs and other effects of these healthcare requirements may significantly increase the Company’s health care coverage costs and could materially adversely affect its financial condition and results of operations.

 

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Our business and operations have been impacted by the outbreak of COVID-19, and COVID-19 and other similar outbreaks may have a material adverse impact on our business, financial condition, and results of operations in the future.

 

Our business and operations have been negatively impacted by the outbreak of the novel coronavirus (COVID-19), and the continued spread and impact of COVID-19 might materially negatively impact our future results of operations and financial condition. COVID-19 has created, and any other outbreaks of similar contagious diseases or other adverse public health developments could create, significant volatility, uncertainty and economic disruption.  The outbreak and continued spread of COVID-19 prompted a significant downturn in the global economy, and the magnitude and duration of the COVID-19 pandemic continues to be difficult to predict. COVID-19 or another similar outbreak could negatively impact our business in numerous ways, including, but not limited to, the following:

 

 

our revenue may be reduced due to a decrease in demand for our services or the transportation markets in general as a result of the global economic downturn;

 

our operations may be disrupted or impaired if a significant portion of our drivers or other employees are unable to work due to illness;

 

the pandemic has increased volatility and caused negative pressure in the capital markets, we may experience difficulty accessing the capital or financing needed to fund our operations on satisfactory terms or at all;

 

customers, suppliers and other third parties may argue that their non-performance under our contracts with them is permitted as a result of force majeure or other reasons;

 

we may experience a loss of business resulting from supply chain disruptions and changing transportation needs caused by the nationwide emergency response to the pandemic;

 

we may experience workforce issues and incur severance payments as a result of adjusting our workforce to market conditions, and we may subsequently experience retention issues and driver shortages when market conditions improve;

 

our management may be distracted as they are focused on mitigating the effects of COVID-19 on our business operations while protecting the health of our workforce, which has required, and will continue to require, a large investment of time and resources; and

 

we may be at greater risk for cybersecurity issues, as digital technologies may become more vulnerable and experience a higher rate of cyberattacks in the current environment of remote connectivity.

 

The extent to which the COVID-19 pandemic impacts the Company will depend on numerous evolving factors and future developments that we are not able to predict, including: the geographic scope, severity, and duration of the pandemic; governmental, business and other actions in response to the pandemic (which could include limitations on the Company’s operations or mandates to provide services in a specified manner); the impact of the pandemic on economic activity; the response of the overall economy and the financial markets; expenses we have incurred and may incur in the future in connection with our response to the pandemic; the health of and the effect on our workforce and our ability to meet staffing needs; and the potential effects on our internal controls, including those over financial reporting, as a result of changes in working environments.  

 

In response to the spread of COVID-19, we have modified our business practices for the continued health and safety of our employees. Specifically, we have implemented measures to enhance the sanitization process of the Company’s equipment and properties, increased the social distancing of our employees by working remotely where possible, and provided driving associates with personal protective equipment (PPE). We may take further actions, or be required to take further actions, that are in the best interests of our employees in the future. The implementation of health and safety practices could impact our productivity and costs, which could have a material adverse impact on our business, financial condition, and results of operations. In addition, the focus on managing and mitigating the impacts of COVID-19 on our business may cause us to divert or delay the application of our resources toward existing or new initiatives or investments, which could have a material adverse impact on our results of operations.

 

To the extent the COVID-19 pandemic adversely affects our business and financial results, it may also exacerbate many of the other risks set forth in this Annual Report on Form 10-K, including those relating to our financial performance and debt obligations. There are no comparable recent events that provide guidance as to the effect the COVID-19 global pandemic may have, and as a result, the ultimate impact of the pandemic is highly uncertain and subject to change.

 

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Risks Related to Our Securities

 

There is no established trading market for our common stock, and our stockholders may be unable to sell their shares.

 

There is no established market, private or public, for any of our securities and there can be no assurance that a trading market will ever develop or, if developed, that it will be maintained. There can be no assurance that the Company’s stockholders will ever be able to resell their shares.

 

Our common stock is subject to the “penny stock” rules of the SEC, which restrict transactions in our stock and may reduce the value of an investment in our stock.

 

Our common stock is currently regarded as a “penny stock” because our shares are not listed on a national stock exchange or quoted on the NASDAQ Market within the United States and our common stock has a market price less than $5.00 per share. The penny stock rules require a broker-dealer to deliver a standardized risk disclosure document prepared by the SEC, to provide a customer with additional information including current bid and offer quotations for the penny stock, the compensation of the broker-dealer and its salesperson in the transaction, monthly account statements showing the market value of each penny stock held in the customer’s account, to make a special written determination that the penny stock is a suitable investment for the purchaser, and receive the purchaser’s written agreement to the transaction. To the extent these requirements may be applicable; they will reduce the level of trading activity in the secondary market for our common stock and may severely and adversely affect the ability of broker-dealers to sell our common stock.

 

We are an “emerging growth company,” and the reduced disclosure requirements applicable to emerging growth companies may make our common stock less attractive to investors.

 

We are an “emerging growth company,” as defined in the JOBS Act. For so long as we remain an emerging growth company, we are permitted and intend to rely on exemptions from certain disclosure requirements that are applicable to other public companies that are not emerging growth companies. These exemptions include:

 

 

being permitted to provide only two years of audited financial statements, in addition to any required unaudited interim financial statements, with correspondingly reduced “Management’s Discussion and Analysis of Financial Condition and Results of Operations” disclosure;

 

not being required to comply with the auditor attestation requirements in the assessment of our internal control over financial reporting of Section 404(b) of the Sarbanes-Oxley Act;

 

not being required to comply with any requirement that may be adopted by the Public Company Accounting Oversight Board regarding mandatory audit firm rotation or a supplement to the auditor’s report providing additional information about the audit and the financial statements;

 

reduced disclosure obligations regarding executive compensation; and

 

exemptions from the requirements of holding a nonbinding advisory vote on executive compensation and stockholder approval of any golden parachute payments not previously approved.

 

We cannot predict whether investors will find our common stock less attractive if we rely on these exemptions. If some investors find our common stock less attractive as a result, we will experience greater detail raising equity capital, there may be a less active trading market for our common stock, and our stock price may be more volatile.

 

We have never paid and do not expect to pay cash dividends on our shares.

 

We have never paid cash dividends, and we anticipate that any future profits received from operations will be retained for operations. We do not anticipate the payment of cash dividends on our capital stock in the foreseeable future and any decision to pay dividends will depend upon our profitability, available cash and other factors. Therefore, no assurance can be given that there will ever be any cash dividend or distribution in the future.

 

We may in the future issue additional shares of our common stock which would reduce investors’ ownership interests in us and which may dilute our share value. 

 

Our certificate of incorporation authorizes the issuance of 110,000,000 shares consisting of: (i) 100,000,000 shares of common stock, par value $0.0001 per share; and (ii) 10,000,000 shares of preferred stock, par value $0.0001 per share. The future issuance of all or part of our remaining authorized common stock or preferred stock may result in substantial dilution in the percentage of our common stock held by our then existing stockholders. We may value any common stock issued in the future on an arbitrary basis. The issuance of common stock for future services or acquisitions or other corporate actions may have the effect of diluting the value of the shares held by our investors, and might have an adverse effect on any trading market for our common stock. 

 

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The Company’s certificate of incorporation permits the board of directors to issue stock with terms that may subordinate the rights of common stockholders or discourage a third party from acquiring the Company in a manner that might result in a premium price to the Company’s stockholders.

 

The Company’s board of directors, without any action by the Company’s stockholders, may amend the Company’s certificate of incorporation from time to time to increase or decrease the aggregate number of shares or the number of shares of any class or series of stock that the Company has authority to issue. The board of directors may also classify or reclassify any unissued common stock or preferred stock into other classes or series of stock and establish the preferences, conversion or other rights, voting powers, restrictions, limitations as to dividends or other distributions, qualifications and terms or conditions of redemption of any class or series of stock. Thus, the board of directors could authorize the issuance of preferred stock with terms and conditions that could have a priority as to distributions and amounts payable upon liquidation over the rights of the holders of the Company’s common stock. For example, the Series A Preferred Stock authorized by the board of directors in April 2018 and the Series B Preferred Stock authorized by the board of directors in March 2020 both rank senior in preference and priority to the Company’s common stock with respect to dividend and liquidation rights and, generally votes with the common stock on an as converted basis on all matters presented for a vote of the holders of common stock, including directors, and entitle the holders of Series A Preferred Stock to fifteen votes for each share of Series A Preferred Stock held and the holders of Series B Preferred Stock to four votes for each share of Series B Preferred Stock held. The Series A Preferred stock and Series B Preferred stock, as well as any other series of preferred stock that the board of directors may authorize in the future could also have the effect of delaying, deferring or preventing a change in control of us, including an extraordinary transaction (such as a merger, tender offer or sale of all or substantially all our assets) that might provide a premium price for holders of the Company’s common stock.

 

Item 1B. Unresolved Staff Comments.

 

As a smaller reporting company, the Company is not required to provide disclosure under this item.

 

Item 2. Properties.

 

Our principal corporate office is located at 2075 West Pinnacle Peak Rd. Suite 130, Phoenix, AZ 85027 and consists of 6,359 square feet of space. We occupy this office under a 65-month office lease agreement dated November 27, 2019 with monthly rental payments increasing from $12,188 to $13,248 over the initial term of the lease.

 

We also lease the following properties as main terminals for our trucking segment:

 

 

We lease property in Des Moines, IA for a maintenance shop, truck storage, and parking for monthly rent of $6,000.  The lease term expires in June 2023.

 

We lease property in Laurel, MD for office and maintenance shop space, truck storage, and parking under multiple leases for aggregate monthly rent of approximately $30,000.  The lease terms expire in February and April of 2023 and August of 2029.

 

We lease property in St. Louis, MO for office and maintenance shop space, truck storage, and parking for monthly rent of $5,659.  The lease term expires in October 2021.

 

We lease property in Newark, NJ for office and maintenance shop space, truck storage, and parking for monthly rent of approximately $29,000.  The lease term expires in February 2022.

 

We lease property in Columbus, OH for office and maintenance shop space, truck storage, and parking for monthly rent of $2,900.  The lease term expires in June 2022.

 

We lease property at two locations in Austin, TX for office and maintenance shop space, truck storage, and parking for monthly rent of $15,270 and $15,500, respectively.  The lease terms expire in December 2024 and April 2022, respectively.

 

We lease property in Madison, WI for office and maintenance shop space, truck storage, and parking for monthly rent of $6,060.  The lease term expires in January 2029.

 

We lease property in Milwaukee, WI for office and maintenance shop space, truck storage, and parking pursuant to the Equipment Lease described in Note 1, Description of Business and Summary of Significant Accounting Policies.  The lease term expires in 2023.

 

We lease property in Oak Creek, WI for office and maintenance shop space, truck storage, and parking for monthly rent of $16,760.  The lease term expires in January 2029.

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We lease various additional properties throughout the United States for our trucking segment, none of which are individually material, for operating sites, remote offices, and parking facilities.

 

Through our subsidiaries, Titan and EAF, we also operate six natural gas fueling stations located in California, Texas, Arizona and Wisconsin.

 

We believe all of our properties are suitable and adequate for current operating needs.

 

 

On March 19, 2018, Whisler Holdings, LLC, Mitesh Kalthia, and Jean M. Noutary, the owners of the property leased by El Toro for the Company’s El Toro station, initiated a lawsuit in the Superior Court of Orange County, California, related to the lease agreement for the El Toro station. The complaint alleges breach of contract and sought money damages, costs, attorneys’ fees and other appropriate relief. On October 11, 2018, the court issued a default judgement in favor of the plaintiff in the amount of approximately $0.2 million, which the Company has fully reserved for and is included in Accrued expenses on the accompanying consolidated balance sheet at December 31, 2019 and 2018. No payments have been made to date.

 

The Company is involved in litigation and claims primarily arising in the normal course of business, which include claims for personal injury, employment-related, or property damage incurred in relation to the transportation of mail and freight. The Company’s insurance program for liability, physical damage, cargo damage and workers’ compensation involves self-insurance with varying risk retention levels. Claims in excess of these risk retention levels are covered by insurance in amounts that management considers to be adequate. Based on its knowledge of the facts and the advice of outside counsel, the Company believes the resolution of claims and pending litigation will not have a material adverse effect on it, taking into account existing reserves.

 

Item 4. Mine Safety Disclosure.

 

Not applicable.

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PART II

 

Item 5. Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities.

 

Common Stock

 

Our certificate of incorporation authorizes the issuance of up to 100,000,000 shares of common stock, par value $0.0001 per share. Our common stock trades under the symbol “EVOA” on the OTC Pink Marketplace maintained by the OTC Markets Group Inc.; however, no public market has yet developed for our common stock.

 

As of July 23, 2021, there were 184 holders of record of our common stock.

 

Dividend Policy

 

The Company has not paid any cash dividends since inception and does not anticipate or contemplate paying dividends in the foreseeable future. Dividends accrue on our Series A Preferred Stock and Series B Preferred Stock on a cumulative basis but are payable upon declaration of the board of directors. It is the present intention of management to utilize all available funds for the development of the Company’s business.

 

Recent Sales of Unregistered Securities

 

None.

 

Securities Authorized for Issuance under Equity Compensation Plans

 

See Part III, Item 12, “Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters.”

 

Item 6. Selected Financial Data.

 

As a smaller reporting company, the Company is not required to provide disclosure under this item.

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Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations.

 

Management's discussion and analysis of financial condition and results of operations should be read together with “Business” in Part I, Item 1 of this Annual Report, as well as the consolidated financial statements and accompanying footnotes in Part II, Item 8 of this Annual Report. This discussion contains forward-looking statements as a result of many factors, including those set forth under Part I, Item 1A. “Risk Factors” and Part I “Forward-looking Statements” of this Annual Report, and elsewhere in this report. These statements are based on current expectations and assumptions that are subject to risks and uncertainties. Actual results could differ materially from those discussed.

 

Company Overview

 

EVO Transportation & Energy Services, Inc. is a transportation provider serving the USPS and other customers. We are the second largest surface transportation company serving the USPS with approximately 1,000 vehicles in operation as of December 31, 2019. Of these, approximately 200 vehicles operate on CNG which makes us the largest user of alternative fuels amongst transportation companies serving the USPS. In certain markets, we fuel our vehicles at one of our five dedicated CNG stations which serve other customers as well. We operate from our headquarters in Phoenix, Arizona and from 15 facilities in 17 states.

 

We have grown primarily through acquisitions, and we have completed seven acquisitions since our initial business combination in 2016. We have also grown organically by obtaining new contracts from the USPS and other customers. During 2019, we were awarded 114 additional contracts from the USPS which are expected to generate $15.2 million in annual revenue. We have been actively integrating the acquisitions we have made under common leadership and technology and are now operating under a single brand.

 

Recent Developments

 

The Company completed the following acquisitions in 2019:

 

 

On January 2, 2019, the Company acquired Sheehy. Sheehy is based in Waterloo, Wisconsin and is engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

On February 1, 2019, the Company acquired Ursa and JB Lease. Ursa and JB Lease are based in Oak Creek, Wisconsin and are engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

On July 15, 2019, the Company acquired Finkle and Courtlandt.  Finkle and Courtlandt are based in Newark, New Jersey and are engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

 

On September 16, 2019, the Company acquired the Ritter Companies. The Ritter Companies are based in Laurel, Maryland and engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities. As discussed in Note 7, Debt, to the consolidated financial statements, the Company entered into a $24.5 million financing agreement in order to finance the acquisition of the Ritter Companies.

 

Key Trends & Anticipated Future Trends

 

The USPS has for more than 100 years contracted with private carriers to transport mail between its processing plants and post office locations. In 2016, the USPS began implementing a new Dynamic Route Optimization (DRO) initiative to retool its private carrier contracting strategy. For decades, the USPS hired private carriers to transport mail over specific routes on a set schedule at fixed prices under its Highway Contract Routes (HCR) program. The DRO initiative aims to replace fixed-price HCR contracts with rate-per-mile DRO contracts that have varying departure times, lines of travel, and mail types transported based on mail volume. By “optimizing” its routes, the USPS seeks to reduce mileage and lower its transportation costs.

 

We believe the USPS’s new distribution strategy under the DRO initiative is causing a fundamental change to its contracting activity with private carriers. Historically, HCR contracts often were awarded to smaller carriers capable of performing under a limited number of fixed-price, -route, and -cost contracts. In 2014, the USPS had contracts with more than 4,000 carriers, many servicing the same or overlapping territories. With the implementation of the DRO program, the USPS has a stated goal to manage fewer relationships and reduce its number of carriers to fewer than 1,000 by 2022. The USPS is aiming to consolidate all contracts within a defined geographical area into one contract with a single carrier. Accordingly, DRO contracts are being awarded to carriers with larger service territories that have the capacity to increase or reduce services to adjust for changes in mail volume.

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We expect the USPS to continue its contract consolidation efforts in the foreseeable future. In its five-year strategic plan for fiscal years 2020 through 2024, the USPS reported it intends to continue to deploy dynamic routing technologies and processes for plant-to-plant and plant-to-post office transportation and to expand carrier relationships where best aligned to improve service reliability, lower costs, and increase capabilities. We estimate that over $1 billion in USPS contracts will become available in the next five years as the USPS continues to roll out its DRO program. We believe the USPS’s consolidation efforts can help the Company grow organically through new contracting opportunities.

 

During 2019, we bid on and won two new USPS DRO contracts. We intend to continue bidding on new and existing DRO contract opportunities as they arise. DRO contracts are bid competitively and performed in accordance with various requirements, including, but not limited to requirements under the Service Contract Act, Department of Transportation regulations (federal and state), and other applicable local and state regulations. The USPS evaluates the bids based on price, past performance, operational plans, financial resources, and the use of innovation or alternative fuels. USPS contracts typically have four-year terms, but can range from two to six years, and often are renewed with the incumbent carrier after expiration of the initial term.

 

In addition to organic growth, the Company expects to further increase its footprint into the transportation industry by acquiring, owning, and operating transportation companies. The Company intends to target acquisition candidates that have won contracts to provide trucking services for the USPS. Our CNG business complements this expansion strategy since fueling our CNG trucks at our own stations in cases where our routes are located near our CNG facilities will allow us to implement cost saving strategies that will increase profitability and increase our presence in this space.

 

We experienced significant growth in USPS contract revenue through acquisitions and organic growth during 2018 and 2019. We obtained a total of 170 USPS contracts pursuant to our acquisitions of Thunder Ridge on June 1, 2018, Graham on November 18, 2018, Sheehy Mail on January 2, 2019, Ursa and JB Lease on February 1, 2019, Courtlandt and Finkle on July 15, 2019, and the Ritter Companies on September 16, 2019. These operating subsidiaries won an additional 145 USPS contracts post-acquisition. We currently service 315 USPS contracts across 42 states.

 

Sources of Revenue

 

Our USPS trucking operations generates revenue for our trucking segment from transportation services under multi-year contracts with the USPS, generally on a rate per mile basis that adjusts monthly for fuel pricing indexes.

 

Our freight trucking operations generates revenue for our trucking segment by providing both irregular and dedicated route and cross-border transportation services of various products, goods, and materials for a diverse customer base.

 

Our CNG station revenue is derived predominately pursuant to contractual fuel purchase commitments. These contracts typically include a stand-ready obligation to supply natural gas daily. The CNG stations are also open to individual consumers. In addition to revenue earned from our customers, we may also earn alternative fuel tax credits through certain federal programs. These programs are generally short-term in nature and require legislation to be passed extending the term.

 

Results from Operations   

 

Year Ended December 31, 2019, Compared to Year Ended December 31, 2018 

 

Trucking Segment

 

Substantially all of the increases in Trucking revenue and operating expenses from the year ended December 31, 2018 to the year ended December 31, 2019 are due to 2018 including the acquisition of, and partial-year results of operations for, Thunder Ridge while 2019 includes full-year results of operations for Thunder Ridge as well as the acquisitions of, and partial-year results of operations for, Sheehy, Ursa, JB Lease, Finkle, Courtlandt and the Ritter Companies.

 

Trucking revenue: The Company earned trucking revenue for the first time in 2018 as a result of the Thunder Ridge and Graham acquisitions in June and November 2018, respectively. The majority of trucking revenue is derived from the USPS. The remainder of the revenue is derived from corporate freight hauling. The USPS contracts are typically four years in duration with pricing varying by contract. The USPS contracts also include a monthly fuel adjustment.

 

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Payroll, benefits and related: Of the Company’s 1,503 employees at year-end, 1,228 were drivers. Driver wages are fixed per contract with USPS and are eligible for renegotiation with USPS on a bi-annual basis. In addition to an hourly wage that is set by the Department of Labor, drivers also earn an incremental hourly rate for benefits.

 

Purchased transportation: Purchased transportation represents payments to subcontracted third party companies. These contracts are negotiated on a rate per mile basis and the subcontracting company is responsible for supplying all resources to perform the service including, but not limited to labor, equipment, fuel and associated expenses. The Company utilized purchased transportation for less than 10% of the Company’s total miles for the year ended December 31, 2019.

 

Fuel: Fuel expense is comprised of diesel and CNG fuel required to operate the truck fleet. The Company manages fuel cost by negotiating volume discounts from rack fuel rates with select vendors.

 

Equipment rent: The Company rents and leases a portion of its trucks and trailers through a combination of short and long-term arrangements. Efforts are currently underway to rebalance the fleet towards having more company-owned assets to achieve the expected returns, subject to financing availability.

 

Maintenance and Supplies: Maintenance and supplies expense primarily includes the costs to maintain the fleet.

 

Operating supplies and expenses: Operating and supplies expense includes all other direct costs in the trucking segment.

 

Insurance and claims: Insurance and claims is comprised of auto liability and physical damage and workers comp expense related to the trucking segment of the business.

 

CNG Fueling Stations Segment

 

CNG revenue: Revenue for the CNG stations was $1.7 million and $1.3 million for the years ended December 31, 2019 and 2018, respectively. The increase is due primarily to additional tax rebate revenue received during 2019.

 

CNG operating expenses: CNG operating expense is comprised of natural gas, electricity, federal excise tax, vendor use fuel tax and credit card fees.

 

Impairment: Impairment expense was $3.6 million and $0.2 million for the years ended December 31, 2019 and 2018, respectively. Of the $3.6 million impairment expense for the year ended December 31, 2019, $3.5 million was related to the CNG fueling stations segment, and the increase in impairment expense is due primarily to the compression of commodity prices.

 

EVO Consolidated

 

General and administrative: General and administrative expense was $13.0 million and $3.3 million for the years ended December 31, 2019 and 2018, respectively. The increase in general and administrative expense is due primarily to 2018 including the acquisition of, and partial-year results of operations for, Thunder Ridge while 2019 included full-year results of operations for Thunder Ridge as well as the acquisitions of, and partial-year results of operations for, Sheehy, Ursa, JB Lease, Finkle, Courtlandt and the Ritter Companies.

 

Depreciation and amortization: Depreciation and amortization expense was $7.8 million and $1.0 million for the years ended December 31, 2019 and 2018, respectively. The increase in depreciation and amortization expense is due primarily to 2018 including the acquisition of, and partial-year results of operations for, Thunder Ridge while 2019 included full-year results of operations for Thunder Ridge as well as the acquisitions of, and partial-year results of operations for, Sheehy, Ursa, JB Lease, Finkle, Courtlandt and the Ritter Companies.

 

Interest expense: Interest expense increased to $7.7 million for the year ended December 31, 2019 from $1.9 million for the year ended December 31, 2018. The increase in interest expense is due primarily to the incurrence of debt obligations to finance the Company’s 2019 acquisitions, including the September 2019 Financing Agreement, as well as the assumption of debt obligations in connection with such acquisitions.

 

Liquidity and Capital Resources

Year Ended December 31, 2019, Compared to Year Ended December 31, 2018

 

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Changes in Liquidity

 

Cash and Cash Equivalents. Cash and cash equivalents were $3.3 million and $1.6 million at December 31, 2019 and 2018, respectively. The increase is attributable to financing activities consummated during the year ended December 31, 2019.

 

Operating Activities. Net cash used in operations was $15.2 million and $6.8 million during the years ended December 31, 2019 and 2018, respectively. For the years ended December 31, 2019 and 2018, the Company had a net loss of $32.7 million and $6.6 million, respectively. For 2019, the net loss was partially offset by $17.3 million in adjustments for non-cash items and $0.2 million of cash provided by changes in working capital. Non-cash items primarily consisted of $7.8 million in depreciation and amortization, $4.6 million in non-cash interest expense, $3.6 million in impairment charges, non-cash lease expense of $3.2 million, amortization of debt discount of $1.6 million, and stock option and warrant-based compensation expense of $1.6 million, partially offset by a $5.5 million adjustment for deferred income taxes. For 2018, cash used in operations approximates and was primarily attributed to net loss.

 

Investing Activities. Net cash used in investing activities was $22.4 million and $0.2 million for the years ended December 31, 2019 and 2018, respectively. The net cash used in investing activities during 2019 is primarily related to $19.5 million of cash consideration paid for acquisitions and $3.1 million of equipment purchases. During 2018, cash used in investing activities is primarily related to cash consideration paid for acquisitions.

 

Financing Activities. Net cash provided by financing activities was $39.2 million and $8.5 million for the years ended December 31, 2019 and 2018, respectively. The cash provided by financing activities during 2019 primarily consisted of $163.5 million in advances from factoring receivables, proceeds of $30.1 million from the issuance of debt, and $11.4 million in proceeds from the sale of common stock and warrants, partially offset by $153.8 million in payments on factoring arrangements, and $11.3 million in payments of debt principal. The cash provided by financing activities during 2018 primarily consisted of $4.1 million in advances from factoring receivables, gross proceeds of $4.0 million (less $0.5 million in debt issuance costs) from secured convertible debt, and $2.5 million from the sale of common stock, less $0.8 million in payments on the subordinated convertible senior notes payable to stockholders, and $0.7 million in payments on other debt obligations.

 

Sources of Liquidity

 

Our primary historical and future sources of liquidity are cash on hand ($3.3 million at December 31, 2019), the incurrence of additional indebtedness, the sale of the Company’s common stock or preferred stock, and advances under our accounts receivable factoring arrangements. However, there can be no assurance that we will be able to obtain additional financing in the future via the incurrence of additional indebtedness or the sale of the Company’s common stock or preferred stock.

 

Uses of Liquidity

 

Our business requires substantial amounts of cash for operating activities, including salaries and wages paid to our employees, contract payments to independent contractors, and payments for fuel, maintenance and supplies, and other expenses. We also use large amounts of cash and credit for principal and interest payments, as well as operating and finance lease liabilities and capital expenditures to fund the replacement and/or growth in our tractor and trailer fleet.

 

Going Concern

 

As of December 31, 2019, we had a cash balance of $3.3 million, a working capital deficit of $66.2 million, stockholders’ deficit of $12.7 million, and material debt and lease obligations of $72.8 million, which included term loan borrowings under a financing agreement with Antara Capital. During the year ended December 31, 2019, we reported cash used in operating activities of $15.2 million and a net loss of $32.7 million.

 

The following significant transactions and events affecting our liquidity occurred following the year ended December 31, 2019:

 

 

During the first quarter of 2020, we entered into Forbearance Agreements and Incremental Amendments to the Financing Agreement with Antara Capital and obtained an additional $6.3 million in term loan commitments and the lenders agreed to forbear from exercising certain rights, remedies, powers, privileges, and defenses under the Financing Agreement during the forbearance period. These incremental borrowings were subject to the same terms as our existing term loan commitments with Antara Capital. During the fourth quarter of 2020, in connection with our borrowing under the Main Street Priority Loan Program (as subsequently discussed), we

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paid down the aggregate principal amount due to Antara, including capitalized interest, from $25.4 million at December 31, 2019 (and $31.7 million after the first quarter 2020 borrowings) to $16.7 million, the forbearance period related to the remaining Antara debt was terminated and all existing defaults and events of defaults were waived, and the maturity date of the remaining outstanding term loan balance under the Antara Financing Agreement was extended from September 16, 2022 to the earlier of the date that is ninety-one days after the fifth anniversary of the closing date of the Main Street Loan or the date that is ninety-one days after the date the Main Street Loan is paid in full.

 

 

During the first quarter of 2020, we sold a total of 1,260,000 shares of our common stock and 1,000,000 shares of our Series B preferred stock to related parties for aggregate gross proceeds of $6.2 million pursuant to the terms of subscription agreements.

 

 

During the second quarter of 2020, we obtained a loan in the amount of $10.0 million under the Paycheck Protection Program (the “PPP”) of the Coronavirus Aid, Relief, and Economic Security (“CARES”) Act. The principal amount of the loan and accrued interest are eligible for forgiveness, and we have submitted a request for such forgiveness.

 

 

During the fourth quarter of 2020, we borrowed $17.0 million under the Main Street Priority Loan Program authorized by Section 13(3) of the Federal Reserve Act (the “Main Street Loan”) and used all of the net proceeds to refinance a portion of the amount outstanding under the Antara Financing Agreement and to pay related prepayment premiums. The entire outstanding principal balance of the Main Street Loan, together with all accrued and unpaid interest, is due and payable in full on December 14, 2025.

 

 

During the first quarter of 2021, we entered into agreements with the USPS to settle claims submitted by us seeking additional compensation for work performed under Dynamic Route Optimization (“DRO”) contracts since 2018. We received a total of $28.4 million related to this historical work performed and also renegotiated the contractual rates per mile for some of our DRO contracts on a prospective basis.

 

 

During the first quarter of 2021, we entered into an agreement with our factoring lender (“Triumph”) related to the application of $17.5 million of proceeds received from the USPS arising out of prior underpayments on certain DRO contracts. Pursuant to the agreement, the parties agreed that Triumph would remit $11.0 million of net proceeds to us and that Triumph would retain approximately $6.9 million of net proceeds and apply that amount to reduce the outstanding principal amount of our factoring advances. The parties further agreed that we will repay the remaining balance of approximately $6.9 million due under the factoring arrangement in 48 equal monthly installments beginning January 1, 2022, and that Triumph will apply funds held in reserve against the approximately $0.8 million remaining balance for advances that Triumph made to us in September 2020. The parties also agreed to work together to wind down their factoring relationship, including waiver of any applicable termination fees.

 

 

During the first and second quarters of 2021, we entered into agreements with certain noteholders to purchase promissory notes previously issued by us in the principal amount of $0.6 million by paying $0.1 million in cash and issuing warrants to purchase an aggregate of up to 231,453 shares of our common stock at a price of $0.01 per share.

 

While these transactions and events resulted in an overall increase in our cash balance as of March 31, 2021, an overall reduction in our working capital deficit as of March 31, 2021, and an overall extension of the maturity dates for our debt obligations, we continue to have a working capital deficit and stockholders’ deficit as of March 31, 2021 and continue to incur net losses for 2021. As a result of these circumstances, we believe our existing cash, together with any positive cash flows from operations, may not be sufficient to support working capital and capital expenditure requirements for the next 12 months, and we may be required to seek additional financing from outside sources.

 

In evaluating the Company’s ability to continue as a going concern and our potential need to seek additional financing from outside sources, management also considered the following conditions:

 

The counterparty to our accounts receivable factoring arrangement is not obligated to purchase our accounts receivable or make advances to us under such arrangement;

 

We are currently in default on certain of our debt obligations; and

 

There can be no assurance that we will be able to obtain additional financing in the future via the incurrence of additional indebtedness or via the sale of our common stock or preferred stock.

 

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As a result of the circumstances described above, we may not have sufficient liquidity to make the required payments on our debt, factoring or leasing obligations; to satisfy future operating expenses; to make capital expenditures; or to provide for other cash needs.

 

Management’s plans to mitigate the Company’s current conditions include:

 

Negotiating with related parties and 3rd parties to refinance existing debt and lease obligations;

 

Potential future public or private debt or equity offerings;

 

Acquiring new profitable contracts and negotiating revised pricing for existing contracts;

 

Profitably expanding trucking revenue;

 

Cost reduction efforts, including eliminating redundant costs across the companies acquired during 2019 and 2018;

 

Improvements to operations to gain driver efficiencies;

 

Purchases of trucks and trailers to reduce purchased transportation; and

 

Replacement of older trucks with newer trucks to lower the overall cost of ownership and improve cash flow through reduced maintenance and fuel costs.

 

Notwithstanding management’s plans, there can be no assurance that we will be successful in our efforts to address our current liquidity and capital resource constraints. These conditions raise substantial doubt about the Company's ability to continue as a going concern for twelve months from the issuance of these financial statements on Form 10-K. The consolidated financial statements do not include any adjustments to reflect the possible future effects on the recoverability and classification of assets or the amounts and classifications of liabilities that may result if the Company is unable to continue as a going concern.

 

Refer to Notes 1, 7 and 11 to the consolidated financial statements for further information regarding our debt, factoring, and lease obligations, including the future maturities of such obligations. Refer to Note 15 to the consolidated financial statements for further information regarding changes in our debt obligations and liquidity subsequent to December 31, 2019.

 

Off-Balance Sheet Arrangements    

 

Refer to Note 12, Commitments and Contingencies – Off Balance Sheet Arrangements – Captive Insurance.

 

Critical Accounting Policies

 

Our discussion and analysis of our financial condition and results of operations is based upon our consolidated financial statements, which have been prepared in accordance with U.S. generally accepted accounting principles (“US GAAP”). The preparation of consolidated financial statements requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosures of contingent assets and liabilities at the date of the consolidated financial statements, and revenues and expenses recorded during the reporting periods.

 

On a periodic basis we evaluate our estimates based on historical experience and various other assumptions we believe are reasonable under the circumstances. Actual results could differ from those estimates under different assumptions or conditions. For further information on our significant accounting policies, refer to Note 1 to our consolidated financial statements included in this report.

 

We believe the following critical accounting policies involve the most significant judgments and estimates used in the preparation of our consolidated financial statements.

 

Purchase Accounting

 

We are required to estimate the fair value of the assets acquired and liabilities assumed in business combinations as of the acquisition date, including identified intangible assets. The amount of purchase price paid in excess of the net assets acquired is recorded as goodwill. The fair values are estimated in accordance with accounting standards which define fair value as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants. The fair values of the net assets acquired are determined primarily using Level 3 inputs (inputs that are unobservable to the marketplace participant).

 

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The most significant fair value estimates include intangible assets (customer relationships and trade names) subject to amortization. We recorded $4.0 million and $2.8 million of acquired intangible assets in connection with the 2019 and 2018 acquisitions, respectively. These amounts of intangible assets were determined based primarily on the acquiree’s projected cash flows. The projected cash flows include various assumptions, including estimated revenue growth rates, operating margins, customer attrition rates, royalty rates, and the appropriate risk-adjusted discount rates used to discount the projected cash flows. The residual value assigned to goodwill was $22.0 million and $2.9 million, respectively, for the 2019 and 2018 acquisitions.

 

Goodwill

 

We test goodwill for impairment annually and whenever events or circumstances make it more likely than not that an impairment may have occurred, such as a significant adverse change in the business climate or a decision to sell all or a portion of a reporting unit. We perform our annual goodwill impairment test as of October 1 and monitor for interim triggering events on an ongoing basis. All of the Company’s goodwill is recorded in its Trucking reporting unit.

 

Goodwill is reviewed for impairment utilizing either a qualitative assessment or a quantitative goodwill impairment test. If we choose to perform a qualitative assessment and determine the fair value more likely than not exceeds the carrying value, no further evaluation is necessary. When we perform the quantitative goodwill impairment test, we compare the fair value of the reporting unit to the carrying value, which includes goodwill. If the fair value of the reporting unit exceeds its carrying value, the goodwill is not considered impaired. If the carrying value is higher than the fair value, the difference would be recognized as an impairment loss.

 

The impairment test process requires valuation of the reporting unit, which we determine using a combination of the income, or discounted cash flows, approach and the market approach. The assumptions about future cash flows and growth rates are based on the reporting unit's long-term forecast and are subject to review and approval by senior management. A reporting unit’s discount rate is a risk-adjusted weighted average cost of capital, which we believe approximates the rate from a market participant's perspective. The estimated fair value could be impacted by changes in market conditions, interest rates, growth rates, tax rates, costs, pricing and capital expenditures. The fair value determination is categorized as Level 3 in the fair value hierarchy due to its use of internal projections and unobservable measurement inputs.

 

During the years ended December 31, 2019 and 2018, the impairment tests did not result in an impairment of goodwill.

 

Long-Lived Assets

 

The Company evaluates the recoverability of long-lived assets whenever events or changes in circumstances indicate that an asset’s carrying amount may not be recoverable. Such circumstances could include, but are not limited to (1) a significant decrease in the market value of an asset, (2) a significant adverse change in the extent or manner in which an asset is used, or (3) an accumulation of costs significantly in excess of the amount originally expected for the acquisition of an asset. The Company measures the carrying amount of the asset against the estimated undiscounted future cash flows associated with it. Should the sum of the expected future net cash flows be less than the carrying value of the asset being evaluated, an impairment loss would be recognized. The impairment loss would be calculated as the amount by which the carrying value of the asset exceeds its fair value. The fair value is measured based on quoted market prices, if available.

 

If quoted market prices are not available, the estimate of fair value is based on various valuation techniques, including the discounted value of estimated future cash flows. The evaluation of asset impairment requires the Company to make assumptions about future cash flows over the life of the asset being evaluated. These assumptions require significant judgment and actual results may differ from assumed and estimated amounts. The assumptions about future cash flows and growth rates are based on the asset group’s long-term forecast and are subject to review and approval by senior management. An asset group’s discount rate is a risk-adjusted weighted average cost of capital, which we believe approximates the rate from a market participant's perspective. The estimated fair value could be impacted by changes in market conditions, interest rates, growth rates, tax rates, costs, pricing and capital expenditures. The fair value determination is categorized as Level 3 in the fair value hierarchy due to its use of internal projections and unobservable measurement inputs.

 

An impairment expense of $3.5 million related to the CNG Fueling Stations asset group was recorded during the year ended December 31, 2019.

 

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Fair Valuation of Common Stock, Warrants and Stock Options

 

Our executive officers, directors and principal stockholders beneficially own a substantial majority of the Company’s outstanding common stock. The Company’s common stock does not have an observable quoted market price on the OTC Pink Marketplace because the stock is thinly traded. As a result, we must utilize an alternative method to estimate the fair value of our common stock, including when the Company issues other equity instruments for which the common stock is the underlying security. One commonly accepted approach to valuing the equity of a company in similar circumstances, including a distressed or highly-leveraged company, is viewing the equity as a call option on the debt. The equity of a company is a residual claim to all cash flows remaining after other financial claim-holders (e.g., debt) have been satisfied. If a company is liquidated, the same principle applies in which equity investors receive cash flows remaining in a company after all outstanding debts and other financial claims are settled. Therefore, equity can be viewed as a call option on a company and valued using the Black-Scholes option pricing model. Accordingly, we apply the Black-Scholes option pricing model to the assets and debt of the Company as of each valuation date to estimate the fair value of Company common stock. The key assumptions utilized in the Black-Scholes option pricing model for the fair valuation of the Company’s common stock are: i) an exercise price equal to the Company’s total liabilities; ii) a stock price equal to the Company’s total assets; iii) an estimated expected term or holding period; iv) an estimated stock price volatility based upon comparable companies; and v) an estimated risk-free interest rate. The estimated fair value of the Company’s common stock is a key assumption in the fair valuation of the warrants and stock options the Company issues.

 

Stock-based Compensation

 

The Company accounts for stock-based compensation awards based on the fair value of the award as of the grant date, which is calculated using the Black-Scholes option pricing model. The Black-Scholes option pricing model requires the use of subjective assumptions, including the estimated fair value of the Company’s common stock, the expected term of the award, the expected stock price volatility, expected dividend yield and the risk-free interest rate for the expected term of the award. The expected term represents the period of time the awards are expected to be outstanding. Due to the lack of sufficient historical exercise data to provide a reasonable basis upon which to otherwise estimate the expected term of the awards, we use the simplified method to estimate the expected term for our stock-based compensation awards. Under the simplified method, the expected term of an award is presumed to be the mid-point between the vesting date and the end of the contractual term. Expected volatility is based on historical volatilities for publicly traded stock of comparable companies over the estimated expected term of the awards. We assume no dividend yield because dividends on our common stock are not expected to be paid in the near future, which is consistent with our history of not paying dividends on our common stock.

 

Deferred Income Tax Assets and Liabilities 

 

The carrying values of deferred income tax assets and liabilities reflect the application of our income tax accounting policies in accordance with applicable accounting standards and are based on management’s assumptions and estimates regarding future operating results and levels of taxable income, as well as management’s judgment regarding the interpretation of the provisions of applicable accounting standards. The carrying values of liabilities for income taxes currently payable are based on management’s interpretations of applicable tax laws and incorporate management’s assumptions and judgments regarding the use of tax planning strategies in various taxing jurisdictions. The use of different estimates, assumptions and judgments in connection with accounting for income taxes may result in materially different carrying values of income tax assets and liabilities and results of operations.

 

We evaluate the recoverability of these deferred tax assets by assessing the adequacy of future expected taxable income from all sources, including reversal of taxable temporary differences, forecasted operating earnings and available tax planning strategies. These sources of income inherently rely heavily on estimates. We use our historical experience and our short and long-term business forecasts to provide insight. To the extent we do not consider it more likely than not that a deferred tax asset will be recovered, a valuation allowance is established. As of December 31, 2019, we had federal and state net operating loss carryforwards of $40.0 million and $25.0 million, respectively, to offset future taxable income. Federal and some state net operating loss carryforwards generated in tax years ending after December 31, 2017 can be carried forward indefinitely. These federal and state net operating loss carryforwards are reserved with a full valuation allowance because, based on the available evidence, we believe it is more likely than not that we would not be able to utilize those deferred tax assets in the future. If the actual amounts of taxable income differ from our estimates, the amount of our valuation allowance could be materially impacted. Federal and state operating loss carryforwards start to expire in 2036 and 2021, respectively. Of the $40.0 million federal operating loss carryforwards, $2.0 million of the operating loss carryforwards begin to expire in 2036. Federal operating loss carryforwards generated in 2018 or later have indefinite lives and are subject to an 80% limitation of taxable income in the year of use.

 

29


 

 

Recently Issued Accounting Pronouncements

 

Refer to Note 1 to our consolidated financial statements included in this report.

 

Seasonality and Inflation

 

Due to increased USPS volume, the Company’s tractor productivity typically increases during the last quarter of each calendar year. At the same time, operating expenses increase and fuel efficiency declines because of engine idling and harsh weather creating higher accident frequency, increased claims and higher equipment repair expenditures. The Company also may suffer from weather-related or other events such as tornadoes, hurricanes, blizzards, ice storms, floods, fires, earthquakes and explosions. These events may disrupt fuel supplies, increase fuel costs, disrupt freight shipments or routes, affect regional economies, destroy the Company’s assets or adversely affect the business or financial condition of customers, any of which could adversely affect the Company’s results or make the Company’s results more volatile.

 

To some extent, we experience seasonality with the CNG business. Natural gas vehicle fuel amounts consumed by some of our customers tend to be higher in summer months when fleet vehicles use more fuel to power their air conditioning systems. Natural gas commodity prices tend to be higher in the fall and winter months due to increased overall demand for natural gas for heating during these periods. With the USPS contracts the trucking segment experiences a significant increase in business from the last week of November through the end of December

 

Since our inception, inflation has not significantly affected our operating results. However, costs for construction, repairs, maintenance, electricity and insurance are all subject to inflationary pressures, which could affect our ability to maintain our stations adequately, build new stations, expand our existing facilities or pursue additional CNG production projects, or could materially increase our operating costs.

Item 7A. Quantitative and Qualitative Disclosures About Market Risk.

As a smaller reporting company, the Company is not required to provide disclosure under this item.

30


 

Item 8. Financial Statements and Supplementary Data.

 

INDEX TO CONSOLIDATED FINANCIAL STATEMENTS

 

 

 

Page

Report of Independent Registered Public Accounting Firm

 

F-1

 

 

 

Consolidated Balance Sheets

 

F-2

 

 

 

Consolidated Statements of Operations

 

F-3

 

 

 

Consolidated Statements of Changes in Stockholders’ Deficit

 

F-4

 

 

 

Consolidated Statements of Cash Flows

 

F-5

 

 

 

Notes to Consolidated Financial Statements

 

F-6

 

 

 

31


 

 

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Shareholders and Board of Directors of

EVO Transportation & Energy Services, Inc.

Opinion on the Financial Statements

We have audited the accompanying consolidated balance sheets of EVO Transportation & Energy Services, Inc. and subsidiaries (the “Company”) as of December 31, 2019 and 2018, the related consolidated statements of operations, changes in stockholders’ deficit and cash flows for each of the two years in the period ended December 31, 2019, and the related notes (collectively referred to as the “financial statements”). In our opinion, the financial statements present fairly, in all material respects, the financial position of the Company as of December 31, 2019 and 2018, and the results of its operations and its cash flows for each of the two years in the period ended December 31, 2019, in conformity with accounting principles generally accepted in the United States of America.

Explanatory Paragraph – Going Concern

The accompanying consolidated financial statements have been prepared assuming that the Company will continue as a going concern. As more fully described in Note 1, the Company has a significant working capital deficiency, has incurred significant losses and needs to raise additional funds to meet its obligations and sustain its operations and lacks the financial resources it needs to sustain operations for a reasonable period of time, which is considered to be one year from the issuance date of the financial statements. These conditions raise substantial doubt about the Company’s ability to continue as a going concern. Management’s plans in regard to these matters are also described in Note 1. The consolidated financial statements do not include any adjustments that might result from the outcome of this uncertainty.

Basis for Opinion

These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the Company’s financial statements based on our audits. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) (“PCAOB”) and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. As part of our audits, we are required to obtain an understanding of internal control over financial reporting but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion.

Our audits included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audits provide a reasonable basis for our opinion.

/s/ Marcum llp

 

Marcum llp

We have served as the Company’s auditor since 2019.

Houston, Texas

August 10, 2021

 

 

F-1


 

 

EVO TRANSPORTATION & ENERGY SERVICES, INC.

Consolidated Balance Sheets

 

 

 

December 31,

 

($ in thousands, except per share data)

 

2019

 

 

2018

 

Assets

 

 

 

 

 

 

 

 

Current assets

 

 

 

 

 

 

 

 

Cash

 

$

3,274

 

 

$

1,630

 

Accounts receivable - trade, net

 

 

11,683

 

 

 

6,370

 

Accounts receivable - trade, related party

 

 

 

 

41

 

Alternative fuels tax credit receivable

 

 

2,442

 

 

 

268

 

Prepaids and other current assets

 

 

2,765

 

 

 

288

 

Total current assets

 

 

20,164

 

 

 

8,597

 

Non-current assets

 

 

 

 

 

 

 

 

Property, equipment, and land, net

 

 

41,731

 

 

 

7,604

 

Goodwill

 

 

23,837

 

 

 

2,887

 

Intangibles, net

 

 

6,045

 

 

 

3,037

 

Right-of-use assets, net

 

 

17,185

 

 

 

 

Assets held for sale

 

 

450

 

 

 

 

Deposits and other long-term assets

 

 

2,326

 

 

 

526

 

Total non-current assets

 

 

91,574

 

 

 

14,054

 

Total assets

 

$

111,738

 

 

$

22,651

 

Liabilities, Redeemable Stock and Stockholders’ Deficit

 

 

 

 

 

 

 

 

Current liabilities

 

 

 

 

 

 

 

 

Accounts payable

 

$

13,808

 

 

$

4,139

 

Accounts payable - related party

 

 

 

 

337

 

Accrued expenses

 

 

15,334

 

 

 

5,085

 

Accrued interest - related party

 

 

1,482

 

 

 

923

 

Embedded derivative liability

 

 

1,021

 

 

 

 

Advances under factoring arrangements

 

 

18,046

 

 

 

5,331

 

Advance from related parties

 

 

 

 

324

 

Current portion of long-term debt

 

 

21,979

 

 

 

586

 

Current portion of long-term debt - related party

 

 

9,358

 

 

 

6,262

 

Operating lease liabilities, current portion

 

 

4,161

 

 

 

 

Finance lease liabilities, current portion

 

 

1,196

 

 

 

 

Total current liabilities

 

 

86,385

 

 

 

22,987

 

Non-current liabilities

 

 

 

 

 

 

 

 

Long-term debt, less current portion

 

 

13,941

 

 

 

4,096

 

Long-term debt, less current portion - related party

 

 

9,290

 

 

 

6,005

 

Advances from suppliers

 

 

890

 

 

 

978

 

Operating lease liabilities, less current portion

 

 

9,374

 

 

 

 

Finance lease liabilities, less current portion

 

 

2,615

 

 

 

 

Deferred tax liability

 

 

375

 

 

 

 

Total non-current liabilities

 

 

36,485

 

 

 

11,079

 

Total liabilities

 

 

122,870

 

 

 

34,066

 

Commitments and contingencies (Note 12)

 

 

 

 

 

 

 

 

Redeemable stock

 

 

 

 

 

 

 

 

Series A Redeemable Preferred stock, $0.0001 par value; 10,000,000 shares authorized,

   100,000 shares issued and outstanding, includes accrued and undeclared dividends $41 (December

   31, 2019) and $17 (December 31, 2018) liquidation preference $341 (December 31, 2019) and

   $251 (December 31, 2018)

 

 

341

 

 

 

251

 

Redeemable common stock, at redemption value

 

 

1,200

 

 

 

 

Stockholders’ deficit

 

 

 

 

 

 

 

 

Common stock, $0.0001 par value; 100,000,000 shares authorized; 14,333,834 (December 31, 2019)

   and 2,258,530 (December 31, 2018) shares issued and outstanding

 

 

1

 

 

 

 

Common stock subscribed and not yet issued 8,664 (December 31, 2019) and 500,000 (December

   31, 2018)

 

 

12

 

 

 

415

 

Common stock issuable

 

 

3,474

 

 

 

 

Additional paid-in capital

 

 

38,611

 

 

 

9,976

 

Accumulated deficit

 

 

(54,771

)

 

 

(22,057

)

Total stockholders’ deficit

 

 

(12,673

)

 

 

(11,666

)

Total liabilities, redeemable stock, and stockholders’ deficit

 

$

111,738

 

 

$

22,651

 

 

See notes to consolidated financial statements.

F-2


 

EVO TRANSPORTATION & ENERGY SERVICES, INC.

Consolidated Statements of Operations

 

 

 

For the Years Ended

December 31,

 

($ in thousands, except per share data)

 

2019

 

 

2018

 

Revenue

 

 

 

 

 

 

 

 

Trucking

 

$

177,419

 

 

$

24,256

 

CNG

 

 

1,727

 

 

 

1,348

 

Total revenue

 

 

179,146

 

 

 

25,604

 

Operating expenses

 

 

 

 

 

 

 

 

Payroll, benefits and related

 

 

84,804

 

 

 

8,733

 

Purchased transportation

 

 

33,543

 

 

 

9,874

 

Fuel

 

 

22,133

 

 

 

2,420

 

Equipment rent

 

 

13,688

 

 

 

3,614

 

Maintenance and supplies

 

 

12,066

 

 

 

540

 

General and administrative

 

 

13,041

 

 

 

3,294

 

Operating supplies and expenses

 

 

10,352

 

 

 

403

 

Depreciation and amortization

 

 

7,838

 

 

 

959

 

Insurance and claims

 

 

7,967

 

 

 

750

 

CNG expenses

 

 

635

 

 

 

897

 

Impairment of long-lived assets

 

 

3,616

 

 

 

240

 

Total operating expenses

 

 

209,683

 

 

 

31,724

 

Operating loss

 

 

(30,537

)

 

 

(6,120

)

Other income (expense)

 

 

 

 

 

 

 

 

Interest expense

 

 

(7,672

)

 

 

(1,892

)

Change in fair value of embedded derivative liability

 

 

(171

)

 

 

Realized and unrealized gains on derivative liability, net

 

 

11

 

 

 

54

 

Gain on conversion of accounts payable - related party

 

 

173

 

 

 

 

Gain on conversion of notes payable

 

 

 

 

625

 

Gain on extinguishment of convertible promissory notes

 

 

 

 

928

 

Warrant expense

 

 

 

 

(172

)

Other miscellaneous income

 

 

79

 

 

 

 

Total other expense

 

 

(7,580

)

 

 

(457

)

Loss before income taxes

 

 

(38,117

)

 

 

(6,577

)

Benefit for income taxes

 

 

5,403

 

 

 

 

Net loss

 

$

(32,714

)

 

$

(6,577

)

Accrued and undeclared preferred stock dividends

 

 

24

 

 

 

17

 

Net loss available to common stockholders

 

$

(32,738

)

 

$

(6,594

)

Basic and diluted weighted average common shares outstanding

 

 

11,334,982

 

 

 

1,907,055

 

Basic and diluted net loss per common share

 

$

(2.89

)

 

$

(3.46

)

 

See notes to consolidated financial statements.

 

 

 

F-3


 

 

EVO TRANSPORTATION & ENERGY SERVICES, INC.

Consolidated Statements of Changes in Stockholders’ Deficit

For the Years Ended December 31, 2019 and 2018

 

 

 

Common Stock

 

 

Common Stock

Subscribed

 

 

Common Stock

 

 

Additional

Paid-in

 

 

Accumulated

 

 

Total

Stockholders’

 

($ in thousands)

 

Shares

 

 

Amount

 

 

Shares

 

 

Amount

 

 

Issuable

 

 

Capital

 

 

Deficit

 

 

Deficit

 

Balance - December 31, 2017, as stated

 

 

429,308

 

 

$

 

 

 

 

 

$

 

 

$

 

 

$

1,300

 

 

$

(14,075

)

 

$

(12,775

)

Revision

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(1,388

)

 

 

 

Balance – January 1, 2018 as revised

 

 

429,308

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,300

 

 

 

(15,463

)

 

 

(14,163

)

Issuance of common stock for cash

 

 

1,000,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2,500

 

 

 

 

 

 

2,500

 

Issuance of common stock for exchange of

   bridge notes and interest-related party

 

 

405,676

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,425

 

 

 

 

 

 

1,425

 

Issuance of common stock for exchange of

   bridge notes and interest

 

 

142,684

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

453

 

 

 

 

 

 

453

 

Stock-based compensation expense

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

492

 

 

 

 

 

 

492

 

Fair value of warrants issued to guarantee debt

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

9

 

 

 

 

 

 

9

 

Related party accounts payable converted to common stock

 

 

50,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

150

 

 

 

 

 

 

150

 

Accounts payable converted to common stock

 

 

43,400

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

36

 

 

 

 

 

 

36

 

Common stock issued for the purchase of

   Thunder Ridge Transport, Inc.

 

 

 

 

 

 

 

 

500,000

 

 

 

415

 

 

 

 

 

 

 

 

 

 

 

 

415

 

Fair value of warrants issued Secured

   convertible promissory notes

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

747

 

 

 

 

 

 

747

 

Fair value of warrants issued for services

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

75

 

 

 

 

 

 

75

 

Issuance of common stock for exchange of

   Convertible promissory notes - related party

 

 

187,462

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

156

 

 

 

 

 

 

156

 

Fair value of warrants issued with conversion of

   Convertible promissory notes

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

87

 

 

 

 

 

 

87

 

Fair value of debt discount for conversion

   feature on convertible promissory notes –

   related party

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2,546

 

 

 

 

 

 

2,546

 

Series A redeemable preferred stock dividend

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(17

)

 

 

(17

)

Net loss

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(6,577

)

 

 

(6,577

)

Balance - December 31, 2018

 

 

2,258,530

 

 

 

 

 

 

500,000

 

 

 

415

 

 

 

 

 

 

9,976

 

 

 

(22,057

)

 

 

(11,666

)

Accounts payable converted to common stock

 

 

10,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

10

 

 

 

 

 

 

10

 

Common stock issued for services - related party

 

 

10,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

25

 

 

 

 

 

 

25

 

Issuance of common stock for cash

 

 

4,560,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

11,400

 

 

 

 

 

 

11,400

 

Stock-based compensation expense

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1,555

 

 

 

 

 

 

1,555

 

Common stock issued in acquisitions

 

 

7,230,982

 

 

 

1

 

 

 

(500,000

)

 

 

(415

)

 

 

 

 

 

7,768

 

 

 

 

 

 

7,354

 

Fair value of warrants, net of issuance costs, and

   common stock issued in connection with

   Antara financing arrangement

 

 

98,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

7,785

 

 

 

 

 

 

7,785

 

Accounts payable-related party converted to common stock

 

 

117,092

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

120

 

 

 

 

 

 

120

 

Issuance of common stock for payment of Senior Bridge notes

   interest

 

 

14,074

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

14

 

 

 

 

 

 

14

 

Common stock issued for note payable and

   accrued interest

 

 

35,156

 

 

 

 

 

 

8,664

 

 

 

12

 

 

 

 

 

 

48

 

 

 

 

 

 

60

 

Obligation to issue common stock and warrants

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3,474

 

 

 

 

 

 

 

 

 

3,474

 

Accretion of Series A redeemable preferred stock

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(66

)

 

 

 

 

 

(66

)

Series A redeemable preferred stock dividend

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(24

)

 

 

 

 

 

(24

)

Net loss

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(32,714

)

 

 

(32,714

)

Balance - December 31, 2019

 

 

14,333,834

 

 

$

1

 

 

 

8,664

 

 

$

12

 

 

$

3,474

 

 

$

38,611

 

 

$

(54,771

)

 

$

(12,673

)

 

See notes to consolidated financial statements.

 

 

F-4


 

 

EVO TRANSPORTATION & ENERGY SERVICES, INC.

Consolidated Statements of Cash Flows

 

 

 

 

For the Years Ended December 31,

 

($ in thousands)

 

2019

 

 

2018

 

Cash flows from operating activities

 

 

 

 

 

 

 

 

Net loss

 

$

(32,714

)

 

$

(6,577

)

Adjustments to reconcile net loss to net cash used in operating activities

 

 

 

 

 

 

 

 

Depreciation and amortization

 

 

7,838

 

 

 

959

 

Non-cash lease expense

 

 

3,233

 

 

 

 

Loss on sale of assets

 

 

190

 

 

 

 

Amortization of debt discount and debt issuance costs

 

 

1,616

 

 

 

502

 

Deferred income taxes

 

 

(5,473

)

 

 

 

Stock option and warrant-based compensation

 

 

1,555

 

 

 

492

 

Impairment

 

 

3,616

 

 

 

240

 

Non-cash interest expense

 

 

4,552

 

 

 

 

Change in fair value of embedded derivative liability

 

 

171

 

 

 

 

Bad debt expense (recovery)

 

 

140

 

 

 

(37

)

Realized gain on derivative liability

 

 

(11

)

 

 

 

Gain on conversion of accounts payable to common stock

 

 

(186

)

 

 

(94

)

Gain on extinguishment of convertible promissory notes

 

 

 

 

 

(928

)

Gain on conversion of convertible promissory notes to common stock

 

 

 

 

 

(625

)

Common stock issued for services - related party

 

 

25

 

 

 

 

Common stock issued for interest

 

 

35

 

 

 

 

Redeemable Series A Preferred stock issued for services

 

 

 

 

 

234

 

Warrant expenses

 

 

 

 

 

172

 

Other

 

 

 

 

 

25

 

Changes in assets and liabilities

 

 

 

 

 

 

 

 

Accounts receivable

 

 

(723

)

 

 

(4,162

)

Accounts receivable - related party

 

 

41

 

 

 

 

Alternative fuels tax credit receivable

 

 

(2,144

)

 

 

380

 

Due from related party

 

 

(135

)

 

 

 

Other assets

 

 

(1,388

)

 

 

(314

)

Accounts payable

 

 

1,521

 

 

 

70

 

Accounts payable - related party

 

 

(45

)

 

 

77

 

Accrued expenses

 

 

5,923

 

 

 

2,321

 

Accrued interest - related party

 

 

559

 

 

 

482

 

Operating lease liabilities

 

 

(3,374

)

 

 

 

Net cash used in operating activities

 

 

(15,178

)

 

 

(6,783

)

Cash flows from investing activities

 

 

 

 

 

 

 

 

Acquisitions, net of cash acquired

 

 

(19,482

)

 

 

(186

)

Purchases of equipment

 

 

(3,070

)

 

 

(18

)

Proceeds from sale of assets

 

 

196

 

 

 

34

 

Net cash used in investing activities

 

 

(22,356

)

 

 

(170

)

Cash flows from financing activities

 

 

 

 

 

 

 

 

Line-of-credit, net

 

 

 

 

 

(105

)

Proceeds from sale of common stock and warrants

 

 

11,400

 

 

 

2,500

 

Proceeds from issuance of debt

 

 

30,130

 

 

 

4,005

 

Payments of principal on debt

 

 

(10,815

)

 

 

(248

)

Proceeds from sale-leaseback

 

 

913

 

 

 

 

Proceeds from issuance of debt - related party

 

 

400

 

 

 

 

Payments of principal on debt - related party

 

 

(512

)

 

 

(1,163

)

Payments on fuel advance

 

 

(88

)

 

 

(19

)

Advances from factoring arrangements

 

 

163,496

 

 

 

4,100

 

Payments on factoring arrangements

 

 

(153,836

)

 

 

 

Debt issuance costs

 

 

(678

)

 

 

(525

)

Payments on finance lease liability

 

 

(908

)

 

 

 

Payments on related party advances

 

 

(324

)

 

 

 

Payments to related parties

 

 

 

 

 

(46

)

Net cash provided by financing activities

 

 

39,178

 

 

 

8,499

 

Net increase in cash

 

 

1,644

 

 

 

1,546

 

Cash - beginning of year

 

 

1,630

 

 

 

84

 

Cash - end of year

 

$

3,274

 

 

$

1,630

 

 

 

 

 

 

 

 

 

 

Supplemental disclosures of cash flow information:

 

 

 

 

 

 

 

 

Income tax paid

 

$

8

 

 

$

 

Interest paid

 

$

4,610

 

 

$

716

 

 

 

 

 

 

 

 

 

 

Supplemental schedule of non-cash investing and financing activities:

 

 

 

 

 

 

 

 

Fair value of common stock and redeemable common stock issued for acquisitions

 

$

8,553

 

 

$

415

 

Debt issued to sellers for acquisitions

 

$

6,430

 

 

$

2,800

 

Fixed assets acquired with debt issuance

 

$

234

 

 

$

 

Issuance of common stock for exchange of bridge notes and interest – related party

 

$

 

 

$

1,425

 

Issuance of common stock for exchange of bridge notes and interest

 

$

 

 

$

453

 

Common stock for settlement of accounts payable - related party

 

$

119

 

 

$

150

 

Common stock for settlement of accounts payable

 

$

10

 

 

$

36

 

Common stock for settlement of note payable

 

$

48

 

 

$

 

Conversion of related party notes payable to common stock

 

$

 

 

$

156

 

Fair value of warrants and common stock issued in connection with Antara financing arrangement

 

$

8,061

 

 

$

 

Assignment of related party receivable to repay related party debt

 

$

402

 

 

$

 

Common stock and warrants issuable for purchase of equipment

 

$

3,474

 

 

$

 

Debt discount related to secured convertible promissory notes

 

$

 

 

$

3,294

 

 

See notes to consolidated financial statements.

 

 

F-5


 

 

EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

Note 1 - Description of Business and Summary of Significant Accounting Policies

Description of Business

 

EVO Transportation & Energy Services, Inc. is a transportation provider serving the United States Postal Service (“USPS”) and other customers. We are a surface transportation company serving the USPS with approximately 1,000 vehicles in operation as of December 31, 2019. Of these, approximately 200 vehicles operate on compressed natural gas (“CNG”) which makes us the largest user of alternative fuels amongst transportation companies serving the USPS. In certain markets, we fuel our vehicles at one of our five dedicated CNG stations which serve other customers as well. We operate from our headquarters in Phoenix, Arizona and from 15 facilities in 17 states.

 

We have grown primarily through acquisitions, and we have completed seven acquisitions since our initial business combination in 2016. We have also grown organically by obtaining new contracts from the USPS and other customers.

The Company completed the following acquisitions subsequent to November 2016:

 

 

On February 1, 2017, the Company acquired Environmental Alternative Fuels, LLC (“EAF”) and its wholly owned subsidiary, EVO CNG, LLC.  EVO CNG, LLC is engaged in the business of operating compressed natural gas fueling stations.

 

On June 1, 2018, the Company acquired Thunder Ridge Transport, Inc. (“Thunder Ridge”).  Thunder Ridge is based in Springfield, Missouri and is engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

On November 16, 2018, the Company acquired W.E. Graham, Inc., a trucking company based in Memphis, Tennessee that provides freight and shipping services on behalf of the USPS across Tennessee, Georgia, Alabama and Mississippi.

 

On January 2, 2019, the Company acquired Sheehy Mail Contractors, Inc. (“Sheehy”). Sheehy is based in Waterloo, Wisconsin and is engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

On February 1, 2019, the Company acquired Ursa Major Corporation (“Ursa”) and JB Lease Corporation (“JB Lease”). Ursa and JB Lease are based in Oak Creek, Wisconsin and are engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

On July 15, 2019, the Company acquired Courtlandt and Brown Enterprises L.L.C. (“Courtlandt”) and Finkle Transport Inc. (“Finkle”). Finkle and Courtlandt are based in Newark, New Jersey and are engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

On September 16, 2019, the Company, through its wholly-owned subsidiary EVO Holding Company, LLC, acquired John W. Ritter, Inc. (“JWR”), Ritter Transportation Systems, Inc. (“Ritter Transportation”), Ritter Transport, Inc. (“Ritter Transport”), and Johmar Leasing Company, LLC (“Johmar,” and together with JWR, Ritter Transportation, and Ritter Transport, the “Ritter Companies”).  The Ritter Companies are based in Laurel, Maryland. The Ritter Companies are engaged in the business of fulfilling government contracts for freight trucking services, as well as providing freight trucking services to non-government entities.

 

Going Concern

 

As of December 31, 2019, the Company had a cash balance of $3.3 million, a working capital deficit of $66.2 million, stockholders’ deficit of $12.7 million, and material debt and lease obligations of $72.8 million, which included term loan borrowings under a financing agreement with Antara Capital. During the year ended December 31, 2019, the Company reported cash used in operating activities of $15.2 million and a net loss of $32.7 million.

 

F-6


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

The following significant transactions and events affecting the Company’s liquidity occurred following the year ended December 31, 2019:

 

 

During the first quarter of 2020, the Company entered into Forbearance Agreements and Incremental Amendments to the Financing Agreement with Antara Capital and obtained an additional $6.3 million in term loan commitments and the lenders agreed to forbear from exercising certain rights, remedies, powers, privileges, and defenses under the Financing Agreement during the forbearance period. These incremental borrowings were subject to the same terms as the Company’s existing term loan commitments with Antara Capital. During the fourth quarter of 2020, in connection with the Company’s borrowing under the Main Street Priority Loan Program (as subsequently discussed), the Company paid down the aggregate principal amount due to Antara, including capitalized interest, from $25.4 million at December 31, 2019 (and $31.7 million after the first quarter 2020 borrowings) to $16.7 million, the forbearance period related to the remaining Antara debt was terminated and all existing defaults and events of defaults were waived, and the maturity date of the remaining outstanding term loan balance under the Antara Financing Agreement was extended from September 16, 2022 to the earlier of the date that is ninety-one days after the fifth anniversary of the closing date of the Main Street Loan or the date that is ninety-one days after the date the Main Street Loan is paid in full.

 

 

During the first quarter of 2020, the Company sold a total of 1,260,000 shares of its common stock and 1,000,000 shares of its Series B preferred stock to related parties for aggregate gross proceeds of $6.2 million pursuant to the terms of subscription agreements.

 

 

During the second quarter of 2020, the Company obtained a loan in the amount of $10.0 million under the Paycheck Protection Program (the “PPP”) of the Coronavirus Aid, Relief, and Economic Security (“CARES”) Act. The principal amount of the loan and accrued interest are eligible for forgiveness, and the Company has submitted a request for such forgiveness.

 

 

During the fourth quarter of 2020, the Company borrowed $17.0 million under the Main Street Priority Loan Program authorized by Section 13(3) of the Federal Reserve Act (the “Main Street Loan”) and used all of the net proceeds to refinance a portion of the amount outstanding under the Antara Financing Agreement and to pay related prepayment premiums. The entire outstanding principal balance of the Main Street Loan, together with all accrued and unpaid interest, is due and payable in full on December 14, 2025.

 

 

During the first quarter of 2021, the Company entered into agreements with the USPS to settle claims submitted by the Company seeking additional compensation for work performed under Dynamic Route Optimization (“DRO”) contracts since 2018. The Company received a total of $28.4 million related to this historical work performed and also renegotiated the contractual rates per mile for some of its DRO contracts on a prospective basis.

 

 

During the first quarter of 2021, the Company entered into an agreement with its factoring lender (“Triumph”) related to the application of $17.5 million of proceeds received from the USPS arising out of prior underpayments on certain DRO contracts. Pursuant to the agreement, the parties agreed that Triumph would remit $11.0 million of net proceeds to the Company and that Triumph would retain approximately $6.9 million of net proceeds and apply that amount to reduce the outstanding principal amount of the Company’s factoring advances. The parties further agreed that the Company will repay the remaining balance of approximately $6.9 million due under the factoring arrangement in 48 equal monthly installments beginning January 1, 2022, and that Triumph will apply funds held in reserve against the approximately $0.8 million remaining balance for advances that Triumph made to the Company in September 2020. The parties also agreed to work together to wind down their factoring relationship, including waiver of any applicable termination fees.

 

 

During the first and second quarters of 2021, the Company entered into agreements with certain noteholders to purchase promissory notes previously issued by the Company in the principal amount of $0.6 million by paying $0.1 million in cash and issuing warrants to purchase an aggregate of up to 231,453 shares of the Company’s common stock at a price of $0.01 per share.

 

While these transactions and events resulted in an overall increase in the Company’s cash balance as of March 31, 2021, an overall reduction in the Company’s working capital deficit as of March 31, 2021, and an overall extension of the maturity dates for the Company’s debt obligations, the Company continues to have a working capital deficit and stockholders’ deficit as of March 31, 2021 and continues to incur net losses for 2021. As a result of these circumstances, the Company believes its existing cash, together with any positive cash flows from operations, may not be sufficient to support working capital and capital expenditure requirements for the next 12 months, and the Company may be required to seek additional financing from outside sources.

 

F-7


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

In evaluating the Company’s ability to continue as a going concern and its potential need to seek additional financing from outside sources, management also considered the following conditions:

 

The counterparty to the Company’s accounts receivable factoring arrangement is not obligated to purchase the Company’s accounts receivable or make advances to the Company under such arrangement;

 

The Company is currently in default on certain of its debt obligations; and

 

There can be no assurance that the Company will be able to obtain additional financing in the future via the incurrence of additional indebtedness or via the sale of the Company’s common stock or preferred stock.

 

As a result of the circumstances described above, the Company may not have sufficient liquidity to make the required payments on its debt, factoring or leasing obligations; to satisfy future operating expenses; to make capital expenditures; or to provide for other cash needs.

 

Management’s plans to mitigate the Company’s current conditions include:

 

Negotiating with related parties and 3rd parties to refinance existing debt and lease obligations;

 

Potential future public or private debt or equity offerings;

 

Acquiring new profitable contracts and negotiating revised pricing for existing contracts;

 

Profitably expanding trucking revenue;

 

Cost reduction efforts, including eliminating redundant costs across the companies acquired during 2019 and 2018;

 

Improvements to operations to gain driver efficiencies;

 

Purchases of trucks and trailers to reduce purchased transportation; and

 

Replacement of older trucks with newer trucks to lower the overall cost of ownership and improve cash flow through reduced maintenance and fuel costs.

 

Notwithstanding management’s plans, there can be no assurance that the Company will be successful in its efforts to address its current liquidity and capital resource constraints. These conditions raise substantial doubt about the Company's ability to continue as a going concern for the next twelve months from the issuance of these consolidated financial statements within the Company’s Form 10-K. The consolidated financial statements do not include any adjustments to reflect the possible future effects on the recoverability and classification of assets or the amounts and classifications of liabilities that may result if the Company is unable to continue as a going concern.

 

Refer to Notes 1, 6, 7, and 11 to the consolidated financial statements for further information regarding the Company’s debt, factoring, and lease obligations, including the future maturities of such obligations. Refer to Note 15 to the consolidated financial statements for further information regarding changes in the Company’s debt obligations and liquidity subsequent to December 31, 2019.

Consolidation

The accompanying consolidated financial statements include the accounts of the Company and its wholly-owned subsidiaries. All intercompany accounts and transactions have been eliminated in consolidation.

Use of Estimates

The preparation of consolidated financial statements in conformity with accounting principles generally accepted in the United States of America (“U.S. GAAP”) requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosures of contingent assets and liabilities at the date of the consolidated financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.

The consolidated financial statements include some amounts that are based on management’s best estimates and judgments. The most significant estimates relate to goodwill and long-lived asset valuations, purchase price allocations related to the Company’s business combinations, valuation allowance on deferred income tax assets, and the valuation of our common stock, warrants and stock-based awards.

F-8


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

Cash and Cash Equivalents

The Company considers all highly liquid instruments purchased with an original maturity of three months or less to be cash equivalents. The Company maintains its cash in bank deposit accounts where accounts may exceed federally insured limits at times. There were no cash equivalents as of December 31, 2019 or 2018.

Accounts Receivable

The Company provides an allowance for doubtful accounts equal to the estimated uncollectible amounts. The Company’s estimate is based on historical collection experience and a review of the current status of the accounts receivable. It is reasonably possible that the Company’s estimate of the allowance for doubtful accounts will change and that losses ultimately incurred could differ materially from the amounts estimated in determining the allowance.

Federal Alternative Fuels Tax Credit Receivable

Federal Alternative Fuels Tax Credit (“AFTC”) (formerly known as Volumetric Excise Tax Credit) receivable are the excise tax refunds to be received from the Federal Government on CNG fuel sales.

Concentrations of Credit Risk

The Company grants credit in the normal course of business to customers in the United States. The Company periodically performs credit analysis and monitors the financial condition of its customers to reduce credit risk.

As of December 31, 2019 and 2018, one trucking customer accounted for 65% and 99% of the consolidated trade accounts receivable balance, respectively. During the years ended December 31, 2019 and 2018, this customer generated revenue representing 88% and 97%, respectively, of total trucking revenue and 88% and 95%, respectively, of the Company’s consolidated revenue. This customer is a United States Federal government entity; therefore, the Company does not believe there is significant credit risk related to the accounts receivable balance due from this customer. If the Company were to lose the relationship with this customer or is unable to renew existing contracts with this customer, it would have a material adverse effect on the Company’s financial condition and results of operations.

Property and Equipment

Property and equipment are stated at cost less accumulated depreciation. Depreciation is provided utilizing the straight-line method over the estimated useful lives. Maintenance and repair expenditures are charged to expense as incurred. Gains and losses on disposals of revenue equipment are included in operations as they are a normal, recurring component of our operations.

 

 

 

Years

 

Tractors

 

 

7

 

Trailers

 

 

14

 

Equipment

 

 

5

 

Buildings

 

 

35

 

Leasehold improvements

 

 

5

 

 

Goodwill

Goodwill represents the excess of the purchase price of a business acquisition over the net fair value of assets acquired and liabilities assumed. We test goodwill for impairment annually and whenever events or circumstances make it more likely than not that an impairment may have occurred, such as a significant adverse change in the business climate or a decision to sell all or a portion of a reporting unit. We perform our annual goodwill impairment test as of October 1 and monitor for interim triggering events on an ongoing basis. All of the Company’s goodwill is recorded in the Trucking reporting unit.

Goodwill is reviewed for impairment utilizing either a qualitative assessment or a quantitative goodwill impairment test. If we choose to perform a qualitative assessment and determine the fair value more likely than not exceeds the carrying value, no further evaluation is necessary. When we perform the quantitative goodwill impairment test, we compare the fair value of the reporting unit to the carrying value, which includes goodwill. If the fair value of the reporting unit exceeds its carrying value, the goodwill is not considered impaired. If the carrying value is higher than the fair value, the difference would be recognized as an impairment loss.

 

F-9


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

The Company performed its annual goodwill impairment test for 2019 by completing a quantitative impairment analysis of the Trucking reporting unit goodwill, and management concluded the goodwill was not impaired. There was also no impairment of goodwill recorded for the year ended December 31, 2018.

 

Intangibles

The Company's intangible assets primarily consist of customer relationships and trade names. The Company carries these intangibles at cost, less accumulated amortization. Amortization is recorded on a straight-line basis over the estimated useful lives of the respective assets. Management reviews its intangible assets for impairment whenever events or circumstances indicate that the carrying amount of the asset may not be recoverable. No such events were identified during the years ended December 31, 2019 or 2018. There were no indefinite-lived intangible assets at December 31, 2019 or 2018.

Assets Held for Sale

The Company classifies assets as being held for sale when the following criteria are met: Management, having the authority to approve the action, commits to a plan to sell the asset; The asset is available for immediate sale in its present condition; An active program to locate a buyer and other actions required to complete the plan to sell the asset have been initiated; The sale of the asset is probable, and transfer of the asset is expected to qualify for recognition as a completed sale, within one year; The asset is being actively marketed for sale at a price that is reasonable in relation to its current fair value; and actions required to complete the plan indicate that it is unlikely that significant changes to the plan will be made or that the plan will be withdrawn.

Long-Lived Assets

We evaluate long-lived assets for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable. Upon such an occurrence, recoverability of assets to be held and used is measured by comparing the carrying amount of an asset to forecasted undiscounted net cash flows expected to be generated by the asset. If the carrying amount of the asset exceeds its estimated future cash flows, an impairment charge is recognized by the amount by which the carrying amount of the asset exceeds the fair value of the asset. For long-lived assets held for sale, assets are written down to fair value, less cost to sell. Fair value is determined based on discounted cash flows, appraised values or management's estimates, depending upon the nature of the assets.

The Company recorded long-lived asset impairment charges of $3.6 million and $0.2 million during the years ended December 31, 2019 and 2018, respectively.

Debt Issuance Costs

Certain fees and costs incurred to obtain long-term financing are capitalized and included as a reduction in the carrying value of the related debt in the consolidated balance sheets, net of accumulated amortization. These costs are amortized to interest expense using the effective interest method over the term of the related debt.

Hedging Activities

The Company periodically enters into commodity derivative contracts to manage its exposure to gas price volatility.

GAAP requires recognition of all derivative instruments on the consolidated balance sheets as either assets or liabilities measured at fair value. Subsequent changes in a derivative’s fair value are recognized currently in earnings unless specific hedge accounting criteria are met. Gains and losses on derivative hedging instruments must be recorded in either other comprehensive income or current earnings, depending on the nature and designation of the instrument.

 

Management of the Company has determined that the administrative effort required to account for derivative instruments as cash flow hedges is greater than the financial statement presentation benefit. As a result, the Company marks its derivative instruments to fair value and records the changes in fair value as a component of other income and expense. Cash settlements of such instruments are likewise shown as a component of other income and expense and as a component of cash flows from operating activities on the statements of cash flows. The Company’s derivative liability as of December 31, 2019 and 2018 is recorded within accrued expenses on the consolidated balance sheets. The Company settled all of its commodity hedges during the year ended December 31, 2019 and the impact on the Company’s results of operations was immaterial during the years ended December 31, 2019 and 2018.

 

F-10


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Fair Valuation of Common Stock, Warrants, and Stock Options

The Company’s executive officers, directors and principal stockholders beneficially own a substantial majority of the Company’s outstanding common stock. The Company’s common stock does not have an observable quoted market price on the OTC Pink Marketplace because the stock is thinly traded. As a result, the Company must utilize an alternative method to estimate the fair value of its common stock, including when the Company issues other equity instruments for which the common stock is the underlying security. One commonly accepted approach to valuing the equity of a company in similar circumstances, including a distressed or highly-leveraged company, is viewing the equity as a call option on the debt. The equity of a company is a residual claim to all cash flows remaining after other financial claim-holders (e.g., debt) have been satisfied. If a company is liquidated, the same principle applies in which equity investors receive cash flows remaining in a company after all outstanding debts and other financial claims are settled. Therefore, equity can be viewed as a call option on a company and valued using the Black-Scholes option pricing model. Accordingly, the Company applies the Black-Scholes option pricing model to the assets and debt of the Company as of each valuation date to estimate the fair value of the Company’s common stock. The key assumptions utilized in the Black-Scholes option pricing model for the fair valuation of the Company’s common stock are: i) an exercise price equal to the Company’s total liabilities; ii) a stock price equal to the Company’s total assets; iii) an estimated expected term or holding period; iv) an estimated stock price volatility based upon comparable companies; and v) an estimated risk-free interest rate. The estimated fair value of the Company’s common stock is a key assumption in the fair valuation of the warrants and stock options the Company issues.

Stock-based Compensation

The Company accounts for stock-based compensation awards based on the fair value of the award as of the grant date, which is calculated using the Black-Scholes option pricing model. The Company recognizes stock-based compensation expense on a straight-line basis over the awards’ vesting period, and accounts for forfeitures as they occur.

Most of the Company’s currently outstanding awards provide for the acceleration of vesting of all shares underlying the award upon the occurrence of the Company completing an aggregate of at least $30 million of any combination of debt and/or equity financing transactions after the date of grant. Since such financing transactions are outside the Company’s control, the Company does not deem the performance condition to be probable of achievement until the cumulative financing transactions have been completed. Once the cumulative financing transactions have been completed and the vesting of the awards is accelerated, the Company accelerates its recognition of stock-based compensation expense and records any previously unrecognized compensation cost associated with the affected awards on such date.

F-11


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

Net Loss per Share of Common Stock

Basic net loss per share of common stock attributable to common stockholders is calculated by dividing net loss attributable to common stockholders by the weighted-average shares of common stock outstanding for the period. Potentially dilutive shares, which are based on the weighted-average shares of common stock underlying outstanding stock-based awards, warrants and convertible senior notes using the treasury stock method or the if-converted method, as applicable, are included when calculating diluted net loss per share of common stock attributable to common stockholders when their effect is dilutive. The following table presents the potentially dilutive shares that were excluded from the computation of diluted net loss per share of common stock attributable to common stockholders, because their effect was anti-dilutive:

 

 

 

For the Years Ended

December 31,

 

 

 

2019

 

 

2018

 

Stock options

 

 

6,269,250

 

 

 

4,700,000

 

Warrants

 

 

9,881,255

 

 

 

4,296,255

 

Common stock to be issued upon conversion of

   Secured convertible promissory notes

 

 

1,602,000

 

 

 

1,615,350

 

Common stock to be issued upon conversion of

   Redeemable Series A Preferred stock

 

 

113,764

 

 

 

100,000

 

Common stock to be issued upon conversion of

   Subordinated convertible senior notes payable to

   stockholders

 

 

 

 

 

33,445

 

Contingent common stock to be issued upon

   conversion of related-party accounts payable

 

 

 

 

 

89,092

 

Common stock to be issued upon conversion of

   Convertible promissory notes - related parties

 

 

7,306,250

 

 

 

7,000,000

 

Common stock and warrant to be issued for purchase of fixed assets

 

 

2,348,000

 

 

 

 

Total

 

 

27,520,519

 

 

 

17,834,142

 

 

Revenue Recognition

On January 1, 2018, the Company adopted Revenue from Contracts with Customers (Accounting Standards Codification Topic 606) (“Topic 606” or “new guidance”) retrospectively. The adoption of Topic 606 did not have a material impact on the Company’s consolidated financial statements as the Company recorded no cumulative effect adjustments from the adoption of Topic 606. Further, the new guidance has no impact on the timing or classification of the Company’s cash flows as reported in the consolidated statements of cash flows.

Trucking

USPS – USPS trucking operations generates revenue from transportation services under multi-year contracts with the USPS, generally on a rate per mile basis that adjusts monthly for fuel pricing indexes.

 

Contract Identification – Although the Company has master agreements with the USPS, these master agreements only establish general terms. Each delivery represents a distinct service that is a separately identified performance obligation for each contract. A single delivery may comprise multiple stops prior to completion. Therefore, a legally enforceable contract is executed by both parties at the first point of pickup for each delivery.

 

Performance Obligations – The Company’s performance obligation arises from the annualized contract to transport USPS freight and is satisfied upon completion of each delivery. The Company’s delivery, accessorial, and dedicated truck capacity represent a bundle of services that are highly interdependent and have the same pattern of transfer to the customer. These services are not capable of being distinct from one another. Thus, the Company’s only performance obligation of USPS trucking operations is transportation services.

 

Transaction Price – The transaction price is based on the awarded agreement for the multi-year contract. The prices are based on miles travelled that adjusts monthly for fuel pricing indexes. Depending on the contract, the total transaction price may consist of mileage revenue, fuel adjustments, accessorial fees and fees for additional deliveries outside of the scope of the annual contract.

F-12


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

There is no significant financing component in the transaction price, as the USPS generally pays within the contractual payment terms of 30 to 60 days.

 

Allocating Transaction Price to Performance Obligations – The transaction price is allocated in its entirety to transportation services, as this is the only performance obligation.

 

Revenue Recognition – Revenues are recognized over time as satisfaction of the promised contractual delivery agreements are completed, in an amount that reflects the rate per mile set in the contract.

Freight 

 

Contract Identification – A legally enforceable contract is executed by both parties at the point of pickup at the shipper’s location, as evidenced by a bill of lading. Although the Company may have master agreements with its customers, these master agreements only establish general terms. There is no financial obligation until the load is tendered/accepted and the Company takes possession of the load.

 

Performance Obligations – The Company’s only performance obligation for freight trucking operations is transportation services. The Company’s delivery, accessorial, and dedicated truck capacity represent a bundle of services that are highly interdependent and have the same pattern of transfer to the customer. These services are not capable of being distinct from one another and the Company does not offer them on a stand-alone basis.

 

Transaction Price – Depending on the contract, the total transaction price may consist of mileage revenue, fuel adjustments, and accessorial fees. There is no significant financing component in the transaction price, as the customers generally pay within the contractual payment terms of 30 to 60 days.

 

Allocating Transaction Price to Performance Obligations – The transaction price is allocated in its entirety to transportation services, as this is the only performance obligation.

 

Revenue Recognition – Revenues are recognized over time as satisfaction of the promised contractual delivery agreements are completed. Generally, the Company does not have revenue in transit at period end.

CNG Fueling Stations

The Company’s CNG is sold predominately pursuant to contractual commitments. These contracts typically include a stand-ready obligation to supply natural gas daily.

 

Contract Identification – A legally enforceable contract is executed by both parties at the time a customer pumps the fuel from the station. Although the Company may have contractual agreements, these agreements only establish general terms. There is no financial obligation until the customer receives and consumes the benefits provided by the Company’s performance as the stand-ready obligations are being performed.

 

Performance Obligations – The Company’s performance obligation arises from the sale of fuel to the customer. Thus, the Company’s only performance obligation of CNG operations is CNG sales.

 

Transaction Price – The transaction price is based on the stand-alone selling price for fuel. The primary method used to estimate the stand-alone selling price for fuel is observable stand-alone sales.

 

Allocating Transaction Price to Performance Obligations – The transaction price is allocated in its entirety to CNG sales, as this is the only performance obligation.

 

Revenue Recognition – The Company recognizes revenue over time for the fuel sales as the customer receives and consumes the benefits. This does not represent a change from the Company’s historical accounting policy in effect prior to the adoption of Topic 606.

Management has determined that that the Company acts as the principal (rather than the agent) with respect to its Trucking and CNG operations. Accordingly, the Company recognizes revenue on a gross basis.

Loss Contingencies

From time to time, we are involved in litigation, claims, contingencies and other legal matters. We record a charge equal to at least the minimum estimated liability for a loss contingency when both of the following conditions are met: (i) information available prior to issuance of the financial statements indicates that it is probable that an asset had been impaired or a liability had been incurred at the date of the financial statements and (ii) the range of the loss can be reasonably estimated. We expense legal costs, including those legal costs expected to be incurred in connection with a loss contingency, as incurred.

F-13


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

Income Taxes

 

Deferred income taxes are recognized for differences between the basis of assets and liabilities for financial statement and income tax purposes. Deferred tax assets and liabilities represent the future tax consequence for those differences, which will either be taxable or deductible when the assets and liabilities are recovered or settled. Deferred taxes are also recognized for operating losses that are available to offset future taxable income.

 

In evaluating the ultimate realization of deferred income tax assets, management considers whether it is more likely than not that the deferred income tax assets will be realized. Management establishes a valuation allowance if it is more likely than not that all or a portion of the deferred income tax assets will not be utilized.  The ultimate realization of deferred income tax assets is dependent on the generation of future taxable income, which must occur prior to the expiration of the net operating loss carryforwards.

 

The Company accounts for uncertainty in income taxes by recognizing the tax benefit or expense from an uncertain tax position only if it is more likely than not that the tax position will be sustained upon examination by the taxing authorities, based on the technical merits of the position. The Company measures the tax benefits and expenses recognized in the consolidated financial statements from such a position based on the largest benefit that has a greater than 50% likelihood of being realized upon ultimate resolution. The Company has not identified any material uncertain tax positions as of December 31, 2019 and 2018, respectively. Interest and penalties associated with tax positions are recorded within income tax expense. Tax years that remain subject to examination include 2016 through the current year for federal and generally 2015 through the current year for state purposes.

 

The Tax Cuts and Jobs Act (“Tax Act”) was signed into law on December 22, 2017. The Tax Act includes significant changes to the U.S. corporate income tax system, including limitations on the deductibility of interest expense and executive compensation, eliminating the corporate alternative minimum tax (“AMT”) and changing how existing AMT credits can be realized, changing the rules related to uses and limitations of net operating loss carryforwards created in tax years beginning after December 31, 2017, and the transition of U.S. international taxation from a worldwide tax system to a territorial tax system.

Recently Issued Accounting Pronouncements 

 

Accounting Pronouncements Adopted

In February 2016, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2016-02 – Leases (ASC Topic 842), which established the new Accounting Standards Codification (“ASC”) Topic 842, Leases, standard. The new standard requires lessees to recognize assets and liabilities arising from both operating and financing leases on the balance sheet. For public business entities, the new standard was effective for fiscal years beginning after December 15, 2018. Companies may apply the amendments in ASU 2016-02 using a modified retrospective approach with an adjustment to accumulated deficit as of either the beginning of the current year (“ASC Topic 840 Comparative Approach”) or the beginning of the earliest period presented (“ASC Topic 842 Comparative Approach”).

 

Adoption Method and Approach – The Company adopted ASU 2016-02 Leases (ASC Topic 842), on January 1, 2019 by applying the ASC Topic 840 Comparative Approach, resulting in the recognition of right-of-use assets and lease liabilities related to its operating and financing leases. Comparative information related to periods prior to January 1, 2019 continues to be reported under the legacy guidance in ASC Topic 840.

 

Practical Expedients – As permitted under ASU 2016-02 (and related ASUs), management elected to apply the package of practical expedients:

 

 

Lease Identification An entity need not reassess whether any expired or existing contracts are or contain leases

 

 

Lease Classification An entity need not reassess the lease classification for any expired or existing leases (for example, all existing leases that were classified as operating leases in accordance with ASC Topic 840 are now classified as operating leases, and all existing leases that were classified as capital leases in accordance with ASC Topic 840 are now classified as finance leases).

 

 

Initial Direct Costs An entity need not reassess initial direct costs for any existing leases.

 

F-14


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

From a lessee perspective, the Company elected the practical expedient related to treating lease and non-lease components as a single lease component for all leases as well as electing a policy exclusion permitting leases with an original lease term of less than one year to be excluded from the Right-of-Use (“ROU”) assets and lease liabilities.

Adoption Date Impact – The required disclosures regarding the adoption date impact of ASC Topic 842 on the consolidated balance sheet are presented below (in thousands).

 

 

 

December 31,

 

 

Opening Balance

 

 

January 1,

 

 

 

2018

 

 

Adjustments

 

 

2019

 

Assets

 

 

 

 

 

 

 

 

 

Operating lease right-of-use assets

 

$

-

 

 

$

4,381

 

 

$

4,381

 

Favorable lease, net

 

$

142

 

 

$

(142

)

 

$

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Liabilities

 

 

 

 

 

 

 

 

 

 

 

 

Operating lease liabilities

 

$

-

 

 

$

4,239

 

 

$

4,239

 

 

The Company’s adoption of ASU No. 2016-02 did not have a material impact to the Company’s consolidated statements of operations or its consolidated statements of cash flows, and the Company determined there was no cumulative-effect adjustment to beginning accumulated deficit on the consolidated balance sheet.

 

In January 2017, the FASB issued ASU 2017-04, Intangibles - Goodwill and Other (Topic 350) (“ASU 2017-04”), Simplifying the Test for Goodwill Impairment. To simplify the subsequent measurement of goodwill, the amendments eliminate Step 2 from the goodwill impairment test. The annual, or interim, goodwill impairment test is performed by comparing the fair value of a reporting unit with its carrying amount. An impairment charge should be recognized for the amount by which the carrying amount exceeds the reporting unit’s fair value; however, the loss recognized should not exceed the total amount of goodwill allocated to that reporting unit. In addition, income tax effects from any tax-deductible goodwill on the carrying amount of the reporting unit should be considered when measuring the goodwill impairment loss, if applicable. The guidance is effective for annual or any interim goodwill impairment tests in fiscal years beginning after December 15, 2019 and early adoption is permitted for interim or annual goodwill impairment tests performed on testing dates after January 1, 2017. The Company early adopted the guidance for the year ended December 31, 2019 on a prospective basis. Such adoption did not have a material impact on its consolidated financial statements.

 

In June 2018, the FASB issued ASU 2018-07, Compensation - Stock Compensation (Topic 718): Improvements to Nonemployee Share-Based Payment Accounting, to expand the scope of Topic 718 to include share-based payment transactions for acquiring goods and services from nonemployees and supersedes the guidance in Subtopic 505-50,  Equity - Equity-Based Payments to Non-Employees. Under ASU 2018-07, equity-classified nonemployee share-based payment awards are measured at the grant date fair value on the grant date. The probability of satisfying performance conditions must be considered for equity-classified nonemployee share-based payment awards with such conditions. ASU 2018-07 is effective for fiscal years beginning after December 15, 2018, with early adoption permitted. The adoption of this standard did not have a material impact to the Company’s consolidated financial statements.  

Accounting Pronouncements to be Adopted 

In August 2018, the FASB issued ASU 2018-13, Fair Value Measurement, which modifies the disclosure requirements on fair value measurements in Topic 820, Fair Value Measurement. This new accounting standard will be effective for annual periods beginning after December 15, 2019. Early adoption is permitted. The adoption of this guidance in the 2020 annual period did not have a material impact on the Company’s disclosures.

In August 2018, the FASB issued ASU 2018-15, Intangibles - Goodwill and Other - Internal-Use Software (Subtopic 350-40): Customer’s Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement That Is a Service Contract, which requires an entity (customer) in a hosting arrangement that is a service contract to follow the guidance to determine which implementation costs to capitalize as an asset related to the service contract and which costs to expense. This ASU requires up-front implementation costs incurred in a cloud computing arrangement (or hosting arrangement) that is a service contract to be amortized to hosting expense over the term of the arrangement, beginning when the module or component of the hosting arrangement is ready for its intended use. This new accounting standard will be effective for annual periods beginning after December 15, 2019, and interim periods within those fiscal years. Early adoption is permitted. The guidance may be applied either retrospectively or prospectively to all implementation costs incurred after the date of adoption. The adoption of this guidance in the 2020 annual period did not have a material impact on the Company’s consolidated financial statements.

F-15


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

In June 2016, the FASB issued ASU No. 2016-13, Financial Instruments—Credit Losses (Topic 326). The new guidance changes the accounting for estimated credit losses pertaining to certain types of financial instruments including, but not limited to, trade and lease receivables. This pronouncement will be effective for fiscal years beginning after December 15, 2022. Early adoption of the guidance is permitted for fiscal years beginning after December 15, 2018. The Company is currently evaluating and assessing the impact this guidance will have on its consolidated financial statements.

In December 2019, the FASB issued ASU No. 2019-12, Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes. ASU 2019-12 is intended to simplify accounting for income taxes by removing certain exceptions to the general principles in Topic 740 and amends existing guidance to improve consistent application. ASU 2019-12 is effective for fiscal years beginning after December 15, 2020 and interim periods within those fiscal years. The Company is currently evaluating and assessing the impact this guidance will have on its consolidated financial statements.

Revision of Previously Issued Financial Statements

During the preparation of the consolidated financial statements for the period ended September 30, 2019, the Company identified an error related to an unrecorded liability within the previously issued financial statements for the year ended December 31, 2017. The previously disclosed amount for net loss for the year ended December 31, 2017 was understated by $1.4 million. Additionally, the previously disclosed amounts for current liabilities and accumulated deficit were understated by $1.4 million as of December 31, 2017 and at each of the subsequent annual and quarterly balance sheet dates through June 30, 2019. The error had no impact on earnings or earnings per share for the interim or annual periods of 2018 and subsequent years.

The Company assessed the materiality of the error, both quantitatively and qualitatively, and concluded that the error was not material to any of its previously reported financial statements for annual or interim periods based upon qualitative aspects of the error. However, as the error was large quantitatively, the Company determined that the correction of this error would have a material effect on the financial results for the three and nine months ended September 30, 2019. Accordingly, previously issued financial statements have been revised to correct the error. The revision applies to the previously reported amount for accumulated deficit in the consolidated statement of stockholders’ deficit as of January 1, 2018 and the previously reported amounts for current liabilities and accumulated deficit in the consolidated balance sheets as of March 31, 2018, June 30, 2018, September 30, 2018, December 31, 2018, March 31, 2019, and June 30, 2019.

The effect of this revision on the Company’s consolidated balance sheet information is as follows:

 

 

 

As of January 1, 2018

 

(in thousands)

 

Previously Reported

 

 

Adjustment

 

 

As Revised

 

Accumulated deficit

 

$

(14,075

)

 

$

(1,388

)

 

$

(15,463

)

 

 

 

As of March 31, 2018

 

(in thousands)

 

Previously Reported

 

 

Adjustment

 

 

As Revised

 

Current liabilities

 

$

5,969

 

 

$

1,388

 

 

$

7,357

 

Accumulated deficit

 

 

(13,973

)

 

 

(1,388

)

 

 

(15,361

)

 

 

 

As of June 30, 2018

 

(in thousands)

 

Previously Reported

 

 

Adjustment

 

 

As Revised

 

Current liabilities

 

$

11,434

 

 

$

1,388

 

 

$

12,822

 

Accumulated deficit

 

 

(16,626

)

 

 

(1,388

)

 

 

(18,014

)

 

 

 

As of September 30, 2018

 

(in thousands)

 

Previously Reported

 

 

Adjustment

 

 

As Revised

 

Current liabilities

 

$

12,534

 

 

$

1,388

 

 

$

13,922

 

Accumulated deficit

 

 

(19,845

)

 

 

(1,388

)

 

 

(21,233

)

 

 

 

As of December 31, 2018

 

(in thousands)

 

Previously Reported

 

 

Adjustment

 

 

As Revised

 

Current liabilities

 

$

21,599

 

 

$

1,388

 

 

$

22,987

 

Accumulated deficit

 

 

(20,669

)

 

 

(1,388

)

 

 

(22,057

)

F-16


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

 

 

 

As of March 31, 2019

 

(in thousands)

 

Previously Reported

 

 

Adjustment

 

 

As Revised

 

Current liabilities

 

$

50,370

 

 

$

1,388

 

 

$

51,758

 

Accumulated deficit

 

 

(28,110

)

 

 

(1,388

)

 

 

(29,498

)

 

 

 

As of June 30, 2019

 

(in thousands)

 

Previously Reported

 

 

Adjustment

 

 

As Revised

 

Current liabilities

 

$

51,427

 

 

$

1,388

 

 

$

52,815

 

Accumulated deficit

 

 

(35,123

)

 

 

(1,388

)

 

 

(36,511

)

 

Reclassifications 

Certain amounts in the 2018 consolidated financial statements have been reclassified to conform to the 2019 presentation. The reclassifications had no effect on previously reported results of operations or accumulated deficit.

 

Note 2 – Acquisitions and Divestiture

 

Acquisitions

 

The acquisitions described below were each accounted for as business combinations which requires, among other things, that assets acquired and liabilities assumed be recognized at their estimated fair values as of the acquisition date in the Company’s consolidated balance sheets. The primary intangible assets recognized are customer relationships and trade names, which were valued using the excess earnings method and relief from royalty method, respectively. The more significant assumptions inherent in the valuations include estimated revenue growth rates, operating margins, customer attrition rates, royalty rates, and the appropriate risk-adjusted discount rates used to discount the projected cash flows. We valued property and equipment using a combination of the income approach, the market approach, and the cost approach, which is based on the current replacement and/or reproduction cost of the asset as new, less depreciation attributable to physical, functional, and economic factors. Transaction costs for all of the acquisitions are immaterial and were expensed as incurred in general and administrative expenses in the consolidated statements of operations. Any excess of the fair value of consideration transferred over the fair value of the net assets acquired is recognized as goodwill.

 

Sheehy

 

On January 4, 2019, but effective January 2, 2019, the Company acquired Sheehy. The Company acquired all of the outstanding equity interests from the Sheehy stockholders in exchange for 2,240,000 shares of the Company’s common stock.

 

Under the Sheehy acquisition agreement, at any time from April 1, 2020, until October 31, 2020, the Sheehy stockholders may request the Company to net settle in cash any number of the 2,240,000 common shares from the acquisition with a fair market value of up to $1.2 million as of the date of the redemption request.

 

On April 7, 2020, the Sheehy stockholders notified the Company of their intent to exercise the redemption right, requesting $1.2 million in exchange for an unspecified number of shares of common stock to be determined by the establishment of a fair market value as set forth in the agreement. The Company has asserted it does not have the obligation to do so under the terms of the agreements relating to the redemption right.

 

On January 2, 2019, Sheehy Enterprises, Inc. (“SEI”), a related party, and Sheehy entered into an equipment lease agreement (the “Equipment Lease”), whereby SEI agreed to lease to Sheehy certain truck and trailer equipment owned by SEI. The Company agreed to pay SEI an amount equal to $92,000 per month for approximately 44 months, in addition to a promissory note (the “Sheehy Note”) in the principal amount of $0.4 million to SEI. The Sheehy Note bears interest at the rate of 5.65% per annum and had an initial maturity date of March 3, 2019. The Sheehy Note provides for up to four automatic extensions of the maturity date of 30 days each, provided that the Sheehy Note is not in default as of the date of each extension. If the principal and accrued interest on the Sheehy Note are not repaid by the end of the final maturity date extension term, then the principal and accrued interest amount of the Sheehy Note increases to $0.45 million and the balance of the Sheehy Note automatically converts into shares of the Company’s common stock at a rate of $2.50 per share. As of the final maturity extension date, the principal amount of $0.4 million was outstanding. In accordance with the terms of the Sheehy Note, the principal amount increased to $0.45 million. There also were intercompany receivables and payables due by and between EVO and certain entities owned by SEI shareholders (see Note 5 – Related Party Transactions – Due from Related Party).

F-17


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

On November 18, 2019, the Company entered into an Intercompany Debt Repayment and Settlement Agreement (the “Intercompany Agreement”) by and between the Company, the stockholder, SEI and North American Dispatch Systems (“NADS”). Pursuant to this agreement, EVO assigned $0.4 million of its outstanding receivable balance due from NADS as partial payment of the Sheehy Note. The remaining principal amount due of $48,000, plus accrued interest on the Sheehy Note of $40,000 was paid in the form of 35,156 shares of EVO common stock. No gain on settlement of related party debt was recorded. No further amounts are owed on the Sheehy Note.

 

The following table summarizes the fair value allocation of the assets acquired and liabilities assumed at the acquisition date and the consideration paid for the acquisition.

 

($ in thousands)

 

 

 

 

Assets acquired

 

 

 

 

Accounts receivable - trade

 

$

376

 

Alternative fuels tax credit receivable

 

 

30

 

Due from related party

 

 

252

 

Prepaid expenses and other current assets

 

 

302

 

Property and equipment

 

 

3,091

 

Goodwill

 

 

4,051

 

Trade names

 

 

320

 

Customer relationships

 

 

650

 

Non-competition agreements

 

 

90

 

Right-of-use assets

 

 

5,878

 

Other long-term assets

 

 

3

 

Total assets acquired

 

 

15,043

 

Liabilities assumed

 

 

 

 

Accounts payable

 

 

(2,908

)

Accrued expenses

 

 

(1,183

)

Debt

 

 

(2,639

)

Operating lease liabilities

 

 

(4,476

)

Finance lease liabilities

 

 

(1,552

)

Total liabilities assumed

 

 

(12,758

)

Net assets acquired

 

$

2,285

 

Consideration paid

 

 

 

 

Fair value of 2,240,000 shares of common stock

 

$

2,285

 

Total

 

$

2,285

 

 

Goodwill of $4.1 million arising from the acquisition includes the expected synergies between Sheehy and the Company, the value of the employee workforce, and intangible assets that do not qualify for separate recognition at the time of acquisition. The goodwill, which is deductible for income tax purposes, was assigned to the Company’s Trucking reporting unit.

 

Ursa and JB Lease

 

On February 1, 2019, the Company purchased all of the outstanding interests in Ursa for 800,000 shares of the Company’s common stock. In connection with the Ursa acquisition the Company acquired JB Lease, an affiliate of Ursa. As consideration for JB Lease, $2.5 million in cash was paid to the Ursa stockholders, approximately $11.2 million in existing JB Lease indebtedness was assumed, and a promissory note in the principal amount of approximately $6.4 million was issued to the Ursa stockholders (the “JB Lease Note”) with a maturity date of August 2020. The JB Lease Note was interest-free until June 1, 2019, and is secured by 100% of the equity in Ursa and JB Lease. Beginning June 1, 2019, the JB Lease Note provides for monthly principal and interest payments of $50,000 and bears interest at a rate of 9% per annum, which interest is payable monthly in advance beginning June 1, 2019. On August 30, 2019, the maturity date of the JB Lease Note was extended to November 2022.

 

F-18


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

The following table summarizes the fair value allocation of the assets acquired and liabilities assumed at the acquisition date and the consideration paid for the acquisition.

 

($ in thousands)

 

 

 

 

Assets acquired

 

 

 

 

Cash

 

$

3,743

 

Account receivable - trade

 

 

579

 

Prepaids and other current assets

 

 

1,646

 

Property and equipment

 

 

15,509

 

Goodwill

 

 

6,881

 

Trade names

 

 

1,300

 

Customer relationships

 

 

200

 

Non-competition agreements

 

 

80

 

Right-of-use assets

 

 

2,180

 

Other long-term assets

 

 

32

 

Total assets acquired

 

 

32,150

 

Liabilities assumed

 

 

 

 

Accounts payable

 

 

(5,641

)

Accrued expenses

 

 

(1,493

)

Debt

 

 

(11,199

)

Operating lease liabilities

 

 

(2,180

)

Deferred tax liabilities

 

 

(1,891

)

Total liabilities assumed

 

 

(22,404

)

Net assets acquired

 

$

9,746

 

Consideration paid

 

 

 

 

Fair value of 800,000 shares of common stock

 

$

816

 

Cash

 

 

2,500

 

Promissory note

 

 

6,430

 

Total

 

$

9,746

 

 

Goodwill of $6.9 million arising from the acquisition includes the expected synergies between Ursa, JB Lease and the Company, the value of the employee workforce, and intangible assets that do not qualify for separate recognition at the time of acquisition. The goodwill, which is not deductible for income tax purposes, was assigned to the Company’s Trucking reporting unit.

 

Finkle and Courtlandt

 

On July 19, 2019, but effective July 15, 2019, the Company acquired all of the outstanding equity interests in Finkle and Courtlandt in exchange for the following purchase consideration: (i) 1,250,000 shares of the Company’s common stock; (ii) $1.25 million in cash paid at closing; and (iii) an earnout of up to approximately 1,000,000 additional shares of the Company’s common stock, subject to the attainment of a specified performance target in the 12 months after the acquisition date. The Company recorded an estimated contingent liability related to the earnout of $0 as of the acquisition date and December 31, 2019, respectively. The acquisition date fair value of the liability is included in purchase consideration and subsequent changes in the liability are included in general and administrative expense in the consolidated statement of operations. The estimated fair value of the contingent liability was measured using Level 3 inputs, see Note 10, Fair Value Measurements.

F-19


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

The following table summarizes the fair value allocation of the assets acquired and liabilities assumed at the acquisition date and the consideration paid for the acquisition.

 

($ in thousands)

 

 

 

 

Assets acquired

 

 

 

 

Cash

 

$

2

 

Prepaid expenses and other current assets

 

 

113

 

Property and equipment

 

 

6,778

 

Goodwill

 

 

2,384

 

Trade names

 

 

60

 

Customer relationships

 

 

700

 

Non-competition agreements

 

 

5

 

Right-of-use assets

 

 

2,172

 

Total assets acquired

 

 

12,214

 

Liabilities assumed

 

 

 

 

Accrued expenses

 

 

(199

)

Debt

 

 

(5,049

)

Operating lease liabilities

 

 

(2,105

)

Finance lease liabilities

 

 

(113

)

Deferred tax liability

 

 

(1,511

)

Total liabilities assumed

 

 

(8,977

)

Net assets acquired

 

$

3,237

 

Consideration paid

 

 

 

 

Fair value of 1,250,000 shares of common stock

 

$

1,987

 

Cash

 

 

1,250

 

Fair value of contingent consideration

 

 

 

Total

 

$

3,237

 

 

Goodwill of $2.4 million arising from the acquisition includes the expected synergies between Finkle, Courtlandt and the Company, the value of the employee workforce, and intangible assets that do not qualify for separate recognition at the time of acquisition. The goodwill, which is not deductible for income tax purposes, was assigned to the Company’s Trucking reporting unit.

 

Ritter Companies

 

On September 16, 2019, the Company acquired all of the outstanding equity interests in the Ritter Companies in exchange for the issuance of 2,440,982 shares of the Company’s common stock and approximately $20.6 million paid in cash at closing. The Company financed the acquisition via the September 2019 Financing Agreement, see Note 7, Debt.

 

F-20


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

The following table summarizes the fair value allocation of the assets acquired and liabilities assumed at the acquisition date and the consideration paid for the acquisition.

 

($ in thousands)

 

 

 

 

Assets acquired

 

 

 

 

Cash

 

$

1,134

 

Accounts receivable - trade

 

 

3,774

 

Prepaid expenses and other current assets

 

 

830

 

Property and equipment

 

 

13,650

 

Goodwill

 

 

8,704

 

Trade names

 

 

190

 

Customer relationships

 

 

310

 

Non-competition agreements

 

 

110

 

Right-of-use assets

 

 

1,515

 

Other long-term assets

 

 

426

 

Total assets acquired

 

 

30,643

 

Liabilities assumed

 

 

 

 

Accounts payable and accrued expenses

 

 

(2,105

)

Debt

 

 

(499

)

Operating lease liabilities

 

 

(1,515

)

Deferred tax liabilities

 

 

(2,447

)

Total liabilities assumed

 

 

(6,566

)

Net assets acquired

 

$

24,077

 

Consideration paid

 

 

 

 

Cash

 

$

20,611

 

Fair value of 2,440,982 shares of common stock

 

 

3,466

 

Total

 

$

24,077

 

 

Goodwill of $8.7 million arising from the acquisition includes the expected synergies between the Ritter Companies and the Company, the value of the employee workforce, and intangible assets that do not qualify for separate recognition at the time of acquisition. The goodwill, which is not deductible for income tax purposes, was assigned to the Company’s Trucking reporting unit.

 

Thunder Ridge

On June 1, 2018, pursuant to the Thunder Ridge Purchase Agreement, the Company acquired all of the issued and outstanding shares of Thunder Ridge for total consideration of $2.9 million as outlined below.

 

As partial consideration for the Thunder Ridge shares, the Company issued a promissory note dated June 1, 2018, in the principal amount of $2.5 million (the “TR Note”). The TR Note bears interest at 6% per year with a default interest rate of 9% per year and had an original maturity date of the earlier of (a) the date the Company raises $40 million in public or private offerings of debt or equity; (b) December 31, 2018, or (c) termination of Billy (Trey) Peck’s (“Peck”) employment with the Company by the Company without cause or by Peck for good reason. The TR Note is secured by all of the assets of Thunder Ridge pursuant to a security agreement dated June 1, 2018, between the Company, Thunder Ridge, and Peck and is also secured by the Thunder Ridge Shares (“TR Shares”). The Company and Peck have entered into subsequent amendments to the Purchase Agreement that extended the maturity date of the TR Note until November 2022. Effective with the most recent extension in August 2019, the Company paid Peck approximately $0.15 million in principal and increased the monthly principal payments to $20,000. All accrued and unpaid interest will be due and payable on the maturity date. If the Company fails to repay the amounts outstanding under the TR Note on or before November 30, 2022, then at the option of Peck, the Company shall immediately surrender all right, title and interest in all of the outstanding shares of stock in Thunder Ridge to Peck.

As additional consideration for the TR Shares and pursuant to a subscription agreement with Peck, on June 1, 2018, the Company agreed to issue to Peck (a) 500,000 shares of common stock, par value $0.0001 per share (“Common Stock”) (issued during May 2019) valued at $0.4 million.

F-21


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

Further, Peck received warrants for employment to be issued upon the first anniversary: (i) a warrant to purchase 333,333 shares of common stock at an exercise price of $3.00 per share (the “$3.00 Warrant”), (ii) on the second anniversary a warrant to purchase 333,333 shares of common stock at an exercise price of $5.00 per share (the “$5.00 Warrant”), and (iii) on the third anniversary a warrant to purchase 333,333 shares of common stock at an exercise price of $7.00 per share (the “$7.00 Warrant,” and together with the $3.00 Warrant and $5.00 Warrant, the (“Warrants”). The Company estimates the fair value of the warrants to be approximately $0.15 million. The Warrants are exercisable five years from the issuance date.

The following table summarizes the fair value allocation of the consideration transferred to the assets acquired and liabilities assumed at the acquisition date.

 

($ in thousands)

 

 

 

 

Assets acquired

 

 

 

 

Accounts receivable - trade

 

$

2,062

 

Prepaids and other current assets

 

 

160

 

Trade names

 

 

460

 

Non-competition agreement

 

 

40

 

Customer relationships

 

 

2,330

 

Goodwill

 

 

2,887

 

Deposits

 

 

205

 

Property and equipment

 

 

208

 

Total assets acquired

 

 

8,352

 

Liabilities assumed

 

 

 

 

Accounts payable

 

 

(1,027

)

Accrued expenses

 

 

(1,573

)

Factored receivable advance

 

 

(1,231

)

Lines-of-credit

 

 

(422

)

Long-term debt

 

 

(187

)

Fuel discount advance

 

 

(997

)

Total liabilities assumed

 

 

(5,437

)

Net assets acquired

 

$

2,915

 

Consideration paid

 

 

 

 

Fair value of 500,000 shares of common stock

 

$

415

 

Promissory note

 

 

2,500

 

Total

 

$

2,915

 

 

Goodwill of $2.9 million arising from the acquisition includes the expected synergies between Thunder Ridge and the Company, the value of the employee workforce, and intangible assets that do not qualify for separate recognition at the time of acquisition. The goodwill, which is not deductible for income tax purposes, was assigned to the Company’s Trucking reporting unit.

 

W.E. Graham

 

The Company purchased 100% of the outstanding member interests of Graham, on November 18, 2018, for a $0.2 million cash payment and a $0.3 million note payable.

F-22


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

Consolidated Pro Forma Information

The following unaudited pro forma information combines the historical operations of the Company and the acquired companies giving effect to the business combinations as if they had been consummated on January 1, 2018, the beginning of the comparative periods presented.

 

($ in thousands, except per share data)

 

2019

 

 

2018

 

Revenue

 

$

213,905

 

 

$

191,028

 

Net loss

 

$

(37,771

)

 

$

(8,788

)

Net loss available to common shareholders

 

$

(37,795

)

 

$

(8,805

)

Basic and diluted weighted average common shares

   outstanding

 

 

14,320,720

 

 

 

8,846,256

 

Basic and diluted loss per common share

 

$

(2.64

)

 

$

(1.00

)

 

The unaudited pro forma condensed combined financial information has been presented for comparative purposes only and includes certain adjustments such as depreciation and amortization expense related to the recognition of assets acquired at estimated fair values, interest expense relating to the September 2019 Financing Agreement, the issuance of common shares as purchase consideration, and the related income tax effects.

 

The unaudited pro forma condensed combined financial information does not purport to represent the actual results of operations that the Company would have achieved had the companies been combined during the periods presented in the unaudited pro forma condensed combined financial statements and is not intended to project the future results of operations that the combined companies may achieve after the identified transactions. The unaudited pro forma condensed combined financial information does not reflect any cost savings that may be realized as a result of the acquisitions and also does not reflect any restructuring or integration-related costs to achieve those potential cost savings.

 

Divestiture

 

On January 13, 2020, the Company entered into and consummated a definitive agreement to sell substantially all of the assets of its Truckserv maintenance operations, representing those assets related to third party maintenance services provided to operators of commercial vehicles, for a purchase price of $0.45 million. The purchase price is receivable as follows: (i) $10,000 per month, for fifteen months, payable by application against the interest otherwise payable under the JB Lease Note and (ii) $0.3 million applied as partial payment of the outstanding principal balance of the JB Lease Note, which payment was effective on the closing date. The related assets have been presented as held for sale on the consolidated balance sheet as of December 31, 2019. No material gain or loss was recognized during the year ended December 31, 2019 or is expected to be recognized during the year ended December 31, 2020. This divestiture is not considered a strategic shift that will have a major effect on our operations or financial results; therefore, it will not be reported as discontinued operations.

Note 3 - Balance Sheet Disclosures

Accounts receivable are summarized as follows:

 

 

 

December 31,

 

($ in thousands)

 

2019

 

 

2018

 

Accounts receivable – trade

 

$

11,823

 

 

$

6,370

 

Allowance for doubtful accounts

 

 

(140

)

 

 

 

 

 

$

11,683

 

 

$

6,370

 

 

F-23


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Property and equipment consist of the following:

 

 

 

December 31,

 

($ in thousands)

 

2019

 

 

2018

 

Tractors, trailers and other vehicles

 

$

40,229

 

 

$

378

 

Equipment

 

 

3,999

 

 

 

3,330

 

Buildings

 

 

1,343

 

 

 

3,849

 

Land

 

 

976

 

 

 

976

 

Leasehold improvements

 

 

343

 

 

 

 

Office equipment

 

 

41

 

 

 

 

Computer equipment

 

 

63

 

 

 

38

 

 

 

 

46,994

 

 

 

8,571

 

Less accumulated depreciation

 

 

(5,263

)

 

 

(967

)

 

 

$

41,731

 

 

$

7,604

 

 

Depreciation expense for the years ended December 31, 2019 and 2018, was $5.9 million and $0.5 million, respectively.

The Company recorded long-lived asset impairment charges of $3.6 million and $0.2 million during the years ended December 31, 2019 and 2018, respectively, related to the CNG Fueling Stations asset group. Refer to Note 10, Fair Value Measurements, for additional information on fair value measurements.

Intangible assets consist of the following:

 

 

 

December 31, 2019

 

 

December 31, 2018

 

($ in thousands)

 

Gross

 

 

Accumulated Amortization

 

 

Net

 

 

Gross

 

 

Accumulated Amortization

 

 

Net

 

Customer relationships

 

$

4,604

 

 

$

(898

)

 

$

3,706

 

 

$

2,744

 

 

$

(312

)

 

$

2,432

 

Trade names

 

 

2,416

 

 

 

(348

)

 

 

2,068

 

 

 

546

 

 

 

(117

)

 

 

429

 

Favorable leases

 

 

 

 

 

 

 

 

 

 

 

307

 

 

 

(165

)

 

 

142

 

Non-competition agreements

 

 

325

 

 

 

(54

)

 

 

271

 

 

 

40

 

 

 

(6

)

 

 

34

 

 

 

$

7,345

 

 

$

(1,300

)

 

$

6,045

 

 

$

3,637

 

 

$

(600

)

 

$

3,037

 

 

Amortization expense for the years ended December 31, 2019 and 2018, was $0.9 million and $0.4 million, respectively. The weighted-average remaining useful life of the finite-lived intangible assets was 8.8 years as of December 31, 2019, of which the weighted-average remaining useful life for the customer relationships was 8.8 years, for the trade names was 9.5 years, and for the non-competition agreements was 4.2 years.

Future amortization expense will be approximately as follows:

 

Year Ending December 31,

 

 

 

 

($ in thousands)

 

 

 

 

2020

 

$

1,008

 

2021

 

 

897

 

2022

 

 

830

 

2023

 

 

768

 

2024

 

 

545

 

Thereafter

 

 

1,997

 

 

 

$

6,045

 

 

F-24


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Goodwill consists of the following:

 

 

 

December 31,

 

($ in thousands)

 

2019

 

 

2018

 

Beginning balance

 

$

2,887

 

 

$

 

Acquisitions

 

 

22,020

 

 

 

2,887

 

Reclassified to Assets held for sale

 

 

(149

)

 

 

 

Reduction of goodwill

 

 

(1,018

)

 

 

 

Acquisition measurement period adjustment

 

 

97

 

 

 

 

 

 

$

23,837

 

 

$

2,887

 

 

All of the Company’s goodwill is included in its Trucking segment.

Accrued expenses consist of the following:

 

 

 

December 31,

 

($ in thousands)

 

2019

 

 

2018

 

Compensation, related taxes and benefits

 

$

4,972

 

 

$

1,344

 

Purchased transportation

 

 

3,542

 

 

 

2,188

 

Operating costs

 

 

3,391

 

 

 

81

 

Other

 

 

3,429

 

 

 

1,472

 

 

 

$

15,334

 

 

$

5,085

 

 

Note 4 - Segment Reporting

The Company’s two reportable segments are Trucking and CNG Fueling Stations.

 

Trucking. The Company’s Trucking segment provides surface transportation services to the USPS and other customers.

 

CNG Fueling Stations. The Company operates five CNG fueling stations which serves the Company’s fleet and other customers. These stations are located in Jurupa Valley, CA; Fort Worth, TX; Oak Creek, WI; Tolleson, AZ; and San Antonio, TX and accommodate class 8 trucks and trailers.

 

The following tables present the Company’s financial information by segment. Management does not use assets by segment to evaluate performance or allocate resources. Therefore, we do not disclose assets by segment.

 

 

 

Year Ended December 31, 2019

 

($ in thousands)

 

Trucking

 

 

CNG

 

 

Corporate and

Unallocated

 

 

Total

 

Revenue

 

$

177,419

 

 

$

1,727

 

 

$

 

 

$

179,146

 

Operating expenses, excluding depreciation,

   amortization, and impairment

 

$

(185,807

)

 

$

(1,375

)

 

$

(11,047

)

 

$

(198,229

)

Depreciation and amortization

 

$

(6,643

)

 

$

(435

)

 

$

(760

)

 

$

(7,838

)

Impairment

 

$

(149

)

 

$

(3,467

)

 

$

 

 

$

(3,616

)

Net loss

 

$

(19,051

)

 

$

(3,634

)

 

$

(10,029

)

 

$

(32,714

)

 

 

 

Year Ended December 31, 2018

 

($ in thousands)

 

Trucking

 

 

CNG

 

 

Corporate and

Unallocated

 

 

Total

 

Revenue

 

$

24,256

 

 

$

1,348

 

 

$

 

 

$

25,604

 

Operating expenses, excluding depreciation,

   amortization, and impairment

 

$

(26,937

)

 

$

(720

)

 

$

(2,868

)

 

$

(30,525

)

Depreciation and amortization

 

$

(304

)

 

$

(655

)

 

$

 

 

$

(959

)

Impairment

 

$

 

 

$

(240

)

 

$

 

 

$

(240

)

Net loss

 

$

(3,143

)

 

$

(446

)

 

$

(2,988

)

 

$

(6,577

)

 

F-25


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Note 5 - Related Party Transactions

Accounts Payable - Related Party

The Company’s accounts payable – related party consist of guaranteed payments and expense reimbursements to stockholders. Accounts payable - related party was $0 and $0.3 million at December 31, 2019 and 2018, respectively.

On April 1, 2019, the Company issued 117,092 shares of common stock with an approximate fair value of $0.1 million pursuant to the Separation Agreement with a former officer to settle $38,000 of advances and approximately $0.3 million of accounts payable – related party. The Company recorded a gain of $0.2 million associated with the issuance of this common stock, which is included in gain on conversion of accounts payable – related party in the accompanying consolidated statement of operations.

On February 15, 2019, the Company entered into an agreement to lease software technology for operations from a company owned by one of the Company’s officers. Under the agreement, the Company pays a monthly fee for this technology based on the number of devices installed across the Company’s fleet. During the year ended December 31, 2019, the Company recognized expense of approximately $0.4 million related to this software technology, and there were no amounts owed as of December 31, 2019.

 

Due from Related Party

 

Certain related party receivable and payable balances were acquired as part of the Sheehy acquisition (see Note 2, Acquisitions and Divestiture – Sheehy) as of January 2, 2019. SEI and NADS are companies controlled by the former owner of Sheehy who currently is an officer of the Company. The transactions representing the balance due to SEI and due from NADS at January 2, 2019 were for ordinary course business transactions incurred prior to the acquisition. The balance due to the officer on the acquisition date represents personal funds advanced to Sheehy for general working capital purposes prior to the acquisition. On January 7, 2019, the Company transferred a total of $0.15 million to SEI to fully repay the balance due to the officer and reduce the payable due to SEI.

 

 

 

January 2, 2019

 

($ in thousands)

 

(Acquisition Date)

 

Due to Sheehy Enterprises, Inc.

 

$

(440

)

Due from North American Dispatch Systems

 

 

777

 

Officer

 

 

(85

)

Total

 

$

252

 

 

On November 7, 2019, and pursuant to the Intercompany Agreement, the Company assigned $0.4 million of the NADS receivable balance to SEI as full payment of the SEI payable. The remaining NADS receivable of $0.4 million was assigned to SEI as a partial payment of the Sheehy Note (see Note 2, Acquisitions and Divestiture – Sheehy). The remaining principal amount due of $48,000 plus accrued interest of $40,000 was paid in the form of 35,156 shares of EVO common stock. No gain or loss on settlement of related party debt was recorded.

Advances - Related Party

As of December 31, 2019 and 2018, advances to the Company from an EAF member and due on demand were $0 and $0.3 million, respectively.

Accrued Interest - Related Party

The Company’s accrued interest - related party consists of the accrued interest payments on stockholders’ and related party debt. Accrued interest - related party was $1.5 million and $0.9 million as of December 31, 2019, and December 31, 2018, respectively.

 

Off Balance Sheet Arrangements - Collateral Security Pledge Agreement

 

On January 31, 2019, the Company entered into a letter agreement with SEI to satisfy the Sheehy captive insurance security deposit requirement for 2019 (see Note 12, Commitments and Contingencies – Off Balance Sheet Arrangements – Captive Insurance). The letter agreement references a Collateral Security Pledge Agreement among SEI, Sheehy and the insurance captive (“CSPA”). Under the CSPA, SEI has pledged a total of $0.3 million in cash and investments held in the SEI captive insurance member account. The pledged collateral remains the exclusive property of SEI and any interest earned on the pledged collateral during the term of the agreement will accrue exclusively to the benefit of SEI. The Company has no claim to the pledged collateral or any accrued interest. The letter agreement expired on March 1, 2020, however, the CPSA requires the consent of the Company in order for it to be terminated and the Company is in negotiation with SEI to extend the agreement.

F-26


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

Accounts Receivable – Related Party

During the year ended December 31, 2018, the Company sold CNG to an officer’s company and recognized revenue of $0.1 million. As of December 31, 2019 and 2018, accounts receivable – related party was $0 and $41,000, respectively.

 

Purchase of Fixed Assets

 

On October 15, 2019, the Company entered into an agreement with an existing stockholder to purchase used CNG tractors in exchange for 1,174,800 shares of the Company’s common stock and a warrant to purchase 1,174,800 shares of the Company’s common stock at an exercise price of $2.50 per share. Although the Company has taken possession of the tractors, as of December 31, 2019, the issuance of the common stock and the warrant had not yet occurred.  Accordingly, the Company has recorded $3.5 million related to the tractors within property, equipment, and land, net on its consolidated balance sheet, with an associated $3.5 million related to the Company’s obligation to issue the common stock and the warrant to purchase common stock within common stock issuable.

 

For information regarding additional related-party transactions, see Note 2, Acquisitions and Divestiture, Note 7, Debt, and Note 8, Redeemable Stock and Stockholders’ Deficit.

 

Note 6 – Factoring Arrangements

 

Certain of the Company’s wholly-owned subsidiaries have entered into accounts receivable factoring arrangements with a financial institution (the “Factor”) with termination dates starting in January 2021. Pursuant to the terms of the agreements, the Company, from time to time, sells to the Factor certain of its accounts receivable balances on a recourse basis for credit-approved accounts. The Factor remits 95% of the contracted accounts receivable balance for a given month to the Company (the “Advance Amount”) with the remaining balance, less fees, to be forwarded once the Factor collects the full accounts receivable balance from the customer.

 

For long-term contracts with credit worthy customers, the Factor may advance, at their discretion, unearned future contract amounts. Unearned advances are secured by all factored and non-factored long-term contract cash receipts, which are remitted directly to the Factor by the customer. Earned and unearned components included in Advances from factoring arrangement are as follows:

 

 

 

December 31,

 

($ in thousands)

 

2019

 

 

2018

 

Purchased accounts receivable

 

$

7,680

 

 

$

5,331

 

Unearned future contract advances

 

 

10,366

 

 

 

 

Total

 

$

18,046

 

 

$

5,331

 

 

The Factor may require, at their discretion at any time, the Company to repay unearned future contract advances or purchased accounts receivable that have not been paid by the customer. Financing costs are primarily comprised of an interest rate of Prime plus 2.0% (resulting in rates of 6.75% and 7.5% as of December 31, 2019 and 2018, respectively). There is also a factor fee of 0.25% of the face amount of the invoice factored and an associated penalty increase for purchased accounts that remain unpaid for 31 days. Total interest and financing fees for factored receivables for the year ended December 31, 2019 and 2018 were $1.8 million and $0.3 million, respectively. The fees are included in interest expense in the consolidated statements of operations.

 

 

 

F-27


 

 

Note 7 - Debt

Line of Credit

The Company had two line-of-credit agreements with a bank that provided for an aggregate borrowing capacity of $0.4 million. Amounts outstanding bear interest at 6.75% and are secured by equipment. During October 2018, the Company paid the $0.1 million line-of-credit in full and extended the $0.3 million line-of-credit’s maturity to April 2019. As of December 31, 2019, the outstanding balance was $0.3 million. The line-of-credit was paid in full during April 2019.

Antara Financing Agreement

Concurrently with the Ritter acquisition on September 16, 2019, the Company entered into a $24.5 million financing agreement (the “Financing Agreement”) among the Company, each subsidiary of the Company, various lenders from time to time party thereto, and Cortland Capital Market Services LLC, as administrative agent and collateral agent. Pursuant to the Financing Agreement, the Company initially borrowed $22.4 million (the “Term Loan”) and borrowed the remaining $2.1 million during October 2019. All of the Company’s subsidiaries are guarantors under the Financing Agreement. The Term Loan is secured by all assets of the Company and its subsidiaries, including pledges of all equity in the Company’s subsidiaries and is not subject to registration rights. The Financing Agreement contains covenants, subject to specific exceptions, that limit (i) the making of investments, (ii) the incurrence of additional indebtedness, (iii) the incurrence of liens, (iv) payments and asset transfers with restricted junior loan parties or subsidiaries, including dividends, (v) transactions with shareholders and affiliates, (vi) asset dispositions and acquisitions, among others. The Term Loan bears interest at 12% per annum and has a maturity date of September 16, 2022. Until December 31, 2019, interest on the Term Loan will be paid in kind and capitalized as additional principal, and the Company has the option to pay interest on the capitalized interest in cash or in kind. All interest payments on the Term Loan during 2019 were in kind. After December 31, 2019, monthly interest payments will be due in cash, and all outstanding principal and interest will be due on the maturity date. The Term Loan may be prepaid at any time, subject to payment of a prepayment premium of (1) 7% for each early payment made or coming due on or prior to September 16, 2020, (2) after September 16, 2020, 5% for each early payment made or coming due on or prior to September 16, 2021, and (3) thereafter, no premium shall be due. Proceeds are to be used to (i) effect the Ritter acquisition, (ii) to refinance and retire existing indebtedness, and (iii) general working capital needs.

 

In connection with the Financing Agreement, the Company issued 98,000 shares of common stock of the Company valued at $0.1 million as an advisory fee to a third-party financial advisor.

 

Concurrently, and in connection with the Financing Agreement, the Company issued two warrants (the “$0.01 Warrant” and the “$2.50 Warrant” and collectively, the “Antara Warrants”) to Antara Capital to purchase an aggregate of 4,375,000 shares of common stock of the Company (the “Antara Warrant Shares”). The $0.01 Antara Warrant grants Antara Capital the right to purchase up to 3,350,000 Antara Warrant Shares at an exercise price of $0.01 per share and is exercisable for five years from the date of issuance. The $2.50 Antara Warrant grants Antara Capital the right to purchase up to 1,025,000 Antara Warrant Shares at an exercise price of $2.50 per share, subject to adjustment for certain distributions, stock splits, and issuances of common stock, and is exercisable for ten years from the date of issuance. If the fair market value of the Antara Warrant Shares is greater than the related exercise price at the end of the exercise period (the Warrant Shares are “in the money”), then any outstanding Antara Warrants that are in the money will be automatically deemed to be exercised immediately prior to the end of the exercise period. Pursuant to the Antara Warrants, the Company granted Antara Capital preemptive rights to purchase its pro rata share, determined based on the number of shares held by Antara Capital or into which Antara Capital’s Antara Warrants are exercisable, of capital stock issued by the Company after the issuance date of the Antara Warrants, subject to certain excepted issuances.

 

The Company issued a warrant for 1,500,000 shares of common stock to Antara at an exercise price of $0.01 per share (the “Side Letter Warrant”) subject to an acquisition agreement between the Company and LoadTrek. LoadTrek is a GPS system designed for the trucking industry, owned by a related party. If the Company were to successfully complete an acquisition of certain assets of LoadTrek or meet financial performance metrics set forth in the warrant agreement, all or a portion of the shares underlying the Side Letter Warrant were subject to cancellation. Neither the acquisition of the LoadTrek assets nor the achievement of the financial performance metrics ultimately occurred and, therefore, none of the shares underlying the warrant were cancelled.

 

F-28


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Since the Term Loan, Antara Warrants, and Side Letter Warrant were negotiated in contemplation of each other and executed within a short period of time, the Company evaluated the debt and warrants as a combined arrangement, and estimated the fair values of the debt and warrants to allocate the proceeds on a relative fair value basis between the debt and warrants. The non-lender fees incurred to establish the financing arrangement were allocated to the debt and warrants on a relative fair value basis and capitalized on the Company’s balance sheet. The Company allocated $0.5 million of fees to debt issuance costs, which are amortized using the effective interest method into interest expense over the term of the Term Loan.

The Term Loan was further evaluated for the existence of embedded features to be bifurcated from the amount allocated to the debt component. The Term Loan agreement contains a mandatory prepayment feature that was determined to be an embedded derivative, requiring bifurcation and fair value recognition for the derivative liability. The fair value of this derivative liability is remeasured at each reporting period, with changes in fair value recognized in the consolidated statement of operations. Any changes in the assumptions used in measuring the fair value of the derivative liability could result in a material increase or decrease in its carrying value. The allocation of the proceeds to the debt component and the bifurcation of the embedded derivative liability resulted in a $9.0 million debt discount that will be amortized to interest expense over the term of the Term Loan.

Refer to Note 15, Subsequent Events, for additional agreements entered into subsequent to December 31, 2019 related to the Antara Financing Agreement.

The Company has classified the $25.4 million unpaid principal balance, which includes $0.9 million of capitalized interest, as a current liability as of December 31, 2019.

 

Debt consists of:

 

 

 

December 31,

 

($ in thousands)

 

2019

 

 

2018

 

(a) $24.5 million Term Loan

 

$

25,377

 

 

$

 

(b) $1.3 million note payable

 

 

814

 

 

 

951

 

(c) Four promissory notes with an aggregate principal amount of $9.5 million

 

 

9,500

 

 

 

9,500

 

(d) $0.1 million subordinated senior note payable - stockholder

 

 

 

 

 

75

 

(e) $3.8 million senior promissory note

 

 

3,800

 

 

 

3,800

 

(f) $4.0 million promissory note

 

 

4,000

 

 

 

4,000

 

(g) $4.0 million Secured Convertible Promissory Notes (“Secured Convertible Notes”)

 

 

4,005

 

 

 

4,040

 

(h) $2.5 million promissory note - stockholder

 

 

1,972

 

 

 

2,387

 

(i) $0.3 million note payable

 

 

225

 

 

 

281

 

(j) Three equipment notes payable

 

 

24

 

 

 

101

 

(k) Thunder Ridge supplier advance

 

 

890

 

 

 

978

 

(l) $6.4 million promissory note - stockholder

 

 

6,417

 

 

 

 

(m) Various notes payable acquired from JB Lease

 

 

3,575

 

 

 

 

(n) $0.8 million note payable

 

 

673

 

 

 

 

(o) $0.3 million note payable

 

 

224

 

 

 

 

(p) $3.8 million note payable

 

 

3,203

 

 

 

 

(q) Equipment notes payable acquired from Sheehy

 

 

614

 

 

 

 

(r) Notes payable acquired from Sheehy

 

 

787

 

 

 

 

(s) Notes payable to two financing companies

 

 

1,400

 

 

 

 

(t) Notes payable acquired from Ritter

 

 

487

 

 

 

 

(u) Finkle equipment notes

 

 

4,450

 

 

 

 

Line of credit

 

 

 

 

 

317

 

Total before debt issuance costs and debt discount

 

 

72,437

 

 

 

26,430

 

Debt issuance costs

 

 

(653

)

 

 

(416

)

Debt discount

 

 

(16,326

)

 

 

(8,087

)

 

 

 

55,458

 

 

 

17,927

 

Less current portion

 

 

(31,337

)

 

 

(6,848

)

 

 

$

24,121

 

 

$

11,079

 

F-29


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

 

(a)

$24.5 million Term Loan

 

The $24.5 million Term Loan bears interest at 12% per annum and has a maturity date of September 16, 2022. Until December 31, 2019, interest on the term loan will be paid in kind and capitalized as additional principal, and the Company has the option to pay interest on the capitalized interest in cash or in kind. After December 31, 2019, monthly interest payments will be due in cash, and all outstanding principal and interest will be due on the maturity date.

 

As of December 31, 2019, the unamortized debt discount was $8.6 million and the unamortized debt issuance costs were $0.5 million.

 

(b)

$1.3 million note payable

 

The $1.3 million note payable was issued December 31, 2014, with interest adjusted to the SBA LIBOR base rate, plus 2.35%. The note matures March 2024, is secured by substantially all of Titan’s business assets and is personally guaranteed by certain former members of Titan including a member of our board of directors and certain of his relatives, and beneficial owners of more than 5% of our of our common stock. The note is a co-borrower arrangement between Titan and El Toro with the proceeds received by El Toro. In 2016, the Company issued 35,491 units (equivalent to 31,203 common shares) to those members as compensation for the guarantee. The Company was not in compliance with the financial ratio covenants at December 31, 2018. Subsequent to year end, the financial ratio covenants were waived for 2018 and eliminated for all future periods.

 

(c)

Four promissory notes with an aggregate principal amount of $9.5 million

 

The four promissory notes were issued to the former EAF members with interest at 1.5%, issued February 1, 2017, and mature February 1, 2026. These convertible promissory notes are secured by substantially all of the assets of EAF. The Company imputed an interest rate of 5.1% on the promissory notes. The discount is accreted over the period from the date of issuance to the date the promissory notes are due using the effective interest rate method.

 

These promissory notes were originally initially convertible into 1,400,000  shares (the “Transaction Shares”) of the Company’s common stock (the “Common Stock”), subject to adjustment for any stock splits, combinations or similar transactions, representing approximately 81.1% of the Company’s total outstanding shares of Common Stock on a post-transaction basis. Accordingly, conversion of these convertible promissory notes would result in a change in control of the Company. The number of Transaction Shares was subject to increase to equal 70% of the issued and outstanding Common Stock if the issuance of Common Stock pursuant to a private offering of Common Stock of up to $2 million and the conversion of the Company’s subordinated notes payable to members and Senior Bridge Notes, convertible promissory notes, and certain accounts payable into Common Stock would otherwise cause the Transaction Shares to represent less than 70% of the issued and outstanding Common Stock. The Company evaluated the embedded conversion feature under ASC 815 for the variable number of shares issuable and determined that, at the date of issuance, the conversion feature had no value as it was substantially out of the money and there was no market for the shares. During October 2018, the Company amended these convertible promissory notes to eliminate the variable number of shares issuable under the conversion feature to a fixed amount of 7,000,000 shares upon conversion. The Company recorded a gain on extinguishment of debt at the date of the amendment of the convertible promissory notes at the fair value of the original 1,400,000 shares issuable of $0.9 million, a discount on debt of $2.5 million for the new conversion feature and a discount on debt of $5.0 million related to imputed interest at 12.8%.

 

As of December 31, 2019 and 2018, the unamortized debt discount was $7.1 million and $7.5 million, respectively.

 

(d)

$0.1 million subordinated senior note payable - stockholder

 

One subordinated senior note payable to a stockholder with interest at 16% and maturity during October 2017 that was paid off in 2019.

 

The subordinated senior note payable is one of six that were initially issued throughout 2016 and 2017 (the “Senior Bridge Notes”). The Senior Bridge Notes were not extended at maturity. During 2018, $0.7 million of the Senior Bridge Notes and related interest were converted into 275,583 shares of common stock.

 

F-30


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

(e)

$3.8 million senior promissory note

 

The $3.8 million senior promissory note was issued on February 1, 2017, to a former EAF member with interest at 7.5% and default interest of 12.5% per annum, an original maturity of the earlier of (a) December 2017; (b) ten days after the initial closing of a private offering of capital stock of the Company in an amount not less than $10 million; or (c) an event of default.

 

During April 2018, the promissory note’s maturity date was extended to July 2019. The senior promissory note is unsecured. No principal and interest payments are due until maturity.

 

In connection with the Financing Agreement, amounts due under the senior promissory note were subordinated and extended to November 2022. Additionally, the holder agreed not to receive, accept, or demand payment under the subordinated obligation until all obligations under the Financing Agreement have been paid in full, except that the holder may continue to receive regularly scheduled interest payments so long as holder has not been informed that an event of default has occurred and is continuing under the Financing Agreement.

 

Also in connection with the Financing Agreement and as consideration for the subordination of the subordinated promissory note and the promissory note described below, the Company issued a warrant to the holder to purchase an aggregate of 350,000 shares of common stock of the Company at an exercise price of $0.01 per share. The warrant is exercisable for five years from the date of issuance. The Company calculated the fair value of the warrant using the Black-Scholes option pricing model, and the portion of the fair value attributable to the senior promissory note was $0.2 million. As of December 31, 2019, the remaining unamortized debt discount was $0.2 million.

 

(f)

$4.0 million promissory note

 

The $4.0 million promissory note was issued on February 1, 2017, to a former EAF member with interest at 7.5% and an original maturity date of February 2020. The note is guaranteed by substantially all the assets of EAF and the Company. No principal and interest payments are due until maturity.

 

In connection with the Financing Agreement, amounts due under the promissory note were subordinated and extended to November 2022. Additionally, the holder agreed not to receive, accept, or demand payment under the subordinated obligation until all obligations under the Financing Agreement have been paid in full, except that the holder may continue to receive regularly scheduled interest payments so long as holder has not been informed that an event of default has occurred and is continuing under the Financing Agreement.

 

Also in connection with the Financing Agreement and as consideration for the subordination of the promissory note and the senior promissory note described above, the Company issued a warrant to the holder to purchase an aggregate of 350,000 shares of common stock of the Company at an exercise price of $0.01 per share. The warrant is exercisable for five years from the date of issuance. The Company calculated the fair value of the warrant using the Black-Scholes option pricing model, and the portion of the fair value attributable to the senior promissory note was $0.3 million. As of December 31, 2019, the remaining unamortized debt discount was $0.2 million.

 

(g)

$4.0 million Secured Convertible Promissory Notes (“Secured Convertible Notes”)

 

The Secured Convertible Notes were issued during August 2018. The Company paid debt issuance costs of $0.5 million in connection with the Secured Convertible Notes. They bear interest at 9%, compounded quarterly, with principal due two years after issuance and are secured by all the assets of the Company. The holder may agree, at its discretion, to add accrued interest in lieu of payment to the principal balance of the Secured Convertible Notes on the first day of each calendar quarter. The Secured Convertible Notes may not be prepaid prior to the first anniversary of the date of issuance, but may be prepaid without penalty after the first anniversary of the date of issuance.

 

The Secured Convertible Notes are convertible into shares (the “Note Shares”) of the Company’s common stock at a conversion rate of $2.50 per share of common stock at the Holder’s option: 1) at any time after the first anniversary of the date of issuance or 2) at any time within 90 days after a “triggering event,” including a sale, reorganization, merger, or similar transaction where the Company is not the surviving entity. The Secured Convertible Notes are also subject to mandatory conversion at any time after the first anniversary of the date of issuance if the average volume of shares of common stock traded on the Nasdaq Capital Market, NYSE American Market or a higher tier of either exchange is 100,000 or more for the 10 trading days prior to the applicable date. Such a mandatory conversion has not occurred.

F-31


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

The Secured Convertible Notes also provide that the Company will prepare and file with the Securities and Exchange Commission (“SEC”), as promptly as reasonably practical following the issuance date of the Secured Convertible Notes, but in no event later than 45 days following the issuance date, a registration statement on Form S-1 (the “Registration Statement”) covering the resale of the common stock and the warrant shares and as soon as reasonably practical thereafter to effect such registration. The Company is required to pay liquidated damages of 1% of the outstanding principal amount of the Secured Convertible Notes each 30 days if the Registration Statement is not declared effective by the SEC within 180 days of the filing date of the Registration Statement. During the year ended December 31, 2019, the Company incurred and paid $0.2 million in liquidated damages to noteholders.

 

As additional consideration for the Secured Convertible Notes, the Company issued warrants to the Holders to purchase 1,602,000 shares of common stock at an exercise price of $2.50 per share, exercisable for ten years from the date of issuance.  The fair value of the warrants issued determined using the Black Scholes pricing model was $0.7 million, calculated with a ten-year term; 65% volatility; 2.89%, 2.85% or 3.00% discount rates and the assumption of no dividends.

 

As of December 31, 2019 and 2018, the unamortized debt discount was $0.2 million and $0.6 million, respectively, and the unamortized debt issuance costs were $0.2 million and $0.4 million, respectively. For the years ended December 31, 2019 and 2018, interest of $0 and $35,000, respectively, was added to the principal balance.

 

(h)

$2.5 million promissory note – stockholder

 

The $2.5 million promissory note was issued on June 1, 2018 to a stockholder, with interest at 6% and a maturity date of the earlier of (a) the date the Company raises $40.0 million in public or private offerings of debt or equity; (b) December 31, 2018, or (c) termination of Trey Peck’s employment with the Company by the Company without cause or by Trey Peck for good reason. The note is collateralized by all of the assets of Thunder Ridge. The maturity date of the promissory note has been subsequently amended to extend it to November 30, 2022. The note calls for monthly principal payments, with all accrued and unpaid interest due and payable on the maturity date.

 

(i)

$0.3 million note payable

 

The $0.3 million note payable was issued during November 2018, with interest at 3% and a maturity date of October 2022. The note calls for quarterly principal payments on January, April, July, and October 1st of $18,750 plus the related accrued interest.

 

(j)

Three equipment notes payable

 

The three equipment notes are payable to banks and were acquired in the Thunder Ridge acquisition with interest rates ranging from 2.99% to 6.92%, with maturity dates between September 2020 and January 2023.  The notes are collateralized by equipment.

 

(k)

Thunder Ridge supplier advance

 

Thunder Ridge signed an agreement with a supplier on August 31, 2017, in which $1.0 million was advanced to Thunder Ridge during 2017. The advance bears interest at 8.5% and is collateralized by substantially all of Thunder Ridge’s assets. As Thunder Ridge purchases fuel from the supplier’s station, Thunder Ridge reduces its fuel advance liability by $0.25 per gallon purchase. Purchases made during the year ended December 31, 2018, were nominal. With the Thunder Ridge acquisition, the maturity date was extended from December 31, 2018 to June 2021.

 

(l)

$6.4 million promissory note – stockholder

 

The $6.4 million promissory note was issued February 2, 2019 to a stockholder, with interest at 9% per annum and an original maturity date of August 31, 2020. The note is collateralized by all of the assets of Ursa and JB Lease. Principal and interest payments commenced June 1, 2019, with a final payment of $6.4 million due at maturity.  On August 30, 2019, the note was extended to November 2022.

 

F-32


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

(m)

Various notes payable acquired from JB Lease

 

The various notes payable acquired from JB Lease were issued to multiple lenders with interest rates ranging from 3.9% to 5.1% per annum. The notes have maturity dates ranging from September 2019 to August 2024.  These notes are collateralized by transportation equipment and guaranteed by the stockholders of the Company.

 

(n)

$0.8 million note payable

 

The $0.8 million note payable to a financing company was issued February 11, 2019, with interest at 10.2% per annum and a maturity date of February 11, 2023. The note is collateralized by certain equipment and guaranteed by a member of management.

 

(o)

$0.3 million note payable

 

The $0.3 million note payable to a financing company was issued January 22, 2019, with interest at 10.6% per annum and a maturity date of January 22, 2023. The note is collateralized by certain equipment and guaranteed by a member of management.

 

(p)

$3.8 million note payable

 

The $3.8 million note payable to a financing company was issued January 23, 2019, with interest at 10.1% per annum and a maturity date of February 23, 2024. The note is collateralized by certain equipment and guaranteed by a member of management.

 

(q)

Equipment notes payable acquired from Sheehy

 

The equipment notes payable acquired from Sheehy, payable to various financing companies, have maturity dates varying from June 2020 to August 2020 and interest rates ranging from 3.1% to 4.1% per annum. The notes are guaranteed by stockholders and secured by the equipment and a general business security interest.

 

(r)

Notes payable acquired from Sheehy

 

The notes payable acquired from Sheehy are payable to a bank with interest rates of 4.35% to 4.375% per annum. The notes mature between September 2020 and December 2021 and are collateralized by substantially all the Sheehy assets. The notes are subject to certain restrictive covenants.  The Company was not in compliance with the financial ratio covenants at December 31, 2019, and has classified the related balance as a current liability.

 

(s)

Notes payable to two financing companies

 

Notes payable to two financing companies issued in February 2019 and October 2019 with maturity dates in March 2023 and October 2024, respectively. The interest rates range from 4.5% to 8.94%, and the notes are collateralized by certain equipment.

 

(t)

Notes payable acquired from Ritter

 

Note payable to a related party that was assumed as a liability in the Ritter acquisition. The note has an interest rate of 7.0% and matures in December 2028.

 

(u)

Finkle equipment notes

 

Equipment notes payable with interest rates ranging from 5.2% to 11.8% and maturity dates between May 2020 and September 2025. The notes are collateralized by equipment.

 

F-33


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Maturities of long-term obligations are as follows:

 

Year Ending December 31,

 

Related Party

Notes

 

 

Other Notes

 

 

Total

 

($ in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

2020

 

$

284

 

 

$

6,285

 

 

$

6,569

 

2021

 

 

283

 

 

 

4,068

 

 

 

4,351

 

2022

 

 

15,751

 

 

 

33,204

 

 

 

48,955

 

2023

 

 

49

 

 

 

2,104

 

 

 

2,153

 

2024

 

 

53

 

 

 

598

 

 

 

651

 

Thereafter

 

 

9,752

 

 

 

6

 

 

 

9,758

 

 

 

$

26,172

 

 

$

46,265

 

 

$

72,437

 

 

 

 

Note 8 – Redeemable Stock and Stockholders’ Deficit

On March 2, 2018, the Company issued 1,000,000 Units (the “Units”) at a price of $2.50 per Unit for an aggregate purchase price of $2.5 million pursuant to the terms of a subscription agreement between the Company and an investor. Each Unit consists of (i) one share of the Company’s common stock, and (ii) a detachable warrant to purchase one share of common stock at an exercise price of $2.50 per share exercisable for ten years from the date of issuance. The Company estimated the fair value of the warrants to be approximately $0.4 million through the Black Scholes Pricing Model, calculated with a ten-year term; 65% volatility; 2.94% discount rate and the assumption of no dividends. The Company did not pay any commissions in connection with the sale of these Units.

During the year ended December 31, 2018, the Company entered into subscription agreements effective as of July 31, 2018 to issue 187,462 units (the “Units”) at a price of $2.50 per Unit in exchange for the Company’s promissory notes - stockholders in the aggregate principal amount of $0.5 million. Each Unit consists of (i) one share of the Company’s common stock and (ii) a warrant to purchase one share of common stock at an exercise price of $2.50 per share exercisable for ten years from the date of issuance. The Company estimated the fair value of the warrants to be $0.1 million.

During March 2018, the Company entered into a Share Escrow Agreement (the “Escrow Agreement”) with certain of the Company’s stockholders, including entities affiliated with a director of the Company, and the Company’s former president. Pursuant to the terms of the Escrow Agreement, the stockholders party to the agreement placed an aggregate of 240,000 shares of Common Stock in escrow, to be held by the Company until such time as one or more third parties offer to purchase the escrowed shares and the Company approves such purchase or purchases. Seventy-five percent of the proceeds of the sale or sales of the escrowed shares will be paid to the Company and will be used by the Company first to repay any amounts outstanding under the SBA loan, and the remaining 25% of the proceeds will be paid pro rata to the stockholders party to the Escrow Agreement. In connection with the Escrow Agreement, the Company issued 240,000 warrants to purchase common stock to the stockholders party to the Escrow Agreement, which warrants have an exercise price of $6.11 per share and are exercisable for a period of five years. The Company estimated the value of the warrants to be $9,000 through the Black Scholes Pricing Model calculated with a five-year term; 49% volatility; 2.85% discount rate and the assumption of no dividends.

On October 9, 2017, management of the Company terminated the employment of the Company’s president. In connection with the termination, the Company and former president entered into a Mutual Separation Agreement dated October 9, 2017 (the “Separation Agreement”). Pursuant to the Separation Agreement, the Company and former president agreed that (i) his last day of employment with the Company was October 9, 2017, (ii) he will be paid an aggregate of $0.1 million within ten business days after the Company raises an aggregate of $2.0 million in any combination of public or private debt or equity securities offerings, and (iii) in satisfaction of $0.2 million of deferred compensation, the Company will issue 89,092 shares of its common stock within ten business days after the Company raises an aggregate of $2.0 million in any combination of public or private debt or equity securities offerings. The $0.1 million payment had not been rendered and the stock had not been issued as of December 31, 2018. The balances are included in accounts payable – related party. On April 1, 2019, the Company issued 117,092 shares of common stock with an approximate fair value of $0.1 million to settle the Separation Agreement with the former officer. The settlement included $38,000 of advances from related party and approximately $0.3 million of accounts payable - related party. The Company recorded a gain of $0.2 million associated with the issuance of this common stock, which is included in gain on conversion of accounts payable – related party in the accompanying consolidated statement of operations.

F-34


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

On May 31, 2019, the Company sold Units (the “2019 Units”) at a price of $2.50 per 2019 Unit pursuant to the terms of a subscription agreement with certain accredited investors, including related parties. Each 2019 Unit consists of (i) one share of the Company’s common stock, par value $0.0001 per share, and (ii) a warrant to purchase one share of common stock at an exercise price of $2.50 per share exercisable for ten years from the date of issuance. The Company sold a total of 4,560,000 2019 Units for aggregate gross proceeds of $11.4 million. The Company did not pay underwriter discounts or commissions in connection with the sale of these 2019 Units. The fair value of the warrants issued determined using the Black-Scholes pricing model was $2.1 million, calculated with a ten-year term; 60% volatility, 2.49% discount rate; and the assumption of no dividends.

Common Stock Subscribed

During the year ended December 31, 2019, the Company agreed to issue 8,664 shares of common stock to settle a note payable and the associated accrued interest. As of December 31, 2019, the Company had not yet issued these shares, which were subsequently issued in 2020.

During the year ended December 31, 2018, the Company agreed to issue 500,000 shares of common stock pursuant to the Thunder Ridge acquisition. As of December 31, 2018, the Company had not yet issued these shares, which were subsequently issued in 2019.

Warrants

During the year ended December 31, 2018, the Company issued 1,602,000 warrants associated with the Secured convertible promissory notes. The fair value of the warrants issued determined using the Black Scholes pricing model was $0.7 million, calculated with a ten-year term; 65% volatility, 2.89%, 2.85% or 3.00% discount rates, and the assumption of no dividends.

As further described in Note 7, Debt, in connection with the September 2019 Financing Agreement, the Company issued warrants to purchase an aggregate of 4,375,000 shares of the Company’s common stock to the lenders. The Company also issued the Side Letter Warrant to the lenders to purchase an additional 1,500,000 shares of the Company’s common stock. The total fair value of these warrants of $7.4 million, which the Company recorded as an additional debt discount, will be amortized to interest expense over the remaining term of the 2019 Financing Agreement.

Also in connection with the Financing Agreement and as consideration for the subordination of previously issued promissory notes, in September 2019, the Company issued a warrant to the noteholder to purchase an aggregate of 350,000 shares of the Company’s common stock at an exercise price of $0.01 per share. The total fair value of this warrant of $0.5 million, which the Company recorded as an additional debt discount on the promissory notes, will be amortized to interest expense over the remaining term of the promissory notes.

The following table summarizes the warrants outstanding and exercisable as of December 31, 2018 and 2019 and is inclusive of the warrants further described in Note 9, Stock-based Compensation:

 

 

 

Number of Shares

 

 

Weighted

Average

Exercise Price

 

December 31, 2018:

 

 

 

 

 

 

 

 

Outstanding

 

 

4,296,255

 

 

$

3.34

 

Exercisable

 

 

3,296,256

 

 

$

2.84

 

December 31, 2019:

 

 

 

 

 

 

 

 

Outstanding

 

 

15,081,255

 

 

$

1.88

 

Exercisable

 

 

14,414,589

 

 

$

1.69

 

 

Series A Preferred Stock

On April 13, 2018, the Company issued 100,000 shares of Series A Preferred stock containing 15:1 voting rights to a related party for advisory services rendered to the Company. The fair value of the services rendered was assessed at $0.2 million.

Dividends

Generally, the holders of the Preferred Stock are entitled to receive if, when, and as declared by the board of directors, an annual non-compounding dividend, payable at the rate of 8% and payable quarterly in arrears in cash, or, at the Company’s option, an annual non-compounding dividend of 12%, payable quarterly in arrears in the form of shares of Preferred Stock at a rate of $3.00 per share. Such dividends will begin to accrue as of the date on which the Preferred Stock is issued and will accrue whether or not declared and whether or not there will be funds legally available for the payment of dividends.

F-35


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

Accrued and unpaid dividends upon conversion will automatically be converted into shares of the Company’s common stock, par value $0.0001 per share. An assumed value of $3.00 per share of common stock will be used to determine the number of shares of common stock to be issued for such accrued and unpaid dividends.

Liquidation Preference

In the event of any liquidation, the holders of record of shares of Preferred Stock will be entitled to receive, prior and in preference to any distributions of any assets of the Company to the holders of the common stock out of the assets of the Company legally available therefor, $3.00 per share of Preferred Stock, plus accrued and unpaid dividends on each share of Preferred Stock (liquidation price).

Redemption

At the option of the holder and upon written notice to the Company, the Preferred Stock will be redeemable at any time after August 1, 2018, at the liquidation price at $3.00 per share, plus all declared and unpaid dividends. In addition, the Company will have an ongoing right to purchase all or any portion of the outstanding shares of the Preferred Stock. The redemption rights require the Company to present the Preferred Stock in temporary equity in the accompanying balance sheet.

Voting Rights

Generally, holders of shares of Preferred Stock are entitled to vote with the holders of common stock as a single class on all matters submitted to a vote of the stockholders and are entitled to 15 votes for each share of Preferred Stock held on the record date for the determination of the stockholders entitled to vote or, if no record date is established, on the date the vote is taken.

Conversion Rights

Each share of Preferred Stock will convert to one fully paid and nonassessable share of the Company’s common stock at any time at the option of the holder or the Company, subject to adjustments for stock dividends, splits, combinations and similar events. If the closing price on all domestic securities exchanges on which the Common Stock may at the time be listed exceeds $6.00 per share for 30 consecutive trading days and the daily trading volume of the common stock is at least 20,000 shares for that same period, each share of Preferred Stock will automatically convert to one share of the Company’s common stock.

Redeemable Common Stock

As further described in Note 2, Acquisitions and Divestiture, under the Sheehy acquisition agreement, the Sheehy stockholders may request the Company to net settle in cash any number of the 2,240,000 common shares from the acquisition with a fair market value of up to $1.2 million as of the date of the redemption request. Since the redemption of these shares of common stock represents a contingent event outside the control of the Company, the aggregate amount the Company may be required to pay to redeem these shares has been presented in temporary equity in the accompanying balance sheet.

 

Note 9 – Stock-based Compensation

Stock Options

On April 12, 2018, the Company’s board of directors approved the EVO Transportation and Energy Services, Inc. 2018 Stock Incentive Plan (the “2018 Plan”) pursuant to which a total of 4,250,000 shares of common stock have been reserved for issuance to eligible employees, consultants, and directors of the Company. Further, on August 13, 2018, the board of directors approved the Company’s Amended and Restated 2018 Stock Incentive Plan (the “Amended 2018 Plan”), which amends and restates the Company’s 2018 Stock Incentive Plan. The Amended 2018 Plan increased options available for grant to 6,250,000.

The Amended 2018 Plan provides for awards of non-statutory stock options, incentive stock options, and restricted stock awards within the meaning of Section 422 of the Internal Revenue Code and stock purchase rights to purchase shares of the Company’s common stock.

The Amended 2018 Plan is administered by the board of directors, which has the authority to select the individuals to whom awards will be granted and to determine whether and to what extent stock options and stock purchase rights are to be granted, the number of shares of common stock to be covered by each award, the vesting schedule of stock options (generally straight-line over a period of

F-36


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

four years), and all other terms and conditions of each award. Stock options have a maximum term of ten years, and it is the Company’s practice to grant options to employees with exercise prices equal to or greater than the estimated fair market value of its common stock. Options generally vest ratably over 3 years. One quarter (1/4) of the options vest and become exercisable on the grant date. The remaining vest and become exercisable ratably on the first, second, and third anniversary of the date of grant.

The fair value of each award is estimated on the date of grant. Stock option values are estimated using the Black-Scholes option-pricing model, which requires the input of subjective assumptions, including the expected term of the option award, expected stock price volatility, and expected dividends. These estimates involve inherent uncertainties and the application of management’s judgment. The expected option terms are calculated based on the “simplified” method for “plain vanilla” options due to our limited exercise information. The “simplified method” calculates the expected term as the average of the vesting term and the original contractual term of the options. Expected volatilities used in the valuation model are based on the selected comparable companies. The risk-free rate for the expected term of the option is based on the United States Treasury yield curve in effect at the time of grant. The valuation model assumes no dividends. There is no estimated forfeiture rate.

As described in Note 1, Description of Business and Summary of Significant Accounting Policies, the majority of the Company’s stock options contain a provision that provides for the acceleration of vesting upon the Company completing an aggregate of at least $30 million of any combination of debt and/or equity financing transactions after the date of grant. During the year ended December 31, 2019, stock options to purchase an aggregate of 2,389,438 shares of common stock were accelerated upon the consummation of the Antara Financing Agreement.

During the years ended December 31, 2019 and 2018, the Company recognized stock-based compensation expense of $1.1 million and $0.5 million, respectively, related to stock options. As of December 31, 2019, the Company had unrecognized stock-based compensation expense of approximately $0.2 million related to the unvested portions of outstanding stock options, which it expects to recognize over a weighted-average period of 0.6 years.

Additionally, in October 2019, the Company modified the stock option award for an executive as part of his severance agreement to provide for an extended period of exercisability. Stock options to purchase an aggregate of 1,200,000 shares of common stock were modified, and the Company recognized stock-based compensation expense of $0.4 million in the fourth quarter of 2019 related to this modification.

The following table presents the stock option activity for the year ended December 31, 2019:

 

 

 

Number of Shares

 

 

Weighted

Average

Exercise Price

 

 

Weighted

Average

Remaining

Contractual Term

 

 

Aggregate

Intrinsic

Value

(in thousands)

 

Outstanding - December 31, 2018

 

 

4,700,000

 

 

$

2.50

 

 

 

9.3

 

 

$

 

Granted

 

 

1,769,250

 

 

 

2.50

 

 

 

 

 

 

 

 

 

Exercised

 

 

 

 

 

 

 

 

 

 

 

 

 

Cancelled

 

 

(200,000

)

 

 

 

 

 

 

 

 

 

 

 

Outstanding - December 31, 2019

 

 

6,269,250

 

 

$

2.50

 

 

 

8.7

 

 

$

 

Exercisable - December 31, 2019

 

 

5,469,250

 

 

$

2.50

 

 

 

8.6

 

 

$

 

The following table summarizes the assumptions used to estimate the fair value of stock options granted during the years ended December 31:

 

 

 

2019

 

 

2018

 

Approximate risk-free rate

 

1.6% - 2.5%

 

 

2.8% - 3.1%

 

Expected life (in years)

 

5.3 - 7.0

 

 

7.0

 

Dividend yield

 

 

%

 

 

%

Volatility

 

41.3% - 44.3%

 

 

 

55

%

 

The weighted-average grant-date fair value of options granted was $0.35 and $0.27 per share during the years ended December 31, 2019 and 2018, respectively. The total fair value of options vested during the years ended December 31, 2019 and 2018 was $1.2 million and $0.3 million, respectively.

Warrants – Stock-based Compensation

The fair value of the warrants is estimated on the date of issuance using the Black-Scholes option pricing model, which requires the input of subjective assumptions, including the expected term of the warrants, expected stock price volatility, and expected dividends. These estimates involve inherent uncertainties and the application of management’s judgment. Expected volatilities used in the valuation model are based on the average volatility of the Company’s stock. The risk-free rate for the expected term of the warrant is based on the United States Treasury yield curve in effect at the time of grant.

F-37


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

During the year ended December 31, 2018, the Company issued warrants to purchase 999,999 shares of the Company’s common stock contingent on continued employment. The warrants vest in three tranches of 333,333 shares each year during 2019, 2020 and 2021. The fair value of the warrants issued was determined using the Black Scholes pricing model was $149,000, calculated with a six, seven and eight-year terms, respectively, 55%, 51% and 53% volatility, respectively, 2.8%, 2.85% and 2.87% discount rate, respectively, and the assumption of no dividends. During the years ended December 31, 2019 and 2018, the Company has recorded stock-based compensation expense of $0.1 million and $32,000, respectively, related to these warrants.

During the year ended December 31, 2018, the Company issued fully vested warrants to purchase 161,100 shares of the Company’s common stock for services. The fair value of the warrants issued was determined using the Black Scholes pricing model was $75,000. Calculated with a five-year term; 49% volatility; 2.85% discount rate and the assumption of no dividends.

There was no stock-based compensation warrant activity for the year ended December 31, 2019. The following table presents information related to stock-based compensation warrants outstanding and exercisable as of December 31, 2019 and 2018:

 

 

 

Number of Shares

 

 

Weighted

Average

Exercise Price

 

 

Weighted

Average

Remaining

Contractual Term

 

 

Aggregate

Intrinsic

Value

(in thousands)

 

Outstanding - December 31, 2018

 

 

1,161,099

 

 

$

4.65

 

 

 

6.9

 

 

$

 

Outstanding - December 31, 2019

 

 

1,161,099

 

 

$

4.65

 

 

 

5.9

 

 

$

 

Exercisable - December 31, 2019

 

 

494,433

 

 

$

2.84

 

 

 

5.8

 

 

$

 

 

Note 10 – Fair Value Measurements

 

Financial assets and liabilities are initially recorded at fair value. The carrying amounts of certain of the Company’s financial instruments, including cash equivalents, accounts receivable, accounts payable and accrued expenses, are carried at cost which approximates fair value due to the short-term maturity of these instruments and are Level 1 assets or liabilities of the fair value hierarchy.

 

The accounting guidance for fair value provides a framework for measuring fair value, clarifies the definition of fair value and expands disclosures regarding fair value measurements. Fair value is defined as the price that would be received in the sale of an asset or paid to transfer a liability (an exit price) in an orderly transaction between market participants at the reporting date. The accounting guidance establishes a three-tiered hierarchy, which prioritizes the inputs used in the valuation methodologies in measuring fair value as follows:

 

Level 1 ‑ Inputs are unadjusted quoted prices in active markets for identical assets or liabilities that the Company has the ability to access at the measurement date.

 

Level 2 ‑ Inputs are other than quoted prices included within Level 1 that are observable for the asset or liability, either directly or indirectly. Level 2 inputs include quoted prices for similar assets and liabilities in active markets, quoted prices for identical or similar assets or liabilities in markets that are not active, inputs other than quoted prices that are observable for the asset or liability (i.e., interest rates, yield curves, etc.), and inputs that are derived principally from or corroborated by observable market data by correlation or other means (market corroborated inputs).

 

Level 3 ‑ Inputs are unobservable and reflect the Company’s assumptions that market participants would use in pricing the asset or liability. The Company develops these inputs based on the best information available.

 

Recurring Fair Value Measurements

The Company’s derivative liability embedded in its September 2019 Financing Agreement related to the mandatory prepayment feature is measured at fair value using a probability-weighted discounted cash flow model and is classified as a Level 3 liability of the fair value hierarchy due to the use of significant unobservable inputs. The liability is presented as an embedded derivative liability on the consolidated balance sheets and subject to remeasurement to fair value at the end of each reporting period. For the year ended December 31, 2019, the Company recognized the change as a component of other expense in its consolidated statement of operations. The assumptions used in the discounted cash flow model include: (1) management's estimates of the probability and timing of future cash flows and related events; (2) the Company's risk-adjusted discount rate that includes a company-specific risk premium; and (3) the Company's cost of debt.

 

F-38


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

The following table provides a reconciliation for the opening and closing balances of the derivative liability from September 16, 2019 to December 31, 2019:

 

($ in thousands)

 

 

 

 

Balance at September 16, 2019

 

$

850

 

Net change in fair value

 

 

171

 

Balance at December 31, 2019

 

$

1,021

 

 

There were no transfers between Level 1, Level 2, and Level 3 during the periods presented.

 

The Company’s obligations under its debt agreements are carried at amortized cost. The fair value of the Company’s obligations under its convertible notes and September 2019 Financing Agreement are considered Level 3 liabilities of the fair value hierarchy because fair value was estimated using significant unobservable inputs. The fair value of the Company’s other debt arrangements are considered Level 2 liabilities of the fair value hierarchy because fair value is estimated using inputs other than quoted prices that are observable for the liability such as interest rates and yield curves. The estimated fair value of the Company's September 2019 Financing Agreement was $16.9 million as of December 31, 2019, and its carrying value was $16.3 million as of December 31, 2019. The carrying value of the Company’s remaining debt obligations approximates their fair value, and was $39.2 million and $17.9 million at December 31, 2019 and 2018, respectively.

 

Nonrecurring Fair Value Measurements

Certain non-financial assets, primarily property and equipment, lease right-of-use assets, goodwill and intangible assets, are not required to be measured at fair value on a recurring basis and are reported at carrying value. However, these assets are required to be assessed for impairment whenever events or circumstances indicate that their carrying value may not be fully recoverable, and at least annually for goodwill. In the event an impairment is required, the asset is adjusted to fair value, using market-based assumptions.

 

In connection with the appointment of a new Chief Executive Officer effective October 1, 2019, the Company performed an analysis to evaluate the recoverability of the long-lived assets of the CNG Fueling Stations asset group. The Company measured the net carrying value of the asset group against the estimated undiscounted future cash flows associated with it. Because the sum of the expected future net cash flows are less than the net carrying value of the asset group, the Company recorded a $3.5 million impairment loss equal to the amount by which the net carrying value of the asset group exceeds its fair value. During the year ended December 31, 2018, the Company recorded a $0.2 million impairment charge on certain CNG Fueling Stations equipment. These impairments are recorded in the “Impairment” line item in the Consolidated Statements of Operations.

 

Our impairment testing of property and equipment utilizes significant unobservable inputs (Level 3) to determine fair value. When quoted market prices are not available, the fair value of an asset group for long-lived asset impairment testing is determined using primarily an income approach. The income approach is based on projected future (debt-free) cash flows that are discounted to present value. The appropriate discount rate is based on the asset group’s WACC that takes market participant assumptions into consideration.

 

Management’s cash flow forecast used in the asset group valuation was developed in conjunction with management’s periodically updated cash flow and profitability forecasts and its resulting revised outlook for business performance, including consideration of recent performance and trends, the projected impact of the COVID-19 pandemic, strategic initiatives, and industry trends. Assumptions used in the valuation are similar to those that would be used by market participants performing an independent valuation of the asset group.

Note 11 – Leases

 

The Company determines if an arrangement is a lease at inception. The Company has various obligations under operating and finance lease arrangements related primarily to the rental of trucks and trailers, maintenance and support facilities, office space, and parking yards. Many of these leases include one or more options, at the Company’s discretion, to renew and extend the agreement beyond the current lease expiration date. These options are included in the calculation of the Company’s lease liability when it becomes reasonably certain the option will be exercised. The Company’s lease agreements typically do not include options to purchase the leased property, nor do they contain material residual value guarantees or material restrictive covenants.

 

F-39


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

ROU assets represent the Company’s right to use an underlying asset for the lease term and lease liabilities represent the obligation to make lease payments arising from the lease, and are recognized at the lease commencement date based on the present value of the lease payments over the lease term.  When available, the Company uses the rate implicit in the lease to discount lease payments; however, the implicit rate in the lease is not readily determinable for all the leases. In such cases, the Company uses an estimate of the incremental borrowing rate to discount lease payments based on information available at lease commencement.

 

Operating lease costs are recognized on a straight-line basis over the term of the lease within operating supplies and expenses, equipment rent expense, and general and administrative expense. Finance lease costs consist of amortization expense and interest expense. Finance lease right-of-use assets are amortized on a straight-line basis over the shorter of the expected useful life or the lease term to amortization expense, and the carrying amount of the lease liability is adjusted to reflect interest expense. Variable lease payments that are not based on an index or that result from changes to an index subsequent to the initial measurement of the corresponding lease liability are not included in the measurement of lease ROU assets or liabilities and instead are recognized in equipment rent in the period in which the obligation for those payments is incurred.

 

At December 31, 2019, the Company had the following balances recorded in the consolidated balance sheet related to its lease arrangements:

 

($ in thousands)

 

Classification

 

December 31,

2019

 

Assets

 

 

 

 

 

 

Operating leases

 

Right-of-use-asset

 

$

13,749

 

Finance leases

 

Right-of-use-asset

 

 

3,436

 

 

 

 

 

 

 

 

Liabilities

 

 

 

 

 

 

Current:

 

 

 

 

 

 

Operating leases

 

Operating lease liabilities, current portion

 

 

4,161

 

Finance leases

 

Finance lease liabilities, current portion

 

 

1,196

 

 

 

 

 

 

 

 

Non-current:

 

 

 

 

 

 

Operating leases

 

Operating lease liabilities, less current portion

 

 

9,374

 

Finance leases

 

Finance lease liabilities, less current portion

 

 

2,615

 

 

Components of lease cost are as follows:

 

($ in thousands)

 

Year ended

December 31,

2019

 

Finance lease costs:

 

 

 

 

Amortization of ROU assets

 

$

1,086

 

Interest on lease assets

 

 

383

 

Operating lease costs

 

 

4,460

 

Short-term lease costs

 

 

6,848

 

Variable lease costs

 

 

291

 

Total

 

$

13,068

 

 

F-40


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Supplemental cash flow information and non-cash activity related to our leases are as follows:

 

($ in thousands)

 

Year ended

December 31,

2019

 

Supplemental cash flow information:

 

 

 

 

Cash paid for amounts included in the measurement of lease liabilities

 

 

 

 

Financing cash flows from finance leases

 

$

908

 

Operating cash flows from finance lease interest expense

 

 

383

 

Operating cash flows from operating leases

 

 

4,703

 

 

 

 

 

 

Non-cash activity

 

 

 

 

Right-of-use assets obtained in exchange for lease obligations:

 

 

 

 

Finance lease liabilities – recognized as of ASC 842 adoption

 

 

1,493

 

Operating lease liabilities – recognized as of ASC 842 adoption

 

 

3,040

 

Finance lease liabilities – recognized as a result of 2019 business combinations

 

 

1,665

 

Operating lease liabilities – recognized as a result of 2019 business combinations

 

 

10,276

 

 

Weighted-average remaining lease term and discount rate for our leases are as follows:

 

 

 

December 31, 2019

 

Weighted-average remaining lease term (years)

 

 

 

 

Finance leases

 

 

3.7

 

Operating leases

 

 

4.8

 

 

 

 

 

 

Weighted-average discount rate

 

 

 

 

Finance leases

 

 

12

%

Operating leases

 

 

19

%

 

Maturities of lease liabilities by fiscal year for our leases are as follows:

 

($ in thousands)

 

Operating

Leases

 

 

Finance

Leases

 

2020

 

$

6,129

 

 

$

1,575

 

2021

 

 

4,547

 

 

 

952

 

2022

 

 

3,466

 

 

 

928

 

2023

 

 

2,189

 

 

 

916

 

2024

 

 

1,028

 

 

 

293

 

Thereafter

 

 

2,348

 

 

 

90

 

Total lease payments

 

$

19,707

 

 

$

4,754

 

Less: Imputed interest

 

 

(6,172

)

 

 

(943

)

Present value of lease liabilities

 

$

13,535

 

 

$

3,811

 

 

Future minimum lease commitments as of December 31, 2018, under ASC Topic 840, the predecessor to Topic 842, are as follows:

 

Year Ending December 31,

 

 

 

 

($ in thousands)

 

 

 

 

2019

 

$

1,655

 

2020

 

 

1,007

 

2021

 

 

552

 

2022

 

 

504

 

2023

 

 

187

 

Thereafter

 

 

39

 

 

 

$

3,944

 

F-41


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

 

Related Party Leases

 

The Company has various lease obligations with related parties for trucks, office space and terminals expiring at various dates through January 2029. Over the term of the leases the approximate rent expense will be approximately $6.2 million.

 

Sale-Leaseback

 

During January 2019, the Company entered into a sale-leaseback transaction whereby it sold equipment for $0.2 million and concurrently entered into a finance lease agreement for the sold equipment with a 49-month term. Under the lease agreement, the Company will pay an initial monthly payment of $5,000 and a final payment of $19,000. The gain on the transaction was de minimis. The finance lease disclosures in this footnote are inclusive of this transaction.

 

During September 2019, the Company entered another sale-leaseback transaction in which the Company sold $2.0 million of fixed assets in exchange for $1.9 million in proceeds, of which $0.9 million was used to pay down equipment debt associated with the fixed assets sold. A $0.1 million loss on the sale was recorded for the difference between the value received and the carrying value of the assets that were sold. The new lease terms call for monthly payments of $48,000 and a final payment of $0.1 million. The operating lease disclosures are inclusive of this transaction, which became effective during October 2019.

Note 12 - Commitments and Contingencies

 

Litigation 

 

In the normal course of business, the Company is party to litigation from time to time. The Company maintains insurance to cover certain actions and believes that resolution of such litigation will not have a material adverse effect on the Company.

 

On March 19, 2018, Whisler Holdings, LLC, Mitesh Kalthia, and Jean M. Noutary, the owners of the property leased by El Toro for the Company’s El Toro station, initiated a lawsuit in the Superior Court of Orange County, California, related to the lease agreement for the El Toro station. The complaint alleges breach of contract and sought money damages, costs, attorneys’ fees and other appropriate relief. On October 11, 2018, the court issued a default judgement in favor of the plaintiff in the amount of approximately $0.2 million, which the Company has fully reserved for and is included in Accrued expenses on the accompanying consolidated balance sheets at December 31, 2019 and 2018. No payments have been made to date.

 

On January 22, 2018, certain holders of Senior Bridge Notes initiated a lawsuit in the District Court of Hennepin County, Minnesota against the Company, certain of its subsidiaries and certain stockholders. The complaint alleged breach of contract, breach of implied covenant of good faith and fair dealing, fraud/fraudulent misrepresentation, successor liability, unjust enrichment, and breach of fiduciary duty, and sought money damages, interest, costs, disbursements, attorneys’ fees and other equitable relief. On July 31, 2018, the Company paid approximately $1.0 million of principal and interest to the subordinated convertible senior notes payable stockholders in full settlement of this case.

 

Except as described above and with respect to insurance, there are no other currently pending legal proceedings and, as far as we are aware, no governmental authority is contemplating any proceeding to which we are a party or to which any of our properties is subject.

 

Long-Term Take-or-Pay Natural Gas Supply Contracts

 

At December 31, 2019, the Company had commitments to purchase natural gas on a take-or-pay basis with three vendors. It is anticipated these are normal purchases that will be necessary for sales, and that any penalties for failing to meet minimum volume requirements will be immaterial. As of December 31, 2019, the estimated remaining liability under the take-or-pay arrangements was approximately $0.3 million.

 

F-42


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Off Balance Sheet Arrangements – Captive Insurance

 

Prior to the acquisition, Sheehy was self-insured for certain insurance risks with a captive insurance company under SEI. Upon the acquisition of Sheehy from SEI in January 2019 (see Note 2, Acquisitions and Divestiture – Sheehy), the Company became a member of the captive and Sheehy was transferred to the EVO member account. As a member of the captive, the Company is required to maintain a security deposit. The security deposit requirement is calculated at the renewal date of March 1st each year and is based on the prior three years of premium experience. The security deposit may be satisfied with either cash and/or investment collateral held in the captive or with a letter of credit. The Company’s security deposit requirement for 2019 was $0.3 million, based on a single year of premium experience. SEI agreed to pledge excess cash and investments held in the captive under the SEI member account to satisfy the Company’s security deposit requirement for 2019. The letter agreement between the Company and SEI expired on March 1, 2020, however, the underlying Collateral Security Pledge Agreement among the Company, SEI and the captive has not expired and requires the Company’s consent for its amendment. The Company will be responsible for providing sufficient collateral to satisfy the security deposit with the captive if and when it comes to terms with SEI. The Company is also responsible for providing any additional collateral that may requested by the captive. See Note 5, Related Parties – Off Balance Sheet Arrangements – Collateral Security Pledge Agreement for terms of the agreement.

 

Letter of Credit

 

EAF entered into an incremental natural gas facilities agreement dated February 24, 2014 with Southwest Gas Corporation (“Southwest Gas”). Under the terms of the agreement, Southwest Gas agreed to install a pipeline connecting the station to its existing infrastructure at no upfront cost to EAF, and EAF agreed to use Southwest Gas to transport natural gas to the station through its infrastructure. The term was originally five years but has since been modified to ten years. Each year of the ten-year term, EAF is required to make a payment to Southwest Gas equal to $70,565 minus the amount of delivery and demand charges paid by EAF during the applicable contract year. EAF is required to provide financial security in the form of a letter of credit originally in the amount of $510,763, which amount may decrease annually during the term of the agreement and was equal to $306,458 as of December 31, 2019 and 2018.

 

Note 13 - Employee Benefit Plan

 

The Company maintains a 401(k) plan for both contractors that are eligible under the Department of Labor Service Contract Act and salaried employees. Contractors earn contributions that are based on all eligible hours up to the maximum of 40 hours per week and reflect the hourly rates set by the Department of Labor. The designated rates vary based on the contractor’s work location and specific vehicle type. Salaried employees receive a match on contributions up to 3% of the employee’s salary. Employer contributions to these plans for the years ended December 31, 2019 and 2018 were approximately $1.6 million and $0.9 million, respectively.

 

Note 14 - Income Taxes

 

Deferred income taxes are recognized for differences between the basis of assets and liabilities for financial statement and income tax purposes. Deferred tax assets and liabilities represent the future tax consequence for those differences, which will either be taxable or deductible when the assets and liabilities are recovered or settled. Deferred taxes are also recognized for operating losses that are available to offset future taxable income.

 

In evaluating the ultimate realization of deferred income tax assets, management considers whether it is more likely than not that the deferred income tax assets will be realized. Management establishes a valuation allowance if it is more likely than not that all or a portion of the deferred income tax assets will not be utilized.  The ultimate realization of deferred income tax assets is dependent on the generation of future taxable income, which must occur prior to the expiration of the net operating loss carryforwards.

 

The Company accounts for uncertainty in income taxes by recognizing the tax benefit or expense from an uncertain tax position only if it is more likely than not that the tax position will be sustained upon examination by the taxing authorities, based on the technical merits of the position. The Company measures the tax benefits and expenses recognized in the consolidated financial statements from such a position based on the largest benefit that has a greater than 50% likelihood of being realized upon ultimate resolution. The Company has not identified any material uncertain tax positions as of December 31, 2019 and 2018, respectively. Interest and penalties associated with tax positions are recorded as general and administrative expenses. Tax years that remain subject to examination include 2016 through the current year for federal and generally 2015 through the current year for state purposes.

F-43


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Income tax provision (benefit) reported in the consolidated statements of operations is comprised of the following:

 

 

 

For the Years Ended

 

 

 

December 31,

 

($ in thousands)

 

2019

 

 

2018

 

Current provision (benefit)

 

 

 

 

 

 

 

 

Federal

 

$

 

 

$

 

State, net of state tax credits

 

 

70

 

 

 

 

Total current provision (benefit)

 

 

70

 

 

 

 

 

 

 

 

 

 

 

 

 

Deferred provision (benefit)

 

 

 

 

 

 

 

 

Federal

 

 

(7,515

)

 

 

1,377

 

State and local

 

 

(666

)

 

 

511

 

Valuation allowance

 

 

2,708

 

 

 

(1,888

)

Total deferred provision (benefit)

 

 

(5,473

)

 

 

 

 

 

 

 

 

 

 

 

 

Total income tax provision (benefit)

 

$

(5,403

)

 

$

 

 

The following is a reconciliation of the statutory federal income tax rate applied to pre-tax accounting net income (loss), compared to the income tax provision (benefit) in the consolidated statements of operations:

 

 

 

For the Years Ended

 

 

 

 

 

 

December 31,

 

 

 

 

($ in thousands)

 

2019

 

 

 

 

 

2018

 

 

 

 

Expected federal tax expense (benefit)

 

$

(8,005

)

 

21.0

%

 

$

(1,381

)

 

21.0

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

State tax provision, net of federal benefit

 

 

(1,298

)

 

3.4

%

 

 

(513

)

 

7.8

%

Acquisition accounting

 

 

(5,848

)

 

15.3

%

 

 

 

 

0.0

%

Prior year true up

 

 

662

 

 

-1.7

%

 

 

 

 

0.0

%

Change in tax rate

 

 

538

 

 

-1.4

%

 

 

 

 

0.0

%

Effect of increase in valuation allowance

 

 

8,560

 

 

-22.5

%

 

 

1,888

 

 

-28.7

%

Other permanent differences

 

 

(12

)

 

0.0

%

 

 

6

 

 

-0.1

%

Provision (benefit)

 

$

(5,403

)

 

14.2

%

 

$

 

 

0.0

%

 

The effective tax rate for the years ending December 31, 2019 and December 31, 2018 are 14.2% and 0%, respectively. The differences are primarily due to state taxes and the change in valuation allowance.

 

F-44


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

The following are the components of the Company’s net deferred taxes for federal and state income taxes:

 

 

 

December 31,

 

($ in thousands)

 

2019

 

 

2018

 

Deferred tax assets

 

 

 

 

 

 

 

 

Accrued expenses and other

 

$

823

 

 

$

206

 

Fixed assets and intangibles

 

 

 

 

 

2,069

 

Interest

 

 

1,522

 

 

 

 

Inventory

 

 

158

 

 

 

 

Stock based compensation

 

 

550

 

 

 

213

 

Lease liability

 

 

4,420

 

 

 

 

Loss carryforwards

 

 

9,930

 

 

 

3,970

 

Total deferred tax assets

 

 

17,403

 

 

 

6,458

 

Valuation allowance

 

 

(7,667

)

 

 

(4,129

)

Net deferred tax assets

 

 

9,736

 

 

 

2,329

 

 

 

 

 

 

 

 

 

 

Deferred tax liabilities:

 

 

 

 

 

 

 

 

Debt discount

 

 

(211

)

 

 

(2,329

)

Prepaid expenses

 

 

(269

)

 

 

 

Lease assets

 

 

(4,305

)

 

 

 

Fixed assets and intangibles

 

 

(5,326

)

 

 

 

Total deferred tax liabilities

 

 

(10,111

)

 

 

(2,329

)

 

 

 

 

 

 

 

 

 

Net non-current deferred tax liability

 

$

(375

)

 

$

 

 

Management assesses the available positive and negative evidence to estimate whether sufficient future taxable income will be generated to permit use of the existing deferred tax assets. A significant piece of objective negative evidence evaluated was the lack of sustained profitability in recent years. Such objective evidence limits the ability to consider other subjective evidence, such as the Company's projections for future growth.  

On the basis of this evaluation, as of December 31, 2019, a valuation allowance of $7.7 million has been recorded to recognize only the portion of the deferred tax asset that is more likely than not to be realized. The amount of the deferred tax asset considered realizable, however, could be adjusted based on changes in objective and subjective evidence in future years. If and when the Company determines the valuation allowance should be released (i.e., reduced), the adjustment would result in a tax benefit reported in that period’s consolidated statement of operations, the effect of which would be an increase in reported net income. The amount of any such tax benefit associated with release of the Company's valuation allowance in a particular reporting period may be material.

 

The 2017 Tax Act was signed into law on December 22, 2017. The 2017 Tax Act significantly revises the U.S. corporate income tax by, among other things, lowering the statutory corporate tax rate from 34% to 21%, eliminating certain deductions, imposing a mandatory one-time tax on accumulated earnings of foreign subsidiaries, introducing new tax regimes, and changing how foreign earnings are subject to U.S. tax. The Company finalized the effects of the 2017 Tax Act and recorded the impact in its financial statements as of December 22, 2018 under Staff Accounting Bulletin No. 118 (SAB 118). The company recorded a tax benefit for the impact of the 2017 Tax Act of approximately $0.6 million in 2018. This amount is a remeasurement of federal net deferred tax assets resulting from the permanent reduction in the U.S. statutory corporate tax rate to 21% from 34%.

 

At December 31, 2019, the Company had federal and state net operating losses of approximately $40.0 million and $25.0 million, respectively. The Company has approximately $5.9 million of the federal net operating losses available to offset future taxable income for 20 years and will begin to expire in 2036. The remaining $34.1 million of federal net operating losses are carried forward indefinitely to offset future taxable income up to an 80% limitation of taxable income in the year of use. The state net operating losses begin to expire in 2021.

 

At December 31, 2018, the Company had federal and state net operating losses of approximately $13.8 million and $6.1 million, respectively. These net operating losses are available to offset future taxable income and will begin to expire in 2036 for federal purposes and 2028 for state purposes.

F-45


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

For the years ended December 31, 2019 and December 31, 2018, the Company had no uncertain tax positions or interest and penalties related to uncertain tax positions. Interest and penalties associated with tax positions are recorded in the period assessed as general and administrative expenses, if any.

 

With exception due to the generation of net operating losses, the Company's federal income tax filings for tax years 2016 through 2019 remain open to examination. In general, the Company’s state tax filings remain open for tax years 2015 to 2019.

 

Note 15 - Subsequent Events

 

Recent Tax Legislation

 

In late March 2020, the U.S. government enacted the Coronavirus Aid Relief and Economic Security Act (the “CARES Act”) in response to the COVID-19 pandemic. The Company has taken advantage of deferring payment of the employer portion of the social security taxes due on remaining payments from enactment of the CARES Act through December 31, 2020, with 50% due by December 31, 2021 and 50% due by December 31, 2022.

 

Stock Options

 

During February 2020, the Board of Directors approved an increase of the number of available options in the Stock Incentive Plan to a total of 9,250,000 options. During April 2020, the Board of Directors approved an additional increase in the number of available options under the Stock Incentive Plan to a total of 12,000,000 options.

 

During February 2020, the Board of Directors granted 70,000 stock options as compensation to board members with an exercise price of $2.50 and a 10-year life. The options vest ratably over three years. One-quarter (1/4) of the options vest and become exercisable on the grant date. The remaining vest and become exercisable ratably on the first, second, and third anniversaries of the date of grant.

From February 2020 through December 2020, the Board of Directors granted an additional 3,324,999 stock options with an exercise price of $2.50 and a 10-year life. For 1,380,000 of the stock options granted, one-quarter (1/4) vest and become exercisable on the grant date, with the remainder vesting and becoming exercisable ratably on the first, second, and third anniversaries of the date of grant. The remaining 1,944,999 stock options granted were fully vested and exercisable on the grant date.

 

Issuance of Common Stock for Debt

 

During February 2020, the Board of Directors approved the conversion of $0.1 million subordinated convertible senior notes payable and related interest into 21,000 shares of common stock.

 

Forbearance Agreement and Incremental Amendment to Financing Agreement

 

The Company previously filed a Current Report on Form 8-K on September 20, 2019, reporting, among other things, the Company’s entry into a $24.5 million Financing Agreement (the “Financing Agreement”) dated September 16, 2019 among the Company, each subsidiary of the Company, various lenders from time to time party thereto, and Cortland Capital Market Services LLC, as administrative agent and collateral agent (“Collateral Agent”).

 

On February 27, 2020, the Company entered into a Forbearance Agreement and Incremental Amendment to Financing Agreement (the “Incremental Amendment”), pursuant to which the Company obtained an additional $3.2 million of term loan commitments (the “Incremental Term Loans”) from Antara Capital on the same terms as its existing term loan commitments provided under the Financing Agreement.

 

The Incremental Term Loans bear interest at 12% per annum. Monthly interest payments will be due in cash, and all outstanding principal and interest will be due on the maturity date. The Incremental Term Loans may be prepaid at any time, subject to payment of a prepayment premium equal to (i) 7% of each prepayment made on or prior to September 16, 2020, and (ii) 5% of each prepayment made after September 16, 2020, but on or prior to September 16, 2021, with no premium due after September 16, 2021.

 

F-46


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Pursuant to the Incremental Amendment, the Collateral Agent and other lenders agreed to forbear from exercising certain rights, remedies, powers, privileges, and defenses under the Financing Agreement and the other related loan documents during the forbearance period with respect to certain events of default and/or expected or anticipated events of default arising under the Financing Agreement. The Incremental Amendment also suspended the accrual of interest at the post-default rate until the end of the forbearance period.

 

The Company paid a 2% financing fee in connection with its entry into the Incremental Amendment. The Company also reimbursed the Collateral Agent for $0.1 million of fees, costs, and expenses previously accrued under the Financing Agreement and in addition paid fees, costs, and expenses of the Collateral Agent and the lenders newly incurred in connection with the Incremental Amendment.

 

Antara Capital Warrant

 

In connection with the Incremental Amendment, the Company issued a warrant (the “Antara Warrant 2020”) to Antara Capital to purchase 3,650,000 shares (the “Antara Warrant Shares 2020”) of the Company’s common stock (“Common Stock”) at an exercise price of $2.50 per share, subject to adjustment for certain distributions, stock splits, and issuances of Common Stock, as an incentive. The issuance of this warrant results in an additional debt discount that will be amortized to interest expense over the term of the debt using the effective interest method. The Antara Warrant 2020 is exercisable for ten years from the date of issuance. If the fair market value of the Antara Warrant Shares 2020 is greater than $2.50 at the end of the exercise period, then the Antara Warrant 2020 will be deemed to be exercised automatically and immediately prior to the end of the exercise period. Pursuant to the Antara Warrant 2020, the Company granted Antara Capital preemptive rights to purchase its pro rata share, determined based on the number of shares held by Antara Capital or into which warrants held by Antara Capital (including the Antara Warrant 2020) are exercisable, of capital stock issued by the Company after the issuance date of the Antara Warrants 2020, subject to certain excepted issuances.

 

Sale of Common Stock

 

On February 27, 2020, the Company sold a total of 1,260,000 shares of its Common Stock to related parties for aggregate gross proceeds of $3.2 million pursuant to the terms of a subscription agreement. The Company did not pay any underwriter discounts or commissions in connection with the sale of the shares. The shares of Common Stock sold have the right to convert into securities which bear the same terms as those offered to satisfy the Liquidity Milestone defined in the Incremental Amendment.

 

Amendment to Forbearance Agreement and Second Incremental Amendment to Financing Agreement

 

On March 24, 2020, the Company entered into an amendment to forbearance agreement and second incremental amendment to financing agreement (the “Second Incremental Amendment”), pursuant to which the Company obtained an additional $3.1 million in term loan commitments (the “Second Incremental Term Loans”) from Antara Capital on the same terms as its existing term loan commitments provided under the Financing Agreement.

 

The Second Incremental Term Loans bear interest at 12% per annum. Monthly interest payments will be due in cash, and all outstanding principal and interest will be due on the maturity date. The Second Incremental Term Loans may be prepaid at any time, subject to payment of a prepayment premium equal to (i) 7% of each prepayment made on or prior to September 16, 2020 and (ii) 5% of each prepayment made after September 16, 2020 but on or prior to September 16, 2021, with no premium due after September 16, 2021.

 

The Second Incremental Amendment also suspends the accrual of interest at the post-default rate until the end of the forbearance period. The forbearance period was scheduled to terminate on the earliest of (a) September 30, 2020, (b) the occurrence of any event of default other than the Specified Defaults, or (c) the date on which any breach of any of the conditions or agreements, including without limitation the Affirmative Covenants, provided in the Incremental Amendment or Second Incremental Amendment occurs. The Company paid all fees, costs, and expenses of the Collateral Agent and the lenders incurred in connection with the Incremental Amendment and the Second Incremental Amendment.

 

Waiver and Agreement to Issue Warrant

 

Effective March 31, 2020, the Company entered into a Waiver and Agreement to Issue Warrant (the “Waiver Agreement”) with Antara Capital and the Collateral Agent, pursuant to which modified a certain affirmative covenant and waived another affirmative covenant in the Financing Agreement and, in exchange, the Company agreed to issue to Antara Capital a warrant to purchase up to 3,250,000 shares of the Company’s Common Stock at an exercise price of $2.50 per share as an incentive. The issuance of this warrant results in an additional debt discount that will be amortized to interest expense over the term of the debt using the effective interest method.

 

F-47


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Second Amendment to Forbearance Agreement and Omnibus Amendment to Loan Agreement

 

On October 20, 2020, the Company entered into a second amendment to forbearance agreement and omnibus amendment to loan documents (the “Omnibus Amendment”). The Omnibus Amendment (i) extended the forbearance period until December 31, 2020, (ii) joined EVO Holding Company, LLC as a borrower under the Financing Agreement, (iii) authorized the Company and/or its subsidiaries to incur unsecured indebtedness of up to $10,000,000 under the Paycheck Protection Program of the Coronavirus Aid, Relief, and Economic Security Act, and (iv) extended the timelines under which the Company and its subsidiaries are required to comply with certain affirmative covenants set forth in the Financing Agreement, Incremental Amendment, and Second Incremental Amendment.

 

The Omnibus Amendment contained the following additional covenants:

 

 

(i)

The Company was required to either (a) fully consummate the acquisition by EVO Equipment Leasing, LLC of 89 used CNG tractors on or before December 31, 2020 or (b) issue 1,174,800 shares of the Company’s common stock to the lenders.

 

The Company did not fully consummate the acquisition of the used CNG tractors by December 31, 2020 and was required to issue the 1,174,800 shares of the Company’s common stock to the lenders.

 

 

(ii)

The Company was required to issue to each of the lenders ratably warrants authorizing such lender to, on or after January 1, 2021, purchase its ratable share of up to 500,000 shares of the voting common stock of the Company at the price of $0.01 per share with a 10 year expiration.  If the Company or any of its subsidiaries had not repaid or partially repaid the obligations with the net proceeds (in the amount of at least $25.0 million) of a financing under the “Main Street Lending Program” on or before December 31, 2020, then the Company was required to issue an additional 1,000,000 warrants to the lenders.

 

The Company had not repaid the $25.0 million by December 31, 2020 and was therefore required to issue warrants to purchase an aggregate of 1,500,000 shares of the Company’s common stock to the lenders.

 

 

 

 

(iii)

All warrants previously issued to lenders, at the election of the lender holding same, will be exchanged without any cash consideration for warrants to purchase for $0.01 per share voting common stock of the Company at the rate of 0.64 warrants for shares of voting common stock of the Company.

 

As a result, warrants to purchase an aggregate of 7,925,000 shares of the Company’s common stock at a price of $2.50 per share were exchanged for an aggregate of 5,072,000 shares of the Company’s common stock at a price of $0.01 per share.

 

Second Omnibus Amendment to Loan Documents

 

On December 14, 2020, the Company entered into a second omnibus amendment to loan documents (the “Second Omnibus Amendment”) to, among other things, authorize EVO Holding Company, LLC, Ritter Transport, Inc., John W. Ritter Trucking, Inc., Johmar Leasing Company, LLC, and Ritter Transportation Systems, Inc., each of which is a subsidiary owned directly or indirectly by the Company, to obtain a Main Street Loan in the amount of up to $17,033,000 under the Main Street Priority Loan Program authorized by Section 13(3) of the Federal Reserve Act.  Pursuant to the Second Omnibus Amendment, the forbearance period was terminated and the Collateral Agent and other lenders agreed to waive all existing defaults or events of default under the Financing Agreement that occurred and were continuing as of the date of the Second Omnibus Amendment.  The Second Omnibus Amendment also extended the maturity date of the term loans under the Financing Agreement to the date that is ninety-one days after the fifth anniversary of the closing date of the Main Street Loan or the date that is ninety-one days after the date of payment in full in cash of all obligations in respect of the Main Street Loan, whichever occurs first.

 

Redemption of Common Stock and Issuance of Series B Preferred Stock

 

On March 24, 2020, the Company entered into a stock redemption agreement with each of Danny Cuzick (“Cuzick”) and R. Scott Wheeler (“Wheeler”), pursuant to which (i) the Company redeemed 1,200,000 and 60,000 shares of its Common Stock, held by Cuzick and Wheeler, respectively, and (ii) agreed to issue 1,000,000 and 50,000 shares of its Series B Preferred Stock, par value $0.0001 per share (“Series B Preferred Stock”), to Cuzick and Wheeler, respectively.

 

F-48


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

In addition, on March 24, 2020, the Company sold a total of 1,000,000 shares of its Series B Preferred Stock to Cuzick for aggregate gross proceeds of $3.0 million pursuant to the terms of a subscription agreement. The subscription agreement granted Cuzick the right to require the Company to repurchase shares of Series B Preferred Stock from Cuzick for an aggregate amount up to fifty percent of the USPS Reimbursements (the “Put Option”). On March 27, 2020, in a separate agreement, the Company and Cuzick entered into a waiver and warrant agreement pursuant to which Cuzick waived his right to exercise the Put Option in exchange for the Company agreeing to issue to Cuzick warrants to purchase up to 3,250,000 shares of Common Stock at an exercise price of $2.50 per share.

  

Series B Preferred Stock

 

On March 24, 2020, the Company filed a Certificate of Designation of Rights and Preferences of Series B Preferred Stock (the “Certificate of Designation”) with the Secretary of State of the State of Delaware, which authorizes the Company to issue up to 3,075,000 shares of Series B Preferred Stock.

 

The Series B Preferred Stock ranks senior in preference and priority to the Company’s Common Stock and on par with the Company’s Series A Preferred Stock with respect to dividend and liquidation rights and, except as provided in the Certificate of Designation or otherwise required by law, will vote with the Common Stock on an as converted basis on all matters presented for a vote of the holders of Common Stock, including the election of directors. Holders of Series B Preferred Stock are entitled to four votes for each share of Series B Preferred Stock held on the record date for the determination of the stockholders entitled to vote or, if no record date is established, on the date the vote is taken.

 

An annual, non-compounding dividend accrues on the Series B Preferred Stock at a rate of 10% per annum for five years from the date the Preferred Stock is issued. The dividend is payable, if and when declared by the Board of Directors, in arrears in the form of shares of Series B Preferred Stock at a rate of $3.00 per share, or, at the Company’s option, quarterly in arrears in cash.

 

The holders of the Series B Preferred Stock are entitled to a liquidation preference of $3.00 per share of Series B Preferred Stock plus any accrued but unpaid dividends upon the liquidation of the Company. The Series B Preferred Stock may be redeemed by the Company at any time at a redemption price equal to $3.00 plus all accrued but unpaid dividends, and each holder of Series B Preferred Stock may cause the Company to redeem the holder’s Series B Preferred Stock at any time after March 23, 2025 at a redemption price equal to $3.00 plus all accrued but unpaid dividends.

 

The Series B Preferred Stock is convertible at any time at the option of the holder or the Company at an initial conversion ratio of one share of Common Stock for each share of Series B Preferred Stock. The initial conversion ratio shall be adjusted in the event of any stock splits, stock dividends and other recapitalizations. If the Company is the party electing to exercise the conversion right, it must provide five days’ prior notice to the holders of the Series B Preferred Stock during which the holders of Series B Preferred Stock may elect to exercise their redemption right to receive cash in lieu of the Common Stock that would otherwise be issued by the Company in connection with the conversion. In addition, each share of Series B Preferred Stock will automatically convert to one share of Common Stock (i) if the closing price on all domestic securities exchanges on which the Common Stock may at the time be listed exceeds $3.00 per share for 90 consecutive trading days and the average daily trading volume of the Common Stock is at least 20,000 shares for that same period; (ii) immediately prior to closing a firm commitment underwritten public offering pursuant to an effective registration statement under the Securities Act of 1933, as amended (the “Securities Act”) relating to an offer and sale of shares of Common Stock that generates gross proceeds of at least $25.0 million; or (iii) immediately prior to effectiveness of a registration statement under the Securities Act covering shares of Common Stock sold in a private offering that generates gross proceeds of at least $25.0 million. If the automatic conversion of Series B Preferred Stock pursuant to subpart (ii) or (iii) of the previous sentence occurs prior to the fifth anniversary of the date of issuance of the Series B Preferred Stock, then all dividends that would have accrued with respect to the Series B Preferred Stock for the period from the conversion date to the fifth anniversary of the issuance date will be deemed to automatically accrue and be treated as accrued and unpaid dividends on such Series B Preferred Stock as of immediately prior to conversion.

 

The approval of the holders of at least a majority of the Series B Preferred Stock, voting together as a separate class, is required for the Company to amend the Certificate of Designation, including by merger or otherwise, to alter or repeal the preferences, rights, privileges or powers of the Series B Preferred Stock in a manner that would adversely affect the rights of the holders of the Series B Preferred Stock. The Certificate of Designation states that the Company will not issue any other class of shares of preferred stock ranking senior to the Series B Preferred Stock.

 

F-49


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

Paycheck Protection Program Loan

 

On April 15, 2020, the Company obtained a loan (the “Loan”) from BOKF, N.A. (dba Bank of Oklahoma) in the amount of $10.0 million under the Paycheck Protection Program (the “PPP”) of the Coronavirus Aid, Relief, and Economic Security (“CARES”) Act.

 

The Loan, which is memorialized by a Note dated April 15, 2020 issued by the Company, was scheduled to mature on April 15, 2022 and bore interest at a rate of 1.00% per annum, payable monthly commencing on November 15, 2020. The Company was able to prepay the Note at any time prior to maturity with no prepayment penalties. The principal amount of the Loan and accrued interest were eligible for forgiveness after eight weeks if the Company used the Loan proceeds for qualifying expenses, including payroll, rent, and utilities and the Company maintained its payroll levels.

 

The Company used the entire Loan amount for qualifying expenses, and the entire amount borrowed under the Loan was forgiven by the United States Small Business Administration (“SBA”) in July 2021.

 

Issuance of Contingent Consideration

 

During June 2020, the Company determined that the performance target specified in the Finkle acquisition had been achieved, and the Company became obligated to issue 870,317 shares of its common stock to satisfy the contingent consideration. The shares of common stock were subsequently issued by the Company during July 2020.

 

COVID-19

 

Beginning in March 2020, the U.S. and global economies have reacted negatively in response to worldwide concerns due to the economic impacts of COVID-19, resulting in a significant downturn in the global economy.  The global economic downturn has had, and might continue to have, direct and indirect negative impacts on the Company, and future negative impacts cannot be accurately predicted.

 

The Company continues to operate its business through the COVID-19 pandemic and has taken numerous additional precautions to ensure the safety of its employees.  Specifically, management has implemented measures to enhance the sanitization process of the Company’s equipment and properties, increased the social distancing of its employees by working remotely where possible, and provided driving associates with personal protective equipment (PPE). The Company has incurred additional costs for PPE, sanitizing equipment, and longer work schedules due to distancing measures at facilities served by our drivers and has also lost revenues without corresponding cost reductions due to reduced customer demand driven by COVID-19.  

 

We continue to monitor the rapidly evolving situation and guidance from federal, state and local public health authorities. As such, given the dynamic nature of this situation, the Company cannot reasonably estimate the impacts of COVID-19 on our financial condition, results of operations or cash flows in the future. The effects of COVID-19 to date have not been material to our financial statements. However, COVID-19 may have a material adverse impact on our future revenue growth as well as our overall profitability. Further, a sustained downturn may also result in a decrease in the fair value of our goodwill or other long-lived assets, causing them to exceed their carrying value. This may require us to recognize an impairment of those assets.

 

Main Street Priority Loan Program Facility with Commerce Bank of Arizona, Inc.

 

On December 29, 2020, EVO Holding Company, LLC, Ritter Transport, Inc., John W. Ritter Trucking, Inc., Johmar Leasing Company, LLC, and Ritter Transportation Systems, Inc. (collectively, the “Borrowers”), each of which is a subsidiary owned directly or indirectly by the Company, entered into a Loan Agreement dated December 14, 2020 (the “Loan Agreement”) and related documents (together with the Loan Agreement, the “Loan Documents”) for a loan in the amount of up to $17.0 million (the “Main Street Loan”) serviced by Commerce Bank of Arizona, Inc. (“Bank”) as lender under the Main Street Priority Loan Program authorized by Section 13(3) of the Federal Reserve Act.  The Borrowers and the Bank subsequently entered into a Modification Agreement to the Loan Agreement dated December 22, 2020 (the “Modification Agreement”) and a Second Modification Agreement to the Loan Agreement dated December 23, 2020 (the “Second Modification Agreement”).  The Borrowers used all of the net proceeds of the Main Street Loan to refinance a portion of the amount outstanding under the Financing Agreement discussed above under the caption “Forbearance Agreement and Incremental Amendment to Financing Agreement” and to pay related prepayment premiums.

F-50


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

 

The Main Street Loan has a five-year term and bears interest at a rate equal to the sum of (i) 3% percent per year plus (ii) the rates per year quoted by Bank as Bank’s three month LIBOR rate based upon quotes of the London Interbank Offered Rate, as quoted for U.S. Dollars by Bloomberg, or other comparable services selected by Bank (the “LIBOR Index”).  Such interest rate will change once every third month on the fifth day of the month and will be the LIBOR Index on the day which is two banking days prior to the date the change becomes effective.

 

Accrued but unpaid interest on the Main Street Loan for loan year one (i.e., the period of December 14, 2020 to December 14, 2021) will be added to the principal amount of the Main Street Loan on December 14, 2021.  Following the end of loan year one, interest on the Main Street Loan will be payable quarterly on the 14th day of the last month of each calendar quarter (i.e., March 14, June 14, September 14, and December 14 of each year), with the first interest payment due on March 14, 2022. In addition, on December 14, 2023 and December 14, 2024, the Borrowers must make an annual payment of principal plus accrued but unpaid interest in an amount equal to fifteen percent (15%) of the outstanding principal balance of the Main Street Loan. The entire outstanding principal balance of the Main Street Loan, together with all accrued and unpaid interest, is due and payable in full on December 14, 2025. The Borrowers may prepay the Main Street Loan at any time without incurring any prepayment penalties.

 

The Loan Documents contain customary events of default, including, among others, those relating to a failure to make payment, bankruptcy, cross default under other credit facilities, breaches of representations and covenants, and the occurrence of certain events. The Loan Documents also contain customary remedies for a facility of this type, exercisable following the occurrence of an event of default, including, among others, the rights to terminate Bank’s commitment under Loan Agreement, accelerate the maturity date, foreclose the liens and security interests securing the Main Street Loan, and all other rights and remedies available under the Loan Documents and applicable law.  As security for the Main Street Loan, the Borrowers granted Bank a security interest in and to substantially all of their respective properties, and the Company guaranteed the payment and performance of the Borrower’s obligations under the Loan Documents.

 

Contribution of Equity of Environmental Alternative Fuels, LLC to EVO Holding Company, LLC

 

In connection with the Main Street Loan, the Company contributed 100% of the issued and outstanding equity of Environmental Alternative Fuels, LLC (“EAF”) to EVO Holding Company, LLC (“EVO Holding”) with the consent of Danny Cuzick as the holder of certain previously disclosed promissory notes that are secured in part by the assets of EAF.  In consideration of Danny Cuzick’s consent to the contribution, the Company agreed to (a) indemnify Danny Cuzick for up to $0.5 million in connection with Danny Cuzick’s guaranty of certain obligations of the Company and its subsidiaries to Mercedes-Benz Financial Services USA LLC and (b) issue to Danny Cuzick a warrant (the “Cuzick Warrant”) to purchase up to 1,000,000 shares of common stock of the Company at the cost of $0.01 per share.  Danny Cuzick is a member of the Company’s Board.

 

The Cuzick Warrant was offered and sold as part of a private placement solely to “accredited investors” as that term is defined under Rule 501(a) under the Securities Act pursuant to exemptions from the registration requirements of the Securities Act afforded by Section 4(a)(2) of the Securities Act. The Company did not pay any underwriter discounts or commissions in connection with the issuance of the Cuzick Warrant.

 

United States Postal Service Settlement

On January 19, 2021, the Company and the USPS entered into a settlement agreement whereby the USPS agreed to pay approximately $7.1 million to one of the Company’s subsidiaries for underpayments on transportation services provided to the USPS under certain Dynamic Route Optimization (“DRO”) contracts from January 14, 2018 to September 30, 2020.  Subsequently, on February 19, 2021, the Company and the USPS entered into an additional settlement agreement whereby the USPS agreed to pay approximately $17.5 million to certain other Company subsidiaries for underpayments on transportation services provided to the USPS under other DRO contracts from January 14, 2018 to September 30, 2020.  In connection with the settlement agreements, the Company and the USPS agreed to make certain adjustments to the Company’s DRO contracts, including rate adjustments effective for the fourth quarter of 2020 and future periods.  As a result of those adjustments, the USPS agreed to pay an additional $3.8 million to the Company for transportation services provided in the fourth quarter of 2020. The USPS has made all payments associated with these settlement agreements.

F-51


EVO TRANSPORTATION & ENERGY SERVICES, INC.

Notes to Consolidated Financial Statements

 

Agreement with Triumph Business Capital

On March 9, 2021, the Company and Advance Business Capital LLC d/b/a Triumph Business Capital (“Triumph”), the Company’s factoring lender, entered into a Letter-of-Intent and Memo of Understanding (the “Triumph LOI”) related to the application of $17.5 million of proceeds received from the USPS arising out of prior underpayments on certain DRO contracts.  Pursuant to the Triumph LOI, the parties agreed that Triumph would remit $11.0 million of net proceeds to the Company and that Triumph would retain approximately $6.9 million of net proceeds and apply that amount to reduce the outstanding principal amount of the Company’s factoring advances.  The parties further agreed that EVO will repay the remaining balance of approximately $6.9 million in 48 equal monthly installments beginning January 1, 2022, and that Triumph will apply funds held in reserve against the approximately $800,000 remaining balance for advances that Triumph made to the Company in September 2020.  The parties also agreed to work together to wind down their factoring relationship, including waiver of any applicable termination fees.

Settlement Agreement and Release

On March 17, 2021, the Company entered into a Settlement Agreement and Releases dated March 12, 2021 (the “Settlement Agreement”) between the Company, Midwest Bank (“Midwest”), Dan Thompson II, LLC (“DTII”), Antara Capital LP, Antara Capital Master Fund LP, Antara Capital GP, LLC, Antara Capital Fund GP LLC, CEOF Holdings, LP and Himanshu Gulati (collectively, “Antara Group”), and Danny R. Cuzick, individually and as Holders’ Representative on behalf of Damon R. Cuzick, Theril H. Lund, and Thomas J. Kiley (the “Individual Parties”) related to a draft complaint that Midwest and DTII sent to the Company on or about November 5, 2020 (the “Draft Complaint”), asserting claims based on breach of contract, breach of the implied covenant of good faith and fair dealing, tortious interference with contract and unjust enrichment.  The Draft Complaint related to that certain Secured Convertible Promissory Note (the “DTII Note”) in the principal amount of $3,000,000 dated July 20, 2018 issued by the Company to DTII and the note purchase agreement and security agreement related thereto (the “DTII Agreements”). The Company denied all claims asserted by Midwest and DTII and would have asserted various defenses to the Draft Complaint had it been filed.

The Settlement Agreement provided for various releases among the parties and their respective representatives, successors, and assigns, including releases arising out of or related to the DTII Note, the DTII Agreements, and all facts, events and occurrences described in the Draft Complaint.  The Company denied any liability regarding the Draft Complaint in connection with the Settlement Agreement.  Pursuant to the Settlement Agreement, the Company agreed to purchase from Midwest, as successor to DTII, the DTII Note and the DTII Agreements.  As consideration for the DTII Note and DTII Agreements, the Company paid $500,000 in cash to Midwest and issued to Midwest a warrant to purchase up to 1,250,000 shares of common stock of the Company at a price of $0.01 per share.   The Company also agreed to exchange the warrant issued to DTII in connection with the DTII Note to purchase up to 1,200,000 shares of common stock of the Company at a price of $2.50 per share for (i) a warrant to purchase up to 950,000 shares of common stock of the Company at a price of $2.50 per share and (ii) a warrant to purchase up to 250,000 shares of common stock of the Company at a price of $0.01 per share.

Purchase and Cancellation of Secured Convertible Promissory Notes

In March and April 2021, the Company entered into certain Note Purchase Agreements and Releases (the “Note Purchase Agreements”) between the Company and certain holders (the “Holders”) of Secured Convertible Promissory Notes (the “2018 Convertible Notes”) in the principal amount of $555,000 issued by the Company in July and August 2018 to the Holders and the note purchase agreements and security agreements related thereto (the “2018 Convertible Note Agreements”).

The Note Purchase Agreements provide for various releases by the Holders and their respective representatives, successors, and assigns, including releases arising out of or related to the 2018 Convertible Notes and the 2018 Convertible Note Agreements.  Pursuant to the Note Purchase Agreements, the Company agreed to purchase the 2018 Convertible Notes and the 2018 Convertible Note Agreements from the Holders.  As consideration for the 2018 Convertible Notes and the 2018 Convertible Note Agreements, the Company agreed to pay approximately $92,000 in cash to the Holders and to issue to the Holders warrants (the “Holder Warrants”) to purchase an aggregate of up to 231,453 shares of common stock of the Company at a price of $0.01 per share.

 

 

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Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure.

As previously disclosed in a current report filed with the SEC on January 11, 2019, the Company’s board of directors approved the dismissal of Plante Moran and approved the appointment of Marcum LLP (“Marcum”) as the Company’s new independent registered public accounting firm.

Plante Moran did not report on the Company’s financial statements for any period, and therefore, during the two most recent fiscal years ended December 31, 2019 and 2018, and through the date of Plante Moran’s dismissal, (1) there were no disagreements between the Company and Plante Moran on any matter of accounting principles or practices, financial statement disclosure, or auditing scope or procedures, which disagreements, if not resolved to the satisfaction of Plante Moran would have caused them to make reference thereto in their reports on the Company’s financial statements for such years and (2) there were no reportable events within the meaning set forth in Item 304(a)(1)(v) of Regulation S-K except as previously disclosed.

During the two most recent fiscal years ended December 31, 2019 and 2018, and through the subsequent interim period preceding Marcum’s engagement, the Company did not consult with Marcum on either (1) the application of accounting principles to a specified transaction, either completed or proposed; or the type of audit opinion that may be rendered on the Company’s financial statements, and Marcum did not provide either a written report or oral advice to the Company that Marcum concluded was an important factor considered by the Company in reaching a decision as to the accounting, auditing or financial reporting issue; or (2) any matter that was either the subject of a disagreement, as defined in Item 304(a)(1)(iv) of Regulation S-K, or a reportable event, as defined in Item 304(a)(1)(v) of Regulation S-K.

Item 9A. Controls and Procedures.

Evaluation of Disclosure Controls and Procedures

The Company’s management, with the participation of its principal executive and principal financial officers, is responsible for establishing and maintaining a system of disclosure controls and procedures (as defined in Rule 13a-15(e) and 15d-15(e) under the Exchange Act) that is designed to ensure that information required to be disclosed by the Company in the reports that the Company files or submits under the Exchange Act is recorded, processed, summarized and reported, within the time periods specified in the SEC’s rules and forms. Disclosure controls and procedures include, without limitation, controls and procedures designed to ensure that information required to be disclosed by an issuer in the reports that it files or submits under the Exchange Act is accumulated and communicated to the issuer’s management, including its principal executive officer or officers and principal financial officer or officers, or persons performing similar functions, as appropriate to allow timely decisions regarding required disclosure.

In accordance with Exchange Act rules 13a-15 and 15d-15, the Company performed an evaluation under the supervision and with the participation of the Company’s management, including the Company’s principal executive and financial officers regarding the effectiveness of the design and operation of the Company’s disclosure controls and procedures as of the end of the period covered by this annual report on Form 10-K. Based on that evaluation, the Company’s management, including its principal executive and financial officers have concluded that our disclosure controls and procedures were not effective as of December 31, 2019, due to the material weaknesses in our internal control over financial reporting described below in “Evaluation of Internal Controls and Procedures” including limitations in management’s evaluation of internal controls as a result of insufficient documentation of internal controls under the standards of the Committee of Sponsoring Organizations of the Treadway Commission (COSO) (2013 Framework). In light of these material weaknesses, we performed additional analysis as deemed necessary to ensure that our financial statements were prepared in accordance with U.S. generally accepted accounting principles. Accordingly, management believes that the financial statements included in this Annual Report on Form 10-K present fairly in all material respects our financial position, results of operations and cash flows for the period presented.

Evaluation of Internal Controls and Procedures

The Company’s management is also responsible for establishing and maintaining adequate internal control over financial reporting. Internal control over financial reporting is a set of processes designed by, or under the supervision of, a company’s principal executive designed 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.

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The Company’s internal control over financial reporting includes those policies and procedures that:

 

Pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the Company;

 

Provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that our receipts and expenditures are being made only in accordance with authorizations of the Company’s management and directors; and

 

Provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of our assets that could have a material effect on financial statements.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. It should be noted that any system of internal control, however well designed and operated, can provide only reasonable, and not absolute, assurance that the objectives of the system will be met. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

Based on the Company’s evaluation, it identified material weaknesses in internal control over financial reporting described below, and management concluded that our internal control over financial reporting was not effective as described below.

The matters involving internal controls and procedures that the Company’s management considered to be material weaknesses were:

 

The Company had not fully implemented the necessary internal controls under the COSO (2013 Framework) to design, test and evaluate the operating effectiveness of its internal control over financial reporting;

 

The Company’s management and board of directors had insufficient oversight of the design and operating effectiveness of the Company’s disclosure controls and internal control over financial reporting;

 

The Company had insufficient written policies and procedures for accounting and financial reporting with respect to the requirements and application of GAAP and SEC disclosure requirements;

 

The Company failed to maintain effective controls over the period-end financial reporting process, including controls with respect to identification of unrecorded liabilities; revenue reconciliations to ensure appropriate revenue recognition; payroll reconciliations; preparation and disclosure of provision for income taxes; and account-level reconciliations in the general ledger, resulting in numerous adjusting entries identified by the Company and identified through audit procedures;

 

The Company failed to maintain effective controls over the recording of business combinations to ensure purchase accounting was properly reconciled in the general ledger;

 

The Company did not have sufficient internal personnel resources to review the financial statements and notes to the financial statements prepared by external consultants and professionals to ensure accuracy and completeness; and

 

The Company failed to maintain effective controls over journal entries, both recurring and nonrecurring, and did not maintain proper segregation of duties. Journal entries were not always accompanied by sufficient supporting documentation and were not adequately reviewed and approved for validity, completeness and accuracy. In most instances, persons responsible for reviewing journal entries for validity, completeness and accuracy were also responsible for preparation.

Changes in Internal Controls over Financial Reporting

There have been no significant changes to the Company’s internal controls over financial reporting that occurred during our last fiscal quarter of the year ended December 31, 2019, that materially affected, or were reasonably likely to materially affect, our internal controls over financial reporting. Our management intends to implement the remediation steps discussed below to address the material weaknesses and to improve our internal control over financial reporting.

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Management’s Remediation Plan

In light of the control deficiencies identified at December 31, 2019, and described in the section titled “Evaluation of Internal Controls and Procedures,” we have designed and plan to implement the specific remediation initiatives described below:

 

We plan to design and implement more robust corporate governance including: (1) direct oversight of our internal controls by an audit committee of our board of directors; (2) review of our Annual Report on Form 10-K and Quarterly Reports on Form 10-Q by our audit committee prior to filing with the SEC; and (3) communication of our Code of Business Conduct and Ethics to our employees and consultants.

 

We intend to implement a procedure that ensures timely review of the consolidated financial statements, notes to our consolidated financial statements, and our Annual and Quarterly Reports on Forms 10-K and 10-Q by our chief executive officer, chief financial officer, our board of directors, and our audit committee, prior to filing with the SEC.

 

We intend to develop and implement enhanced internal control review procedures and documentation standards aligned with the COSO 2013 Framework.

 

We intend to design and implement a formalized financial reporting process that includes balance sheet and other reconciliations, properly prepared, supported and reviewed journal entries, properly segregated duties, and properly completed and approved close checklist and calendar.

 

We intend to hire additional experienced individuals to prepare and approve the consolidated financial statements and footnote disclosures in accordance with US GAAP.

 

We have relied and will continue to rely upon outside professionals to assist with our external reporting requirements to ensure timely filing of our required reports with the SEC.

 

We intend to initiate efforts to ensure our employees understand the continued importance of internal controls and compliance with corporate policies and procedures. We will implement a reporting and certification process for management involved in the performance of internal controls and the preparation of the Company’s consolidated financial statements. This certification process will be conducted quarterly and managed by our internal audit consultant.

Item 9B. Other Information.  

 

The disclosures in Note 15, Subsequent Events, to the consolidated financial statements under the captions “Stock Options,” “Issuance of Contingent Consideration,” “United States Postal Service Settlement,” “Agreement with Triumph Business Capital,” and “Purchase and Cancellation of Secured Convertible Promissory Notes” are hereby incorporated by reference into this Item 9B.

 

Separation Agreement and Release

 

John Sheehy’s employment with the Company terminated effective October 9, 2020.  On February 9, 2021, the Company entered into a Separation Agreement and Release with Mr. Sheehy, pursuant to which the Company agreed to partially waive certain non-competition and employee non-solicitation covenants in Mr. Sheehy’s Employment Agreement and that certain Acquisition Option Agreement dated September 5, 2018 between the Company, Sheehy Enterprises, Inc., Robert Sheehy, and John Sheehy in exchange for an acknowledgement of Mr. Sheehy’s continuing obligations under such agreements and a release of claims. Mr. Sheehy was the former Chief Information Officer of the Company.

 

Departure of Chief Restructuring Officer and Director

 

On March 12, 2021, Michael Bayles, the Company’s chief restructuring officer and a member of the Company’s board of directors, notified the Company’s chief executive officer that he is resigning from his position as chief restructuring officer and as a member of the Company’s board of directors effective as of the close of business on March 12, 2021.  Mr. Bayles’s resignation was not the result of any disagreement with the Company on any matter relating to the Company’s operations, policies or practices.

 

Appointment of Chief Administrative Officer

 

On February 1, 2021, the Company’s board of directors appointed R. Scott Wheeler, a member of the Company’s board of directors, to serve as chief administrative officer of the Company.

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Mr. Wheeler has served as a director of the Company since August 2018 and as a member of our compensation committee since February 7, 2019 and brings a wealth of experience in the industrials industry as a financial and business management executive.  From January 2018 to September 2019, he served as the president of Daseke, Inc. (NASDAQ: DSKE), the largest provider of flatbed and specialized transportation in North America, and he served as a member of the Board of Directors of Daseke from December 2016 to September 2019. Previously, he served as the Chief Financial Officer and Executive Vice President of Daseke from February 2015 to January 2018 and as Daseke’s Senior Vice President and Corporate Chief Financial Officer from August 2012 to February 2015. where he also previously served as CFO. Mr. Wheeler has extensive expertise in building and managing high growth organizations, as he was instrumental in growing Daseke from $50 million in revenue to a $1.7 billion run rate. He has also served on several boards, including Compass Bank-Dallas, and was named the Dallas Business Journals CFO of the year in 2015.

Except as described in this Annual Report on Form 10-K, there are no related party transactions involving Mr. Wheeler that are reportable under Item 404(a) of Regulation S-K.

 

R. Scott Wheeler Employment Agreement

 

On February 1, 2021, the Company entered into an executive employment agreement with Mr. Wheeler (the “Wheeler Employment Agreement”) pursuant to which Mr. Wheeler will serve as the interim chief administrative officer of the Company. The Wheeler Employment Agreement provides for an initial term of one year, with automatic extensions (absent notice to the contrary) of one year upon the expiration of the initial term or any renewal term. Under the Wheeler Employment Agreement, Mr. Wheeler will be entitled to base compensation of $200,000 per year, incentive compensation based on Mr. Wheeler’s performance as determined by the Company’s board of directors. Upon commencement of Mr. Wheeler’s employment term, the Company agreed to issue to Mr. Wheeler warrants to purchase 750,000 shares of the Company’s common stock at a strike price equal to the strike price determined to be used in 2021 for equity incentives for board members and executives but no higher than a strike price of $2.50 per share.  250,000 of the options issuable to Mr. Wheeler will vest upon issuance, and the remaining warrants will vest in two installments of 250,000 each in the two immediately succeeding fiscal quarter ends. In addition, Mr. Wheeler will be entitled to additional awards of stock options pursuant to any plans or arrangements the Company may have in effect from time to time.

If Mr. Wheeler is terminated without cause or he resigns with good reason, he will be entitled to receive severance, subject to his execution and non-revocation of a release of claims in favor of the Company and its officers, directors and affiliates, equal to any unpaid base salary, reimbursement for unpaid expenses and all other accrued payments or benefits through his termination date, plus twelve months of his annual base salary at the level in effect immediately prior to his termination date. The Wheeler Employment Agreement also includes a customary confidentiality covenant and twelve-month post-termination non-competition and nonsolicitation covenants.

 

Departure of Chief Accounting Officer

 

On May 3, 2021, Jim Soller, the Company’s chief accounting, notified the Company’s chief financial officer that he is resigning from his position as chief accounting officer as of the close of business on May 14, 2021.  Mr. Soller’s resignation was not the result of any disagreement with the Company on any matter relating to the Company’s operations, policies or practices.

 

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Appointment of Director

 

On May 13, 2021, the Company’s board of directors appointed Tony Coelho to serve as a member of the Company’s board to fill a vacancy on the board.  On August 3, 2021, Mr. Coelho was appointed to serve as a member of the compensation committee of the board.  Mr. Coelho was a prominent member of the U.S. House of Representatives from 1978 – 1989. While a member of the House of Representatives, he authored the Americans with Disabilities Act, widely recognized as one of the most important pieces of civil rights legislation in the last 40 years.  After leaving Congress, he joined Wertheim Schroder & Company, an investment banking firm in New York, and became president and CEO of Wertheim Schroder Financial Services from 1990 to 1995.  From 1995 to 1997, he served as chairman and CEO of an education and training technology company that he established and subsequently sold.  In 1998, President Clinton appointed him as the U.S. Commissioner General for the World’s Fair in Lisbon, Portugal.  He served as general chairman of the presidential campaign of former Vice President Al Gore from April 1999 until June 2000.  Since 1997, Mr. Coelho has worked independently as a business and political consultant.  Mr. Coelho also served as chairman of the President’s Committee on Employment of People with Disabilities from 1994 to 2001.  He previously served as chairman of the board of the Epilepsy Foundation and chairman of the board for the American Association for People with Disabilities.  Mr. Coelho has served on a number of boards, including those of Circus Circus, Warren Resources, Kaiser Resources and Cyberonics.  Since 1991, he has been a member of the board of Service Corporation International (NYSE: SCI), a publicly traded company, as its lead independent director. Mr. Coelho has been a member of the board of directors of Esquire Financial Holdings, Inc. (NASDAQ: ESQ), a publicly traded company, since 2010 and has served as chairman of its board since August 2018.  He has also served as a director of AudioEye, Inc. (NASDAQ: AEYE), a publicly traded company, since 2014 and serves as chair of its nominating and corporate governance committee and on its compensation and audit committees. Mr. Coelho earned a Bachelor of Arts degree in Political Science from Loyola Marymount University in 1964. We believe that Mr. Coelho’s political acumen and contacts, as well as his extensive executive, financial and business experience, qualify him to serve as a director.

 

Appointment of Principal Accounting Officer

 

On May 18, 2021, the Company’s board of directors appointed Amy Harp, the Company’s controller, to serve as the Company’s principal accounting officer. Mrs. Harp has served as the Company’s VP, Controller since December 2020.   Prior to joining EVO, Amy was at Early Warning Services and DBM Global as Assistant Controller from 2016 through November of 2020.  From 2010 through 2016, Amy was at Apollo Education Group where she held various roles of increasing responsibility, including the role of Director in Corporate Accounting with oversight of the AR, revenue, and student related liability portions of the financial statements. She joined Apollo Education Group from Protiviti where she was responsible for understanding entire business processes to effectively carry out audits or to help ensure the control framework was designed and operating effectively.  Amy received her Bachelor of Science in Business Administration in Accounting degree from University of Arizona and is a member of the Arizona Society of Certified Public Accountants.  Amy is a Certified Public Accountant in Arizona.

 

 

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PART III

Item 10. Directors, Executive Officers, and Corporate Governance.

(a) Identification of Directors and Executive Officers. 

  

The following table sets forth certain information regarding the Company’s officers and directors. All ages are stated as of April 15, 2021.

 

Name

 

Age

 

 

Position

Thomas J. Abood

 

 

57

 

 

Chief Executive Officer, Director

Eugene Putnam

 

 

61

 

 

Chief Financial Officer

Damon R. Cuzick

 

 

39

 

 

Chief Operating Officer

Billy (Trey) Peck Jr.

 

 

37

 

 

Executive Vice President

Amy Harp

 

 

35

 

 

Controller

Scott M. Honour

 

 

54

 

 

Director

Danny R. Cuzick

 

 

62

 

 

Director

R. Scott Wheeler

 

 

64

 

 

Director

Scott C. Smith

 

 

61

 

 

Director

Mark Anderson

 

 

60

 

 

Director

Alexandre Zyngier

 

 

51

 

 

Director

Anthony Coelho

 

 

78

 

 

Director

 

Thomas J. Abood.  Mr. Abood has served as Chief Executive Officer of the Company since September 20, 2019, has served as a director of the Company since November 2016 and as the chair of our nominating committee since February 7, 2019. From 1994 to 2014, Mr. Abood was an owner and Executive Vice President, General Counsel and Secretary of Dougherty Financial Group LLC. His principal responsibilities included leadership and management of DFG’s investment advisory business division (2004-2014) and supervision of its legal, compliance and human resources departments. Prior to 1994, Mr. Abood was an associate at the law firm of Skadden, Arps, Slate, Meagher & Flom. Mr. Abood is a member of the Board of Directors and chair of the Audit Committee of NELSON Worldwide, LLC, a national architectural, interior design and engineering firm, a trustee of the Board of Trustees of SBH Funds, a family of investment companies sponsored by the investment advisory firm Segall Bryant and Hamill and a director and chair of the compensation committee of Perception Capital Corp II, a special purpose acquisition corporation. Mr. Abood is past Chair of the Board of the Directors of MacPhail Center for Music, Chair of the Archdiocesan Finance Counsel of the Archdiocese of St. Paul and Minneapolis, past Chair of the Board of Directors of Citation Jet Pilots, Inc. He is past Chair of the Board of Governors of the University of St. Thomas School of Law, past Chair of the Board of Directors of the Minnesota Children’s Museum and past President and Governor, The Minikahda Club. Mr. Abood received his JD degree from Georgetown University Law Center, cum laude and his BBA from University of Notre Dame, magna cum laude. We believe that Mr. Abood’s legal and management experience described above, his significant investing experience and his experience serving on various boards make him well qualified to serve as our chief executive officer and as a member of our board of directors.

 

Eugene Putnam. Mr. Putnam has served as the Company’s chief financial officer since July 22, 2019. Prior to joining the Company, Mr. Putnam served as an industry advisor to a private equity firm from March 2017 through September 2017 and prior to that, served as President and Chief Financial Officer of Universal Technical Institute, Inc. (“UTI”) from March 2011 until November 2016.  Mr. Putnam served as Executive Vice President and Chief Financial Officer of UTI from July 2008 to March 2011 and as UTI’s interim Chief Financial Officer from January 2008 to July 2008. From June 2005 to May 2007, Mr. Putnam served as Executive Vice President and Chief Financial Officer of Aegis Mortgage Corporation.  From July 2003 to June 2005, Mr. Putnam served as President of Coastal Securities L.P., and from March 2001 to March 2003, Mr. Putnam served as Executive Vice President and Chief Financial Officer of Sterling Bancshares, Inc.  Mr. Putnam also spent 14 years as Director of Investor Relations and in various corporate finance positions with SunTrust Banks, Inc.  Mr. Putnam also serves as a director of Community Bankers Trust Corporation. Mr. Putnam received his MBA from the University of North Carolina at Chapel Hill and holds a BS in Economics from the University of California, Los Angeles.

 

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Damon R. Cuzick. Mr. Cuzick has served as chief operating officer of the Company since October 2020, a role he previously held from February 2017 to September 2018.  Mr. Cuzick previously served as president of the Company from September 2018 to October 2020. Mr. Cuzick has been an active businessman and company owner since 2004. In 2004, Damon co-founded both March Development Company, a commercial real estate development company focused on retail shopping centers and office buildings in Phoenix, Arizona, and Cuzick Van Pelt Commercial Group, a related brokerage company. The companies combined for over $40 million in annual sales, and in 2007 merged into Don Bennett Partners, another real estate development company. Damon continued working at Don Bennett Partners until he sold his interest in that company in 2008. From 2008 to 2015, Damon worked with his father, Danny Cuzick, at Freightliner of Arizona, a class 8 truck dealership. Damon’s responsibilities at Freightliner of Arizona included the design, development and construction of a new state-of-the-art corporate headquarters in Tolleson, Arizona and the acquisition of a competing dealership in Tucson, Arizona. In 2012, Damon, his father and two additional partners formed EVO CNG, LLC, a company dedicated to building compressed natural gas fueling stations for the class 8 trucking industry. Damon has acted as the Chief Operating Officer of EVO CNG since its inception, overseeing the development of six CNG stations in Texas, Arizona, California and Wisconsin, as well as customer service, sales and day-to-day operations.

 

Billy (Trey) Peck Jr. Mr. Peck has served as the Company’s executive vice president of business and corporate development since October 2020, a role he previously held from June 2018 until March 2020.  Mr. Peck previously served as chief operating officer of the Company from March 2020 to October 2020. In his role as executive vice president of business and corporate development, he led the Company’s development of new and existing contracts with the USPS.  He also assisted in initial set up of new service sites for new contract arrangements with the USPS. Mr. Peck previously served as chief executive officer of Thunder Ridge Transport, Inc. (“Thunder Ridge”), a transportation company engaged in the business of fulfilling government and corporate contracts for freight trucking services. Under Mr. Peck’s leadership, Thunder Ridge’s annual revenues grew from approximately $2.5 million in 2011 to approximately $50 million in 2018. Mr. Peck’s background in leading and operating a transportation business, particularly one that contracts with the USPS, supports his promotion to chief operating officer of the Company.  Mr. Peck has an executive Master of Business Administration degree from Nova Southeastern University and a Bachelor of Arts in Business Administration from Flagler College.

 

Amy Harp. Mrs. Harp has served as the Company’s VP, Controller since December 2020 and as its principal accounting officer since May 2021.   Prior to joining EVO, Amy was at Early Warning Services and DBM Global as Assistant Controller from 2016 through November of 2020.  From 2010 through 2016, Amy was at Apollo Education Group where she held various roles of increasing responsibility, including the role of Director in Corporate Accounting with oversight of the AR, revenue, and student related liability portions of the financial statements. She joined Apollo Education Group from Protiviti where she was responsible for understanding entire business processes to effectively carry out audits or to help ensure the control framework was designed and operating effectively.  Amy received her Bachelor of Science in Business Administration in Accounting degree from University of Arizona and is a member of the Arizona Society of Certified Public Accountants.  Amy is a Certified Public Accountant in Arizona.

Scott M. Honour. Mr. Honour has served as chairman of our board of directors since October 2020, as a director of the Company since November 2016, and as a member of our audit committee since February 2019, and is a Co-founder of Titan. Mr. Honour also serves as Managing Partner of Northern Pacific Group, a Wayzata, Minnesota based private equity firm. Previously, from 2002 to 2012, he was Senior Managing Director of The Gores Group, a Los Angeles based private equity firm with $4 billion of capital under management. Prior to that, Mr. Honour was a Managing Director at UBS Investment Bank from 2000 to 2002 and an investment banker at DLJ from 1991 to 2000. He began his career at Trammell Crow Company in 1988. Mr. Honour also co-founded YapStone, Inc. in 1999. Mr. Honour serves as chairperson of the board of directors of Sustainable Opportunities Acquisition Corp.  Mr. Honour holds a BS in business administration and a BA in economics from Pepperdine University and an MBA in finance and marketing from the Wharton School of the University of Pennsylvania. We believe that Mr. Honour’s significant experience in transaction planning and private equity investments make him well qualified to serve as a member of our board of directors.

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Danny R. Cuzick. Danny Cuzick has served as a director of the Company since February 2017 and is a lifelong entrepreneur and business owner. In 1981, Danny opened his first business, a retail jewelry store called Cuzick Jewelers, in Glendale, Arizona; a business which he still owns. Mr. Cuzick has also owned and operated numerous other businesses, including a flower shop and lighting store. In the mid-1990s Mr. Cuzick partnered with a Phoenix-based contracting company to start developing residential real estate. The success of that venture led him into the commercial arena and Mr. Cuzick has been a part of developing and owning numerous shopping centers and office buildings in the metro Phoenix area, as well as many large parcels of land throughout the Salt River Valley. In 2005, Mr. Cuzick purchased Freightliner of Arizona, two class 8 truck dealerships. At the time of purchase, the dealerships had two facilities and revenues of approximately $100 million. Under Mr. Cuzick’s leadership, the dealerships expanded to include four locations and revenues of over $400 million until he sold his interest in Freightliner of Arizona in April 2015. In 2012, Mr. Cuzick, his son Damon and two additional partners formed EVO CNG, LLC, a company dedicated to building compressed natural gas fueling stations for the class 8 trucking industry. Mr. Cuzick acted as the Manager of EVO CNG from its inception until the sale of EAF, EVO CNG’s parent company, in February 2017. Mr. Cuzick has always been a family man and is most proud of his 11 children and 12 grandchildren. We believe that Mr. Cuzick’s significant experience as an entrepreneur and business owner and his experience in the trucking and CNG industries make him well qualified to serve as a member of our board of directors.

R. Scott Wheeler. Scott Wheeler has served as a director of the Company since August 2018 and as a member of our compensation committee since February 7, 2019 and brings a wealth of experience in the industrials industry as a financial and business management executive.  Mr. Wheeler has also served as the chief administrative officer of the Company since January 2021. From January 2018 to September 2019, he served as the president of Daseke, Inc. (NASDAQ: DSKE), the largest provider of flatbed and specialized transportation in North America, and he served as a member of the Board of Directors of Daseke from December 2016 to September 2019. Previously, he served as the Chief Financial Officer and Executive Vice President of Daseke from February 2015 to January 2018 and as Daseke’s Senior Vice President and Corporate Chief Financial Officer from August 2012 to February 2015. where he also previously served as CFO. Mr. Wheeler has extensive expertise in building and managing high growth organizations, as he was instrumental in growing Daseke from $50 million in revenue to a $1.7 billion run rate. He has also served on several boards, including Compass Bank-Dallas, and was named the Dallas Business Journals CFO of the year in 2015. We believe that Mr. Wheeler’s significant business management experience and his experience in the trucking industry make him well qualified to serve as a member of our board of directors.

Scott C. Smith. Scott Smith has served as a director of the Company since August 2018 and as the chair of our compensation committee since February 2019 and has an extensive background as a seasoned HR executive with over 30 years of experience in managing human resources for private and publicly traded companies. He brings a proven track record of aligning HR functions with business strategies to drive growth. Mr. Smith currently serves as the managing partner for TowerHunter, a boutique executive search company he co-founded with notable clients in the healthcare, insurance, financial services, and logistics sectors. In addition, he is a managing partner for Fahrenheit Group, a financial services and human resources consulting and professional services firm headquartered in Richmond, Va. He is currently a board member for the Greater Phoenix Chamber of Commerce. Previously, Mr. Smith served in senior HR positions at Washington Inventory Service, VLSI Technology and American Express as well as the co-president of the Arizona Human Resources Executive Forum. We believe that Mr. Smith’s significant human resources and general business experience make him well qualified to serve as a member of our board of directors.

Mark Anderson. Mark Anderson has served as a director of the Company since October 2018 and as the chair of our audit committee since February 2019. Mr. Anderson brings over 30 years of experience in audit, accounting and finance with professional designations as a Certified Public Accountant and a Chartered Global Management Accountant. He is currently the Chief Financial Officer of Delta Dental of Arizona, a $225 million dental service corporation that is part of the $20 billion Delta Dental Plans Association. He has led the company through the last 15 years of significant growth as the finance leader with additional responsibilities that include information technology, risk management, human resources and facilities management. Mr. Anderson has also worked closely with the CEO and other executives on strategic planning and business development initiatives. Mr. Anderson also serves as staff for the Audit/Investment Committee and the Finance Committee.

His previous experience includes over 10 years at UnitedHealth Group starting out as the controller for Lifemark/Evercare and culminating in his role as Vice President of Finance for the Ovations Division. His other roles at UHG included Director of Business Development over projects in Missouri, Michigan and Hawaii, and Executive Director over Arizona Health Concepts, a Medicaid health plan based in Arizona.

39


 

Prior to joining UHG, Mr. Anderson worked for over 6 years as an associate and senior accountant for CBIZ/Mayer Hoffman McCann (formerly Miller Wagner & Co, CPA’s), a regional CPA firm in Phoenix, Arizona where he gained experience in audit, corporate and individual tax, and business consulting.

 

Mr. Anderson has served on several boards as audit committee chair and board chair including the Arizona Society of Certified Public Accountants, Southwest Human Development, and the Arizona Coyotes Foundation.

 

Mr. Anderson holds a B.S. in Accounting from Brigham Young University and is a Certified Public Accountant in the state of Arizona. He and his wife have lived in Phoenix, Arizona for over 32 years and are the parents of four children and three grandchildren. We believe that Mr. Anderson’s significant accounting expertise and his experience serving as a board member and audit committee member for companies in a variety of industries make him well qualified to serve as a member of our board of directors.

 

Alexandre Zyngier.  Alexandre Zyngier has served as a director of the Company since December 2020 and as a member of our audit committee since April 2021. Mr. Zyngier has been the Managing Director of Batuta Advisors since founding it in August 2013. The firm pursues high return investment and advisory opportunities in the distressed and turnaround sectors. Mr. Zyngier has over 20 years of investment, strategy, and operating experience. He is currently a director of Atari SA and certain other private entities. Before starting Batuta Advisors, Mr. Zyngier was a portfolio manager at Alden Global Capital from February 2009 until August 2013, investing in public and private opportunities. He has also worked as a portfolio manager at Goldman Sachs & Co. and Deutsche Bank Co. Additionally, he was a strategy consultant at McKinsey & Company and a technical brand manager at Procter & Gamble. Mr. Zyngier holds an MBA in Finance and Accounting from the University of Chicago and a BS in Chemical Engineering from UNICAMP in Brazil. We believe Alex’s significant finance and business expertise and his experience serving as a board member for companies in a variety of industries make him well-qualified to serve as a member of our board of directors.

 

Anthony Coelho.  Tony Coelho has served as a director of the Company since May 2021 and as a member of our compensation committee since August 2021. Mr. Coelho was a prominent member of the U.S. House of Representatives from 1978 – 1989. While a member of the House of Representatives, he authored the Americans with Disabilities Act, widely recognized as one of the most important pieces of civil rights legislation in the last 40 years.  After leaving Congress, he joined Wertheim Schroder & Company, an investment banking firm in New York, and became president and CEO of Wertheim Schroder Financial Services from 1990 to 1995.  From 1995 to 1997, he served as chairman and CEO of an education and training technology company that he established and subsequently sold.  In 1998, President Clinton appointed him as the U.S. Commissioner General for the World’s Fair in Lisbon, Portugal.  He served as general chairman of the presidential campaign of former Vice President Al Gore from April 1999 until June 2000.  Since 1997, Mr. Coelho has worked independently as a business and political consultant.  Mr. Coelho also served as chairman of the President’s Committee on Employment of People with Disabilities from 1994 to 2001.  He previously served as chairman of the board of the Epilepsy Foundation and chairman of the board for the American Association for People with Disabilities.  Mr. Coelho has served on a number of boards, including those of Circus Circus, Warren Resources, Kaiser Resources and Cyberonics.  Since 1991, he has been a member of the board of Service Corporation International (NYSE: SCI), a publicly traded company, as its lead independent director. Mr. Coelho has been a member of the board of directors of Esquire Financial Holdings, Inc. (NASDAQ: ESQ), a publicly traded company, since 2010 and has served as chairman of its board since August 2018.  He has also served as a director of AudioEye, Inc. (NASDAQ: AEYE), a publicly traded company, since 2014 and serves as chair of its nominating and corporate governance committee and on its compensation and audit committees. Mr. Coelho earned a Bachelor of Arts degree in Political Science from Loyola Marymount University in 1964. We believe that Mr. Coelho’s political acumen and contacts, as well as his extensive executive, financial and business experience, qualify him to serve as a director.

 

Arrangements or Understandings pursuant to which Executive Officers and Directors were Appointed

 

The Company acquired all of the outstanding equity interests of Titan CNG LLC, a Delaware limited liability company, on November 22, 2016 pursuant to an Agreement and Plan of Securities Exchange by and among the Company, Titan CNG LLC, and the holders of 100% of the outstanding equity interests of Titan CNG LLC. At the effective time of the securities exchange, the Company increased the size of its board of directors from three to four members and appointed Scott M. Honour and Thomas J. Abood as directors.

  

40


 

 

On January 11, 2017, the Company acquired all of the membership interests of Environmental Alternative Fuels, LLC, a Delaware limited liability company (“EAF”), under a securities exchange agreement with EAF, EVO CNG, LLC, a Delaware limited liability company and wholly-owned subsidiary of EAF, and the members of EAF. In connection with the closing of the securities exchange, the Company increased the size of its board of directors and appointed Danny Cuzick as a director and Damon Cuzick as chief operating officer of the Company. Danny and Damon Cuzick were the principal equity holders of EAF Damon Cuzick subsequently was appointed to serve as president of the Company in September 2018.

 

On June 1, 2018, the Company entered into an equity purchase agreement with Billy (Trey) Peck Jr., pursuant to which the Company acquired all of the issued and outstanding shares in Thunder Ridge from Mr. Peck and Thunder Ridge became a wholly-owned subsidiary of the Company. In connection with the acquisition, the Company entered into an employment agreement with Mr. Peck to serve as executive vice president of business development for the Company. On March 27, 2020, Mr. Peck was promoted to chief operating officer of the Company.

(b) Family Relationships.

Danny R. Cuzick, one of our directors, is the father of Damon R. Cuzick, our chief operating officer and former president. There are no other family relationships among our directors or executive officers.

(c) Involvement in Certain Legal Proceedings.

To our knowledge, there have been no events under any bankruptcy act, no criminal proceedings and no federal or state judicial or administrative orders, judgments or decrees or findings, no violations of any federal or state securities law, and no violations of any federal commodities law material to the evaluation of the ability and integrity of any director (existing or proposed) or executive officer (existing or proposed) of the Company during the past ten (10) years.

Section 16(a) Beneficial Ownership Reporting Compliance

Section 16(a) of the Exchange Act requires the Company’s directors and officers, and persons who beneficially own more than 10% of a registered class of the Company’s equity securities, to file reports of beneficial ownership and changes in beneficial ownership of the Company’s securities with the SEC on Forms 3, 4 and 5. Officers, directors and greater than 10% stockholders are required by SEC regulation to furnish the Company with copies of all Section 16(a) forms they file. Based solely on a review of the copies of such forms furnished to the Company, or written representations that no applicable filings were required, the Company believes that all such filings were filed on a timely basis for the fiscal year ended December 31, 2019, except that (i) Sheehy Enterprises, Inc. failed to file any Forms 3 or 4 reporting one transaction; (ii) Antara Capital Master Fund L.P. failed to timely file a Form 3 reporting one transaction and misreported the number of securities involved, which subsequently was corrected in Form 3/A filing; (iii) Danny Cuzick failed to file any Forms 3 or 4 reporting two transactions; (iv) Thomas J. Abood failed to file two Forms 4 reporting two transactions; (v) Eugene Putnam failed to file a Form 4 reporting one transaction; (vi) Scott C. Smith failed to file a Form 4 reporting one transaction; (vii) Arthur B. Laffer failed to file a Form 4 reporting one transaction; (viii) Mark Anderson failed to file a Form 4 reporting one transaction; and (ix) R. Scott Wheeler failed to file a Form 4 reporting one transaction.

Code of Ethics

We have adopted a Code of Business Conduct and Ethics that applies to our principal executive officer, principal financial officer, principal accounting officer or controller, or persons performing similar functions, which is attached as Exhibit 14.1 to the Company’s Form 10-K filed on March 28, 2011.

Board Committees

Prior to February 7, 2019, we did not have a standing nominating, compensation, or audit committee, and our full Board performed the functions of these committees. Management did not believe it was necessary for our Board to appoint a nominating or compensation committee because the volume of matters that came before the Board for consideration permitted the directors to give sufficient time and attention to such matters to be involved in all decision making.

On February 7, 2019, the Board established three standing committees: the Audit Committee, the Compensation Committee, and the Nominating Committee. The Audit and Compensation committees have written charters, copies of which are included as Exhibits 99.1 and 99.2 to the Company’s Annual Report on Form 10-K filed on May 30, 2019. The Nominating Committee has not yet completed its charter. The Board determined that Mark M. Anderson, a member of our Board and Audit Committee of our Board, qualifies as an “audit committee financial expert” as that term is defined by Item 407(d)(5)(ii) of Regulation S-K.

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The following table sets forth certain information regarding the composition of each standing committee:

 

Name

 

Audit

Committee

 

Compensation

Committee

 

Nominating

Committee

Scott M. Honour

 

X

 

 

 

 

Danny R. Cuzick

 

 

 

 

 

 

Thomas J. Abood

 

 

 

 

 

X (Chair)

R. Scott Wheeler

 

 

 

X

 

 

Scott C. Smith

 

 

 

X (Chair)

 

 

Mark Anderson

 

X (Chair)

 

 

 

 

Alexandre Zyngier

 

X

 

 

 

 

Anthony Coelho

 

 

 

X

 

 

 

Audit Committee

Our Audit Committee is comprised entirely of independent directors as defined under the rules of NASDAQ and is responsible for performing such tasks as (i) appointing, compensating, retaining and overseeing our independent registered public accounting firm; (ii) meeting with management and representatives of our independent registered public accounting firm to review our internal and external financial reporting, including periodically without management present; (iii) reviewing the scope of the independent registered public accounting firm’s examination and audit procedures to be utilized; (iv) considering comments by the registered public accounting firm regarding internal controls and accounting procedures and management’s response to those comments; and (v) pre-approving any audit and non-audit services to be provided by our independent registered public accounting firm. The Board determined that Mr. Anderson qualifies as an “audit committee financial expert” as that term is defined by Item 407(d)(5)(ii) of Regulation S-K.

Compensation Committee

Our Compensation Committee is comprised of three members, two of whom are independent directors as defined under the rules of NASDAQ, and is responsible for performing such tasks as (i) assisting in defining our executive compensation philosophy and administering our compensation plans; (ii) reviewing management’s recommendations with respect to the salaries and any bonuses paid and equity grants awarded to executives; (iii) reviewing our retirement plans and employee benefits, if we adopt any; (iv) overseeing and evaluating compensation-related risks; and (v) reviewing and recommending to the full board for approval the compensation-related discussion appearing in our annual proxy statement or information statement or other filings with the SEC.

Nominating Committee

Our Nominating Committee is comprised of only the chair at this time and has not yet adopted a charter.

Stockholder Nominations of Director Candidates for Election to the Board

The Nominating Committee will consider director candidates recommended by stockholders. The Nominating Committee does not intend to alter the manner in which it evaluates candidates based on whether or not the candidate was recommended by a stockholder. To nominate a director for election at our next meeting of stockholders, a stockholder must submit such nomination in writing to our Chief Executive Officer at 2075 West Pinnacle Peak Rd. Suite 130, Phoenix, AZ 85027 not later than the 10th day following the day on which public announcement of the date of our next meeting of stockholders is first made by the Company. The Nominating Committee has not specified minimum criteria for director nominees, but the Nominating Committee will evaluate all candidates properly nominated based on the criteria set forth above.

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Item 11. Executive Compensation.

Summary Compensation Table

The following table sets forth all of the compensation awarded to, earned by or paid to (i) each individual who served as the Company’s principal executive officer during the fiscal year ended December 31, 2019; and (ii) the two most highly compensated executive officers other than the principal executive officer who were serving as Company executives as of December 31, 2019 and who earned total compensation in excess of $100,000 during such fiscal year (collectively, the “named executive officers”).

 

Name and Principal Position

 

Year

 

Salary

 

 

Bonus

 

Stock

Awards

 

Option

Awards

 

 

Non-Equity

Incentive Plan

Compensation

 

Nonqualified

Deferred

Compensation

Earnings

 

All Other

Compensation

 

 

Total

 

Thomas J. Abood

 

2019

 

$

69,231

 

 

 

 

$

395,650

 

 

 

 

 

 

$

464,881

 

Chief Executive Officer

 

2018

 

 

 

 

 

 

 

 

 

 

 

 

John P. Yeros

 

2019

 

$

184,615

 

 

 

 

 

 

 

 

$

45,000

 

 

$

229,615

 

(Former) Chief Executive Officer

 

2018

 

$

240,000

 

 

 

 

$

320,848

 

 

 

 

 

 

$

560,848

 

Damon R. Cuzick

 

2019

 

$

135,385

 

 

 

 

 

 

 

 

 

 

$

135,385

 

Chief Operating Officer

 

2018

 

$

220,000

 

 

 

 

$

267,374

 

 

 

 

 

 

$

487,374

 

Michael Zientek

 

2019

 

$

132,692

 

 

 

 

 

 

 

 

$

19,167

 

 

$

151,859

 

(Former) Chief Financial Officer

 

2018

 

$

230,000

 

 

 

 

$

53,575

 

 

 

 

 

 

$

283,575

 

John Sheehy

 

2019

 

$

243,270

 

 

 

 

 

 

 

 

 

 

$

243,270

 

(Former) Chief Operating Officer

 

2018

 

 

 

 

 

 

 

 

 

 

 

 

 

As of December 31, 2019, the Company had approximately 1,503 employees, consisting of 1,094 full-time employees and 409 part-time employees.

 

The Company previously was a party to an employment agreement effective February 1, 2017 with John P. Yeros. Effective September 23, 2019, the Company’s board of directors appointed Thomas J. Abood to serve as its chief executive officer, replacing Mr. Yeros. In connection with his appointment, the Company entered into an employment agreement with and granted Mr. Abood 1,250,000 ten-year non-qualified stock options to purchase shares of the Company’s common stock under the Company’s Amended 2018 Plan. The options are exercisable at a price of $2.50 per share, which the Company’s board of directors determined was the fair market value of the Company’s common stock on the grant date. 750,000 of the options vested at the time of grant, 250,000 of the options fully vest on December 31, 2020, and the remaining 250,000 fully vest on March 31, 2021. However, all unvested options vest immediately upon the Company’s closing on an aggregate of at least $30,000,000 in any combination of public and private equity and debt financings after the grant date. On April 10, 2020, the Company and Mr. Abood entered into an amended and restated employment agreement. A summary of the material terms of the amended and restated employment agreement is included under the heading “Employment Agreements” in Item 11 of this report.

 

The Company also previously was a party to an employment agreement dated July 25, 2018 with Michael Zientek, our former chief financial officer. Mr. Zientek notified the Company on July 11, 2019 that he was resigning from his position with the Company effective as of the close of business on the same day. In connection with his resignation, the Company and Mr. Zientek entered into a separation agreement and release, pursuant to which the Company agreed to pay Mr. Zientek severance compensation in the aggregate amount of $19,167.

 

The Company also previously was a party to an employment agreement dated January 4, 2019 with John Sheehy, our former chief operating officer and former chief information officer. Mr. Sheehy notified the Company on October 9, 2020 that he was resigning from his position with the Company effective as of the close of business on the same day. In connection with his resignation, the Company and Mr. Sheehy entered into a separation agreement and release.

 

On July 22, 2019, the Company appointed Eugene Putnam to serve as chief financial officer of the Company. In connection his appointment, the Company granted Mr. Putnam 400,000 ten-year non-qualified stock options to purchase shares of the Company’s common stock under the Amended 2018 Plan. The options are exercisable at a price of $2.50 per share, which the Company’s board of directors determined was the fair market value of the Company’s common stock on the grant date. Twenty-five percent of the options vested on the grant date, and the remaining options vest in equal annual installments on the first, second and third anniversaries of the grant date. However, all unvested options vest immediately upon the Company’s closing on an aggregate of at least $30,000,000 in any combination of public and private equity and debt financings after the grant date.

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The employment agreements with our named executive officers are summarized below.

Except for the Amended 2018 Plan (summarized in Item 12 below), no retirement, pension, profit sharing, stock option or insurance programs or other similar programs have been adopted by the Company for the benefit of its employees.

Employment Agreements

We have used employment agreements as a means to attract and retain our named executive officers. These are more fully discussed below. We believe that these agreements provide our named executive officers with the assurance that their employment is a long-term arrangement and provide us with the assurance that the officers’ services will be available to us for the foreseeable future.

Thomas J. Abood

 

On April 10, 2020, the Company entered into an amended and restated executive employment agreement with Thomas J. Abood as further amended on November 4, 2020 (the “Abood Employment Agreement”), amending and restating Mr. Abood’s previous employment agreement dated September 23, 2019, pursuant to which he first agreed to serve as the Company’s chief executive officer. The Abood Employment Agreement has an initial term ending December 31, 2023. Mr. Abood is eligible to earn an annual base salary of $300,000, incentive compensation based on his performance as determined by the board of directors, provided that Mr. Abood’s target annual bonus will be not less than 100% of his base salary, and additional awards of stock options pursuant to any plans or arrangements the Company may have in effect from time to time.

 

Beginning October 1, 2020, the Company pays Mr. Abood a non-accountable quarterly transportation supplement of $25,000. Pursuant to the Abood Employment Agreement, the Company agreed to grant Mr. Abood options to purchase 1,200,000 shares of the Company’s common stock at a price of $2.50 per share. 25% of the options vested on the grant date and the remaining options vest in equal annual installments on the first, second and third anniversary of the effective date of the Abood Employment Agreement.

 

If Mr. Abood is terminated without cause or he resigns with good reason, he is eligible to receive severance, subject to his execution and non-revocation of a release of claims in favor of the Company and its officers, directors and affiliates, equal to his annual base salary. The Abood Employment Agreement includes a customary confidentiality covenant and four-month post-termination non-solicitation and non-interference covenants.

John P. Yeros

On November 23, 2016, the Company succeeded as a party to the employment agreement between John Yeros and Shock, Inc. (the “Yeros Employment Agreement”), which became effective upon our February 1, 2017 acquisition of Environmental Alternative Fuels, LLC, and its subsidiary, EVO CNG, LLC. The Yeros Employment Agreement provided for an initial term of four years, with automatic extensions (absent notice to the contrary) of one year upon the expiration of the initial term or any renewal term. Under the Yeros Employment Agreement, Mr. Yeros was eligible to earn base compensation of $240,000 per year, incentive compensation based on Mr. Yeros’ performance as determined by the Company’s board of directors, and awards of stock options pursuant to any plans or arrangements the Company may have in effect from time to time.

The Yeros Employment Agreement also includes a customary confidentiality covenant and two-year post-termination non-solicitation and non-interference covenants. Mr. Yeros ceased employment with the Company effective September 23, 2019 as was succeeded as chief executive officer by Thomas J. Abood.

 

Eugene Putnam

 

On July 22, 2019, the Company entered into an executive employment agreement with Eugene Putnam (the “Putnam Employment Agreement”) pursuant to which Mr. Putnam agreed to serve as chief financial officer of the Company. The Putnam Employment Agreement has an initial term of four years, with automatic one-year extensions (absent notice to the contrary) upon the expiration of the initial term or any renewal term. Under the Putnam Employment Agreement, Mr. Putnam is eligible to earn an annual base salary $230,000, incentive compensation based on Mr. Putnam’s performance as determined by the Company’s board of directors, and awards of stock options pursuant to any plans or arrangements the Company may have in effect from time to time.

 

If Mr. Putnam is terminated without cause or he resigns with good reason, he will be eligible to earn severance, subject to his execution and non-revocation of a release of claims in favor of the Company and its officers, directors and affiliates, equal to any unpaid base salary, reimbursement for unpaid expenses and all other accrued payments or benefits through his termination date, plus the greater of: (1) his monthly base salary at the level in effect immediately prior to his termination date, multiplied by number of full or partial months, if any, in the period beginning on his termination date and ending on the date his initial employment term would have ended, if later than his termination date or (2) one-half of his annual base salary at the level in effect immediately prior to his termination date. The Putnam Employment Agreement also includes a customary confidentiality covenant and one-year post-termination non-solicitation and non-interference covenants.

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Michael Zientek

On July 25, 2018, the Company entered into an executive employment agreement (the “Zientek Employment Agreement”) with Michael Zientek pursuant to which Mr. Zientek has agreed to serve as the chief financial officer of the Company. The Zientek Employment Agreement provided for an initial term of four years, with automatic on-year extensions (absent notice to the contrary) upon the expiration of the initial term or any renewal term. Under the Zientek Employment Agreement, Mr. Zientek was eligible to earn an annual base salary of $230,000, incentive compensation based on Mr. Zientek’s performance as determined by the Company’s board of directors, and awards of stock options pursuant to any plans or arrangements the Company may have in effect from time to time.

The Zientek Employment Agreement provided that if Mr. Zientek was terminated without cause or he resigned with good reason, he would be eligible to receive severance, subject to his execution and non-revocation of a release of claims in favor of the Company and its officers, directors and affiliates, equal to any unpaid base salary, reimbursement for unpaid expenses and all other accrued payments or benefits through his termination date, plus the greater of: (1) his monthly base salary at the level in effect immediately prior to his termination date, multiplied by number of full or partial months, if any, in the period beginning on his termination date and ending on the date his initial employment term would have ended, if later than his termination date or (2) one-half of his annual base salary at the level in effect immediately prior to his termination date. The Zientek Employment Agreement also included a customary confidentiality covenant and two-year post-termination non-solicitation and non-interference covenants.  Mr. Zientek’s employment with the Company ceased on July 11, 2019.

Damon Cuzick

On February 1, 2017, the Company entered into an employment agreement with Damon Cuzick (the “Damon Cuzick Employment Agreement”) as amended as of January 1, 2021. The Damon Cuzick Employment Agreement provides for an initial term of four years, with automatic extensions (absent notice to the contrary) of one year upon the expiration of the initial term or any renewal term. Under the Damon Cuzick Employment Agreement, Mr. Cuzick is eligible to earn base compensation of $250,000 per year, incentive compensation based on Mr. Cuzick’s performance as determined by the Company’s board of directors and awards of stock options pursuant to any plans or arrangements the Company may have in effect from time to time.

If Mr. Cuzick’s employment is terminated without cause or he resigns with good reason, he would receive severance, subject to his execution and non-revocation of a release of claims in favor of the Company and its officers, directors and affiliates, equal to any unpaid base salary, reimbursement for unpaid expenses and all other accrued payments or benefits through his termination date, plus the greater of: (1) his monthly base salary at the level in effect immediately prior to his termination date, multiplied by number of full or partial months, if any, in the period beginning on his termination date and ending on the date his initial employment term would have ended, if later than his termination date or (2) one-half of his annual base salary at the level in effect immediately prior to his termination date. The Damon Cuzick Employment Agreement also includes a customary confidentiality covenant and two-year post-termination non-solicitation and non-interference covenants.

John Sheehy

On January 4, 2019, the Company entered into an executive employment agreement (the “Sheehy Employment Agreement”) with John Sheehy pursuant to which Mr. Sheehy was to continue to serve as the chief operating officer of the Company. The Sheehy Employment Agreement provided for an initial term of four years, with automatic extensions (absent notice to the contrary) of one year upon the expiration of the initial term or any renewal term. Under the Sheehy Employment Agreement, Mr. Sheehy was entitled to base compensation of $250,000 per year, incentive compensation based on Mr. Sheehy’s performance as determined by the Company’s board of directors and awards of stock options pursuant to any plans or arrangements the Company may have in effect from time to time.  The Sheehy Employment Agreement also included a customary confidentiality covenant and two-year post-termination non-solicitation and non-interference covenants.  Mr. Sheehy’s employment with the company terminated on October 9, 2020.  On February 9, 2021, the Company entered into a Separation Agreement and Release with Mr. Sheehy, pursuant to which the Company agreed to partially waive certain non-competition and employee non-solicitation covenants in the Sheehy Employment Agreement and that certain Acquisition Option Agreement dated September 5, 2018 between the Company, Sheehy Enterprises, Inc., Robert Sheehy, and John Sheehy in exchange for an acknowledgement of Mr. Sheehy’s continuing obligations under such agreements and a release of claims.

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Outstanding Equity Awards at Fiscal Year-End

The following table shows information concerning unexercised options outstanding as of December 31, 2019 for our named executive officers.

 

Name

 

Grant Date

 

Number of

Securities

Underlying

Unexercised

Options (#)

Exercisable

 

 

Number of

Securities

Underlying

Unexercised

Options (#)

Unexercisable

 

 

 

Option

Exercise

Price ($)

 

 

Option

Expiration

Date

Thomas J. Abood

 

September 23, 2019

 

 

750,000

 

 

 

500,000

 

(1)

 

 

2.50

 

 

September 23, 2029

 

 

April 12, 2018

 

 

50,000

 

 

 

50,000

 

(2)

 

 

2.50

 

 

April 12, 2028

John P. Yeros

 

April 12, 2018

 

 

600,000

 

 

0

 

 

 

 

2.50

 

 

April 12, 2028

Damon R. Cuzick

 

April 12, 2018

 

 

500,000

 

 

 

500,000

 

(3)

 

 

2.50

 

 

April 12, 2028

Eugene Putnam

 

July 22, 2019

 

 

100,000

 

 

 

300,000

 

(4)

 

 

2.50

 

 

July 22, 2029

Michael Zientek

 

 

 

 

 

(5)

 

 

 

John Sheehy

 

 

 

 

 

 

 

 

 

 

(1)

Options vest as to 250,000 shares on March 31, 2020 and September 23, 2020.

(2)

Options vest as to 25,000 shares on April 12, 2020 and April 12, 2021.

(3)

Options vest as to 250,000 shares on April 12, 2020 and April 12, 2021.

(4)

Options vest as to 100,000 shares on July 22, 2020, July 22, 2021, and July 22, 2022.

(5)

Michael Zientek was awarded 200,000 options on October 22, 2018 that vest as to 50,000 shares on the grant date and as to 50,000 shares on each of October 22, 2019, October 22, 2020, and October 22, 2021. All options held by Mr. Zientek expired unexercised three months after Mr. Zientek’s July 11, 2019 departure from the Company.

 

Director Compensation

 

The following table summarizes the compensation paid to each non-employee director in the fiscal year ended December 31, 2019: 

 

Name

 

Fees earned

or paid in

cash

($)

 

 

Stock

awards

($)(1)

 

 

Option

awards

($)(2)

 

 

All other

compensation

($)

 

 

Total

($)

 

Thomas J. Abood (3)

 

$

 

 

$

 

 

$

 

 

$

 

 

$

 

Danny R. Cuzick

 

$

 

 

$

 

 

$

8,499

 

 

$

 

 

$

8,499

 

Scott M. Honour

 

$

 

 

$

 

 

$

 

 

$

 

 

$

 

Arthur B. Laffer, Ph.D.

 

$

 

 

$

 

 

$

6,439

 

 

$

 

 

$

6,439

 

R. Scott Wheeler

 

$

 

 

$

25,200

 

 

$

 

 

$

 

 

$

25,200

 

Scott Smith

 

$

 

 

$

 

 

$

8,048

 

 

$

 

 

$

8,048

 

Mark M. Anderson

 

$

 

 

$

 

 

$

7,727

 

 

$

 

 

$

7,727

 

Himanshu Gulati (4)

 

$

 

 

$

 

 

$

 

 

$

 

 

$

 

 

(1)

Amounts reflect the grant date fair value of the award, as determined by our board of directors.

(2)

Amounts reflect the aggregate grant date fair value for stock options, calculated in accordance with FASB ASC Topic 718, Compensation—Stock Compensation, for stock-based incentive awards granted under our Amended 2018 Plan during the year ended December 31, 2019. For additional information, see Note 9 to the consolidated financial statements included in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2019. At fiscal year-end, Mr. Cuzick held options to purchase 1,500,000 shares of common stock; Mr. Honour held options to purchase 100,000 shares of common stock; Dr. Laffer held options to purchase 100,000 shares of common stock; Mr. Wheeler held options to purchase 100,000 shares of common stock; Mr. Smith held options to purchase 100,000 shares of common stock; and Mr. Anderson held options to purchase 100,000 shares of common stock.

46


 

(3)

Amounts reflect compensation for service as a director prior to Mr. Abood’s appointment as chief executive officer of the Company.  Mr. Abood does not receive additional compensation for service as a member of our board of directors while he serves as our chief executive officer.

(4)

Mr. Gulati was selected as a director pursuant to a director nomination agreement between the Company and Antara Capital Master Fund LP dated September 16, 2019 in connection with a $24.5 million financing agreement among the Company, each subsidiary of the Company, various lenders from time to time party thereto, and Cortland Capital Market Services LLC, as administrative agent and collateral agent. Mr. Gulati resigned from the Company’s board of directors on February 27, 2020. Mr. Gulati did not receive any compensation for his services.

The Company granted 10-year non-qualified stock options to purchase shares of the Company’s common stock to the following directors pursuant to the Amended 2018 Plan as follows:

 

Name

 

Options Granted

 

 

Grant Date

Danny R. Cuzick

 

 

33,000

 

 

February 7, 2019

Scott M. Honour

 

 

 

 

Arthur B. Laffer, Ph.D.

 

 

25,000

 

 

February 7, 2019

R. Scott Wheeler

 

 

 

 

Scott Smith

 

 

31,250

 

 

February 7, 2019

Mark M. Anderson

 

 

30,000

 

 

February 7, 2019

Himanshu Gulati

 

 

 

 

 

All of the options are exercisable at a price of $2.50 per share, which the Board determined was the fair market value of the Company’s common stock on the respective grant date of each award. 25% of the options vested on the grant date, and the remaining options vest in equal annual installments on the first, second and third anniversary of the grant date. However, all unvested options vest immediately upon the Company’s closing on an aggregate of at least $30,000,000 in any combination of public and private equity and debt financings after the grant date.

Effective October 1, 2018, we pay all of our directors an annual retainer of $20,000 ($25,000 for the chairperson of the board), plus $1,000 for each board or committee meeting the director attends by person ($500 for each meeting attended via telephone). In addition, we pay annual retainers of $10,000, $5,000, and $5,000 to the chair of our audit, compensation, and nominating committee, respectively. Each non-employee director has the option to elect, prior to the first payment of any of the foregoing compensation and in each January thereafter, to receive the compensation described in this paragraph for the calendar year of the election in cash, shares or options of the Company’s stock at a price per share equal to the greater of $2.50 or the closing price per share on the first Monday that is also a trading day of the applicable calendar year.

 

On October 9, 2020, the Board appointed Michael Bayles to serve as a member of the Company’s Board. Mr. Bayles was appointed to fill a vacancy on the Board and did not serve on any committees of the Board.  Mr. Bayles was appointed to serve as a member of the Board until such time as he is no longer serving as the Company’s chief restructuring officer.  Mr. Bayles resigned as the Company’s chief restructuring officer and as a member of the Company’s Board effective March 12, 2021.

 

On December 14, 2020, the Board appointed Alexandre Zyngier to serve as a member of the Company’s Board. Mr. Zyngier was appointed to fill a vacancy on the Board.  In April 2021, Mr. Zyngier was appointed to serve on our audit committee.

 

On May 13, 2021, the Board appointed Anthony Coelho to serve as a member of the Board. Mr. Coelho was appointed to fill a vacancy on the Board and is not currently expected to serve on any committees of the Board.

Except as summarized in the previous paragraphs, no members of our board of directors are currently compensated for their services. Our directors are reimbursed for reasonable expenses incurred in connection with their service and may be compensated by certain stockholders to the extent they were initially appointed as designees on behalf of such holders.

Compensation Committee Interlocks and Insider Participation

As a smaller reporting company, we are not required to provide disclosure pursuant to this item. 

 

47


 

 

Compensation Committee Report

 

As a smaller reporting company, we are not required to provide disclosure pursuant to this item. 

 

Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters.

Security Ownership of Certain Beneficial Owners

The following table lists, as of July 23, 2021, the number of shares of our common stock beneficially owned by (i) each person or entity known to us to be the beneficial owner of more than 5% of our outstanding common stock; (ii) each of our named executive officers and directors; and (iii) all of our officers and directors as a group. Applicable percentage ownership is based on 15,212,815 shares of common stock outstanding as of July 23, 2021, together with applicable options and warrants for each stockholder. Unless otherwise indicated, the address of each person listed below is in the care of EVO Transportation & Energy Services, Inc. 2075 West Pinnacle Peak Rd. Suite 130, Phoenix, AZ 85027.

48


 

Beneficial ownership is determined according to the rules of the SEC, which generally provide that a person has beneficial ownership of a security if he, she or it possesses sole or shared voting or investment power over that security, including options and warrants currently exercisable or exercisable within 60 days. Shares of our capital stock issuable pursuant to options or warrants are deemed to be outstanding for purposes of computing the beneficial ownership percentage of the person or group holding such options or warrants but are not deemed to be outstanding for purposes of computing the beneficial ownership percentage of any other person.

 

Name of Beneficial Owner or Identity of Group(1)

 

Number of Shares

Beneficially Owned

 

 

Series A Preferred

Stock

 

 

Series B Preferred

Stock

 

5% Beneficial Owners

 

Shares

 

 

 

 

 

Percent

 

 

Shares

 

 

Percent

 

 

Shares

 

 

Percent

 

Jerry Moyes 2710 E. Old Tower Road Phoenix,

   AZ 85034

 

 

2,000,000

 

 

(2

)

 

 

12.34

%

 

 

 

 

 

 

 

 

 

 

 

 

Dan Thompson 16415 54th Avenue North

   Plymouth, MN 55446

 

 

1,200,000

 

 

(3

)

 

 

7.31

%

 

 

 

 

 

 

 

 

 

 

 

 

Antara Capital Master Fund LP 500 Fifth Avenue,

   Suite 2320 New York, New York 10110

 

 

12,309,571

 

 

(4

)

 

 

44.73

%

 

 

 

 

 

 

 

 

 

 

 

 

Manchester Explorer LP 3 West Hill Place, Boston,

   MA 02114

 

 

3,200,000

 

 

(5

)

 

 

19.03

%

 

 

 

 

 

 

 

 

 

 

 

 

Michael Ritter

 

 

1,220,491

 

 

 

 

 

 

8.02

%

 

 

 

 

 

 

 

 

 

 

 

 

Matthew Ritter

 

 

1,220,491

 

 

 

 

 

 

8.02

%

 

 

 

 

 

 

 

 

 

 

 

 

John P. Yeros & Laura R. Yeros, JTWROS

   7874 Vallagio Ln, Englewood, CO 80112

 

 

1,274,650

 

 

(6

)

 

 

7.77

%

 

 

 

 

 

 

 

 

 

 

 

 

Theryl Lund

 

 

843,150

 

 

(7

)

 

 

5.25

%

 

 

 

 

 

 

 

 

 

 

 

 

Frank Family Trust PO Box 4414, Incline

   Village, NV 89450

 

 

800,000

 

 

(8

)

 

 

5.12

%

 

 

 

 

 

 

 

 

 

 

 

 

JEB Partners

 

 

800,000

 

 

(9

)

 

 

5.43

%

 

 

 

 

 

 

 

 

 

 

 

 

Midwest Bank 613 Hwy 10 East, PO Box 703

   Detroit Lakes, MN 56502

 

 

1,250,000

 

 

(10

)

 

 

7.59

%

 

 

 

 

 

 

 

 

 

 

 

 

Executive Officers and Directors

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Thomas J. Abood

 

 

2,100,087

 

 

(11

)

 

 

12.22

%

 

 

 

 

 

 

 

 

 

 

 

 

Damon R. Cuzick

 

 

2,157,769

 

 

(12

)

 

 

13.05

%

 

 

 

 

 

 

 

 

 

 

 

 

Eugene Putnam

 

 

418,577

 

 

(13

)

 

 

2.68

%

 

 

 

 

 

 

 

 

 

 

 

 

John Sheehy (former chief operating officer)

   127 Central Avenue Waterloo, WI 53594

 

 

2,275,156

 

 

(14

)

 

 

14.96

%

 

 

 

 

 

 

 

 

 

 

 

 

Trey Peck

 

 

1,186,666

 

 

(15

)

 

 

7.46

%

 

 

 

 

 

 

 

 

 

 

 

 

Jim Soller (former chief accounting officer)

 

 

40,000

 

 

(16

)

 

*

 

 

 

 

 

 

 

 

 

 

 

 

 

Scott M. Honour 315 E. Lake St. Suite 301

   Wayzata, MN 55391

 

 

355,173

 

 

(17

)

 

 

2.31

%

 

 

 

 

 

 

 

 

 

 

 

 

Danny R. Cuzick 8285 W. Lake Pleasant

   Parkway, Peoria, AZ 85382

 

 

19,033,810

 

 

(18

)

 

 

76.79

%

 

 

100,000

 

 

 

100.00

%

 

 

2,000,000

 

 

 

97.56

%

R. Scott Wheeler 14925 Havenshire Place

   Dallas, TX 75254

 

 

1,015,566

 

 

(19

)

 

 

6.28

%

 

 

 

 

 

 

 

 

50,000

 

 

 

2.44

%

Scott Smith 4550 East Bell Road, Building 4,

   Suite 142 Phoenix, AZ 85032

 

 

171,250

 

 

(20

)

 

 

1.11

%

 

 

 

 

 

 

 

 

 

 

 

 

Mark Anderson 18010 N. 14th Street Phoenix,

   AZ 85022

 

 

180,000

 

 

(21

)

 

 

1.17

%

 

 

 

 

 

 

 

 

 

 

 

 

Alexandre Zyngier 650 Halstead Ave., Ste 201B2,

   Mamaroneck, NY 10543 Suite 142 Phoenix,

   AZ 85032

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tony Coelho 6 Trellis Path, Doylestown,

   PA 18901

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

All executive officers and directors as a group

   (13 persons)

 

 

28,934,054

 

 

(22

)

 

 

94.20

%

 

 

100,000

 

 

 

100.00

%

 

 

2,050,000

 

 

 

100.00

%

 

*

Less than 1%

(1)

Unless otherwise indicated, we believe that all persons named in the table have sole voting and investment power with respect to all shares of voting stock beneficially owned by them. A person is deemed to be the beneficial owner of securities which may be acquired by such person within 60 days from the date indicated above upon the exercise of options, warrants or convertible securities. Each beneficial owner’s percentage ownership is determined by assuming that options, warrants or convertible securities that are held by such person (but not those held by any other person) and which are exercisable within 60 days of the date indicated above, have been exercised.

49


 

(2)

Includes 1,000,000 shares of common stock issuable upon the exercise of warrants.

(3)

Includes 1,200,000 shares of common stock issuable upon the exercise of warrants held by Dan Thompson II LLC, of which Mr. Thompson is the beneficial.

(4)

Includes 12,309,571 shares of common stock issuable upon the exercise of warrants.

(5)

Includes 1,600,000 shares of common stock issuable upon the exercise of warrants.

(6)

Includes 1,200,000 shares of common stock issuable upon the exercise of options.

(7)

Represents 843,150 shares of common stock issuable upon conversion of a convertible promissory note. Excludes shares into which accrued but unpaid interest under the note may be converted.

(8)

Includes 400,000 shares of common stock issuable upon the exercise of warrants.

(9)

Includes 400,000 shares of common stock issuable upon the exercise of warrants.

(10)

Includes 1,250,000 shares of common stock issuable upon the exercise of warrants.

(11)

126,856 shares of common stock are held by the Thomas J. Abood Revocable Trust.  Includes 1,973,231 shares of common stock issuable upon the exercise of options.

(12)

Includes 1,317,769 shares of common stock issuable upon the exercise of options and 840,000 shares of common stock issuable upon conversion of convertible promissory notes, but excludes accrued but unpaid interest that is convertible into shares of common stock.

(13)

Includes 418,577 shares of common stock issuable upon the exercise of options.

(14)

The shares beneficially owned by Mr. Sheehy are directly owned by Sheehy Enterprises, Inc. Mr. Sheehy has shared control of Sheehy Enterprises, Inc. and thereby has shared voting and investment power over shares controlled by Sheehy Enterprises, Inc.

(15)

Includes 20,000 shares issuable upon the exercise of options and 666,666 shares of common stock issuable upon the exercise of warrants.

(16)

Represents 40,000 shares of common stock issuable upon the exercise of options.

(17)

Includes (i) 120,000 shares of common stock issuable upon the exercise of options; (ii)  207,903 shares that are owned by Falcon Capital LLC, of which Scott M. Honour is the beneficial owner, and this amount includes 71,074 shares of common stock issuable upon the exercise of warrants held by Falcon Capital LLC; (iii) and 27,270 shares that are owned by Honour Capital LP, of which Scott M. Honour is the beneficial owner.  The business address of Falcon Capital LLC and Honour Capital LP is 315 E. Lake St. Suite 301, Wayzata, MN 55391.

(18)

Includes 2,973,000 shares of common stock issuable upon the exercise of options; 6,600,000 shares of common stock issuable upon the exercise of warrants; and 4,900,000 shares of common stock issuable upon conversion of convertible promissory notes, but excludes accrued but unpaid interest that is convertible into shares of common stock.

(19)

Includes 120,000 shares of common stock issuable upon the exercise of options; 831,703 shares of common stock issuable upon the exercise of warrants and 53,863 shares of common stock issuable upon the conversion of Series B Preferred Stock.

(20)

Includes 171,250 shares of common stock issuable upon the exercise of options.

(21)

Includes 180,000 shares of common stock issuable upon the exercise of options.

(22)

Includes options and warrants to purchase a total of 15,503,270 shares of common stock, and 100,000 shares of Series A Preferred Stock, and 2,050,000 shares of Series B Preferred Stock. See Footnotes 10 through 21 above.

Securities Authorized for Issuance Under Equity Compensation Plans

On April 12, 2018, the Company’s board of directors adopted an equity compensation plan (the “2018 Plan”) to retain and incentivize key personnel to drive the success of the Company. On August 13, 2018, the Board approved an Amended and Restated 2018 Stock Incentive Plan (the “Amended 2018 Plan”), amending and restating the 2018 Plan in its entirety. The principal provisions of the Amended 2018 Plan are summarized below. This summary is not a complete description of all the Amended 2018 Plan’s provisions and is qualified in its entirety by reference to the Amended 2018 Plan, which is filed as an exhibit to the Company’s Annual Report on Form 10-K for the year ended December 31, 2018. Capitalized terms used but not defined herein will be as defined in the Amended 2018 Plan.

50


 

Amended 2018 Plan

Administration

The Board delegated the administration of the Amended 2018 Plan to the Compensation Committee of the Board. The Board and any Committee to which it may delegate the administration of the Amended 2018 Plan from time to time are collectively referred to in the Amended 2018 Plan as the “Administrator.”

The Administrator may delegate to one or more Committees and/or sub-Committees, or to one or more officers of the Company such administrative duties or powers as it may deem advisable. The Administrator may, by resolution, authorize one or more officers of the Company to do one or both of the following on the same basis as the Administrator: (i) designate employees to be recipients of awards under the Amended 2018 Plan and (ii) determine the size of any such awards; provided, however, that the Committee may not delegate such responsibilities to any such officer for awards granted to an employee who is an officer or director of the Company or the beneficial owner of more than 10% of the Company’s common stock; the resolution providing such authorization sets forth the total number of awards such officer(s) may grant; and the officer(s) must report periodically to the Administrator regarding the nature and scope of the awards granted pursuant to the authority delegated.

Except as otherwise provided in the Amended 2018 Plan, the Administrator will have all of the powers vested in it under the provisions of the Amended 2018 Plan, including but not limited to exclusive authority to determine, in its sole discretion, whether an award will be granted; the individuals to whom, and the time or times at which, awards will be granted; the number of shares subject to each award; the exercise price of Options granted hereunder; and the performance criteria, if any, and any other terms and conditions of each award. The Administrator will have full power and authority to administer and interpret the Amended 2018 Plan, to make and amend rules, regulations and guidelines for administering the Amended 2018 Plan, to prescribe the form and conditions of the respective Agreements evidencing each award (which may vary from Participant to Participant), to amend or revise Agreements evidencing any award (to the extent the amended terms would be permitted by the Amended 2018 Plan and provided that no such revision or amendment, except as is authorized in Section 14 of the Amended 2018 Plan, may impair the terms and conditions of any award that is outstanding on the date of such revision or amendment to the material detriment of the Participant in the absence of the consent of the Participant), and to make all other determinations necessary or advisable for the administration of the Amended 2018 Plan (including to correct any defect, omission or inconsistency in the Amended 2018 Plan or any Agreement, to the extent permitted by law and the Amended 2018 Plan). The Administrator’s interpretation of the Amended 2018 Plan, and all actions taken and determinations made by the Administrator pursuant to the power vested in it under the Amended 2018 Plan will be conclusive and binding on all parties concerned.

Eligibility

Any employee, director, or consultant may participate in the Amended 2018 Plan; provided, however, that only employees are eligible to receive incentive stock options. Additionally, the Company may grant certain performance-based awards to “covered employees” in compliance with Section 162(m) of the Internal Revenue Code. These covered employees include our executive officers. Section 162(m) generally limits the corporate tax deduction for compensation paid to executive officers that is not “performance-based” to $1,000,000 per executive officer. “Performance-based” compensation meeting certain requirements is not counted against the $1,000,000 limit and generally remains fully deductible for tax purposes.

Shares Available for Awards

The stock to be awarded or optioned under the Plan (the “share authorization”) will consist of authorized but unissued or reacquired shares of common stock. The maximum aggregate number of shares of common stock reserved and available for awards under the Amended 2018 Plan originally was 6,250,000 shares and subsequently was increased to 12,000,000 shares, subject to adjustment for any reorganization, merger, consolidation, recapitalization, liquidation, reclassification, stock dividend, stock split, combination of shares, rights offering, divestiture or extraordinary dividend (including a spin-off) or any other similar change in the corporate structure or shares of the Company. Any adjustment determination made by the Administrator will be final, binding and conclusive.

51


 

Type of Awards and Terms and Conditions

The Amended 2018 Plan provides that the Administrator may grant awards to eligible participants in any of the following forms, subject to such terms, conditions and provisions as the Administrator may determine to be necessary or desirable:

 

stock options, including both incentive stock options (“ISOs”) and non-qualified stock options;

 

stock appreciation rights;

 

restricted stock;

 

performance awards; and

 

stock bonuses.

 

Options. Options may either be incentive stock options, which are specifically designated as such for purposes of compliance with Section 422 of the Internal Revenue Code, or non-qualified stock options. Options vest as determined by the Administrator, subject to applicable performance objectives and statutory limitations regarding the maximum term of ISOs and the maximum value of ISOs that may vest in one year. The exercise price of each share subject to an ISO will be equal to or greater than the fair market value of a share on the date of the grant of the ISO, except in the case of an ISO grant to a stockholder who owns stock possessing more than 10% of the total combined voting power of all classes of stock of the Company or its parent or any subsidiary, the exercise price will be equal to or greater than 110% of the fair market value of a share on the grant date. Non-qualified stock options vest as determined by the Administrator, subject to applicable performance objectives and statutory limitations regarding the maximum term of non-qualified stock options. The exercise price of each share subject to a non-qualified stock option will be determined by the Administrator at the time of grant but must be equal to or greater than the fair market value of a share on the date of grant. Recipients of options have no rights as stockholders with respect to any shares covered by the award until the award is exercised and a stock certificate or book entry evidencing such shares is issued or made, respectively.

Restricted Stock Awards. Restricted stock awards consist of shares granted to a participant that are subject to one or more risks of forfeiture. Restricted stock awards may be subject to risk of forfeiture based on the passage of time or the satisfaction of other criteria, such as continued employment or Company performance. Recipients of restricted stock awards are entitled to vote and receive dividends attributable to the shares underlying the awards beginning on the grant date, but have no other rights as stockholders with respect to such shares.

Performance Awards. Performance awards, which may be denominated in cash or shares, are earned upon achievement of performance objectives during a performance period established by the Administrator. Recipients of performance awards have no rights as stockholders with respect to any shares covered by the awards until the date a stock certificate or book entry evidencing such shares is issued or made, respectively.

Stock Appreciation Rights. A stock appreciation right may be granted independent of, or in tandem with, a previously or contemporaneously granted stock option, as determined by the Administrator. Generally, upon exercise of a stock appreciation right, the recipient will receive cash, shares of Company stock, or a combination of cash and stock, with a value equal to the excess of: (i) the fair market value of a specified number of shares of Company stock on the date of the exercise, over (ii) a specified exercise price. Stock appreciation rights vest as determined by the Administrator, subject to applicable performance objectives and statutory limitations regarding the maximum term of stock appreciation rights. Recipients of stock appreciation rights have no rights as a stockholder with respect to any shares covered by the award until the date a stock certificate or book entry evidencing such shares is issued or made, respectively.

Stock Bonuses. Stock bonuses consist of awards of shares granted to a participant subject to such terms and conditions as determined by the Administrator. Recipients of stock bonuses have all rights of stockholders with respect to such shares, provided that the Administrator may impose restrictions on the assignment or transfer of stock bonuses.

52


 

Amendments of the Amended 2018 Plan

The Board may from time to time, insofar as permitted by law, suspend or discontinue the Amended 2018 Plan or revise or amend it in any respect. However, to the extent required by applicable law or regulation or as except as provided under the Amended 2018 Plan itself, the Board may not, without stockholder approval, revise or amend the Amended 2018 Plan to (i) materially increase the number of shares subject to the Amended 2018 Plan, (ii) change the designation of participants, including the class of employees, eligible to receive awards, (iii) decrease the price at which options or stock appreciation rights may be granted, (iv) cancel, regrant, repurchase for cash, or replace options or stock appreciation rights that have an exercise price in excess of the fair market value of the common stock with other awards, or amend the terms of outstanding options or stock appreciation rights to reduce their exercise price, (v) materially increase the benefits accruing to participants under the Amended 2018 Plan, or (vi) make any modification that will cause incentive stock options to fail to meet the requirements of Internal Revenue Code Section 422.

Term

The Administrator may grant awards pursuant to the Amended 2018 Plan until it is discontinued or terminated; provided, however, that ISOs may not be granted after August 13, 2028.

Change of Control

Unless otherwise provided in the terms of an award, upon a change of control of the Company, as defined in the Amended 2018 Plan, the Administrator may provide for one or more of the following: (i) the acceleration of the exercisability, vesting, or lapse of the risks of forfeiture of any or all awards (or portions thereof); (ii) the complete termination of the Amended 2018 Plan and the cancellation of any or all awards (or portions thereof) that have not been exercised, have not vested, or remain subject to risks of forfeiture, as applicable in each case as of the effective date of the change of control; (iii) that the entity succeeding the Company by reason of such change of control, or the parent of such entity, must assume or continue any or all awards (or portions thereof) outstanding immediately prior to the change of control or substitute for any or all such awards (or portions thereof) a substantially equivalent award with respect to the securities of such successor entity, as determined in accordance with applicable laws and regulations; or (iv) that participants holding outstanding awards will become entitled to receive, with respect to each share of common stock subject to such award (whether vested or unvested, as determined by the Administrator pursuant to the Amended 2018 Plan) as of the effective date of any such change of control, cash in an amount equal to (1) for participants holding options or stock appreciation rights, the excess of the fair market value of such common stock on the date immediately preceding the effective date of such change of control over the exercise price per share of options or stock appreciation rights, or (2) for participants holding awards other than options or stock appreciation rights, the fair market value of such common stock on the date immediately preceding the effective date of such change of control. The Administrator need not take the same action with respect to all awards (or portions thereof) or with respect to all participants.

Payment

Upon exercise of an option granted under the Amended 2018 Plan, and as permitted in the Administrator’s discretion, the option holder may pay the exercise price in cash (or cash equivalent), by surrendering previously-acquired unencumbered shares of Company common stock, by withholding shares of Company common stock from the number of shares that would otherwise be issuable upon exercise of the option (e.g., a net share settlement), through broker-assisted cashless exercise (if compliant with applicable securities laws and any insider trading policies of the Company), another form of payment authorized by the Administrator, or a combination of any of the foregoing. If the exercise price is paid, in whole or in part, with Company common stock, the then-current fair market value of the stock delivered or withheld will be used to calculate the number of shares required to be delivered or withheld.

Transfer Restrictions

Unless permitted by law and expressly permitted by the Amended 2018 Plan or underlying award agreement, no award will be transferable, other than by will or by the laws of descent and distribution. The Administrator may permit a recipient of a non-qualified stock option to transfer the award by gift to his or her “immediate family” or to certain trusts or partnerships (as defined and permitted by applicable federal securities law).

53


 

Forms of Agreement

The Administrator has approved forms of agreement to govern incentive stock options, non-qualified stock options, restricted stock awards and restricted stock units. The foregoing summaries of the Amended 2018 Plan and the forms of the agreements do not purport to be complete and are qualified in their entirety by reference to the text of the Amended 2018 Plan and to the text of the forms of agreement, all of which are filed as exhibits to this Annual Report on Form 10-K.

Equity Compensation Plan Information

The table below provides summary information about the securities issuable under our equity compensation plans as of December 31, 2019:

 

Plan category

 

Number of

securities to

be issued

upon exercise

of outstanding

options,

warrants

and rights

(a)

 

 

Weighted-

average

exercise price

of outstanding

options, warrants

and rights

(b)

 

 

Number of

securities

remaining

available for

future issuance

under equity

compensation

plans (excluding

securities

reflected

in column

(a))

(c)

 

Equity compensation plans approved by security holders

 

 

 

 

 

 

 

 

 

Equity compensation plans not approved by security holders

 

 

6,269,250

 

 

$

2.50

 

 

 

 

Total

 

 

6,269,250

 

 

$

2.50

 

 

 

 

 

Transactions with Related Persons

Guarantee of Titan Tradition Facility

On December 31, 2014, Titan entered into a co-borrower arrangement for a $1,300,000 U.S. Small Business Administration (SBA) note with Titan El Toro LLC. The proceeds from the note were received by Titan El Toro LLC, a wholly owned subsidiary of Titan that operated our Titan El Toro fueling station, and the note payable is recorded by Titan El Toro LLC. The note is a ten-year term note with interest fixed at 5.50% for the first five years, then adjusted to the SBA LIBOR Base Rate, plus 2.35% for the remaining five years. The note requires monthly principal and interest payments of $15,288. The note is secured by substantially all of Titan’s business assets and is personally guaranteed by certain of Titan’s former founders, managing members and directors, including Scott M. Honour, the chairman of our board of directors, and certain of his relatives and beneficial owners of more than 5% of our of our common stock, Kirk S. Honour, Jamie A. Parsley-Honour, James G. Jackson, John H. Honour and Alpeter Family Limited Partnership. Titan issued 35,491 Class A Membership Units to those former founders, managing members and directors as compensation for the guarantee, which Units were subsequently exchanged for shares of our common stock in connection with the Titan Securities Exchange. The amount outstanding on the note as of December 31, 2019 was $814,000. The note was obtained pursuant to a Loan Agreement with Tradition Capital Bank dated December 31, 2014. The Company was, as of December 31, 2019, in violation of certain covenants. During February 2019, El Toro received a waiver from Tradition Capital Bank of its 2018 defaults of certain debt service coverage ratio, minimum tangible equity, and debt to equity ratio covenants in the El Toro SBA loan, which waiver also eliminated those covenants for 2019 and thereafter.  

EAF Promissory Notes

On February 1, 2017, the Company issued a senior promissory note (the “Senior Promissory Note”) in the principal amount of $3.8 million to Danny Cuzick in consideration for the acquisition by the Company of all of the equity securities of EAF pursuant to an Agreement and Plan of Securities Exchange dated January 11, 2017 (the “Exchange Agreement”). The Senior Promissory Note bears interest at 7.5% per year with a default interest rate of 12.5% per year and originally had a maturity date of the earlier of (a) the date that is ten days after the initial closing of a private offering of the Company’s capital stock in an amount not less than $10 million (a “Private Offering”); (b) December 31, 2017 and (c) declaration by Danny Cuzick of an event of default under the Senior Promissory Note. On April 2, 2018, the Company and Danny Cuzick entered into an amendment to the Senior Promissory Note to extend the maturity date of the note to the earlier of (a) July 1, 2019 and (c) declaration by Danny Cuzick of an event of default under the note.

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Pursuant to the Exchange Agreement, the Company also issued $9.5 million in aggregate principal amount of secured convertible promissory notes (the “Convertible Notes”) to Danny Cuzick, Damon R. Cuzick, Theril H. Lund, and Thomas J. Kiley (collectively, the “EAF Members”) in consideration for their membership interests in EAF. The Convertible Notes bear interest at 1.5% per year and have a maturity date of February 1, 2026.

On April 22, 2019, the Company and Danny Cuzick, as noteholder representative on behalf of each EAF Member, entered into amendments to each Convertible Note to, among other changes, amend the exchange ratio at which the outstanding principal under the Convertible Notes may be converted into shares of the Company’s common stock. As amended, the aggregate principal balance of the Convertible Notes is convertible into a fixed amount of 7,000,000 shares of common stock, subject to adjustment for any stock splits, combinations, or similar transactions, representing approximately 75% of the Company’s total outstanding shares of common stock on a post-transaction basis. Accordingly, the conversion of the Convertible Notes would result in a change in control of the Company.

Each Convertible Note is convertible at the holder’s option upon (1) consummation of a reorganization, merger or similar transaction where the Company is not the surviving or resulting entity or (2) the sale of all or substantially all of the Company’s assets, subject to customary restrictions. The Convertible Notes are also subject to mandatory conversion at the Company’s option beginning on the first anniversary of the issue date if: (i) the closing price of the common stock is greater than $10.00 and (ii) the average daily trading volume of shares of common stock has equaled 100,000 or more for the 30 days prior to the applicable date. Upon a conversion of the Convertible Notes, accrued interest may also be converted into shares of common stock at the greater of (1) 1.357, subject to adjustment for stock splits or combinations, or (2) the closing price of a share of common stock as reported on the business day that immediately precedes the date of the notice of conversion provided by the party making the election.

In connection with the closing of the Exchange Agreement, on February 1, 2017, the Company guaranteed a note from EAF to Danny R. Cuzick dated January 30, 2017 in the principal amount of $4 million (the “EAF Note”). The EAF Note is secured by all assets of EAF. The EAF Note bears interest at 7.5% per annum with a default rate of 12.5% per annum and has a maturity date of the earlier of (a) February 1, 2020 and (b) declaration by the noteholder of an event of default under the EAF Note. 

 

On September 16, 2019, Danny Cuzick subordinated his right to payment under the Senior Promissory Note, Convertible Note, and EAF Note to the obligations owing by the Company to Antara Capital Master Fund LP under the financing agreement (the “Antara Financing Agreement”) among the Company, each subsidiary of the Company, various lenders from time to time party thereto, and Cortland Capital Market Services LLC, as administrative agent and collateral agent. Danny Cuzick agreed not to receive, accept, or demand payment under the subordinated obligations until all obligations under the Antara Financing Agreement have been paid in full. Danny Cuzick may continue to receive regularly scheduled interest payments so long as the collateral agent has not delivered notice that an event of default has occurred and is continuing under the Antara Financing Agreement.

 

In connection with the closing of the Exchange Agreement, on February 1, 2017, the Company also issued promissory notes (the “Working Capital Notes”) to the EAF Members in the aggregate principal amount of $250,000 that bear interest at 6% per annum with a default rate of 11% per annum and a maturity date of the earlier of (a) the closing of a Private Offering; (b) 180 days from the date of the notes and (c) declaration by a holder of an event of default under the holder’s note (the “Working Capital Notes”). Subsequent to December 31, 2017, the Working Capital Notes were paid in full.

Danny R. Cuzick is a member of the Company’s Board of Directors. Damon R. Cuzick is the President of the Company.

Junior Bridge Notes 

On January 1, 2016, Titan issued eight subordinated notes payable to its former members (the “Junior Bridge Notes”) with a maturity date of December 31, 2020 for approximately $876,000, as well as 64,387 (equivalent to 56,608 common shares) Class A Membership Units in Titan. Titan issued an additional Junior Bridge Note on January 1, 2016 for approximately $99,000 to evidence pre-existing indebtedness. The Junior Bridge Notes bear interest at 12% per year with a default rate of 15% per year. On April 12, 2018, approximately $1,340,261 of the Junior Bridge Notes and related interest were converted into 272,777 shares of common stock at $5.00 per share pursuant to subscription agreements between the Company and the Junior Bridge Note holders.

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Senior Bridge Notes 

On February 29, 2016, Titan issued five promissory notes payable to its former members (the “Senior Bridge Notes”) with an original maturity date of June 28, 2016 for approximately $672,000, as well as 14,762 (equivalent to 18,806 common shares) Class A Membership Units. The Senior Bridge Notes originally bore interest at 12% per year with a default interest rate of 15% per year. Two of the Senior Bridge Notes were originally long-term debt of Titan outstanding at December 31, 2015 and converted into Senior Bridge Notes. In the event of a default under the Senior Bridge Notes, Titan is required to pay the holder a stated number of Class A Membership Units on the date of default and each 90-day interval thereafter until all amounts due have been paid in full. Effective July 2016, the maturity date of the Senior Bridge Notes was extended to September 30, 2016 and effective March 14, 2016 the interest rate was increased from 12% to 16%. The default interest rate was increased from 15% to 18%. As part of that first amendment, the note holders received 3,359 Class A Membership Units in Titan (equivalent to 2,953 common shares). On July 26, 2016, Titan issued an additional Senior Bridge Note for $200,000 with 16% interest and an original maturity date of October 2016. In September 2016, Titan issued an additional Senior Bridge Note for $150,000 and the Senior Bridge Notes were amended to extend the maturity date to January 31, 2017 and Titan paid a fee for the extension of 1% of the outstanding principal balance to the note holders. On January 31, 2017, Titan issued an additional Senior Bridge Note in the principal amount of $400,000. A fee of 1% of the outstanding principal balance was paid at January 31, 2017, April 30, 2017, and July 31, 2017 to extend the term of the notes to October 31, 2017. On April 12, 2018, approximately $689,000 of Senior Bridge Notes and related interest were converted into 275,583 shares of common stock at $2.50 per share pursuant to subscription agreements between the Company and certain of the Senior Bridge Note holders.

Share Escrow Agreement

On or about March 20, 2018, the Company entered into a Share Escrow Agreement (the “Escrow Agreement”) with certain of the Company’s stockholders, including entities affiliated with Scott Honour, a director of the Company, and Kirk Honour, the Company’s former president. Pursuant to the terms of the Escrow Agreement, the stockholders party to the agreement placed an aggregate of 240,000 shares of common stock in escrow, to be held by the Company until such time as one or more third parties offers to purchase the escrowed shares and the Company approves such purchase or purchases. 75% of the proceeds of the sale or sales of the escrowed shares will be paid to the Company and will be used by the Company first to repay any amounts outstanding under the Tradition Capital Bank loan facility, and the remaining 25% of the proceeds will be paid pro rata to the stockholders party to the Escrow Agreement. In connection with the Escrow Agreement, the Company issued 240,000 warrants to purchase common stock to the stockholders party to the Escrow Agreement, which warrants have an exercise price of $6.11 per share and are exercisable for a period of five years.

Sheehy Enterprises, Inc. Option Acquisition Agreement

On September 5, 2018, the Company entered into an acquisition option agreement (the “Option Agreement”) with Sheehy Enterprises, Inc., a Wisconsin corporation (“Sheehy Enterprises”), John Sheehy, and Robert Sheehy, pursuant to which the Company acquired the option to purchase from Sheehy Enterprises, and Sheehy Enterprises acquired the option to sell to the Company, all of the membership interests (the “Sheehy Mail Interests”) in Sheehy Mail, Inc., a Wisconsin corporation and wholly-owned subsidiary of Sheehy Enterprises (“Sheehy Mail”).

On January 4, 2019 but effective January 2, 2019, the Company, Sheehy Enterprises, John Sheehy, and Robert Sheehy consummated the transactions contemplated by the Option Agreement and the Company acquired all of the Sheehy Mail Interests in exchange for 2,240,000 shares of Company common stock. Pursuant to the Option Agreement, on January 4, 2019, Sheehy Enterprises and Sheehy Mail entered into an equipment lease agreement with an effective date of January 2, 2019 (the “Equipment Lease”), whereby Sheehy Enterprises agreed to lease to Sheehy Mail certain truck and trailer equipment owned by Sheehy Enterprises in exchange for monthly payments totaling an aggregate of $4,000,000 over a period of up to 48 months.

On January 4, 2019 but dated and effective January 2, 2019, in connection with the amendment to the Lease Agreement, the Company issued a promissory note (the “Sheehy Note”) in the principal amount of $400,000 to Sheehy Enterprises as an initial payment under the Lease Agreement. The Sheehy Note bears interest at the rate of 5.65% per annum and has an initial maturity date of March 3, 2019. The Sheehy Note provides for up to four automatic extensions of the maturity date of 30 days each, provided that the Sheehy Note is not in default as of the date of each extension. If the principal and accrued interest on the Sheehy Note is not repaid by the end of the final maturity date extension term, then the principal amount of the Sheehy Note will increase to $450,000 and the balance of the Sheehy Note will automatically convert into shares of the Company’s common stock at a rate of $2.50 per share.

56


 

On April 16, 2019, Sheehy Enterprises and Sheehy Mail entered into an amendment to the Equipment Lease, pursuant to which the parties (i) acknowledged the Sheehy Note as an initial payment under the Equipment Lease and (ii) agreed to reduce the number of monthly payments due under the Lease Agreement to account for the initial payment.

On November 18, 2019, the Company entered into an intercompany debt repayment and settlement agreement (the “Intercompany Agreement”) among the Company, Sheehy Mail, John Sheehy, Sheehy Enterprises, and North American Dispatch Systems (“NADS”), pursuant to which the Company assigned to Sheehy Enterprises the Company’s right to payment of a $776,948 outstanding account receivable owing from NADS in full satisfaction of a $374,890 outstanding account payable owing from the Company to Sheehy Enterprises and in partial satisfaction of a promissory note issued by the Company to Sheehy Enterprises on January 2, 2019 with an outstanding principal balance of $450,000 (the “SEI Note”). The Company also agreed to pay, on or before November 29, 2019, the remaining principal amount due of $47,942 plus accrued interest of $39,947 on the SEI Note in the form of the issuance of 35,156 shares of the Company’s common stock at $2.50 per share.

 

Sheehy Enterprises, Sheehy Mail, and NADS are affiliates of John Sheehy. Mr. Sheehy has served as chief operating officer of the Company since September 5, 2018, the date of the Option Agreement. The amount of consideration payable to Sheehy Enterprises in connection with the sale of the Sheehy Mail Interests was determined by arms-length negotiations between the Company and Sheehy Enterprises prior to John Sheehy’s appointment as the Company’s chief operating officer, and not pursuant to any specific formula or principle.

Amendments to Thunder Ridge Transport, Inc. Equity Purchase Agreement

As previously disclosed in a current report on Form 8-K filed by the Company on June 7, 2018, the Company issued a promissory note dated June 1, 2018 (the “TR Note”) to Billy (Trey) Peck Jr. (“Peck”) in the original principal amount of $2,500,000 in consideration of the acquisition by the Company of all of the issued and outstanding shares (the “TR Shares”) of Thunder Ridge Transport, Inc. (“Thunder Ridge”) pursuant to an equity purchase agreement dated June 1, 2018 (the “EPA”). The unpaid principal balance, all accrued but unpaid interest, and all other amounts payable under the TR Note were due on the earlier of (a) the date the Company raises $40,000,000 in public or private offerings of debt or equity; (b) December 31, 2018 and (c) termination of Peck’s employment with the Company by the Company without cause or by Peck for good reason. Under the terms of the TR Note, if any payment of principal or interest is more than 30 calendar days delinquent, whether or not notice of default has been given, and at the option of Peck by written notice to the Company, the Company is required to pay interest on the entire principal balance and any other amounts due under this Note at the default interest rate equal to 9% per year. The TR Note is secured by all of the assets of Thunder Ridge pursuant to a security agreement dated June 1, 2018 between the Company, Thunder Ridge, and Peck, and is also secured by the TR Shares, which the Company pledged to Peck pursuant to a stock pledge agreement dated June 1, 2018 between the Company and Peck.

On December 26, 2018, the Company and Peck entered into an amendment to the EPA to extend the maturity date of the TR Note to the earlier of (a) the date the Company raises $40,000,000 in public or private offerings of debt or equity; (b) February 28, 2019 and (c) termination of Peck’s employment with the Company by the Company without cause or by Peck for good reason. This amendment also obligated the Company to repay the $450,000 line of credit that the Company agreed to repay pursuant to the EPA by February 28, 2019.

On February 28, 2019, the Company and Peck entered into a second amendment to the EPA to extend the maturity date of the TR Note to the earlier of (a) the date the Company raises $40,000,000 in public or private offerings of debt or equity; (b) April 30, 2019 and (c) termination of Peck’s employment with the Company by the Company without cause or by Peck for good reason. This amendment also obligated the Company to repay the $450,000 line of credit that the Company agreed to repay pursuant to the original EPA by April 1, 2019.

On April 12, 2019, the Company and Peck entered into a third amendment to the EPA to delete and replace the working capital exhibit to the EPA. Pursuant to the third amendment, target working capital was reduced from $(638,094) to $(1,620,022).

On April 30, 2019, the Company and Peck entered into a fourth amendment to the EPA to extend the April 30, 2019 portion of the original maturity date to June 30, 2019.

57


 

On August 30, 2019, in connection with the Antara Financing Agreement, the Company and Peck entered into a fifth amendment to the EPA to extend the maturity date of the payments due to Peck under the EPA to November 30, 2022. As consideration therefor, the Company paid Peck an extension fee of $150,000, which fee will be credited to the balance owed to Peck under the EPA. The Company also agreed to pay Peck an additional $50,000 on January 31, 2020 if the Company meets certain financial goals in the fourth fiscal quarter of 2019, which additional fee, if paid, will also be credited to the balance owed to Peck under the EPA.

 

Mr. Peck serves as the Company’s executive vice president of business and corporate development and previously served as the Company’s chief operating officer.

 

Redemption of Common Stock and Issuance of Series B Preferred Stock

 

On March 24, 2020, the Company entered into a stock redemption agreement with each of Danny Cuzick and R. Scott Wheeler, pursuant to which (i) the Company redeemed 1,200,000 and 60,000 shares of its Common Stock held by Danny Cuzick and R. Scott Wheeler, respectively, and (ii) agreed to issue 1,000,000 and 50,000 shares of its Series B Preferred Stock to Danny Cuzick and R. Scott Wheeler, respectively, in exchange therefor. A summary of the rights and preferences of the Series B Preferred Stock is included under the caption “Series B Preferred Stock” above.

 

In addition, on March 24, 2020, the Company sold a total of 1,000,000 shares of its Series B Preferred Stock to Danny Cuzick for aggregate gross proceeds of $3,000,000 pursuant to the terms of a subscription agreement. In its original form, the subscription agreement granted Danny Cuzick the right to require the Company to repurchase shares of Series B Preferred Stock from Danny Cuzick for an aggregate amount up to fifty percent of the USPS Reimbursements (the “Put Option”). On March 27, 2020, the Company and Danny Cuzick entered into a waiver and warrant agreement pursuant to which Danny Cuzick waived his right to exercise the Put Option in exchange for the Company agreeing to issue to Danny Cuzick warrants to purchase up to 3,250,000 shares of Common Stock at an exercise price of $2.50 per share.

 

The foregoing equity securities were offered and sold as part of a private placement solely to “accredited investors” as that term is defined under Rule 501(a) under the Securities Act pursuant to exemptions from the registration requirements of the Securities Act afforded by Section 4(a)(2) and Rule 506 of Regulation D promulgated thereunder. The Company did not pay any underwriter discounts or commissions in connection with the issuance of the equity securities. Danny Cuzick and R. Scott Wheeler are members of the Company’s Board.

 

Contribution of the Equity of Environmental Alternative Fuels, LLC to EVO Holding Company, LLC

 

As discussed in more detail in Item 7 – Management’s Discussion and Analysis of Financial condition and Results of Operations, on December 29, 2020, EVO Holding Company, LLC, Ritter Transport, Inc., John W. Ritter Trucking, Inc., Johmar Leasing Company, LLC, and Ritter Transportation Systems, Inc., each of which is a subsidiary owned directly or indirectly by the Company, entered into a Loan Agreement dated December 14, 2020 and related documents for a loan in the amount of up to $17.0 million (the “Main Street Loan”) serviced by Commerce Bank of Arizona, Inc. as lender under the Main Street Priority Loan Program authorized by Section 13(3) of the Federal Reserve Act.  In connection with the Main Street Loan, the Company contributed 100% of the issued and outstanding equity of Environmental Alternative Fuels, LLC (“EAF”) to EVO Holding Company, LLC (“EVO Holding”) with the consent of Danny Cuzick as the holder of certain previously disclosed promissory notes that are secured in part by the assets of EAF.  In consideration of Mr. Cuzick’s consent to the contribution, the Company agreed to (a) indemnify Mr. Cuzick for up to $500,000 in connection with Mr. Cuzick’s guaranty of certain obligations of the Company and its subsidiaries to Mercedes-Benz Financial Services USA LLC and (b) issue to Mr. Cuzick a warrant (the “Cuzick Warrant”) to purchase up to 1,000,000 shares of common stock of the Company at the cost of $0.01 per share.  Danny Cuzick is a member of the Company’s Board of Directors. The Cuzick Warrant was offered and sold as part of a private placement solely to “accredited investors” as that term is defined under Rule 501(a) under the Securities Act of 1933, as amended (the “Securities Act”), pursuant to exemptions from the registration requirements of the Securities Act afforded by Section 4(a)(2) of the Securities Act. The Company did not pay any underwriter discounts or commissions in connection with the issuance of the Cuzick Warrant.

Other Related Transactions

Director Independence

Our securities are not listed on a national securities exchange or on any inter-dealer quotation system which has a requirement that a majority of directors be independent. We evaluate independence by the standards for director independence set forth in the NASDAQ Listing Rules.

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Under NASDAQ Rule 5605(a)(2)(A), a director is not considered to be independent if he or she also is an executive officer or employee of the corporation. In considering a director’s independence, the board of directors considers any related-party transactions that currently exist or have occurred during the timeframes specified by NASDAQ Listing Rule 5605(a)(2) and whether the director has any relationships that, in the opinion of the board of directors, would interfere with the exercise of independent judgment in carrying out the responsibilities of a director. The board of directors determined that Scott Honour, Scott Smith, Mark Anderson, Alexandre Zyngier, and Tony Coelho are “independent” within the meaning of NASDAQ Listing Rules. Thomas J. Abood, R. Scott Wheeler, and Danny R. Cuzick are not independent directors.

Item 14. Principal Accounting Fees and Services

The following summarizes the fees we were billed for audit and non-audit services rendered for the fiscal years ended December 31, 2019 and 2018. EKS&H LLP (“EKS&H”) was our independent registered public accounting firm until October 1, 2018 when EKS&H combined with Plante & Moran PLLC (“Plante Moran”) and resigned as our auditor in connection therewith. Plante Moran continued to serve as our auditor until January 7, 2019 when our board of directors approved the dismissal of Plante Moran and appointed Marcum LLP (“Marcum”) as our independent registered public accounting firm.

Audit Fees

 

Audit fees consist primarily of audit work performed in preparation of our annual financial statements, review of financial statements included in our quarterly reports on Form 10-Q, and compliance with the requirements of Section 404 of the Sarbanes-Oxley Act. EKS&H’s audit fees billed were $0 and $45,000 for the years ended December 31, 2019 and 2018, respectively. Plant Moran’s audit fees billed were $0 and $10,000 for the years ended December 31, 2019 and 2018, respectively. Marcum’s audit fees billed were $850,978 and $459,000 for the years ended December 31, 2019 and 2018, respectively.

Audit-Related Fees

 

Audit-related fees consist of fees charged by our accountants for assurance and related services that are related to the performance of the audit or review of our annual and quarterly financial statements. Audit-related fees billed by EKS&H in the fiscal years ended December 31, 2019 and 2018 were $0 and $130,000, respectively. Plant Moran’s audit-related fees billed were $0 and $0 for the years ended December 31, 2019 and 2018, respectively. Marcum’s audit-related fees billed were $16,995 and $0 for the years ended December 31, 2019 and 2018, respectively.

Tax Fees

 

Tax fees consist of fees for professional services rendered by our accountants for tax compliance, tax advice, and tax planning. Tax fees billed by EKS&H in the fiscal years ended December 31, 2019 and 2018 were $0 and $5,750, respectively. Plant Moran’s tax fees billed were $0 and $0 for the years ended December 31, 2019 and 2018, respectively. Marcum’s tax fees billed were $33,318 and $61,319 for the years ended December 31, 2019 and 2018, respectively.

All Other Fees

Other fees consist of fees for products and services provided by our accountants other than the services reported under the headings “Audit Fees,” “Audit-Related Fees” and “Tax Fees” above.  Other fees billed by EKS&H in the fiscal years ended December 31, 2019 and 2018 were $0 and $11,500, respectively. Other fees billed by Plant Moran in the fiscal years ended December 31, 2019 and 2018 were $15,000 and $0, respectively. Other fees billed by Marcum in the fiscal years ended December 31, 2019 and 2018 were $2,910 and $0, respectively.

 

During fiscal year 2018, we also engaged M3 and Associates, LLP to perform services on our behalf. Other fees billed by M3 and Associates, LLP for other products and services in the fiscal years ended December 31, 2019 and 2018 were $17,350 and $3,350, respectively.

Audit Committee’s Pre-Approval Process

Prior to February 7, 2019, we did not have a standing audit committee and our full board of directors performed the functions of the audit committee. Accordingly, the Company’s policy prior to February 7, 2019 was to have all members of the board of directors pre-approve all accounting fees and services. On February 7, 2019, our board of directors established an audit committee of the board. Under our current policy, the audit committee approves in advance all fees and services provided by our independent registered public accounting firm.

Our audit committee pre-approved all audit and permissible non-audit services performed by our independent registered public accounting firm for the years ended December 31, 2019 and 2018.

 

59


 

 

PART IV

Item 15. Exhibits, Financial Statement Schedules.

Financial Statements

 

Statement

 

Page

 

 

 

Table of Contents

 

 

 

 

 

Report of Independent Registered Public Accounting Firm

 

F-1

 

 

 

Balance Sheets

 

F-2

 

 

 

Statements of Operations

 

F-3

 

 

 

Statement of Changes in Stockholders’ Deficit

 

F-4

 

 

 

Statements of Cash Flows

 

F-5

 

 

 

Notes to Financial Statements

 

F-6

 

Financial Statement Schedules

None.

Exhibits

See the Exhibit Index immediately following the signature page to this annual report on Form 10-K, which is incorporated herein by reference.

 

60


 

 

EXHIBIT INDEX

The exhibits listed below are filed with this annual report on Form 10-K. Certain exhibits and schedules to the documents listed below have been omitted pursuant to Item 601 of Regulation S-K. The Company hereby undertakes to furnish supplemental copies of any omitted exhibits and schedules upon request to the SEC; provided, however, that the Company may request confidential treatment pursuant to Rule 24b-2 of the Exchange Act for any exhibits or schedules so furnished.

 

Exhibit

 

Description

2.1

 

Articles of Merger of Minn Shares Inc. (a Minnesota corporation) and Minn Shares Inc. (a Delaware corporation) (1)

2.2

 

Certificate of Merger of Minn Shares Inc. (a Minnesota corporation) into Minn Shares Inc. (a Delaware corporation) (1)

2.3

 

Agreement and Plan of Securities Exchange, dated November 22, 2016, by and among Minn Shares Inc., Titan CNG LLC and the members of Titan CNG LLC (2)

2.4

 

Agreement and Plan of Merger, dated November 23, 2016, by and between Shock, Inc. and Minn Shares Inc. (2)

2.5

 

Agreement and Plan of Securities Exchange, dated January 11, 2017, by and among EVO CNG, LLC, Environmental Alternative Fuels, LLC, Danny R. Cuzick, Damon R. Cuzick, Theril H. Lund, Thomas J. Kiley and Minn Shares Inc. (3)

2.6

 

Equity Purchase Agreement dated June 1, 2018 between EVO Transportation & Energy Services, Inc. and Billy (Trey) Peck Jr. (13)

2.7

 

Acquisition Option Agreement dated September 5, 2018 between EVO Transportation & Energy Services, Inc., Sheehy Enterprises, Inc., Sheehy Mail Contractors, Inc., John Sheehy, and Robert Sheehy (18)

2.8

 

Agreement and Plan of Merger dated December 15, 2018 between EVO Transportation & Energy Services, Inc., Ursa Major Corporation, EVO Merger Sub, Inc., John Lampsa and Ursula Lampsa (21)

2.9

 

Stock Purchase Agreement dated December 15, 2018 between EVO Equipment Leasing, LLC, John Lampsa and Ursula Lampsa (21)

2.10

 

Amendment to Agreement and Plan of Merger dated February 1, 2019 between EVO Transportation & Energy Services, Inc., EVO Merger Sub, Inc., Ursa Major Corporation, John Lampsa, and Ursula Lampsa (24)

2.11

 

Amendment to Stock Purchase Agreement dated February 1, 2019 between EVO Equipment Leasing, LLC, John Lampsa, and Ursula Lampsa (24)

2.12

 

Stock Purchase and Exchange dated July 15, 2019 between EVO Transportation & Energy Services, Inc., James C. Finkle, Jr., and Clifford Finkle IV (28)

2.13

 

Stock Exchange Agreement dated September 16, 2019, between EVO Transportation & Energy Services, Inc., EVO Holding Company, LLC, Matthew Ritter, and Michael Ritter (29)

2.14

 

Stock Purchase Agreement dated September 16, 2019, between EVO Transportation & Energy Services, Inc., EVO Holding Company, LLC, Matthew Ritter, and Michael Ritter (29)

2.15

 

Membership Interest Purchase Agreement dated September 16, 2019, among EVO Transportation & Energy Services, Inc., EVO Holding Company, LLC, Matthew Ritter, and Michael Ritter (29)

3.1

 

Certificate of Incorporation (1)

3.2

 

Certificate of Amendment to Certificate of Incorporation (8)

3.3

 

Certificate of Amendment to Certificate of Incorporation (10)

3.4

 

Certificate of Designation of Rights and Preferences of Series A Preferred Stock of EVO Transportation & Energy Services, Inc. (14)

3.5

 

Bylaws (1)

3.6

 

Certificate of Designation of Rights and Preferences of Series B Preferred Stock of EVO Transportation & Energy Services, Inc. (36)

4.1

 

Loan Agreement, dated as of December 31, 2014, by and between Titan El Toro, LLC and FirstCNG LLC and Tradition Capital Bank (2)

4.2

 

Junior Bridge Note, dated January 1, 2016, by Titan CNG LLC in favor of the Alpeter Family Limited Partnership (2)

4.3

 

Junior Bridge Note, dated January 1, 2016, by Titan CNG LLC in favor of Brian and Renae Clark (2)

4.4

 

Junior Bridge Note, dated January 1, 2016, by Titan CNG LLC in favor of Falcon Capital LLC (2)

4.5

 

Junior Bridge Note, dated January 1, 2016, by Titan CNG LLC in favor of Honour Capital LP (2)

61


 

Exhibit

 

Description

4.6

 

Junior Bridge Note, dated January 1, 2016, by Titan CNG LLC in favor of James Jackson (2)

4.7

 

Junior Bridge Note, dated January 1, 2016, by Titan CNG LLC in favor of John Honour (2)

4.8

 

Junior Bridge Note, dated January 1, 2016, by Titan CNG LLC in favor of Keith and Janice Clark (2)

4.9

 

Junior Bridge Note, dated January 1, 2016, by Titan CNG LLC in favor of Kirk Honour (2)

4.10

 

Junior Bridge Note, dated January 1, 2016, by Titan CNG LLC in favor of Stephen and Jayne Clark (2)

4.11

 

Secured Bridge Note, dated February 29, 2016, by Titan CNG LLC in favor of Red Ocean Consulting, LLC (2)

4.12

 

Secured Bridge Note, dated February 29, 2016, by Titan CNG LLC in favor of Thomas J. Abood Revocable Trust u/a dated August 17, 2012 (2)

4.13

 

Secured Bridge Note, dated February 29, 2016, by Titan CNG LLC in favor of James Jackson (2)

4.14

 

Secured Bridge Note, dated February 29, 2016, by Titan CNG LLC in favor of Alpeter Family Limited Partnership (2)

4.15

 

Secured Bridge Note, dated February 29, 2016, by Titan CNG LLC in favor of David M. Leavenworth (2)

4.16

 

Secured Bridge Note, dated September 26, 2016, by Titan CNG LLC in favor of Red Ocean Consulting, LLC (2)

4.17

 

First Amendment to Senior Bridge Loan Documents, dated July 26, 2016, by and among Titan CNG LLC, Titan Blaine, LLC, Titan El Toro, LLC, Titan Diamond Bar, LLC, Thomas J. Abood Revocable Trust U/A Dated August 17, 2012 As Amended, James Jackson, David M. Leavenworth, Alpeter Family Limited Partnership, Bonita Beach Blues, Inc., Red Ocean Consulting, LLC, Scott Honour and Kirk Honour (2)

4.18

 

Secured Bridge Note, dated July 26, 2016, by Titan CNG LLC in favor of Bonita Beach Blues, Inc. (2)

4.19

 

Second Amendment to Senior Bridge Loan Documents, dated September 26, 2016, by and among Titan CNG LLC, Titan Blaine, LLC, Titan El Toro, LLC, Titan Diamond Bar, LLC, Thomas J. Abood Revocable Trust U/A Dated August 17, 2012 As Amended, James Jackson, David M. Leavenworth, Alpeter Family Limited Partnership, Bonita Beach Blues, Inc., Red Ocean Consulting, LLC, Scott Honour and Kirk Honour (2) 

4.20

 

Convertible Promissory Note, dated November 22, 2016, by Minn Shares Inc. in favor of Joseph H. Whitney (2)

4.21

 

Convertible Promissory Note, dated November 22, 2016, by Minn Shares Inc. in favor of The Globe Resources Group, LLC (2)

4.22

 

Convertible Promissory Note, dated November 22, 2016, by Minn Shares Inc. in favor of Richard E. Gilbert (2)

4.23

 

Secured Bridge Note, dated January 31, 2017, by Titan CNG LLC in favor of the Richard H. Enrico Revocable Trust Dated June 9, 1998 (4)

4.24

 

Convertible Promissory Note, dated February 1, 2017, by Minn Shares Inc. in favor of Danny R. Cuzick (4)

4.25

 

Convertible Promissory Note, dated February 1, 2017, by Minn Shares Inc. in favor of Damon R. Cuzick (4)

4.26

 

Convertible Promissory Note, dated February 1, 2017, by Minn Shares Inc. in favor of Theril H. Lund (4)

4.27

 

Convertible Promissory Note, dated February 1, 2017, by Minn Shares Inc. in favor of Thomas J. Kiley (4)

4.28

 

Senior Promissory Note, dated February 1, 2017, by Minn Shares Inc. in favor of Danny R. Cuzick (4)

4.29

 

Working Capital Note, dated February 1, 2017, by Minn Shares in favor of Danny R. Cuzick (4)

4.30

 

Working Capital Note, dated February 1, 2017, by Minn Shares in favor of Damon R. Cuzick (4)

4.31

 

Working Capital Note, dated February 1, 2017, by Minn Shares in favor of Theril H. Lund (4)

4.32

 

Working Capital Note, dated February 1, 2017, by Minn Shares in favor of Thomas J. Kiley (4)

4.33

 

Promissory Note, dated February 1, 2017, by Environmental Alternative Fuels, LLC in favor of Danny R. Cuzick (4)

4.34

 

Amendment to Promissory Note, dated April 2, 2018, between EVO Transportation & Energy Services, Inc. and Danny R. Cuzick (14)

4.35

 

Covenant Waiver Letter, dated February 21, 2019, from Tradition Capital Bank (25)

4.36

 

Financing Agreement, dated September 16, 2019, among EVO Transportation & Energy Services, Inc., each subsidiary of EVO Transportation & Energy Services, Inc., various lenders from time to time party thereto, and Cortland Capital Market Services LLC, as administrative agent and collateral agent (29)

4.37

 

Forbearance Agreement and Incremental Amendment to Financing Agreement, dated February 27, 2020, among EVO Transportation & Energy Services, Inc., each subsidiary of EVO Transportation & Energy Services, Inc., various lenders from time to time party thereto, and Cortland Capital Market Services LLC, as administrative agent and collateral agent (35)

62


 

Exhibit

 

Description

4.38

 

Amendment to Forbearance Agreement and Second Incremental Amendment to Financing Agreement, dated March 24, 2020, among EVO Transportation & Energy Services, Inc., each subsidiary of EVO Transportation & Energy Services, Inc., various lenders from time to time party thereto, and Cortland Capital Market Services LLC, as administrative agent and collateral agent (36)

4.39

 

Second Amendment to Forbearance Agreement and Omnibus Amendment to Loan Documents dated October 20, 2020 between EVO Transportation & Energy Services, Inc., each subsidiary of EVO Transportation & Energy Services, Inc., various lenders from time to time party thereto, and Cortland Capital Market Services LLC, as administrative agent and collateral agent. (39)

4.40

 

Loan Agreement dated December 14, 2020 between EVO Holding Company, LLC, Ritter Transport, Inc., John W. Ritter Trucking, Inc., Johmar Leasing Company, LLC, Ritter Transportation Systems, Inc., as the Borrowers, EVO Transportation & Energy Services, Inc., as Guarantor, and Commerce Bank of Arizona, Inc. (40)

4.41

 

Second Omnibus Amendment to Loan Documents dated December 14, 2020 between EVO Transportation & Energy Services, Inc., each subsidiary of EVO Transportation & Energy Services, Inc., various lenders from time to time party thereto, and Cortland Capital Market Services LLC, as administrative agent and collateral agent (40)

4.42

 

Modification Agreement dated December 22, 2020 between EVO Holding Company, LLC, Ritter Transport, Inc., John W. Ritter Trucking, Inc., Johmar Leasing Company, LLC, Ritter Transportation Systems, Inc., as the Borrowers, EVO Transportation & Energy Services, Inc., as Guarantor, and Commerce Bank of Arizona, Inc. (40)

4.43

 

Second Modification Agreement dated December 23, 2020 between EVO Holding Company, LLC, Ritter Transport, Inc., John W. Ritter Trucking, Inc., Johmar Leasing Company, LLC, Ritter Transportation Systems, Inc., as the Borrowers, EVO Transportation & Energy Services, Inc., as Guarantor, and Commerce Bank of Arizona, Inc. (40)

10.1+

 

Employment Agreement, dated November 1, 2016, between Minn Shares Inc. (as successor in interest to Shock Inc.) and Kirk Honour (2)

10.2+

 

Employment Agreement, dated November 1, 2016, between Minn Shares Inc. (as successor in interest to Shock Inc.) and John Yeros (2)

10.3+

 

Employment Agreement, dated November 1, 2016, between Minn Shares Inc. (as successor in interest to Shock Inc.) and Randy Gilbert (2)

10.4+

 

Employment Agreement, dated February 1, 2017, between Minn Shares Inc. and Damon R. Cuzick (4)

10.5

 

Compressed Natural Gas Fuel Station Agreement, dated June 28, 2016, by and between Titan Blaine, LLC, Walters’ Recycling & Refuse, Inc. and Walters’ Investments, LLC (2)

10.6

 

Lease Agreement, dated February 24, 2014, between Grace Whisler Trust and Whisler Holdings LLC and FirstCNG LLC (2)

10.7

 

First Amendment to Lease, dated June 9, 2014, between Grace Whisler Trust and Whisler Holdings LLC and FirstCNG LLC (2)

10.8

 

Lease Contract, effective December 19, 2015, between South Coast Air Quality Management District and Titan Diamond Bar LLC (2)

10.9

 

Lease Agreement, dated December 20, 2013, between Central Freight Lines and EVO CNG, LLC. (8)

10.10

 

Amended and Restated Limited Liability Company Agreement of Titan CNG LLC, effective as of January 1, 2016 (2)

10.11

 

Limited Liability Company Agreement of Environmental Alternative Fuels, LLC dated May 3, 2012 (8)

10.12

 

Line Extension Contract, dated April 3, 2014, between Southern California Gas Company and EVO CNG, LLC (8)

10.13

 

Fuel Purchase Agreement, dated April 12, 2013, between Environmental Alternative Fuels, LLC and Central Freight Lines, Inc. (8)

10.14

 

Incremental Natural Gas Facilities Agreement, dated February 24, 2014, between Southwest Gas Corporation and Environmental Alternative Fuels, LLC (8)

10.15

 

Service Agreement for Transportation of Customer Secured Natural Gas dated October 2, 2014 by and between Southwest Gas Corporation and Environmental Alternative Fuels, LLC (8)

10.16

 

Fuel Purchase Agreement, dated January 11, 2013, between Environmental Alternative Fuels, LLC and Sheehy Mail Contractors, Inc. (8)

63


 

Exhibit

 

Description

10.17

 

Master Retail Gas Sales Agreement, dated November 1, 2013, between Integrys Energy Services – Natural Gas, LLC and EVO CNG, LLC (8)

10.18

 

Fuel Purchase Agreement, dated October 1, 2013, between EAF and Central Freight Lines, Inc. (8)

10.19

 

Natural Gas Service and Pipeline Agreement, dated November 12, 2014, between EAF and LDC, llc (8)

10.20

 

Form of Subscription Agreement (9)

10.21

 

Form of Warrant (9)

10.22

 

Separation Agreement, dated October 9, 2017, between EVO Transportation & Energy Services, Inc. and Kirk Honour (11)

10.23

 

Form of Junior Bridge Note Conversion Subscription Agreement (12)

10.24

 

Subscription Agreement, dated March 2, 2018, between EVO Transportation & Energy Services, Inc. and Jerry Moyes (14)

10.25

 

Form of Senior Bridge Note Conversion Subscription Agreement (14)

10.26

 

Share Escrow Agreement, dated March 20, 2018, between EVO Transportation & Energy Services, Inc. and the shareholders party thereto. (14)

10.27

 

EVO Transportation & Energy Services, Inc. 2018 Stock Incentive Plan (17)

10.28

 

Form of EVO Transportation & Energy Services, Inc. Option Agreement (17)

10.29

 

Form of Subscription Agreement (15)

10.30

 

Promissory Note dated June 1, 2018 between EVO Transportation & Energy Services, Inc. and Billy (Trey) Peck Jr. (13)

10.31

 

Stock Pledge Agreement dated June 1, 2018 between EVO Transportation & Energy Services, Inc. and Billy (Trey) Peck Jr. (13)

10.32

 

Security Agreement dated June 1, 2018 between EVO Transportation & Energy Services, Inc., Thunder Ridge Transport, Inc., and Billy (Trey) Peck Jr. (13)

10.33+

 

Employment Agreement dated June 1, 2018 between EVO Transportation & Energy Services, Inc. and Billy (Trey) Peck Jr. (13)

10.34

 

Subscription Agreement dated June 1, 2018 between EVO Transportation & Energy Services, Inc. and Billy (Trey) Peck Jr. (13)

10.35

 

Warrant dated June 1, 2018 issued to Billy (Trey) Peck Jr. ($3.00) (13)

10.36

 

Warrant dated June 1, 2018 issued to Billy (Trey) Peck Jr. ($5.00) (13)

10.37

 

Warrant dated June 1, 2018 issued to Billy (Trey) Peck Jr. ($7.00) (13)

10.38

 

Secured Convertible Promissory Note dated July 20, 2018 between EVO Transportation & Energy Services, Inc. and Dan Thompson II LLC. (16)

10.39

 

Confidential Settlement Agreement and Mutual Release dated July 31, 2018 by and among Red Ocean Consulting, LLC, Brenton Hayden, Richard H. Enrico Revocable Trust dated June 9, 1998, Richard H. Enrico, Titan CNG, LLC, Titan El Toro, LLC, Titan Diamond Bar, LLC, Titan Blaine, LLC, Kirk Honour, Scott Honour, and EVO Transportation & Energy Services, Inc. (16)

10.40

 

Note Purchase Agreement dated July 20, 2018 between EVO Transportation & Energy Services, Inc. and Dan Thompson II LLC. (16)

10.41

 

Security Agreement dated June 1, 2018 between EVO Transportation & Energy Services, Inc. and Dan Thompson II LLC. (16)

10.42

 

Warrant dated July 20, 2018 issued to Dan Thompson II LLC ($2.50) (16)

10.43+

 

Employment Agreement dated July 25, 2018 between EVO Transportation & Energy Services, Inc. and Michael Zientek. (16)

10.44

 

Form of Subscription Agreement (Convertible Note Conversion) (17)

10.45

 

Form of Warrant (17)

10.46

 

Transportation Services Proposal & Contract for Regular Service (Contract No. 430Q8) between Thunder Ridge Transport Inc. and United States Postal Service. (20)

10.47

 

Transportation Services Proposal & Contract for Regular Service (Contract No. 913A7) between Thunder Ridge Transport Inc. and United States Postal Service. (20)

10.48

 

Transportation Services Proposal & Contract for Regular Service (Contract No. 995L2) between Thunder Ridge Transport Inc. and United States Postal Service. (20)

64


 

Exhibit

 

Description

10.49

 

Transportation Services Proposal & Contract for Regular Service (Contract No. 995L3) between Thunder Ridge Transport Inc. and United States Postal Service. (20)

10.50

 

Transportation Services Proposal & Contract for Regular Service (Contract No. 945L3) between Thunder Ridge Transport Inc. and United States Postal Service. (20)

10.51

 

Equipment Lease Agreement dated January 2, 2019 between Sheehy Enterprises, Inc. and Sheehy Mail, Inc. (22)

10.52

 

Subscription Agreement dated January 2, 2019 between EVO Transportation & Energy Services, Inc. and Sheehy Enterprises, Inc. (22)

10.53+

 

Employment Agreement dated January 2, 2019 between EVO Transportation & Energy Services, Inc. and John Sheehy (22)

10.54

 

Promissory Note dated February 1, 2019 between EVO Equipment Leasing, LLC, John Lampsa, and Ursula Lampsa (24)

10.55+

 

Employment Agreement dated February 1, 2019 between EVO Transportation & Energy Services, Inc. and John Lampsa (24)

10.56

 

Subscription Agreement dated February 1, 2019 between EVO Transportation & Energy Services, Inc. and Ursula Lampsa (24)

10.57

 

Subscription Agreement dated February 1, 2019 between EVO Transportation & Energy Services, Inc. and John Lampsa (24)

10.58

 

Amendment to Equipment Lease Agreement dated April 15, 2019 between Sheehy Enterprises, Inc. and Sheehy Mail Contractors, Inc. (25)

10.59

 

Promissory Note dated January 2, 2019 between EVO Transportation & Energy Services, Inc. and Sheehy Enterprises, Inc. (25)

10.60

 

Amendment to Equity Purchase Agreement dated December 26, 2018 between EVO Transportation & Energy Services, Inc. and Billy (Trey) Peck Jr. (25)

10.61

 

Amendment to Equity Purchase Agreement dated February 28, 2019 between EVO Transportation & Energy Services, Inc. and Billy (Trey) Peck Jr. (25)

10.62

 

Amendment to Equity Purchase Agreement dated April 12, 2019 between EVO Transportation & Energy Services, Inc. and Billy (Trey) Peck Jr. (25)

10.63

 

Amendment to Promissory Note, dated April 22, 2019, between EVO Transportation & Energy Services, Inc. and Danny R. Cuzick (25)

10.64

 

Amendment to Promissory Note, dated April 22, 2019, between EVO Transportation & Energy Services, Inc. and Danny R. Cuzick on behalf of Damon R. Cuzick (25)

10.65

 

Amendment to Promissory Note, dated April 22, 2019, between EVO Transportation & Energy Services, Inc. and Danny R. Cuzick on behalf of Theril H. Lund (25)

10.66

 

Amendment to Promissory Note, dated April 22, 2019, between EVO Transportation & Energy Services, Inc. and Danny R. Cuzick on behalf of Thomas J. Kiley (25)

10.67

 

Amendment to Equity Purchase Agreement dated April 30, 2019 between EVO Transportation & Energy Services, Inc. and Billy (Trey) Peck Jr. (25)

10.68

 

Form of Subscription Agreement (26)

10.69

 

Form of Warrant (26)  

10.70

 

Separation Agreement and Release, dated July 11, 2019, between EVO Transportation & Energy Services, Inc. and Michael Zientek (27)

10.71

 

Employment Agreement dated July15, 2019 between EVO Transportation & Energy Services, Inc. and Clifford Finkle IV (28)

10.72

 

Employment Agreement dated July15, 2019 between EVO Transportation & Energy Services, Inc. and James C. Finkle Jr. (28)

10.73

 

Subscription Agreement dated July15, 2019 between EVO Transportation & Energy Services, Inc. and Clifford Finkle IV (28)

10.74

 

Subscription Agreement dated July15, 2019 between EVO Transportation & Energy Services, Inc. and James C. Finkle Jr. (28)

10.75

 

Employment Agreement dated July22, 2019 between EVO Transportation & Energy Services, Inc. and Eugene S. Putnam, Jr. (28)

65


 

Exhibit

 

Description

10.76

 

Employment Agreement, dated September 16, 2019, between EVO Transportation & Energy Services, Inc. and Matthew Ritter (29)

10.77

 

Employment Agreement, dated September 16, 2019, between EVO Transportation & Energy Services, Inc. and Michael Ritter (29)

10.78

 

Director Nomination Agreement, dated September 16, 2019, between EVO Transportation & Energy Services, Inc. and Antara Capital Master Fund LP (29)

10.79

 

Side Letter Agreement, dated September 16, 2019, between EVO Transportation & Energy Services, Inc. and Antara Capital LP (29)

10.80

 

Subordination Agreement, dated September 16, 2019, between EVO Transportation & Energy Services, Inc., Danny Cuzick, and Cortland Capital Market Services LLC (29)

10.81

 

Subordination Agreement, dated September 16, 2019, between Environmental Alternative Fuels, LLC, Danny Cuzick, and Cortland Capital Market Services LLC (29)

10.82

 

Amendment to Promissory Note, dated August 30, 2019, between John Lampsa and Ursula Lampsa and EVO Equipment Leasing, LLC (29)

10.83

 

Extension of the Original Equity Purchase Agreement and Amendments Thereto, dated August 30, 2019, between EVO Transportation & Energy Services, Inc. and Billy (Trey) Peck Jr. (29)

10.84

 

Warrant, dated September 16, 2019, between EVO Transportation & Energy Services, Inc. and Antara Capital Master Fund LP (29)

10.85

 

Warrant, dated September 16, 2019, between EVO Transportation & Energy Services, Inc. and Danny Cuzick (29)

10.86

 

Subscription Agreement, dated September 16, 2019, between EVO Transportation & Energy Services, Inc., Matthew Ritter and Michael Ritter (29)

10.87

 

Employment Agreement, dated September 23, 2019, between EVO Transportation & Energy Services, Inc. and Thomas J. Abood (30)

10.90

 

Option Agreement, dated September 23, 2019, between EVO Transportation & Energy Services, Inc. and Thomas J. Abood (30)

10.91

 

Option Agreement, dated July 22, 2019, between EVO Transportation & Energy Services, Inc. and Eugene S. Putnam, Jr. (30)

10.92

 

Separation Agreement and Release, dated October 17, 2019, between EVO Transportation & Energy Services, Inc. and John Yeros (31)

10.93

 

Intercompany Debt Repayment and Settlement Agreement dated November 7, 2019 between EVO Transportation & Energy Services, Inc., Sheehy Mail Contractors, Inc., John Sheehy, Sheehy Enterprises Inc., and North American Dispatch Systems (32)

10.94

 

Warrant, dated September 16, 2019, between EVO Transportation & Energy Services, Inc. and Corbin ERISA Opportunity Fund Ltd. (33)

10.95

 

Warrant, dated September 16, 2019, between EVO Transportation & Energy Services, Inc. and Antara Capital Master Fund LP (34)

10.96

 

Warrant, dated September 16, 2019, between EVO Transportation & Energy Services, Inc. and Corbin ERISA Opportunity Fund Ltd. (34)

10.97

 

Warrant, dated February 27, 2020, between EVO Transportation & Energy Services, Inc. and Antara Capital Master Fund LP (35)

10.98

 

Form of Subscription Agreement, dated February 27, 2020 (35)

10.99

 

Redemption Agreement, dated March 24, 2020, between EVO Transportation & Energy Services, Inc. and Danny Cuzick (36)

10.100

 

Redemption Agreement, dated March 24, 2020, between EVO Transportation & Energy Services, Inc. and R. Scott Wheeler (36)

10.101

 

Subscription Agreement, dated March 24, 2020, between EVO Transportation & Energy Services, Inc. and Danny Cuzick (36)

10.102

 

Waiver and Warrant Agreement, dated March 26, 2020, between EVO Transportation & Energy Services, Inc. and Danny Cuzick (36)

10.103

 

Waiver and Agreement to Issue Warrant, dated March 31, 2020, between EVO Transportation & Energy Services, Inc. and Antara Capital Master Fund LP (37)

10.104

 

Note dated April 15, 2020 issued by EVO Transportation & Energy Services, Inc. to BOKF, N.A. (dba Bank of Oklahoma) (38)

66


 

Exhibit

 

Description

10.105+

 

Amended and Restated Executive Employment Agreement dated April 10, 2020 between EVO Transportation & Energy Services, Inc. and Thomas J. Abood (38)

10.106

 

Settlement Agreement and Releases dated March 12, 2021 between EVO Transportation & Energy Services, Inc., Midwest Bank, Dan Thompson II, LLC, Antara Capital LP, Antara Capital Master Fund LP, Antara Capital GP, LLC, Antara Capital Fund GP LLC, CEOF Holdings, LP and Himanshu Gulati, and Danny R. Cuzick, individually and as Holders’ Representative on behalf of Damon R. Cuzick, Theril H. Lund, and Thomas J. Kiley (41)

10.107

 

Warrant Agreement dated March 17, 2021 between EVO Transportation & Energy Services, Inc. and Midwest Bank (41)

10.108

 

Warrant Agreement dated March 17, 2021 between EVO Transportation & Energy Services, Inc. and Dan Thompson II, LLC ($2.50) (41)

10.109

 

Warrant Agreement dated March 17, 2021 between EVO Transportation & Energy Services, Inc. and Dan Thompson II, LLC ($0.01) (41)

10.110*

 

Office Lease dated November 27, 2019 between EVO Transportation & Energy Services, Inc. and LPC Corridors, LLC

10.111*

 

Commercial Lease Agreement dated November 1, 2019 between Thunder Ridge Transport, Inc. and Apple Moving, Inc.

10.112*

 

Lease dated February 1, 2019 between Ursa Major Corporation and Ursa Group, LLC

10.113*

 

Lease dated February 1, 2019 between Ursa Major Corporation and Ursa Oak Creek LLC

10.114*

 

Lease Agreement dated September 30, 2018 between Thunder Ridge Transport, Inc. and ST Equity Properties, LLC

10.115*

 

Lease – Business Property dated January 29, 2018 between Sheehy Mail Contractors, Inc. and Penta Partners, LLC

10.116*

 

Ground Lease Agreement dated March 27, 2019 between Transport Leasing Inc. and 1230 McCarter Highway, LLC

10.117*

 

Storage Parking Lease dated March 1, 2012 between John W. Ritter Trucking Incorporated and Allen Robinson

10.118*

 

First Amendment to Commercial Lease Agreement dated February 4, 2021 between EVO Transportation, Inc. and Anne Arundel Development Group, LLC

10.119*

 

Lease dated October 31, 2019 between EVO Transportation & Energy Services, Inc. and Ailanthus L.L.C.

10.120*

 

Assignment, Assumption and Consent to Assignment of Lease and Subleases dated May 26, 2021 by and among HP Lumina, LLC, Atlantic Postal Services, Inc., and EVO Transportation & Energy Services, Inc.

10.121*

 

Lease Agreement dated April 26, 2015 between HP Lumina, LLC and Edwards Mail Service, Inc.

10.122*+

 

Employment Agreement dated June 21, 2021 between EVO Transportation & Energy Services, Inc. and Patrick Seul

14.1

 

Code of Conduct for Officers and Directors (5)

16.1

 

Letter from Lurie, LLP to the Securities and Exchange Commission dated February 7, 2017 (6)

16.2

 

Letter from Lurie, LLP to the Securities and Exchange Commission dated April 17, 2017 (7)

16.3

 

Letter from EKS&H LLLP to the Securities Exchange Commission dated October 2, 2018 (19)

16.4

 

Letter from Plante & Moran, PLLC to the Securities Exchange Commission dated January 11, 2019 (23)

21.1*

 

Subsidiaries of EVO Transportation & Energy Services, Inc.

31.1*

 

Certification of the Company’s Principal Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002, with respect to the registrant’s annual report on Form 10-K for the year ended December 31, 2019

31.2*

 

Certification of the Company’s Principal Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002, with respect to the registrant’s annual report on Form 10-K for the year ended December 31, 2019

32.1*

 

Certification of the Company’s Principal Executive Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes Oxley Act of 2002

32.2*

 

Certification of the Company’s Principal Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes Oxley Act of 2002

99.1

 

Audit Committee Charter (25)

99.2

 

Compensation Committee Charter (25)

67


 

Exhibit

 

Description

 

 

 

101.INS

 

Inline XBRL Instance Document – the instance document does not appear in the Interactive Data File because XBRL tags are embedded within the Inline XBRL document.

101.SCH

 

Inline XBRL Taxonomy Extension Schema Document

101.CAL

 

Inline XBRL Taxonomy Extension Calculation Linkbase Document

101.DEF

 

Inline XBRL Taxonomy Extension Definition Linkbase Document

101.LAB

 

Inline XBRL Taxonomy Extension Label Linkbase Document

101.PRE

 

Inline XBRL Taxonomy Extension Presentation Linkbase Document

104

 

Cover Page Interactive Data File (embedded within the Inline XBRL document)

 

*

Filed herewith

+

Management contract or compensatory plan or arrangement.

(1)

Filed as an exhibit to the Company’s registration statement on Form 10, as filed with the SEC on December 10, 2010 and incorporated herein by this reference.

(2)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on November 29, 2016 and incorporated herein by reference.

(3)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on January 18, 2017 and incorporated herein by reference.

(4)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on February 6, 2017 and incorporated herein by reference.

(5)

Filed as an exhibit to the Company’s annual report on Form 10-K filed with the SEC on March 28, 2011 and incorporated herein by this reference.

(6)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on February 8, 2017 and incorporated herein by reference.

(7)

Filed as an exhibit to the Company’s amended current report on Form 8-K filed with the SEC on April 18, 2017 and incorporated herein by reference.

(8)

Filed as an exhibit to the Company’s annual report on Form 10-K filed with the SEC on April 18, 2017 and incorporated herein by reference.

(9)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on June 7, 2017 and incorporated herein by reference.

(10)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on September 1, 2017 and incorporated herein by reference.

(11)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on October 13, 2017 and incorporated herein by reference.

(12)

Filed as an exhibit to the Company’s quarterly report on Form 10-Q filed with the SEC on November 20, 2017 and incorporated herein by reference.

(13)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on June 7, 2018 and incorporated herein by reference.

(14)

Filed as an exhibit to the Company’s annual report on Form 10-K filed with the SEC on April 17, 2018 and incorporated herein by reference.

(15)

Filed as an exhibit to the Company’s quarterly report on Form 10-Q filed with the SEC on May 18, 2018 and incorporated herein by reference.

(16)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on August 6, 2018 and incorporated herein by reference.

(17)

Filed as an exhibit to the Company’s quarterly report on Form 10-Q filed with the SEC on August 24, 2018 and incorporated herein by reference.

(18)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on September 17, 2018 and incorporated herein by reference.

(19)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on October 2, 2018 and incorporated herein by reference.

(20)

Filed as an exhibit to the Company’s quarterly report on Form 10-Q filed with the SEC on November 15, 2018 and incorporated herein by reference.

(21)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on December 20, 2018 and incorporated herein by reference.

(22)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on January 10, 2019 and incorporated herein by reference.

(23)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on January 11, 2019 and incorporated herein by reference.

(24)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on February 7, 2019 and incorporated herein by reference.

(25)

Filed as an exhibit to the Company’s annual report on Form 10-K filed with the SEC on May 30, 2019 and incorporated herein by reference.

(26)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on June 4, 2019 and incorporated herein by reference.

(27)

Filed as an Exhibit to the Company’s current report on Form 8-K filed with the SEC on July 17, 2019 and incorporated herein by reference.

(28)

Filed as an Exhibit to the Company’s current report on Form 8-K filed with the SEC on July 25, 2019 and incorporated herein by reference.

(29)

Filed as an Exhibit to the Company’s current report on Form 8-K filed with the SEC on September 20, 2019 and incorporated herein by reference.

(30)

Filed as an Exhibit to the Company’s current report on Form 8-K filed with the SEC on September 24, 2019 and incorporated herein by reference.

(31)

Filed as an Exhibit to the Company’s current report on Form 8-K filed with the SEC on October 30, 2019 and incorporated herein by reference.

(32)

Filed as an Exhibit to the Company’s current report on Form 8-K filed with the SEC on November 22, 2019 and incorporated herein by reference.

(33)

Filed as an Exhibit to the Company’s amendment to its current report on Form 8-K filed with the SEC on January 27, 2020 and incorporated herein by reference.

(34)

Filed as an exhibit to the Company’s amendment to its current report on Form 8-K/A filed with the SEC on February 3, 2020 and incorporated herein by reference.

(35)

Filed as an Exhibit to the Company’s current report on Form 8-K filed with the SEC on March 4, 2020 and incorporated herein by reference.

(36)

Filed as an Exhibit to the Company’s current report on Form 8-K filed with the SEC on March 30, 2020 and incorporated herein by reference.

(37)

Filed as an Exhibit to the Company’s current report on Form 8-K filed with the SEC on April 7, 2020 and incorporated herein by reference.

(38)

Filed as an Exhibit to the Company’s current report on Form 8-K filed with the SEC on April 30, 2020 and incorporated herein by reference.

(39)

Filed and an Exhibit to the Company’s current report on Form 8-K filed with the SEC on October 26, 2020 and incorporated herein by reference.

(40)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on March 5, 2021 and incorporated herein by reference.

(41)

Filed as an exhibit to the Company’s current report on Form 8-K filed with the SEC on March 23, 2021 and incorporated herein by reference.

 

68


 

 

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Exchange Act, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

 

 

EVO TRANSPORTATION & ENERGY SERVICES, INC.

 

 

Date: August 10, 2021

By:

/s/ Thomas J. Abood

 

 

Thomas J. Abood

 

 

Chief Executive Officer

 

 

Principal Executive Officer

 

Pursuant to the requirements of the Exchange Act, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

 

 

 

Title

 

Date

 

 

 

 

 

/s/ Thomas J. Abood

 

Chief Executive Officer & Director

 

August 10, 2021

Thomas J. Abood

 

 

 

  

 

 

 

 

 

/s/ Eugene S. Putnam, Jr.

 

Chief Financial Officer

 

August 10, 2021

Eugene S. Putnam, Jr.

 

 

 

 

 

 

 

 

 

/s/ Amy Harp

 

Controller

 

August 10, 2021

Amy Harp

 

 

 

 

 

 

 

 

 

/s/ Alexandre Zyngier

 

Director

 

August 10, 2021

Alexandre Zyngier

 

 

 

 

 

 

 

 

 

/s/ Danny R. Cuzick

 

Director

 

August 10, 2021

Danny R. Cuzick

 

 

 

 

 

 

 

 

 

/s/ Scott M. Honour

 

Director

 

August 10, 2021

Scott M. Honour

 

 

 

 

 

 

 

 

 

/s/ R. Scott Wheeler

 

Director

 

August 10, 2021

R. Scott Wheeler

 

 

 

 

 

 

 

 

 

/s/ Mark M. Anderson

 

Director

 

August 10, 2021

Mark M. Anderson

 

 

 

 

 

 

 

 

 

/s/ Scott Smith

 

Director

 

August 10, 2021

Scott Smith

 

 

 

 

 

 

 

 

 

/s/ Tony Coelho

 

Director

 

August 10, 2021

Tony Coelho

 

 

 

 

 

 

 

 

 

69

Exhibit 10.110

 

 

 

 

 

 

 

 

 

 

OFFICE LEASE

 

 

 

by and between

 

 

 

LPC CORRIDORS, LLC,

an Arizona limited liability company

 

 

(“Landlord”)

 

 

and

 

 

EVO TRANSPORTATION & ENERGY SERVICES INC.,

a Delaware corporation

 

 

(“Tenant”)

 

 

Dated as of

 

 

November 27, 2019

 

 

 


 

 

OFFICE LEASE

THIS OFFICE LEASE is made between LPC CORRIDORS, LLC, an Arizona limited liability company (“Landlord”), and the Tenant described in Item 1 of the Basic Lease Provisions.

LEASE OF PREMISES

Landlord hereby leases to Tenant and Tenant hereby leases from Landlord, subject to all of the terms and conditions set forth herein, those certain premises (the “Premises”) described in Item 3 of the Basic Lease Provisions and as shown in the drawing attached hereto as Exhibit A-2. The Premises are located in the Building described in Item 2 of the Basic Lease Provisions. The Building is located on that certain land (the “Land”) more particularly described on Exhibit A-1 attached hereto, which is also improved with landscaping, parking facilities and other improvements, fixtures and common areas and appurtenances now or hereafter placed, constructed or erected on the Land (sometimes referred to herein as the “Project”).

BASIC LEASE PROVISIONS

 

1.

Tenant:

EVO Transportation & Energy Services Inc., a Delaware corporation (“Tenant”)

 

 

 

2.

Building:

2075 W. Pinnacle Peak Road

 

 

Phoenix, Arizona 85027

 

 

 

3.

Description of Premises:

Suite: 130

 

 

 

 

Rentable Area:

6,359 rental square feet

 

 

 

 

Building Size:

163,051 rentable square feet (subject to Paragraph 18)

 

 

 

4.

Tenant’s Proportionate

 

 

Share:

3.9% (6,359 rsf/164,437 rsf (See Paragraph 3)

 

 

 

5.

Basic Annual Rent*:

(See Paragraph 2)

 

 

 

 

Months 1 to 5, inclusive (the

 

 

Abatement Period”):

$12,188.08; but abated and to be $0.00 during the

 

Monthly Installment:

Abatement Period (“Abated Rent”)

 

 

 

 

Months 6 to 17, inclusive:

 

 

Monthly Installment:

$12,188.08

 

 

 

 

Months 18 to 29, inclusive:

 

 

Monthly Installment:

$12,453.04

 

 

 

 

Months 30 to 41, inclusive:

 

 

Monthly Installment:

$12,718.00

 

1


 

 

 

 

 

Months 42 to 53, inclusive:

 

 

Monthly Installment:

$12,982.96

 

 

 

 

Months 54 to 65, inclusive:

 

 

Monthly Installment:  

$13,247.92

 

* Basic Annual Rent is shown herein in the amount of 1/12th thereof, as the Monthly Installment. Tenant shall also pay Landlord the applicable rental tax (currently 2.9%) with each Monthly Installment of Basic Annual Rent.

 

6.

Installment Payable

 

 

Upon Execution:

$25,789.45 consisting of: (i) $12,541.54 [First Monthly Installment, plus rental tax]; and (ii) $13,247.92 [Security Deposit]

 

 

 

7.

Security Deposit

 

 

Payable Upon Execution:

$13,247.92 (See Paragraph 2(c))

 

 

 

8.

Base Year for Operating Costs:

2020 (See Paragraph 3)

 

 

 

 

Base Year for Real Estate Taxes:

2020 (See Paragraph 3)

 

 

 

 

Base Year for Utilities:

2020 (See Paragraph 3)

 

 

 

9.

Initial Term:

65 months, commencing on the Commencement Date, anticipated to be February 1, 2020. If the Commencement Date occurs on a date other than the first day of a calendar month, the Initial Term shall be for a period of 65 months, plus the remaining portion of the month in which the Commencement Date occurs (See Paragraph 1)

 

 

 

10.

Term Extension:

Two (2) five-year options (See Paragraph 1(d))

 

 

 

11.

Use:

General office use

 

 

 

12.

Broker(s) (See Paragraph 19(k)):

 

 

 

 

 

Landlord’s Broker:

Colton Trauter

Lee & Associates

3200 East Camelback Road, Suite 100

Phoenix, Arizona 85018

 

 

 

 

2


 

 

Tenant’s Broker:

Bobbie Lorraine Mastracci

Sales & Commercial Leasing Division

Phoenix West Commercial LLC

 

 

 

13.

Number of Parking Spaces:

Thirty-two (32) of which up to nine (9) may be covered reserved spaces (“Covered Reserved Spaces”) at a charge of $35.00 per stall per month (“Parking Fees”); and (ii) the remaining parking stalls shall be unreserved parking spaces (“Unreserved Spaces”) at no additional charge to Tenant throughout the Initial Term (See Paragraph 18). All charges for the Covered Reserved Spaces shall be abated during the first twenty-nine (29) months of the Term.

 

 

 

14.

Addresses for Notices:

 

 

 

 

 

To:  TENANT:

To:  LANDLORD:

 

 

 

 

Prior to occupancy of the Premises:

 

 

 

 

EVO Transportation & Energy

LPC Corridors, LLC

 

Services Inc.

c/o Arcadia Management

 

8285 West Lake Pleasant Pkwy

P.O. Box 10

 

Peoria, AZ 85382

Scottsdale, Arizona 85252-0010

 

Attn: Secretary

Attn: Carey Benincasa

 

 

 

 

After occupancy of the Premises:With a copy to:

 

 

 

 

EVO Transportation &

LPC Corridors, LLC

 

Energy Services Inc.

Libitzky Property Companies

 

2075 W. Pinnacle Peak Road

1475 Powell Street, Suite 201

 

Suite 130

Emeryville, CA 94608

 

Phoenix, Arizona 85027

 

 

Attn: Secretary

 

 

 

 

15.

Place of Payment:

All payments payable under this Lease shall be made out to the Landlord, and shall be sent to Landlord c/o Arcadia Management, P.O. Box 10, Scottsdale, Arizona 85252-0010, or to such other address as Landlord may designate in writing. In addition, Tenant may arrange with Landlord for monthly electronic payments.

 

 

 

16.

Guarantor:

None

 

 

 

17.

Date of this Lease:

See cover page

 

3


 

 

 

 

18.

Landlord’s Construction

(See Exhibit B)

 

Obligation(s):

 

 

 

 

19.

The “State” is the State of Arizona.

 

 

 

 

20.

Right of Second Offer:

(See Paragraph 1(e))

 

This Lease consists of the foregoing introductory paragraphs and Basic Lease Provisions, the provisions of the Standard Lease Provisions (the “Standard Lease Provisions”) (consisting of Paragraphs 1 through 19 which follow) and Exhibits A-1 through A-4 and Exhibits B through Exhibit G, all of which are incorporated herein by this reference. In the event of any conflict between the provisions of the Basic Lease Provisions and the provisions of the Standard Lease Provisions, the Standard Lease Provisions shall control.


 

4


 

 

STANDARD LEASE PROVISIONS

1.

TERM

(a)The Initial Term of this Lease and the Rent (defined below) shall commence on the earliest of (i) the date that the Tenant Improvements are Substantially Completed, or (ii) the date the Tenant Improvements would have been Substantially Completed except for Tenant Delays (the “Commencement Date”). Unless earlier terminated in accordance with the provisions hereof, the Initial Term of this Lease shall be the period shown in Item 9 of the Basic Lease Provisions. As used herein, “Lease Term” shall mean the Initial Term referred to in Item 9 of the Basic Lease Provisions, subject to any extension of the Initial Term hereof exercised in accordance with the terms and conditions expressly set forth herein. This Lease shall be a binding contractual obligation effective upon execution hereof by Landlord and Tenant, notwithstanding the later commencement of the Initial Term of this Lease. The terms “Tenant Improvements” and “Substantial Completion” or “Substantially Completed” are defined in the attached Exhibit B Work Letter. “Tenant Delays” consist of those delays defined in Exhibit B.

(b)The Premises will be delivered to Tenant when the Tenant Improvements have been Substantially Completed; provided, however, that Tenant shall be entitled to occupy the Premises fifteen (15) days prior to the Commencement Date solely for the purposes of installing Tenant’s furniture, fixtures and equipment. Upon the Commencement Date, and so long as Tenant is not in default beyond applicable Notice and cure hereunder, Tenant shall have access to the Premises twenty four (24) hours per day, seven (7) days per week. If the Commencement Date is delayed, this Lease shall not be void or voidable, nor shall Landlord be liable to Tenant for any loss or damage resulting therefrom.

(c)Upon Substantial Completion of the Tenant Improvements, Landlord shall prepare and deliver to Tenant, Tenant’s Initial Certificate in the form of Exhibit F attached hereto (the “Certificate”) which Tenant shall acknowledge by executing a copy and returning it to Landlord. If Tenant fails to sign and return the Certificate to Landlord within ten (10) days of its receipt from Landlord, the Certificate as sent by Landlord shall be deemed to have correctly set forth the Commencement Date and the other matters addressed in the Certificate.

(d)Option to Extend Term.

Tenant shall have two (2) options (each a “Renewal Option”) to extend the Lease Term for the entire Premises then being leased to Tenant. The Renewal Options shall each be for a five (5) year period (each a “Renewal Term”). The Renewal Term(s) shall commence on the day after the Expiration Date and the day after the last day of the first Renewal Term, respectively. The Renewal Option shall be void if there exists an event of default by Tenant of this Lease by Tenant, either at the time of exercise of the Renewal Option or the time of commencement of the Renewal Term. Each Renewal Option must be exercised, if at all, by written Notice (“Renewal Notice”) from Tenant to Landlord given not less than nine (9) months and not more than twelve (12) months prior to the expiration of the then current Lease Term. The Renewal Term shall be upon the same terms and conditions as the original Lease Term, except that: (A) the Basic Annual Rent (payable in monthly installments) shall be adjusted to that amount which is One Hundred and Three percent (103%) of the then Annual Basic Rent (and the Annual Basic rent shall thereafter increase each

 

5


 

year by three percent (3%)); (B) Tenant shall not be entitled to any tenant improvement allowance during the Renewal Term; and (C) from and after the exercise of each Renewal Option, (1) all references to “Expiration Date” shall be deemed to refer to the last day of the applicable Renewal Term, and (2) all references to “Lease Term” shall be deemed to include the Renewal Term. The Renewal Option is personal to Tenant and shall be inapplicable and null and void if Tenant assigns its interest under this Lease.

(e)Right of Second Offer. Landlord hereby grants to Tenant a one-time right of second offer to lease any space that becomes available in the Building at 2001 W. Pinnacle Peak Road (the “2001 Space”) if such space is or becomes vacant and available during the Lease Term (the “Second Offer Space”). The Second Offer Space is the subject of a Right of First Offer to an existing tenant (the “First Offer Holder”) at the Building at 2001 W. Pinnacle Peak Road. If Tenant does not lease the Second Offer Space after being offered such space in accordance with the terms of this Paragraph 1(e), Tenant shall have no further right to lease the Second Offer Space. Tenant’s right of second offer shall be on the terms and conditions set forth in this Paragraph 1(e).

(i)Procedure for Offer. Landlord shall notify Tenant (such Notice being hereinafter called the “Offer Notice”) of Landlord’s intention to lease such space, simultaneously with Landlord similarly notifying the First Offer Holder. Such Offer Notice shall specifically set forth the size of such space, and shall constitute an offer by Landlord to lease such space to Tenant in accordance with the terms set forth in the Offer Notice (collectively, the “ROFO Economic Terms”). Tenant shall have until 5:00 pm on the tenth (10th) business day after the giving of the Offer Notice to accept such offer and to lease such space described in the Offer Notice from Landlord in accordance with the ROFO Economic Terms, provided, however, that if the First Offer Holder elects to accept such terms, then this Right of Second Offer shall expire and be of no further force or effect.

(ii)Procedure for Acceptance. If Tenant wishes to exercise Tenant’s right of second offer with respect to the Second Offer Space, then within ten (10) business days after delivery of the Offer Notice to Tenant, Tenant shall deliver Notice to Landlord of Tenant’s intention to exercise its right of first offer with respect to the entire Second Offer Space described in the Offer Notice. Notwithstanding anything to the contrary contained herein, Tenant must elect to exercise its right of second offer, if at all, with respect to all of the space offered by Landlord to Tenant at any particular time, and Tenant may not elect to lease only a portion of the Right of Second Offer Space. If Tenant fails to respond in writing to such Notice within said ten (10) business day period, or does not accept the entire Second Offer Space, then Tenant shall be deemed to have waived its right of first offer with respect to such Second Offer Space.

(iii)Lease of Second Offer Space. If Tenant timely exercises Tenant’s right to lease the Second Offer Space as set forth herein (and the First offer Holder fails or declines to exercise its Right of First Offer), Landlord and Tenant shall execute an amendment adding such Second Offer Space to this Lease upon the same non-economic terms and conditions as applicable to the Premises, and the ROFO Economic Terms as provided in Paragraph 1(e)(i). Tenant shall commence payment of Rent for the Second Offer Space and the lease term of the Second Offer Space shall commence upon the date (“Second Offer

 

6


 

Commencement Date”) otherwise identified as the “Commencement Date” set forth in the ROFO Economic Terms.

(iv)Conditions to Right of Second Offer. Tenant’s rights under this Paragraph 1(e) shall be subject to the conditions (all of which conditions are solely for Landlord’s benefit and may, in Landlord’s sole discretion, be waived) that: (i) at the time of exercise and thereafter at all times prior to the commencement of Tenant’s leasing of the Second Offer Space, there shall be no default by Tenant under the terms of this Lease beyond any applicable Notice or cure and (ii) Tenant must not have sublet more than ten percent (10%) of the Premises.

2.

BASIC ANNUAL RENT AND SECURITY DEPOSIT

(a)Tenant agrees to pay during each Lease Year (defined below) of the Lease Term as Basic Annual Rent (“Basic Annual Rent”) for the Premises the sums shown for such periods in Item 5 of the Basic Lease Provisions, plus applicable rental tax. For purposes of this Lease, a “Lease Year” shall be each twelve (12) calendar month period commencing on the Commencement Date (or anniversary thereof). If at any time during the Lease Term a default beyond all applicable Notice and cure periods by Tenant occurs, then, in addition to any other rights and remedies Landlord may have, Tenant shall pay Landlord the then-unamortized portion of the Basic Annual Rent actually abated.

(b)Except as expressly provided to the contrary herein, Basic Annual Rent shall be payable in equal consecutive monthly installments, in advance, without demand, deduction or offset, commencing on the Commencement Date and continuing on the first day of each calendar month thereafter until the expiration of the Lease Term. The first full monthly installment of Basic Annual Rent shall be payable upon Tenant’s execution of this Lease. The obligation of Tenant to pay Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. If the Commencement Date is a day other than the first day of a calendar month, then the Rent for such partial month shall be calculated on a per diem basis based on the rate of the Basic Annual Rent due during Month 10 of the Initial Term. In the event Landlord delivers possession of the Premises to Tenant prior to the Commencement Date, Tenant agrees it shall be bound by and subject to all terms, covenants, conditions and obligations of this Lease during the period between the date possession is delivered and the Commencement Date, other than the payment of Basic Annual Rent, in the same manner as if delivery had occurred on the Commencement Date.

(c)Simultaneously with the execution of this Lease, Tenant has paid or will pay Landlord the security deposit (the “Security Deposit”) in Item 7 of the Basic Lease Provisions as security for the performance of the provisions hereof by Tenant. Landlord shall not be required to keep the Security Deposit separate from its general funds and Tenant shall not be entitled to interest thereon.

If Tenant defaults with respect to any provision of this Lease, including, without limitation, the provisions relating to the payment of Rent or the cleaning of the Premises upon the termination of this Lease, Landlord may, but shall not be required to, use, apply or retain all or any part of the Security Deposit (i) for the payment of any Rent or any other sum in default, (ii) for the payment

 

7


 

of any other amount which Landlord may reasonably spend or become obligated to spend by reason of Tenant’s default hereunder, or (iii) to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default hereunder, including, without limitation, costs and reasonable attorneys’ fees incurred by Landlord to recover possession of the Premises following a default by Tenant hereunder. If any portion of the Security Deposit is so used or applied, Tenant shall, upon demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to the appropriate amount, as determined hereunder. Provided no event of default is outstanding and Tenant has paid all sums due and owing to Landlord, the Security Deposit or any balance thereof shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within sixty (60) days following the expiration of the Lease Term.

(d)The parties agree that for all purposes hereunder the Premises shall be stipulated to contain the number of square feet of Rentable Area described in Item 3 of the Basic Lease Provisions and is not subject to remeasurement.

3.

ADDITIONAL RENT

(a)If Operating Costs (defined below) for the Project for any calendar year during the Lease Term exceed Base Operating Costs (defined below), Tenant shall pay to Landlord as Additional Rent (“Operating Costs Additional Rent”) an amount equal to Tenant’s Proportionate Share (defined below) of such excess (“Operating Costs Excess”). If Real Estate Taxes (defined below) for the Project for any calendar year during the Lease Term exceed Base Real Estate Taxes (defined below), Tenant shall pay to Landlord as Additional Rent (“Taxes Additional Rent”) an amount equal to Tenant’s Proportionate Share of such excess (“Taxes Excess”). If Utilities (defined below) for the Project for any calendar year during the Lease Term exceed Base Utilities (defined below), Tenant shall pay to Landlord as Additional Rent (“Utility Additional Rent”) an amount equal to Tenant’s Proportionate Share of such excess (“Utility Excess”). The term “Additional Rent” shall mean, collectively, the Operating Costs Additional Rent, Taxes Additional Rent and the Utility Additional Rent.

(b)Tenant’s Proportionate Share” is the percentage number described in Item 4 of the Basic Lease Provisions.

(c)The term “Base Operating Costs” means all Operating Costs incurred or payable by Landlord during the calendar year specified as Tenant’s Base Year for Operating Costs in Item 8 of the Basic Lease Provisions. The term “Base Real Estate Taxes” shall mean all Real Estate Taxes incurred or payable by Landlord during the calendar year specified as Tenant’s Base Year for Real Estate Taxes in Item 8 of the Basic Lease Provisions. The term “Base Utilities” shall mean all Utilities incurred or payable by Landlord during the calendar year specified as Tenant’s Base Year for Utilities in Item 8 of the Basic Lease Provisions. Notwithstanding the forgoing provisions of this paragraph or any provision in this Lease to the contrary, Tenant’s Proportionate Share of the Operating Costs Excess attributable to Controllable Expenses shall not increase by more than five percent (5%) per calendar year, on cumulative, compounded basis. As used herein, Controllable Expenses shall mean all expenses incurred by Landlord on the Project, other than Taxes, insurance, and Utilities.

 

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(d)Operating Costs” means all costs, expenses and obligations incurred or payable by Landlord in connection with the operation, ownership, management, repair or maintenance of the Building and the Project during or allocable to the Lease Term, including without limitation, the following:

(i)The cost of fuel, supplies, equipment, tools, materials, service contracts, janitorial services for the Common Areas restrooms only, waste and refuse disposal, gardening and landscaping; insurance, including, but not limited to, public liability, fire, property damage, flood, rental loss, rent continuation, boiler machinery, business interruption, contractual indemnification and All Risk coverage insurance for up to the full replacement cost of the Project and such other insurance as is customarily carried by operators of other similar class office buildings in the city in which the Project is located, to the extent carried by Landlord in its discretion, and the deductible portion of any insured loss otherwise covered by such insurance; the cost of compensation, including employment, welfare and social security taxes, paid vacation days, disability, pension, medical and other fringe benefits of all persons (including independent contractors) who perform services connected with the operation, maintenance, repair or replacement of the Project; personal property taxes on and maintenance and repair of equipment and other personal property used in connection with the operation, maintenance or repair of the Project; repair and replacement of window coverings provided by Landlord in the premises of tenants in the Project; such reasonable auditors’ fees and legal fees as are incurred in connection with the operation, maintenance or repair of the Project; reasonable costs incurred for administration and management of the Project (capped at 3% of gross receipts for the Project); the maintenance of any easements or ground leases benefitting the Project, whether by Landlord or by an independent contractor; a reasonable allowance for depreciation of personal property used in the operation, maintenance or repair of the Project; license, permit and inspection fees; all costs and expenses required by any governmental or quasi-governmental authority or by applicable law, for any reason, including capital improvements, whether capitalized or not, and the cost of any capital improvements made to the Project by Landlord that improve life-safety systems or reduce operating expenses (such costs to be amortized over such reasonable periods as Landlord shall reasonably determine); the cost of air conditioning, heating, ventilating, plumbing, and other mechanical and electrical systems repair, replacement and maintenance; sign maintenance; and Common Area (defined below) repair, resurfacing, operation and maintenance; and the cost of providing security services, if any, deemed appropriate by Landlord. Notwithstanding the foregoing, the cost of any items which under federal income tax law are required to be capitalized, shall be depreciated or amortized by Landlord over a period which is consistent with either (at Landlord’s sole option) tax basis of accounting or (using the useful life of the items as determined by Landlord) generally accepted accounting principles, and only the portion being depreciated or amortized for a given period, together with interest thereon, may be included in the costs and expenses of which Tenant pays its proportionate share.

 

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The following items shall be excluded from Operating Costs:

(A)leasing commissions, attorneys’ fees, costs and disbursements and other expenses incurred in connection with leasing, renovating or improving vacant space in the Project for tenants or prospective tenants of the Project;

(B)costs (including permit, license and inspection fees) incurred in renovating or otherwise improving or decorating, painting or redecorating space for tenants or vacant space;

(C)Landlord’s costs of any services sold to tenants for which Landlord is entitled to be reimbursed by such tenants as an additional charge or rental over and above the Basic Annual Rent and Operating Costs payable under the lease with such tenant or other occupant;

(D)any depreciation or amortization of the Project except as expressly permitted herein;

(E)costs incurred due to a violation of Law (defined below) by Landlord relating to the Project;

(F)interest on debt or amortization payments on any mortgages or deeds of trust or any other debt for borrowed money;

(G)all items and services for which Tenant or other tenants reimburse Landlord outside of Operating Costs;

(H)repairs or other work occasioned by fire, windstorm or other work paid for through insurance or condemnation proceeds (excluding any deductible); and

(I)repairs resulting from any defect in the original design or construction of the Project.

(e)All real property taxes, assessments, license fees, excises, levies, charges, assessments, both general and special assessments, or impositions and other similar governmental ad valorem or other charges levied on or attributable to the Project or its ownership, operation or transfer, and all taxes, charges, assessments or similar impositions imposed in lieu of the same (collectively, “Real Estate Taxes”). Real Estate Taxes shall also include all taxes, assessments, license fees, excises, levies, charges or similar impositions imposed by any governmental agency, district, authority or political subdivision (A) on any interest of Landlord, any mortgagee of Landlord or any interest of Tenant in the Project, the Premises, or on the occupancy or use of space in the Project or the Premises; (B) for the provision of amenities, services or rights of use, whether or not exclusive, public, quasi-public or otherwise made available on a shared use basis, including amenities, services or rights of use such as fire protection, police protection, street, sidewalk, lighting, sewer or road maintenance, refuse removal or janitorial services or for any other service, without regard to whether such services were formerly provided by governmental or quasi-governmental agencies to property owners or occupants at no cost or at minimal cost; and (C) related to any transportation plan, fund or system instituted within the geographic area of the Project or otherwise applicable to the Premises, the Project or any portion thereof. Real Estate

 

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Taxes shall not include any estate, inheritance successor, transfer, gift, franchise, corporation, income or profit tax imposed by the State or federal government on Landlord unless such income, franchise, transfer or profit taxes are in substitution for any Real Estate Taxes payable hereunder.

(f)The term “Utilities” shall mean all electricity, gas, water, sewer and other utility costs incurred by Landlord in each calendar year in connection with operating the Building and the Project.

(g)Operating Costs and Utilities for any calendar year during which actual occupancy of the Project is less than one hundred percent (100%) of the Rentable Area of the Project shall be appropriately adjusted to reflect ninety five percent (95%) occupancy of the existing Rentable Area of the Project during such period. In determining Operating Costs and Utilities, if any services or Utilities are separately charged to tenants of the Project or others, Operating Costs and/or Utilities, as applicable, shall be adjusted by Landlord to reflect the amount of expense which would have been incurred for such services or Utilities on a full time basis for normal Project operating hours.

(h)Prior to the commencement of each calendar year of the Lease Term following the Commencement Date, Landlord shall have the right to give to Tenant a written estimate of Tenant’s Proportionate Share of the Operating Costs Excess, Taxes Excess and Utility Excess, if any, for the Project for the ensuing year. Tenant shall pay such estimated amount to Landlord in equal monthly installments, in advance on the first day of each month. Within a reasonable period after the end of each calendar year, Landlord shall furnish Tenant a statement indicating in reasonable detail the excess of (i) Operating Costs over Base Operating Costs for such period, (ii) Real Estate Taxes over Base Real Estate Taxes for such period and (iii) Utilities over Base Utilities for such period, and the parties shall, within thirty (30) days thereafter, make any payment or allowance necessary to adjust Tenant’s estimated payments to Tenant’s actual share of such excess as indicated by such annual statement. Any payment due Landlord shall be payable by Tenant within thirty (30) days after an invoice from Landlord. Any amount due Tenant shall be credited against installments next becoming due under this Paragraph or refunded to Tenant within thirty (30) days after request, if requested by Tenant.

(i)All capital levies or other taxes assessed or imposed on Landlord upon the rents payable to Landlord under this Lease and any excise, transaction, sales 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 paid by Tenant to Landlord monthly in estimated installments or upon demand, at the option of Landlord, as Additional Rent to be allocated to monthly Operating Costs, Real Estate Taxes and/or Utilities, as applicable.

(j)Tenant shall pay ten (10) days before delinquency, all taxes and assessments (i) levied against any personal property, tenant improvements or trade fixtures of Tenant in or about the Premises and (ii) based upon this Lease or any document to which Tenant is a party creating or transferring an interest in this Lease or an estate in all or any portion of the Premises. If any such taxes or assessments are levied against Landlord or Landlord’s property or if the assessed value of the Project is increased by the inclusion therein of a value placed upon such personal property or trade fixtures, Tenant shall upon demand reimburse Landlord for the taxes and assessments so levied against Landlord, or such taxes, levies and assessments resulting from such increase in assessed value.

 

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(k)Any delay or failure of Landlord in (i) delivering any estimate or statement described in this Paragraph 3, or (ii) computing or billing Tenant’s Proportionate Share of excess Operating Costs, excess Real Estate Taxes and/or excess Utilities shall not constitute a waiver of its right to require an increase in Rent, or in any way impair, the continuing obligations of Tenant under this Paragraph 3. In the event of any dispute as to any Additional Rent due under this Paragraph 3, an officer of Tenant or Tenant’s certified public accountant shall have the right after reasonable notice and at reasonable times to inspect Landlord’s accounting records at Landlord’s accounting office. If after such inspection, Tenant still disputes such Additional Rent, upon Tenant’s written request therefor, a certification as to the proper amount of Operating Costs, Real Estate Taxes and/or Utilities and the amount due to or payable by Tenant shall be made by an independent certified public accountant mutually agreed to by Landlord and Tenant. If Landlord and Tenant cannot mutually agree to an independent certified public accountant, then the parties agree that Landlord shall choose an independent certified public accountant to conduct the certification as to the proper amount of Tenant’s Proportionate Share of Operating Costs, Real Estate Taxes, and/or Utilities due by Tenant for the period in question; provided, however, such certified public accountant shall not be the accountant who conducted Landlord’s initial calculation of Operating Costs, Real Estate Taxes and/or Utilities to which Tenant is now objecting. Such certification shall be final and conclusive as to all parties. If the certification reflects that Tenant has overpaid Tenant’s Proportionate Share of Operating Costs, Real Estate Taxes and/or Utilities for the period in question, then Landlord shall credit such excess to Tenant’s next payment of Operating Costs, Real Estate Taxes and/or Utilities and conversely, if Tenant has underpaid Tenant’s Proportionate Share of Operating Costs, Real Estate Taxes and/or Utilities, Tenant shall promptly pay such additional Operating Costs Real Estate Taxes and/or Utilities to Landlord. Tenant agrees to pay the cost of such certification and the investigation with respect thereto. Tenant waives the right to dispute any matter relating to the calculation of Operating Costs, Real Estate Taxes, Utilities or Additional Rent under this Paragraph 3 if any claim or dispute is not asserted in writing to Landlord within one hundred eighty (180) days after delivery to Tenant of the original billing statement with respect thereto.

(l)Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant’s Proportionate Share of excess Operating Costs, Real Estate Taxes and/or Utilities for the year in which this Lease terminates, Tenant shall pay any increase due over the estimated Operating Costs, Real Estate Taxes and/or Utilities paid within thirty (30) days after receipt of an invoice for same, and conversely, any overpayment made by Tenant shall be promptly refunded to Tenant by Landlord within thirty (30) days after the determination of same.

(m)Landlord and Tenant agree that each provision of this Lease for determining charges, amounts, and Additional Rent payments by Tenant is commercially reasonable.

(n)The Basic Annual Rent, as adjusted pursuant to Paragraphs 2, 3 and 7, and other amounts required to be paid by Tenant to Landlord hereunder (including the Operating Costs Excess, Taxes Excess and Utility Excess), are sometimes collectively referred to as, and shall constitute, “Rent”.

 

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4.

IMPROVEMENTS AND ALTERATIONS

(a)Landlord’s sole construction obligation under this Lease is set forth in the Work Letter attached hereto as Exhibit B.

(b)Any alterations, additions, or improvements made by or on behalf of Tenant to the Premises after the Tenant Improvements are substantially completed by Landlord (“Alterations”) shall be subject to Landlord’s prior written consent. Notwithstanding the foregoing, provided Tenant otherwise complies with the provisions of this Paragraph 4, Landlord’s consent shall not be required for any Alterations costing less than $30,000. Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements and with Laws and shall construct, at its sole cost and expense, any alteration or modification required by Laws as a result of any Alterations. All Alterations shall be constructed at Tenant’s sole cost and expense and in a good and workmanlike manner by contractors reasonably acceptable to Landlord and only good grades of materials shall be used. All plans and specifications for any Alterations shall be submitted to Landlord for its approval, which approval will not be unreasonably withheld, delayed or conditioned. Landlord may monitor construction of the 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 laws, codes, rules and regulations. Landlord shall have the right, in its sole discretion, to instruct Tenant to remove those improvements or Alterations from the Premises which (i) were not approved in advance by Landlord, (ii) were not built in conformance with the plans and specifications approved by Landlord, or (iii) Landlord specified during its review of plans and specifications for Alterations would need to be removed by Tenant upon the expiration of this Lease. If Landlord approved the construction of Alterations, then Tenant shall not be obligated to remove such Alterations at the expiration of this Lease. Landlord shall not unreasonably withhold or delay its approval with respect to what improvements or Alterations Landlord may require Tenant to remove at the expiration of the Lease. If upon the termination of this Lease Landlord requires Tenant to remove any or all of such Alterations from the Premises, then Tenant, at Tenant’s sole cost and expense, shall promptly remove such Alterations and improvements and Tenant shall repair and restore the Premises to its original condition as of the Commencement Date, reasonable wear and tear excepted. Any Alterations remaining in the Premises following the expiration of the Lease Term or following the surrender of the Premises from Tenant to Landlord, shall become the property of Landlord unless Landlord notifies Tenant otherwise. 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 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 reasonably satisfactory to Landlord protecting Landlord against liability for bodily injury or property damage during construction. Upon completion of any Alterations and upon Landlord’s reasonable request, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and subcontractors who did work on the Alterations;(ii) final lien waivers from all such contractors and subcontractors; (iii) a complete set of “As-Built” building plans (if applicable); and (iv) a Certificate of Occupancy for the Premises (if applicable).

 

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(c)Tenant shall keep the Premises, the Building and the Project free from any and all liens arising out of any Alterations, work performed, materials furnished, or obligations incurred by or for Tenant. In the event that Tenant shall not, within ten (10) days following the imposition of any such lien, cause the same to be released of record by payment or posting of a bond in a form and issued by a surety acceptable to Landlord, Landlord shall have the right, but not the obligation, to cause such lien to be released by such means as it shall deem proper (including payment of or defense against the claim giving rise to such lien); in such case, Tenant shall reimburse Landlord for all amounts so paid by Landlord in connection therewith, together with all of Landlord’s costs and expenses, with interest thereon at the Default Rate (defined below) and Tenant shall indemnify each and all of the Landlord Indemnitees (defined below) against any damages, losses or costs arising out of any such claim. Tenant’s indemnification of Landlord contained in this Paragraph shall survive the expiration or earlier termination of this Lease. Such rights of Landlord shall be in addition to all other remedies provided herein or by law.

5.

REPAIRS

(a)Landlord shall keep the Common Areas of the Building and the Project in a clean and neat condition. Landlord shall make all repairs to the Premises, the Building or the Project made necessary by any gross negligence or willful misconduct of Landlord or any of its assignees, tenants, employees or their respective agents, representatives, contractors or other persons permitted in or invited to the Project by Landlord. Subject to subparagraph (b) below, and as an Operating Cost of the Project, Landlord shall make all necessary repairs, within a reasonable period following receipt of notice of the need therefor from Tenant, to the exterior walls, exterior doors, exterior locks on exterior doors and windows of the Building, and to the Common Areas and to public corridors and other public areas of the Project not constituting a portion of any tenant’s premises and shall use reasonable efforts to keep all Building standard equipment used by Tenant directly or in common with other tenants in good condition and repair and to replace same at the end of such equipment’s normal and useful life, reasonable wear and tear and casualty loss excepted. Except as expressly provided in Paragraph 9 of this Lease, there shall be no abatement of Rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion of the Premises, the Building or the Project.

(b)Tenant, at its expense shall keep the Premises and all fixtures (and any equipment or fixtures installed by or for Tenant, for Tenant’s exclusive use) contained therein in a safe, clean and neat condition, and shall bear the cost of maintenance and repair thereof. Tenant shall make all repairs to the Premises not required to be made by Landlord under subparagraph (a) above with replacements of any materials to be made by use of materials of equal or better quality. Tenant shall do all decorating, remodeling, alteration and painting in the Premises required by Tenant during the Lease Term. Tenant shall pay for the cost of any repairs to the Premises, the Building or the Project made necessary by any gross negligence or willful misconduct of Tenant or any of its assignees, subtenants, employees or their respective agents, representatives, contractors, or other persons permitted in or invited to the Premises or the Project by Tenant. If Tenant fails to commence such repairs or replacements within fifteen (15) days after written Notice from Landlord, Landlord may at its option make such repairs or replacements, and Tenant shall upon demand pay Landlord for the cost thereof.

 

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(c)Upon the expiration or earlier termination of this Lease, Tenant shall surrender the Premises in a safe, clean and neat condition, normal wear and tear excepted. Except as otherwise set forth in Paragraph 4(b) of this Lease, Tenant shall remove from the Premises all trade fixtures, furnishings and other personal property of Tenant and all computer and phone cabling and wiring from the Premises, shall repair all damage caused by such removal, and shall restore the Premises to its original condition, reasonable wear and tear excepted. In addition to all other rights Landlord may have, in the event Tenant does not so remove any such fixtures, furnishings or personal property, Tenant shall be deemed to have abandoned the same, in which case Landlord may store the same at Tenant’s expense, appropriate the same for itself, and/or sell the same in its discretion.

6.

USE OF PREMISES

(a)Tenant shall use the Premises only for the use identified in Item 11 of the Basic Lease Provisions and shall not use the Premises or permit the Premises to be used for any other purpose. Landlord shall have the right to deny its consent to any change in the permitted use of the Premises in its sole and absolute discretion.

(b)Tenant shall not at any time use or occupy the Premises, or permit any act or omission in or about the Premises in violation of any law, statute, ordinance or any governmental rule, regulation or order (collectively, “Law” or “Laws”) and Tenant shall, upon written Notice from Landlord, discontinue any use of the Premises which is declared by any governmental authority to be a violation of Law. If any Law shall, by reason of the nature of Tenant’s use or occupancy of the Premises, impose any duty upon Tenant or Landlord with respect to (i) modification or other maintenance of the Premises, the Building or the Project, or (ii) the use, alteration or occupancy thereof, Tenant shall comply with such Law at Tenant’s sole cost and expense. Provided Tenant has written Notice of same, this Lease shall be subject to and Tenant shall comply with all financing documents encumbering the Building or the Project and all covenants, conditions and restrictions affecting the Premises, the Building or the Project, including, but not limited to, Tenant’s execution of any subordination agreements requested by a mortgagee of the Premises, the Building or the Project.

(c)Tenant shall not at any time use or occupy the Premises in violation of the certificates of occupancy issued for or restrictive covenants pertaining to the Building or the Premises, and in the event that any architectural control committee or department of the State or the city or county in which the Project is located shall at any time contend or declare that the Premises are used or occupied in violation of such certificate or certificates of occupancy or restrictive covenants, Tenant shall, upon five (5) days’ Notice from Landlord or any such governmental agency, immediately discontinue such use of the Premises (and otherwise remedy such violation). The failure by Tenant to discontinue such use shall be considered a default under this Lease and Landlord shall have the right to exercise any and all rights and remedies provided herein or by Law. Any statement in this Lease of the nature of the business to be conducted by Tenant in the Premises shall not be deemed or construed to constitute a representation or guaranty by Landlord that such business will continue to be lawful or permissible under any certificate of occupancy issued for the Building or the Premises, or otherwise permitted by Law.

(d)Tenant shall not do or permit to be done anything which may invalidate or increase the cost of any fire, All Risk or other insurance policy covering the Building, the Project and/or

 

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property located therein and shall comply with all rules, orders, regulations and requirements of the appropriate fire codes and ordinances or any other organization performing a similar function. In addition to all other remedies of Landlord, Landlord may require Tenant, promptly upon demand, to reimburse Landlord for the full amount of any additional premiums charged for such policy or policies by reason of Tenant’s failure to comply with the provisions of this Paragraph 6.

(e)Tenant shall not in any way interfere with the rights or quiet enjoyment of other tenants or occupants of the Building or the Project. Tenant shall not use or allow the Premises to be used for any improper, immoral, unlawful or objectionable purpose, nor shall Tenant cause, maintain, or permit any nuisance in, on or about the Premises, the Building or the Project. Tenant shall not place weight upon any portion of the Premises exceeding the structural floor load (per square foot of area) which such area was designated (and is permitted by Law) to carry or otherwise use any Building system in excess of its capacity or in any other manner which may damage such system or the Building. Business machines and mechanical equipment shall be placed and maintained by Tenant, at Tenant’s expense, in locations and in settings sufficient in Landlord’s reasonable judgment to absorb and prevent vibration, noise and annoyance. Tenant shall not commit or suffer to be committed any waste in, on, upon or about the Premises, the Building or the Project.

(f)Tenant shall take all reasonable steps necessary to adequately secure the Premises from unlawful intrusion, theft, fire and other hazards, and shall keep and maintain any and all security devices in or on the Premises in good working order, including, but not limited to, exterior door locks for the Premises and smoke detectors and burglar alarms located within the Premises and shall cooperate with Landlord and other tenants in the Project with respect to access control and other safety matters.

(g)As used herein, the term “Hazardous Material” means any hazardous or toxic substance, material or waste which is or becomes regulated by any local governmental authority, the State or the United States Government, including, without limitation, any material or substance which is (A) defined or listed as a “hazardous  waste,” “pollutant,” “extremely hazardous waste “ “restricted hazardous waste,” “hazardous substance” or “hazardous  material” under any applicable federal, state or local Law or administrative code promulgated thereunder, (B) petroleum, or (C) asbestos; however, Hazardous Materials shall not include routine use of di minimis amounts of Hazardous Materials in the ordinary use of the Premises provided such uses are in accordance with all applicable law.

(i)Tenant agrees that all operations or activities upon, or any use or occupancy of the Premises, or any portion thereof, by Tenant, its assignees, subtenants, and their respective agents, servants, employees, representatives and contractors (collectively referred to herein as “Tenant Affiliates”), throughout the term of this Lease, shall be in all respects in compliance with all federal, state and local Laws then governing or in any way relating to the generation, handling, manufacturing, treatment, storage, use, transportation, release, spillage, leakage, dumping, discharge or disposal of any Hazardous Materials.

(ii)Tenant agrees to indemnify, defend and hold Landlord and its Affiliates (defined below) harmless for, from and against any and all claims, actions, administrative proceedings (including informal proceedings), judgments, damages, punitive damages,

 

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penalties, fines, costs, liabilities, interest or losses, including reasonable attorneys’ fees and expenses, court costs, consultant fees, and expert fees, together with all other costs and expenses of any kind or nature that arise during or after the Lease Term directly or indirectly from or in connection with the presence, suspected presence, or release of any Hazardous Material in or into the air, soil, surface water or groundwater at, on, about, under or within the Premises, the Building or the Project or any portion thereof caused by Tenant or Tenant Affiliates.

(iii)In the event any investigation or monitoring of site conditions or any clean-up, containment, restoration, removal or other remedial work (collectively, the “Remedial Work”) is required under any applicable federal, state or local Law, by any judicial order, or by any governmental entity as the result of operations or activities upon, or any use or occupancy of any portion of the Premises by Tenant or Tenant Affiliates, Landlord shall perform or cause to be performed the Remedial Work in compliance with such Law or order at Tenant’s sole cost and expense. All Remedial Work shall be performed by one or more contractors, selected and approved by Landlord, and under the supervision of a consulting engineer, selected by Tenant and approved in advance in writing by Landlord. All costs and expenses of such Remedial Work shall be paid by Tenant, including, without limitation, the charges of such contractor(s), the consulting engineer, and Landlord’s reasonable attorneys’ fees and costs incurred in connection with monitoring or review of such Remedial Work.

(iv)Each of the covenants and agreements of Tenant set forth in this Paragraph 6(g) shall survive the expiration or earlier termination of this Lease.

7.

UTILITIES AND SERVICES

(a)Landlord shall furnish, or cause to be furnished to the Premises, the utilities and services described in Exhibit C attached hereto, subject to the conditions and in accordance with the standards set forth therein and in this Lease; provided, however, that notwithstanding the foregoing provisions of this Paragraph 7 or any provision in this Lease or Exhibit C to the contrary, Tenant shall be separately metered for electricity and shall be solely responsible for, and shall pay directly for (i) all electricity to the Premises, and (ii) all janitorial services to the Premises, including the cost of removal of any of Tenant’s refuse and rubbish from the Premises.

(b)Tenant agrees to cooperate fully at all times with Landlord and to comply with all regulations and requirements which Landlord may from time to time prescribe for the use of the utilities and services described herein and in Exhibit C. Landlord shall not be liable to Tenant for the failure of any other tenant, or its assignees, subtenants, employees, or their respective invitees, licensees, agents or other representatives to comply with such regulations and requirements; provided, however, Landlord shall use commercially reasonable efforts to enforce applicable regulations and requirements against all tenants.

(c)In the event that Tenant shall require additional electric current, water or gas for use in the Premises and if, in Landlord’s judgment, such excess requirements cannot be furnished unless additional risers, conduits, feeders, switchboards and/or appurtenances are installed in the Building, subject to the conditions stated below, Landlord shall proceed to install the same at the

 

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sole cost of Tenant, payable upon demand in advance. The installation of such facilities shall be conditioned upon Landlord’s consent, and a determination that the installation and use thereof (i) shall be permitted by applicable Law and insurance regulations, (ii) shall not cause permanent damage or injury to the Building or adversely affect the value of the Building or the Project, and (iii) shall not cause or create a dangerous or hazardous condition or interfere with or disturb other tenants in the Building. In the case of any additional utilities or services to be provided hereunder, Landlord may require a switch and metering system to be installed so as to measure the amount of such additional utilities or services. The cost of installation, maintenance and repair thereof shall be paid by Tenant to Landlord in advance, upon demand.

(d)Landlord shall not be liable for, and Tenant shall not be entitled to, any damages, abatement or reduction of Rent, or other liability by reason of any failure to furnish any services or utilities described herein or in Exhibit C for any reason (other than Landlord’s gross negligence or willful misconduct, in which event Tenant shall be entitled to an abatement of Rent if such failure of services is not restored within 48 hours), including, without limitation, when caused by accident, breakage, repairs, Alterations or other improvements to the Project, strikes, lockouts or other labor disturbances or labor disputes of any character, governmental regulation, moratorium or other governmental action, inability to obtain electricity, water or fuel, or any other cause beyond Landlord’s control. Landlord shall be entitled to cooperate with the energy conservation efforts of governmental agencies or utility suppliers. No such failure, stoppage or interruption of any such utility or service shall be construed as an eviction of Tenant, nor shall the same relieve Tenant from any obligation to perform any covenant or agreement under this Lease. In the event of any failure, stoppage or interruption thereof, Landlord shall use reasonable efforts to attempt to restore all services promptly. No representation is made by Landlord with respect to the adequacy or fitness of the Building’s ventilating, air conditioning or other systems to maintain temperatures as may be required for the operation of any computer, data processing or other special equipment of Tenant.

(e)Landlord reserves the right from time to time to make reasonable and nondiscriminatory modifications to the above standards (including, without limitation, those described in Exhibit C) for utilities and services.

(f)In the event of a conflict between the terms of Exhibit C or any subsequent standards and the terms of this Lease, this Lease shall control.

8.

NON-LIABILITY AND INDEMNIFICATION OF LANDLORD; INSURANCE

(a)Landlord hereby indemnifies, defends and holds Tenant harmless from and against any and all losses actually suffered or incurred by Tenant as the direct result of Landlord’s gross negligence, negligence or willful misconduct. Except as set forth in the foregoing sentence, Landlord shall not be liable for any injury, loss or damage suffered by Tenant or to any person or property occurring or incurred in or about the Premises, the Building or the Project from any cause, EVEN IF SUCH LIABILITIES ARE CAUSED SOLELY OR IN PART BY THE NEGLIGENCE OF ANY LANDLORD INDEMNITEE (DEFINED BELOW), BUT NOT TO THE EXTENT SUCH LIABILITIES ARE CAUSED BY THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF ANY SUCH LANDLORD INDEMNITEE (DEFINED BELOW). Without limiting the foregoing, neither Landlord nor any of its partners, officers, trustees, affiliates,

 

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directors, employees, contractors, agents or representatives (collectively, “Affiliates”) shall be liable for and there shall be no abatement of Rent (except in the event of a casualty loss or a condemnation as set forth in Paragraphs 9 and 10 of this Lease and except to the extent such liabilities are caused by the gross negligence or willful misconduct of any such Landlord Indemnitee) for (i) any damage to Tenant’s property stored with or entrusted to Affiliates of Landlord, (ii) loss of or damage to any property by theft or any other wrongful or illegal act, or (iii) any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, electricity, water or rain which may leak from any part of the Building or the Project or from the pipes, appliances, appurtenances or plumbing works therein or from the roof, street or sub-surface or from any other place or resulting from dampness or any other cause whatsoever or from the acts or omissions of other tenants, occupants or other visitors to the Building or the Project or from any other cause whatsoever, or (iv) any latent or other defect in the Premises, the Building or the Project. Without limiting the foregoing, neither Landlord nor any of its Affiliates shall be liable for and there shall be no abatement of Rent (except in the event of a casualty loss or a condemnation as set forth in Paragraphs 9 and 10 of this Lease) for any diminution or shutting off of light, air or view by any structure which may be erected on lands adjacent to the Building, whether within or outside of the Project. Tenant shall give prompt notice to Landlord in the event of (i) the occurrence of a fire or accident in the Premises or in the Building, or (ii) the discovery of a defect therein or in the fixtures or equipment thereof. This Paragraph 8(a) shall survive the expiration or earlier termination of this Lease.

(b)Tenant hereby agrees to indemnify, protect, defend and hold harmless Landlord and its designated property management company, and their respective partners, members, affiliates and subsidiaries, and all of their respective officers, directors, shareholders, employees, servants, partners, representatives, insurers and agents (collectively, “Landlord Indemnities”) for, from and against all liabilities, claims, fines, penalties, costs, damages or injuries to persons, damages to property, losses, liens, causes of action, suits, judgments and expenses (including court costs, attorneys’ fees, expert witness fees and costs of investigation), of any nature, kind or description of any person or entity, directly arising out of but only to the extent of (1) Tenant’s construction of or use, occupancy or enjoyment of the Premises, (2) any activity, work or other things done, permitted or suffered by Tenant and its agents and employees in or about the Premises, (3) any breach or default in the performance of any of Tenant’s obligations under this Lease, (4) any act, omission, negligence or willful misconduct of Tenant or any of its agents, contractors, employees, business invitees or licensees, or (5) any damage to Tenant’s property, or the property of Tenant’s agents, employees, contractors, business invitees or licensees, located in or about the Premises (collectively, “Liabilities”); EVEN IF SUCH LIABILITIES ARE CAUSED SOLELY OR IN PART BY THE NEGLIGENCE OF ANY LANDLORD INDEMNITEE, BUT NOT TO THE EXTENT SUCH LIABILITIES ARE CAUSED BY THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF ANY SUCH LANDLORD INDEMNITEE. This Paragraph 8(b) shall survive the expiration or earlier termination of this Lease. Notwithstanding anything to the contrary herein, Tenant’s indemnification obligation hereunder shall only extend to actual, out of pocket Liabilities and shall not include consequential, punitive, benefit of the bargain, lost profits or non-economic damages.

(c)Tenant shall promptly advise Landlord in writing of any action, administrative or legal proceeding or investigation as to which this indemnification may apply, and Tenant, at Tenant’s expense, shall assume on behalf of each and every Landlord Indemnitee and conduct with

 

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due diligence and in good faith the defense thereof with counsel reasonably satisfactory to Landlord; provided, however, that any Landlord Indemnitee shall have the right, at its option, to be represented therein by advisory counsel of its own selection and at its own expense. In the event of failure by Tenant to fully perform in accordance with this Paragraph, Landlord, at its option, and without relieving Tenant of its obligations hereunder, may so perform, but all reasonable costs and expenses so incurred by Landlord in that event shall be reimbursed by Tenant to Landlord, together with interest on the same from the date any such expense was paid by Landlord until reimbursed by Tenant, at the rate of interest provided to be paid on judgments, by the law of the jurisdiction to which the interpretation of this Lease is subject. The indemnification provided in Paragraph 8(b) shall not be limited to damages, compensation or benefits payable under insurance policies, workers’ compensation acts, disability benefit acts or other employees’ benefit acts.

(d)Insurance.

(i)Tenant at all times during the Lease Term shall, at its own expense, keep in full force and effect (A) commercial general liability insurance providing coverage against bodily injury and disease, including death resulting therefrom, bodily injury and property damage in amounts of not less than $1,000,000.00 per occurrence and $2,000,000.00 in the aggregate, which shall include provision for contractual liability coverage insuring Tenant for the performance of its indemnity obligations set forth in this Paragraph 8 and in Paragraph 6(g)(ii) of this Lease, (B) worker’s compensation insurance to the statutory limit, if any, and employer’s liability insurance to the limit of $1,000,000 per occurrence, (C) All Risk or special purpose personal property insurance covering full replacement value of all of Tenant’s personal property, trade fixtures and improvements in the Premises, (D) Tenant shall provide automobile liability insurance with minimum limits of $1,000,000.00 each accident or combined single limit, including coverage for all owned, non-owned, hired and borrowed vehicles that are driven on to the Premises or Project, (E) umbrella and/or excess liability insurance with limits not less than $2,000,000 each occurrence and in the aggregate, and (F) a policy or policies of business income/business interruption insurance and extra expense coverage that will reimburse Tenant for all direct and indirect loss of income and charges and costs incurred arising out of all named perils insured against by Tenant’s policies of property insurance, including prevention of, or denial of use of or access to, all or part of the Premises or Project as a result of those named perils, with such coverage for no less than twelve (12) months of the loss of income, charges and costs contemplated under this Lease. Landlord and its designated property management firm shall be named an additional insured or loss payee (as applicable) on each of said policies (excluding the worker’s compensation policy) and said policies shall be issued by an insurance company or companies authorized to do business in Arizona and which have policyholder ratings not lower than “A-” and financial ratings not lower than “VII” in Best’s Insurance Guide (latest edition in effect as of the Date of Lease and subsequently in effect as of the date of renewal of the required policies). EACH OF SAID POLICIES SHALL ALSO INCLUDE A WAIVER OF SUBROGATION PROVISION OR ENDORSEMENT IN FAVOR OF LANDLORD, AND, IF AVAILABLE ON COMMERCIALLY REASONABLE TERMS, AN ENDORSEMENT PROVIDING THAT LANDLORD SHALL RECEIVE THIRTY (30) DAYS PRIOR WRITTEN NOTICE OF ANY CANCELLATION OF, NONRENEWAL OF, REDUCTION OF COVERAGE OR MATERIAL CHANGE IN COVERAGE ON SAID POLICIES. Tenant

 

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hereby waives its right of recovery against any Landlord Indemnitee of any amounts paid by Tenant or on Tenant’s behalf to satisfy applicable worker’s compensation laws. The policies or duly executed certificates showing the material terms for the same, together with satisfactory evidence of the payment of the premiums therefor, shall be deposited with Landlord on the date Tenant first occupies the Premises, within fifteen (15) days after renewals of such policies, and not less than fifteen (15) days after request by Landlord. If certificates are supplied rather than the policies themselves, Tenant shall allow Landlord, at all reasonable times, to inspect the policies of insurance required herein.

(ii)It is expressly understood and agreed that the coverages required represent Landlord’s minimum requirements and such are not to be construed to void or limit Tenant’s obligations contained in this Lease, including without limitation Tenant’s indemnity obligations hereunder. Neither shall (A) the insolvency, bankruptcy or failure of any insurance company carrying Tenant, (B) the failure of any insurance company to pay claims occurring nor (C) any exclusion from or insufficiency of coverage be held to affect, negate or waive any of Tenant’s indemnity obligations under this Paragraph 8 and Paragraph 6(g)(ii) or any other provision of this Lease. With respect to insurance coverages, except worker’s compensation, maintained hereunder by Tenant and insurance coverages separately obtained by Landlord, all insurance coverages afforded by policies of insurance maintained by Tenant shall be primary insurance as such coverages apply to Landlord, and such insurance coverages separately maintained by Landlord shall be excess, and Tenant shall have its insurance policies so endorsed. The amount of liability insurance under insurance policies maintained by Tenant shall not be reduced by the existence of insurance coverage under policies separately maintained by Landlord. Tenant shall be solely responsible for any premiums, assessments, penalties, deductible assumptions, retentions, audits, retrospective adjustments or any other kind of payment due under its policies.

(iii)Tenant’s occupancy of the Premises without delivering the certificates of insurance shall not constitute a waiver of Tenant’s obligations to provide the required coverages. If Tenant provides to Landlord a certificate that does not evidence the coverages required herein, or that is faulty in any respect, such shall not constitute a waiver of Tenant’s obligations to provide the proper insurance.

(iv)Throughout the Lease Term, Landlord shall maintain such insurance in such amounts as Landlord deems advisable. All such insurance shall be obtained from insurers Landlord reasonably believes to be financially responsible in light of the risks being insured. The premiums for any such insurance shall be a part of Operating Costs.

(e)Mutual Waivers of Recovery. Landlord, Tenant, and all parties claiming under them, each mutually release and discharge each other from responsibility for that portion of any loss or damage paid or reimbursed by an insurer of Landlord or Tenant under any fire, extended coverage or other property insurance policy maintained by Tenant with respect to its Premises or by Landlord with respect to the Building or the Project (or which would have been paid had the insurance required to be maintained hereunder been in full force and effect), no matter how caused, including negligence, and each waives any right of recovery from the other including, but not limited to, claims for contribution or indemnity, which might otherwise exist on account thereof.

 

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Any fire, extended coverage or property insurance policy maintained by Tenant with respect to the Premises, or Landlord with respect to the Building or the Project, shall contain, in the case of Tenant’s policies, a waiver of subrogation provision or endorsement in favor of Landlord, and in the case of Landlord’s policies, a waiver of subrogation provision or endorsement in favor of Tenant, or, in the event that such insurers cannot or shall not include or attach such waiver of subrogation provision or endorsement, Tenant and Landlord shall obtain the approval and consent of their respective insurers, in writing, to the terms of this Lease. Tenant agrees to indemnify, protect, defend and hold harmless each and all of the Landlord Indemnitees from and against any claim, suit or cause of action asserted or brought by Tenant’s insurers for, on behalf of, or in the name of Tenant, including, but not limited to, claims for contribution, indemnity or subrogation, brought in contravention of this paragraph. The mutual releases, discharges and waivers contained in this provision shall apply EVEN IF THE LOSS OR DAMAGE TO WHICH THIS PROVISION APPLIES IS CAUSED SOLELY OR IN PART BY THE NEGLIGENCE OF LANDLORD OR TENANT.

(f)Business Interruption. Landlord shall not be responsible for, and Tenant releases and discharges Landlord from, and Tenant further waives any right of recovery from Landlord for, any loss for or from business interruption or loss of use of the Premises suffered by Tenant in connection with Tenant’s use or occupancy of the Premises, EVEN IF SUCH LOSS IS CAUSED SOLELY OR IN PART BY THE NEGLIGENCE OF LANDLORD.

(g)Adjustment of Claims. Tenant shall cooperate with Landlord and Landlord’s insurers in the adjustment of any insurance claim pertaining to the Building or the Project or Landlord’s use thereof.

(h)Increase in Landlord’s Insurance Costs. Tenant agrees to pay to Landlord any increase in premiums for Landlord’s insurance policies resulting from Tenant’s use or occupancy of the Premises.

(i)Failure to Maintain Insurance. Any failure of Tenant to obtain and maintain the insurance policies and coverages required hereunder or failure by Tenant to meet any of the insurance requirements of this Lease (after written Notice and any applicable cure period as provided in Section 12 below) shall constitute an event of default hereunder, and such failure shall entitle Landlord to pursue, exercise or obtain any of the remedies provided for in Paragraph 12(b), and Tenant shall be solely responsible for any loss suffered by Landlord as a result of such failure. In the event of failure by Tenant to maintain the insurance policies and coverages required by this Lease or to meet any of the insurance requirements of this Lease, Landlord, at its option, and without relieving Tenant of its obligations hereunder, may obtain said insurance policies and coverages or perform any other insurance obligation of Tenant, but all costs and expenses incurred by Landlord in obtaining such insurance or performing Tenant’s insurance obligations shall be reimbursed by Tenant to Landlord, together with interest on same from the date any such cost or expense was paid by Landlord until reimbursed by Tenant, at the rate of interest provided to be paid on judgments, by the law of the jurisdiction to which the interpretation of this Lease is subject.

 

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9.

FIRE OR CASUALTY

(a)Subject to the provisions of this Paragraph 9, in the event the Premises, or access thereto, is wholly or partially destroyed by fire or other casualty, Landlord shall (to the extent permitted by Law and covenants, conditions and restrictions then applicable to the Project) rebuild, repair or restore the Premises and access thereto to substantially the same condition as existing immediately prior to such destruction and this Lease shall continue in full force and effect. Notwithstanding the foregoing: (i) Landlord’s obligation to rebuild, repair or restore the Premises shall not apply to any personal property, above-standard tenant improvements or other items installed or contained in the Premises; and (ii) Landlord shall have no obligation whatsoever to rebuild, repair or restore the Premises with respect to any damage or destruction occurring during the last twelve (12) months of the term of this Lease or any extension of the term. Rent shall be ratably abated during any period in which the Premises are wholly or partially destroyed by fire or other casualty and Tenant is unable to utilize the Premises or portion impacted thereby (provided, however, that such abatement is without prejudice to Landlord’s right to pursue loss of rents under applicable insurance coverage).

(b)Landlord may elect to terminate this Lease in any of the following cases of damage or destruction to the Premises, the Building or the Project: (i) where the cost of rebuilding, repairing and restoring (collectively, “Restoration”) of the Building or the Project, would, regardless of the lack of damage to the Premises or access thereto, in the reasonable opinion of Landlord, exceed twenty percent (20%) of the then replacement cost of the Building; (ii) where, in the case of any damage or destruction to any portion of the Building or the Project by uninsured casualty, the cost of Restoration of the Building or the Project, in the reasonable opinion of Landlord, exceeds $500,000; (iii) where, in the case of any damage or destruction to the Premises or access thereto by uninsured casualty, the cost of Restoration of the Premises or access thereto, in the reasonable opinion of Landlord, exceeds twenty percent (20%) of the replacement cost of the Premises; or (iv) if Landlord has not obtained appropriate zoning approvals for reconstruction of the Project, Building or Premises. Any such termination shall be made by thirty (30) days’ prior written Notice by Landlord to Tenant given within sixty (60) days after the date of such damage or destruction or by thirty (30) days’ prior written Notice by Landlord to Tenant given within sixty (60) days after the date Landlord notifies Tenant of the economics and status of repair in order to determine whether such casualty qualifies under for termination under the foregoing (same to be delivered to Tenant within sixty (60) days after such damage or destruction). If this Lease is not terminated and as the result of any damage or destruction, the Premises, or a portion thereof, are rendered untenantable, the Basic Annual Rent shall abate reasonably during the period of Restoration (based upon the extent to which such damage and Restoration materially interfere with Tenant’s business in the Premises). This Lease shall be considered an express agreement governing any case of damage to or destruction of the Premises, the Building or the Project.

(c)Notwithstanding the foregoing provisions of this Section 9 or any provision in this Agreement to the contrary, in the event of damage or destruction to the Premises, the Building or the Project that materially affects Tenant’s use or access to the Premises, and Landlord does not rebuild, repair or restore the Premises and access thereto within sixty (60) days of the date of such damage, then Tenant may provide Landlord with a notice of default and Tenant’s election to terminate this Lease (the “Default and Termination Notice”) . In the event Landlord has not cured the default by rebuilding, repairing or restoring the Premises within thirty (30) days after

 

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Landlord’s receipt of the Default Notice (the “Cure Period”), this lease shall automatically terminate at the end of such thirty (30) day period.

10.

EMINENT DOMAIN

In the event the whole of the Premises, the Building or the Project shall be taken under the power of eminent domain, or sold to prevent the exercise thereof (collectively, a “Taking”), this Lease shall automatically terminate as of the date of such Taking. In the event a Taking of a portion of the Project, the Building or the Premises shall, in the reasonable opinion of Landlord, substantially interfere with Landlord’s operation thereof, Landlord may terminate this Lease upon thirty (30) days’ written Notice to Tenant given at any time within sixty (60) days following the date of such Taking (provided, except to the extent a portion of the Premises is taken, Landlord shall not terminate this Lease unless Landlord terminates all similarly situated tenants). In the event a Taking of a portion of the Project, the Building or the Premises shall, in the reasonable opinion of Tenant, substantially interfere with Tenant’s operation thereof, Tenant may terminate this Lease upon thirty (30) days’ written Notice to Landlord given at any time within sixty (60) days following the date of such Taking. For purposes of this Lease, the date of Taking shall be the earlier of the date of transfer of title resulting from such Taking or the date of transfer of possession resulting from such Taking. In the event that a portion of the Premises is so taken and this Lease is not terminated, Landlord shall, with reasonable diligence, use commercially reasonable efforts to proceed to restore (to the extent permitted by Law and covenants, conditions and restrictions then applicable to the Project) the Premises (other than Tenant’s personal property and fixtures, and above-standard tenant improvements) to a complete, functioning unit. In such case, the Basic Annual Rent shall be reduced proportionately based on the portion of the Premises so taken. If all or any portion of the Premises is the subject of a temporary Taking, this Lease shall remain in full force and effect and Tenant shall continue to perform each of its obligations under this Lease; in such case, Tenant shall be entitled to receive the entire award allocable to the temporary Taking of the Premises. Except as provided herein, Tenant shall not assert any claim against Landlord or the condemning authority for, and hereby assigns to Landlord, any compensation in connection with any such Taking, and Landlord shall be entitled to receive the entire amount of any award therefor, without deduction for any estate or interest of Tenant. Nothing contained in this Paragraph 10 shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against the condemning authority for the Taking of personal property, fixtures, above standard tenant improvements of Tenant or for relocation or moving expenses recoverable by Tenant from the condemning authority. This Paragraph 10 shall be Tenant’s sole and exclusive remedy in the event of a Taking.

11.

ASSIGNMENT AND SUBLETTING

(a)Tenant shall not directly or indirectly, voluntarily or involuntarily, by operation of law or otherwise, assign, sublet, mortgage, hypothecate or otherwise encumber all or any portion of its interest in this Lease or in the Premises or grant any license in or suffer any person other than Tenant or its employees to use or occupy the Premises or any part thereof without obtaining the prior written consent of Landlord, which consent may be conditioned or withheld in Landlord’s reasonable discretion; provided, however, that Landlord’s prior consent to an assignment or sublease shall not be required so long as Tenant remains liable for its obligation to pay the Rent and to perform all of the other obligations to be performed by Tenant hereunder, or if an acquiror

 

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(of greater or equal net worth as Tenant) of substantially all of the assets, liabilities and business of the Tenant becomes liable for Tenants obligation to pay the Rent and perform all of the other obligations to be performed by Tenant hereunder. Except as set forth in the preceding sentence, if Landlord’s consent is required because Tenant is no longer liable for its obligation to pay the Rent and to perform all of the other obligations to be performed by Tenant hereunder, any such attempted assignment, subletting, license, mortgage, hypothecation, other encumbrance or other use or occupancy without the consent of Landlord shall be null and void and of no effect. Any mortgage, hypothecation or encumbrance of all or any portion of Tenant’s interest in this Lease or in the Premises and any grant of a license or sufferance of any person other than Tenant or its employees to use or occupy the Premises or any part thereof shall be deemed to be an “assignment” of this Lease. In addition, as used in this Paragraph 11, the term “Tenant” shall also mean any entity that has guaranteed Tenant’s obligations under this Lease, and the restrictions applicable to Tenant contained herein shall also be applicable to such guarantor. Landlord’s agreement to not unreasonably withhold its consent shall only apply to the first assignment or sublease under the Lease.

(b)Except as set forth in paragraph (a), no assignment or subletting shall relieve Tenant of its obligation to pay the Rent and to perform all of the other obligations to be performed by Tenant hereunder. The acceptance of Rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or be deemed a consent to any subletting or assignment. Consent by Landlord to one subletting or assignment shall not be deemed to constitute a consent to any other or subsequent attempted subletting or assignment. If Tenant desires at any time to assign this Lease or to sublet the Premises or any portion thereof, it shall first notify Landlord of its desire to do so and shall submit in writing to Landlord all pertinent information relating to the proposed assignee or sublessee, all pertinent information relating to the proposed assignment or sublease, and all such financial information as Landlord may reasonably request concerning the proposed assignee or subtenant. Any approved assignment or sublease shall be expressly subject to the terms and conditions of this Lease.

(c)At any time within thirty (30) days after Landlord’s receipt of the information specified in subparagraph (b) above, except in connection with a Permitted Transfer (as defined below), Landlord may by written Notice to Tenant elect to terminate this Lease as to the portion of the Premises so proposed to be subleased or assigned (which may include all of the Premises), with a proportionate abatement in the Rent payable hereunder, and may in addition elect to recapture such Premises and re-lease such Premises to such proposed assignee or sublessee directly at a rental rate and on terms reasonably consistent with space reasonably similar to such Premises in the surrounding area.

(d)If Landlord’s consent is required, Tenant acknowledges that it shall be reasonable for Landlord to withhold its consent to a proposed assignment or sublease in any of the following instances:

(i)The assignee or sublessee is not, in Landlord’s reasonable opinion, sufficiently creditworthy to perform the obligations such assignee or sublessee will have under this Lease;

 

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(ii)The intended use of the Premises by the assignee or sublessee is not the same as set forth in this Lease or otherwise reasonably satisfactory to Landlord;

(iii)The intended use of the Premises by the assignee or sublessee would materially increase the pedestrian or vehicular traffic to the Premises or the Building;

(iv)Occupancy of the Premises by the assignee or sublessee would, in the good faith judgment of Landlord, violate any agreement binding upon Landlord, the Building or the Project with regard to the identity of tenants, usage in the Building, or similar matters;

(v)The assignee or sublessee is then negotiating with Landlord or has negotiated with Landlord within the previous six (6) months, or is a current tenant or subtenant within the Building or Project;

(vi)The identity or business reputation of the assignee or sublessee will, in the good faith judgment of Landlord, tend to damage the goodwill or reputation of the Building or Project; or

(vii)In the case of a sublease, the subtenant has not acknowledged that the Lease controls over any inconsistent provision in the sublease.

The foregoing criteria shall not exclude any other reasonable basis for Landlord to refuse its consent to such assignment or sublease.

(e)Notwithstanding any assignment or subletting, except as set forth in paragraph (a), Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times during the Initial Term and any subsequent renewals or extensions remain fully responsible and liable for the payment of the Rent and for compliance with all of Tenant’s other obligations under this Lease. 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) exceeds the Rent payable under this Lease, then Tenant shall be bound and obligated to pay Landlord, as Additional Rent hereunder, fifty percent (50%) of such excess Rent and other excess consideration within ten (10) days following receipt thereof by Tenant.

(f)If this Lease is assigned or if the Premises is 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 are 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 paragraph, apply the amount collected to the next Rent payable hereunder; and all such Rent collected by Tenant shall be held in deposit 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.

 

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(g)If Landlord’s consent is required, should Tenant request of Landlord the right to assign or sublet, Landlord shall charge Tenant Seven Hundred and Fifty and No/100 Dollars ($750.00) as an administration fee.

(h)Notwithstanding any provision of this Lease to the contrary, in the event this Lease is assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, any and all monies or other consideration payable or otherwise to be delivered in connection with such assignment shall be paid or delivered to Landlord, shall be and remain the exclusive property of Landlord and shall not constitute the property of Tenant or Tenant’s estate within the meaning of the Bankruptcy Code. All such money and other consideration not paid or delivered to Landlord shall be held in trust for the benefit of Landlord and shall be promptly paid or delivered to Landlord.

(i)Notwithstanding any provision of this Lease to the contrary, Tenant may, however, assign this Lease or sublease a portion of the Premises to an affiliate, parent company or subsidiary or in connection with a sale of Tenant’s business (a “Permitted Transfer”).

12.

DEFAULT

(a)Events of Default. The following events shall be deemed to be events of default (herein so called) by Tenant under this Lease, and upon such events of default Landlord may charge late fees and/or interest on all sums due pursuant to the terms of this Lease: (i) Tenant shall fail to pay Basic Annual Rent when due (e.g. the first (11) day of each month), and Tenant thereafter fails to pay Basic Annual Rent within five (5) days after delivery of written notice from Landlord regarding such failure to pay Basic Annual Rent when due;; (ii) Tenant shall fail to pay any other rental or sums payable by Tenant hereunder when due, and Tenant thereafter fails to pay any other rental or sums payable by Tenant hereunder within five (5) days after delivery of written notice from Landlord regarding such failure to pay any other rental or sums payable by Tenant hereunder when due ; (iii) Tenant shall fail to comply with or observe any other provision of this Lease and such failure shall continue for thirty (30) days after written Notice to Tenant (or, in the case of Tenant’s failure to comply with or observe any other single provision of this Lease more than two (2) times during the Lease Term, upon the occurrence of the third and all subsequent such failures, without Notice from Landlord); provided, however, that if the nature of Tenant’s obligation is such that more than thirty (30) days are required for its performance, Tenant shall not be in default if Tenant commences to cure such default within the thirty (30) day period and thereafter diligently prosecutes the same to completion; (iv) Tenant or any guarantor of Tenant’s obligations hereunder shall make a general assignment for the benefit of creditors; (v) any petition shall be filed by or against Tenant or any guarantor of Tenant’s obligations hereunder under the United States Bankruptcy Code, as amended, or under any similar law or statute of the United States or any state thereof, and such petition shall not be dismissed within sixty (60) days of filing, or Tenant or any guarantor of Tenant’s obligations hereunder shall be adjudged bankrupt or insolvent in proceedings filed thereunder; or (vi) a receiver or trustee shall be appointed for all or substantially all of the assets of Tenant or any guarantor of Tenant’s obligations hereunder, and such appointment shall not be vacated or otherwise terminated, and the action in which such appointment was ordered dismissed, within sixty (60) days of filing.

 

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(b)Remedies. Upon the occurrence of any event of default specified in this Lease, after the expiration of any applicable Notice and cure period, Landlord shall have the option to pursue any (i) one or more of the following remedies without any Notice or demand whatsoever and without releasing Tenant from any obligation under this Lease; or (ii) other remedy offered Landlord in law or in equity:

(i)Landlord may enter the Premises without terminating this Lease and perform any covenant or agreement or cure any condition creating or giving rise to an event of default under this Lease and Tenant shall pay to Landlord on demand, as Additional Rent, the amount expended by Landlord in performing such covenants or agreements or satisfying or observing such condition. Landlord, or its agents or employees, shall have the right to enter the Premises, and such entry and such performance shall not terminate this Lease or constitute an eviction of Tenant.

(ii)Landlord may terminate this Lease by written Notice to Tenant (and not otherwise) or Landlord may terminate Tenant’s right of possession without terminating this Lease. In either of such events Tenant shall surrender possession of and vacate the Premises immediately and deliver possession thereof to Landlord, and Tenant hereby grants to Landlord full and free license to enter the Premises, in whole or in part, with or without process of law and to expel or remove Tenant and any other person, firm or entity who may be occupying the Premises or any part thereof and remove any and all property therefrom, using such lawful force as may be necessary.

(iii)In the event Landlord elects to re-enter or take possession of the Premises after Tenant’s default, with or without terminating this Lease, Landlord may change locks or alter security devices and lock out, expel or remove Tenant and any other person who may be occupying all or any part of the Premises without being liable for any claim for damages.

(iv)Notwithstanding anything herein to the contrary, if Landlord terminates Tenant’s right to possession without terminating this Lease after an event of default, Landlord shall, if required by State law, use commercially reasonable efforts to relet the Premises and mitigate damage as set forth in Paragraph 12(c) below.

(v)Notwithstanding any prior election by Landlord to not terminate this Lease, Landlord may at any time, including subsequent to any re-entry or taking of possession of the Premises as allowed hereinabove, elect to terminate this Lease. Tenant shall be liable for and shall immediately pay to Landlord the amount of all Basic Annual Rent and other sums of money due under this Lease as may have accrued as of the date of termination. Tenant shall also immediately pay to Landlord, as agreed and liquidated damages, an amount of money equal to the Basic Annual Rent and other amounts due for the remaining portion of the Lease Term (had such term not been terminated by Landlord prior to the expiration of the Lease Term), less the fair rental value of the Premises for the residue of the Lease Term, both discounted to their present value based upon an interest rate of eight percent (8%) per annum. In determining fair rental value, Landlord shall be entitled to take into account the time and expenses necessary to obtain a replacement tenant or tenants, including lost rental revenues and anticipated expenses hereinafter described relating to

 

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recovery, preparation and reletting of the Premises. If Landlord elects to relet the Premises, or any portion thereof, before presentation of proof of such liquidated damages, the amount of rent reserved upon such reletting shall be deemed prima facie evidence of the fair rental value of the portion of the Premises so relet.

Landlord and Tenant agree that because of the difficulty or impossibility of determining Landlord’s damages from the loss of anticipated Additional Rent and other lease charges from the Tenant, there shall be included as a component of Tenant’s annual total Rent obligation (for the calculation of Landlord’s remedies), an amount equal to the average monthly Additional Rent paid by Tenant for the twelve (12) full calendar months immediately preceding the event of default (or such lesser period of the term if the event of default occurs prior to the twelfth (12th) full calendar month of the term) multiplied by the number of months remaining in the Lease Term.

(vi)In addition to any sum provided to be paid above, Tenant shall also be liable for and shall immediately pay to Landlord the unamortized portion of all broker’s fees incurred by Landlord in connection with this Lease, the costs of removing and storing Tenant’s or any other occupant of the Premises’ property, the cost of repairing, altering, remodeling, renovating or otherwise putting the Premises into a condition acceptable to a new tenant or tenants, the cost of removal and replacement of Tenant’s signage and all reasonable expenses by Landlord in enforcing Landlord’s remedies, including reasonable attorneys’ fees.

(vii)Landlord may apply Tenant’s Security Deposit to the extent necessary to make good any Rent arrearage, to pay the cost of remedying Tenant’s default or to reimburse Landlord for expenditures made or damages suffered as a consequence of Tenant’s default, without prejudice to any other remedies Landlord may have under this Lease. Following any such application of the Security Deposit, Tenant shall pay to Landlord on demand the amount so applied in order to restore the Security Deposit to its original amount.

(viii)In addition to any remedy described herein, Landlord may recapture any and all concessions, awards, credits, free rent, rent abatements or similar benefits conferred upon Tenant.

(c)Mitigation of Damages.

(i)In the event of a default under the Lease, Landlord and Tenant shall each use commercially reasonable efforts to mitigate any damages resulting from a default of the other party under this Lease.

(ii)Landlord’s obligation to mitigate damages after a default by Tenant shall be satisfied in full if Landlord undertakes to lease the Premises to another tenant (a “Substitute Tenant”) in accordance with the following criteria:

(A)Landlord shall have no obligation to solicit or entertain negotiations with any other prospective tenant for the Premises until Landlord obtains full and complete

 

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possession of the Premises including, without limitation, the final and unappealable legal right to relet the Premises free of any claim of Tenant.

(B)Landlord shall not be obligated to offer the Premises to a Substitute Tenant when other premises in the Project suitable for that prospective tenant’s use are available.

(C)Landlord shall not be obligated to lease the Premises to a Substitute Tenant for a rental less than the current fair market rental then prevailing for similar space, nor shall Landlord be obligated to enter into a new lease under other terms and conditions that are unacceptable to Landlord under Landlord’s then current leasing policies for comparable space.

(D)Landlord shall not be obligated to enter into a lease with any proposed tenant whose use would:

a.Disrupt the tenant mix or balance of the Project;

b.Violate any restriction, covenant, or requirement contained in the lease of another tenant of the Project;

c.Adversely affect the reputation of the Project; or

d.Be incompatible with the operation of the Project.

(E)Landlord shall not be obligated to enter into a lease with any proposed Substitute Tenant (a “Substitute Lease”) which does not have, in Landlord’s reasonable opinion, sufficient financial resources or operating experience to operate the Premises in a first-class manner.

(F)Landlord shall not be required to expend any amount of money to alter, remodel, or otherwise make the Premises suitable for use by a proposed Substitute Tenant unless:

a.Tenant pays any such sum to Landlord in advance of Landlord’s execution of a Substitute Lease with such Substitute Tenant (which payment shall not be in lieu of any damages or other sums to which Landlord may be entitled as a result of Tenant’s default under this Lease); or

b.Landlord, in Landlord’s sole discretion, determines that any such expenditure is financially justified in connection with entering into any such Substitute Lease.

(iii)Upon compliance with the above criteria regarding the releasing of the Premises after a default by Tenant, Landlord shall be deemed to have fully satisfied Landlord’s obligation to mitigate damages under this Lease and under any law or judicial ruling in effect on the date of this Lease or at the time of Tenant’s default, and Tenant waives and releases, to the fullest extent legally permissible, any right to assert in any action by Landlord to enforce the terms of this Lease, any defense, counterclaim, or rights

 

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of setoff or recoupment respecting the mitigation of damages by Landlord, unless and to the extent Landlord maliciously or in bad faith fails to act in accordance with the requirements of this Paragraph 12(c).

(iv)Tenant’s right to seek damages from Landlord as a result of a default by Landlord under this Lease shall be conditioned on Tenant taking all actions reasonably required, under the circumstances, to minimize any loss or damage to Tenant’s property or business, or to any of Tenant’s officers, employees, agents, invitees, or other third parties that may be caused by any such default of Landlord.

(d)Effect of Suit or Partial Collection. Institution of a forcible detainer action to re-enter the Premises shall not be construed to be an election by Landlord to terminate this Lease. Landlord may collect and receive any Rent due from Tenant and the payment thereof shall not constitute a waiver of or affect any Notice or demand given, suit instituted or judgment obtained by Landlord, or be held to waive or alter the rights or remedies which Landlord may have at law or in equity or by virtue of this Lease at the time of such payment.

(e)Remedies Cumulative. All rights and remedies of Landlord herein or existing at law or in equity are cumulative and the exercise of one or more rights or remedies shall not be taken to exclude or waive the right to the exercise of any other.

(f)Late Payment Charge and Interest Payable. Landlord may, without further Notice to Tenant, impose a late payment charge equal to five percent (5%) of any amount due if any amount due under this Lease is not paid within five (5) days from the date required to be paid hereunder. In addition, any payment due under this Lease not paid within ten (10) days after the date herein specified to be paid shall bear interest from the date such payment is due to the date of actual payment at the rate of eighteen percent (18%) per annum or the highest lawful rate of interest permitted by Arizona or federal law, whichever rate of interest is lower.

(g)Cashier’s Check. If Tenant fails to timely make two (2) payments of Basic Annual Rent during any Lease Year or any two (2) payments during any Lease Year are returned for insufficient funds, then, in addition to any other remedy Landlord may have, Landlord may require that all future payments be made by cashier’s check or money order.

(h)No Counterclaim by Tenant. If Landlord commences any proceedings for nonpayment of rent or other charges payable by Tenant under this Lease, Tenant agrees it will not interpose any counterclaim of any nature or description in any such proceedings. This shall not, however, be construed as a waiver of the Tenant’s right to assert such claims in any separate action or actions brought by the Tenant.

13.

ACCESS; CONSTRUCTION

Landlord reserves the right to use the roof and exterior walls of the Premises and the area beneath, adjacent to and above the Premises, together with the right to install, use, maintain, repair, replace and relocate equipment, machinery, meters, pipes, ducts, plumbing, conduits and wiring through the Premises, which serve other portions of the Building or the Project in a manner and in locations which do not unreasonably interfere with Tenant’s use of the Premises. In addition, Landlord shall have free access to any and all mechanical installations of Landlord or Tenant,

 

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including, without limitation, machine rooms, telephone rooms and electrical closets. Tenant agrees that there shall be no construction of partitions or other obstructions which materially interfere with or which threaten to materially interfere with Landlord’s free access thereto, or materially interfere with the moving of Landlord’s equipment to or from the enclosures containing said installations. Upon at least twenty-four (24) hours’ prior Notice (except in the event of an emergency, when no Notice shall be necessary), Landlord reserves and shall at any time and all times have the right to enter the Premises to inspect the same, to supply janitorial service and any other service to be provided by Landlord to Tenant hereunder, to exhibit the Premises to prospective purchasers, lenders or, during the last six months of the Term only, tenants, to post notices of non-responsibility, to alter, improve, restore, rebuild or repair the Premises or any other portion of the Building, or to do any other act permitted or contemplated to be done by Landlord hereunder, all without being deemed guilty of an eviction of Tenant and without liability for abatement of Rent or otherwise. For such purposes, Landlord may also erect scaffolding and other necessary structures where reasonably required by the character of the work to be performed. Landlord shall conduct all such inspections and/or improvements, alterations and repairs so as to minimize, to the extent reasonably practical and without additional expense to Landlord, any interruption of or interference with the business of Tenant. Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby. For each of such purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises (excluding Tenant’s vaults and safes, access to which shall be provided by Tenant upon Landlord’s reasonable request). Landlord shall have the right to use any and all means which Landlord may deem proper in an emergency in order to obtain entry to the Premises or any portion thereof, and Landlord shall have the right, at any time during the Lease Term, to provide whatever access control measures it deems reasonably necessary to the Project, without any interruption or abatement in the payment of Rent by Tenant. Any entry into the Premises obtained by Landlord by any of such means shall not under any circumstances be construed to be a forcible or unlawful entry into, or a detainer of, the Premises, or any eviction of Tenant from the Premises or any portion thereof. No provision of this Lease shall be construed as obligating Landlord to perform any repairs, Alterations or decorations to the Premises or the Project except as otherwise expressly agreed to be performed by Landlord pursuant to the provisions of this Lease.

14.

BANKRUPTCY

(a)If at any time on or before the Commencement Date there shall be filed by or against Tenant in any court, tribunal, administrative agency or any other forum having jurisdiction, pursuant to any applicable law, either of the United States or of any state, a petition in bankruptcy or insolvency or for reorganization or for the appointment of a receiver, trustee or conservator of all or a portion of Tenant’s property, or if Tenant makes an assignment for the benefit of creditors, this Lease shall ipso facto be canceled and terminated and in such event neither Tenant nor any person claiming through or under Tenant or by virtue of any applicable law or by an order of any court, tribunal, administrative agency or any other forum having jurisdiction, shall be entitled to possession of the Premises and Landlord, in addition to the other rights and remedies given by Paragraph 12 hereof or by virtue of any other provision contained in this Lease or by virtue of any applicable law, may retain as damages any Rent, Security Deposit or moneys received by it from Tenant or others on behalf of Tenant.

 

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(b)If, after the Commencement Date, or if at any time during the term of this Lease, there shall be filed against Tenant in any court, tribunal, administrative agency or any other forum having jurisdiction, pursuant to any applicable law, either of the United States or of any state, a petition in bankruptcy or insolvency or for reorganization or for the appointment of a receiver, trustee or conservator of all or a portion of Tenant’s property, and the same is not dismissed after sixty (60) calendar days, or if Tenant makes an assignment for the benefit of creditors, this Lease, at the option of Landlord exercised within a reasonable time after notice of the happening of any one or more of such events, may be canceled and terminated and in such event neither Tenant nor any person claiming through or under Tenant or by virtue of any statute or of an order of any court shall be entitled to possession or to remain in possession of the Premises, but shall forthwith quit and surrender the Premises, and Landlord, in addition to the other rights and remedies granted by Paragraph 12 hereof or by virtue of any other provision contained in this Lease or by virtue of any applicable law, may retain as damages any Rent, Security Deposit or moneys received by it from Tenant or others on behalf of Tenant.

(c)In the event of the occurrence of any of those events specified in this Paragraph 14, if Landlord shall not choose to exercise, or by applicable law, shall not be able to exercise, its rights hereunder to terminate this Lease upon the occurrence of such events, then, in addition to any other rights of Landlord hereunder or by virtue of applicable law, (i) Landlord shall not be obligated to provide Tenant with any of the utilities or services specified in Paragraph 7, unless Landlord has received compensation in advance for such utilities or services, and the parties agree that Landlord’s reasonable estimate of the compensation required with respect to such services shall control, and (ii) neither Tenant, as debtor-in-possession, nor any trustee or other person (hereinafter collectively referred to as the “Assuming Tenant”) shall be entitled to assume this Lease unless on or before the date of such assumption, the Assuming Tenant (x) cures, or provides adequate assurance that the latter will promptly cure, any existing default under this Lease, (y) compensates, or provides adequate assurance that the Assuming Tenant will promptly compensate Landlord for any pecuniary loss (including, without limitation, attorneys’ fees and disbursements) resulting from such default, and (z) provides adequate assurance of future performance under this Lease, it being covenanted and agreed by the parties that, for such purposes, any cure or compensation shall be effected by the immediate payment of any monetary default or any required compensation, or the immediate correction or bonding of any nonmonetary default. For purposes of this Lease, (i) any “adequate assurance” of such cure or compensation shall be effected by the establishment of an escrow fund for the amount at issue or by the issuance of a bond, and (ii) “adequate assurance” of future performance shall be effected by the establishment of an escrow fund for the amount at issue or by the issuance of a bond.

15.

SUBSTITUTION OF PREMISES

Subject to the conditions specified in this Paragraph 15, Landlord reserves the right without Tenant’s consent, but at Landlord’s sole cost, on ninety (90) days’ prior written Notice to Tenant, to substitute other premises within the Project for the Premises. In each such case, the substituted premises shall (a) contain at least the same Rentable Area as the Premises, (b) contain comparable tenant improvements, and (c) be made available to Tenant at the then current rental rate for such space, which in no event, shall exceed the per square foot rental rate in effect at the time of such substitution and in no event shall Tenant’s Basic Annual Rent obligation increase due to such substitution. Landlord shall pay all reasonable moving expenses of Tenant incidental to such

 

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substitution of premises, including but not limited to the cost of installing all of Tenant’s fixtures and equipment.

16.

SUBORDINATION: ATTORNMENT: ESTOPPEL CERTIFICATES

(a)Tenant agrees that this Lease and the rights of Tenant hereunder shall be subject and subordinate to any and all deeds of trust, security interests, mortgages, master leases, ground leases or other security documents and any and all modifications, renewals, extensions, consolidations and replacements thereof (collectively, “Security Documents”) which now or hereafter constitute a lien upon or affect the Project, the Building or the Premises; provided, however, that any agreement to subordinate this Lease shall be conditioned upon the holder of such to-be-superior interest agreeing to recognize Tenant’s rights as the tenant and to not disturb Tenant’s possessory interest (provided Tenant shall not be in default beyond applicable Notice and cure periods) in the event of foreclosure or similar. Such subordination shall be effective without the necessity of the execution by Tenant of any additional document for the purpose of evidencing or effecting such subordination. In addition, Landlord shall have the right to subordinate or cause to be subordinated any such Security Documents to this Lease and in such case, in the event of the termination or transfer of Landlord’s estate or interest in the Project by reason of any termination or foreclosure of any such Security Documents, Tenant shall, notwithstanding such subordination, attorn to and become the Tenant of the successor in interest to Landlord at the option of such successor in interest. Furthermore, Tenant shall within fifteen (15) days of demand therefor execute any commercially reasonable instruments or other documents which may be required by Landlord or the holder of any Security Document and specifically shall execute, acknowledge and deliver within fifteen (15) days of demand therefor a subordination of lease or subordination of deed of trust, in the commercially reasonable form required by the holder of the Security Document requesting the document (provided, in no event shall such documents materially increase Tenant’s obligations or decrease Tenant’s rights under this Lease); the failure to do so by Tenant within such time period shall be a material default hereunder; provided, however, the new landlord or the holder of any Security Document shall agree that Tenant’s quiet enjoyment of the Premises shall not be disturbed as long as Tenant is not in default beyond applicable Notice and cure periods under this Lease.

(b)If any proceeding is brought for default under any ground or master lease to which this Lease is subject or in the event of foreclosure or the exercise of the power of sale under any mortgage, deed of trust or other Security Document made by Landlord covering the Premises, at the election of such ground lessor, master lessor or purchaser at foreclosure, Tenant shall attorn to and recognize the same as Landlord under this Lease, provided such successor expressly agrees in writing to be bound to all future obligations by the terms of this Lease, and if so requested, Tenant shall enter into a new lease with that successor on the same terms and conditions as are contained in this Lease (for the unexpired term of this Lease then remaining).

(c)Tenant shall, upon not less than fifteen (15) days’ prior Notice by Landlord, execute, acknowledge and deliver to Landlord a statement in writing certifying to those facts for which certification has been requested by Landlord or any current or prospective purchaser, holder of any Security Document, ground lessor or master lessor, including, but without limitation, that (i) this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and stating the modifications), (ii) the dates to

 

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which the Basic Annual Rent, Additional Rent and other charges hereunder have been paid, if any, and (iii) whether or not to the best knowledge of Tenant, Landlord is in default in the performance of any covenant, agreement or condition contained in this Lease and, if so, specifying each such default of which Tenant may have knowledge. The form of the statement attached hereto as Exhibit E is hereby approved by Tenant for use pursuant to this subparagraph; however, at Landlord’s option, Landlord shall have the right to use other forms for such purpose. Tenant’s failure to execute and deliver such statement within such time shall, at the option of Landlord, constitute a material default under this Lease and, in any event, shall be conclusive upon Tenant that this Lease is in full force and effect without modification except as may be represented by Landlord in any such certificate prepared by Landlord and delivered to Tenant for execution. Any statement delivered pursuant to this Paragraph 16 may be relied upon by any prospective purchaser of the fee of the Building or the Project or any mortgagee, ground lessor or other like encumbrancer thereof or any assignee of any such encumbrance upon the Building or the Project.

17.

SALE BY LANDLORD: TENANT’S REMEDIES; NONRECOURSE LIABILITY

(a)In the event of a sale or conveyance by Landlord of the Building or the Project, Landlord shall be released from any and all liability under this Lease; provided such transferee agrees to assume liability under this Lease. If the Security Deposit has been made by Tenant prior to such sale or conveyance, Landlord shall transfer the Security Deposit to the purchaser, and upon delivery to Tenant of Notice thereof, Landlord shall be discharged from any further liability in reference thereto.

(b)Landlord shall not be in default of any obligation of Landlord hereunder unless Landlord fails to perform any of its obligations under this Lease within thirty (30) days after receipt of written Notice of such failure from Tenant; provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, Landlord shall not be in default if Landlord commences to cure such default within the thirty (30) day period and thereafter diligently prosecutes the same to completion. 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. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder.

(c)Any liability of Landlord for a default by Landlord under this Lease, or a breach by Landlord of any of its obligations under the Lease, shall be limited solely to its interest in the Project, and in no event shall any personal liability be asserted against Landlord and/or any Landlord Indemnitee in connection with this Lease nor shall any recourse be had to any other property or assets of Landlord. Tenant’s sole and exclusive remedy for a default or breach of this Lease by Landlord shall be either (i) an action for damages, or (ii) an action for injunctive relief; Tenant hereby waiving and agreeing that Tenant shall have no offset rights or right to terminate this Lease on account of any breach or default by Landlord under this Lease. Under no circumstances whatsoever shall either party ever be liable for punitive, consequential or special damages or loss of profits under this Lease and each party waives any rights it may have to such damages under this Lease in the event of a breach or default by the other party under this Lease.

 

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(d)As a condition to the effectiveness of any Notice of default given by Tenant to Landlord, Tenant shall also concurrently give such Notice under the provisions of Paragraph 17(b) to each beneficiary under a Security Document encumbering the Project of whom Tenant has received written Notice (such Notice to specify the address of the beneficiary). In the event Landlord shall fail to cure any breach or default within the time period specified in subparagraph (b), then prior to the pursuit of any remedy therefor by Tenant, each such beneficiary shall have an additional thirty (30) days within which to cure such default, or if such default cannot reasonably be cured within such period, then each such beneficiary shall have such additional time as shall be necessary to cure such default, provided that within such thirty (30) day period, such beneficiary has commenced and is diligently pursuing the remedies available to it which are necessary to cure such default (including, without limitation, as appropriate, commencement of foreclosure proceedings).

18.

PARKING; COMMON AREAS

(a)Provided that Tenant pays all applicable Parking Fees, plus tax and other related charges, and provided further that Tenant complies with and abides by any parking rules and regulations from time to time in effect, Tenant shall have a license to park not more than the number of parking spaces located in the parking areas of the Project specified in Item 13 of the Basic Lease Provisions for the parking of operational motor vehicles used by Tenant, its officers and employees only. Tenant shall pay a monthly fee at the rate stated in Item 13 of the Basic Lease Provisions (“Parking Fees”). All Parking Fees shall be payable, in advance and without demand, together with each monthly installment of Basic Annual Rent. Landlord reserves the right, at any time upon written Notice to Tenant, to designate the location of Tenant’s parking spaces as determined by Landlord in its reasonable discretion. The use of such spaces shall be subject to the rules and regulations adopted by Landlord from time to time for the use of the parking areas. Landlord further reserves the right to make such changes to the parking system as Landlord may deem necessary or reasonable from time to time; i.e., Landlord may provide for one or a combination of parking systems, including, without limitation, self-parking, single or double stall parking spaces, and valet assisted parking. Tenant agrees that Tenant, its officers and employees shall not be entitled to park in any reserved or specially assigned areas designated by Landlord from time to time in the Project’s parking areas. Landlord may require execution of an agreement with respect to the use of such parking areas by Tenant and/or its officers and employees in form satisfactory to Landlord as a condition of any such use by Tenant, its officers and employees. A default by Tenant, its officers or employees in the payment of such charges, the compliance with such rules and regulations, or the performance of such agreement(s) shall constitute a material default by Tenant hereunder. Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s officers, employees, suppliers, shippers, customers or invitees to be loaded, unloaded or parked in areas other than those designated by Landlord for such activities. If Tenant permits or allows any of the prohibited activities described in this Paragraph, then Landlord shall have the right, without Notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Tenant, which cost shall be immediately payable upon demand by Landlord.

(b)Subject to subparagraph (c) below and the remaining provisions of this Lease, Tenant shall have the nonexclusive right, in common with others, to the use of such entrances, lobbies, restrooms, ramps, drives, stairs, and similar access ways and service ways and other

 

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common areas and facilities in and adjacent to the Building and the Project as are designated from time to time by Landlord for the general nonexclusive use of Landlord, Tenant and the other tenants of the Project and their respective employees, agents, representatives, licensees and invitees (“Common Areas”). The use of such Common Areas shall be subject to the rules and regulations contained herein and the provisions of any covenants, conditions and restrictions affecting the Building or the Project. Tenant shall keep all of the Common Areas free and clear of any obstructions created or permitted by Tenant or resulting from Tenant’s operations, and shall use the Common Areas only for normal activities, parking and ingress and egress by Tenant and its employees, agents, representatives, licensees and invitees to and from the Premises, the Building or the Project. If, in the reasonable opinion of Landlord, unauthorized persons are using the Common Areas by reason of the presence of Tenant in the Premises, Tenant, upon demand of Landlord, shall correct such situation by appropriate action or proceedings against all such unauthorized persons. Nothing herein shall affect the rights of Landlord at any time to remove any such unauthorized persons from said areas or to prevent the use of any of said areas by unauthorized persons. Landlord reserves the right to make such changes, alterations, additions, deletions, improvements, repairs or replacements in or to the Building, the Project (including the Premises) and the Common Areas as Landlord may reasonably deem necessary or desirable, including, without limitation, constructing new buildings and making changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading areas, landscaped areas and walkways; provided, however, that there shall be no unreasonable permanent obstruction of access to or use of the Premises resulting therefrom. In the event that the Project is not completed on the date of execution of this Lease, Landlord shall have the sole judgment and discretion to determine the architecture, design, appearance, construction, workmanship, materials and equipment with respect to construction of the Project. Notwithstanding any provision of this Lease to the contrary, the Common Areas shall not in any event be deemed to be a portion of or included within the Premises leased to Tenant and the Premises shall not be deemed to be a portion of the Common Areas. This Lease is granted subject to the terms hereof, the rights and interests of third parties under existing liens, ground leases, easements and encumbrances affecting such property, all zoning regulations, rules, ordinances, building restrictions and other laws and regulations now in effect or hereafter adopted by any governmental authority having jurisdiction over the Project or any part thereof. In exercising its rights under this Paragraph 18(b), Landlord shall use commercially reasonable efforts to not materially and adversely affect Tenant’s use of or access to the Premises.

(c)Notwithstanding any provision of this Lease to the contrary, Landlord specifically reserves the right to redefine the term “Project” for purposes of allocating and calculating Operating Costs, Real Estate Taxes and Utilities so as to include or exclude areas as Landlord shall from time to time determine or specify (and any such determination or specification shall be without prejudice to Landlord’s right to revise thereafter such determination or specification). In addition, Landlord shall have the right to contract or otherwise arrange for amenities, services (the cost of which is included within Operating Costs) or Utilities to be on a common or shared basis to both the Project (i.e., the area with respect to which Operating Costs and Utilities are determined) and adjacent areas not included within the Project, so long as the basis on which the cost of such amenities, services or Utilities is allocated to the Project is determined on an arms-length basis or some other basis reasonably determined by Landlord. In the case where the definition of the Project is revised for purposes of the allocation or determination of Operating Costs, Real Estate Taxes, and/or Utilities, Tenant’s Proportionate Share shall be appropriately

 

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revised to equal the percentage share of all Rentable Area contained within the Project (as then defined) represented by the Premises. Notwithstanding the foregoing, Landlord agrees that in no event shall Tenant’s Proportionate Share of Operating Costs, Real Estate Taxes and/or Utilities increase due to Landlord redefining the term “Project.” Landlord shall have the sole right to determine which portions of the Project and other areas, if any, shall be served by common management, operation, maintenance and repair. Landlord shall also have the right, in its sole discretion, to allocate and prorate any portion or portions of the Operating Costs, Real Estate Taxes and/or Utilities on a building-by-building basis, on an aggregate basis of all buildings in the Project, or any other reasonable manner, and if allocated on a building-by-building basis, then Tenant’s Proportionate Share shall, as to the portion of the Operating Costs, Real Estate Taxes and/or Utilities so allocated, be based on the ratio of the Rentable Area of the Premises to the Rentable Area of the Building.

19.

MISCELLANEOUS

(a)Attorneys’ Fees. In the event of any legal action or proceeding brought by either party against the other arising out of this Lease, the prevailing party shall be entitled to recover reasonable attorneys’ fees and costs (including, without limitation, court costs and expert witness fees and costs) incurred in such action. Such amounts shall be included in any judgment rendered in any such action or proceeding.

(b)Waiver. No waiver by Landlord of any provision of this Lease or of any breach by Tenant hereunder shall be deemed to be a waiver of any other provision hereof, or of any subsequent breach by Tenant. Landlord’s consent to or approval of any act by Tenant requiring Landlord’s consent or approval under this Lease shall not be deemed to render unnecessary the obtaining of Landlord’s consent to or approval of any subsequent act of Tenant. No act or thing done by Landlord or Landlord’s agents during the term of this Lease shall be deemed an acceptance of a surrender of the Premises, unless in writing signed by Landlord. The delivery of the keys to any employee or agent of Landlord shall not operate as a termination of the Lease or a surrender of the Premises. The acceptance of any Rent by Landlord following a breach of this Lease by Tenant shall not constitute a waiver by Landlord of such breach or any other breach unless such waiver is expressly stated in a writing signed by Landlord.

(c)Notices. Any notice, demand, request, consent, approval, disapproval or certificate (“Notice”) required or desired to be given under this Lease shall be in writing and given by certified mail, return receipt requested, by personal delivery or by Federal Express or a similar nationwide overnight delivery service providing a receipt for delivery. Notices may not be given by facsimile. The date of giving any Notice shall be deemed to be the date upon which delivery is actually made by one of the methods described in this Section 19(c) (or attempted if said delivery is refused or rejected). If a Notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day. All notices, demands, requests, consents, approvals, disapprovals, or certificates shall be addressed at the address specified in Item 14 of the Basic Lease Provisions or to such other addresses as may be specified by written Notice from Landlord to Tenant or from Tenant to Landlord. Either party may change its address by giving reasonable advance written Notice of its new address in accordance with the methods described in this Paragraph; provided, however, no Notice of either party’s change of address shall be effective until fifteen (15) days after the addressee’s actual receipt thereof.

 

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(d)Access Control. Landlord shall be the sole determinant of the type and amount of any access control or courtesy guard services to be provided to the Project, if any. IN ALL EVENTS, LANDLORD SHALL NOT BE LIABLE TO TENANT, AND TENANT HEREBY WAIVES ANY CLAIM AGAINST LANDLORD, FOR (I) ANY UNAUTHORIZED OR CRIMINAL ENTRY OF THIRD PARTIES INTO THE PREMISES, THE BUILDING OR THE PROJECT, (II) ANY DAMAGE TO PERSONS, OR (I11) ANY LOSS OF PROPERTY IN AND ABOUT THE PREMISES, THE BUILDING OR THE PROJECT, BY OR FROM ANY UNAUTHORIZED OR CRIMINAL ACTS OF THIRD PARTIES, REGARDLESS OF ANY ACTION, INACTION, FAILURE, BREAKDOWN, MALFUNCTION AND/OR INSUFFICIENCY OF THE ACCESS CONTROL OR COURTESY GUARD SERVICES PROVIDED BY LANDLORD; EXCEPT TO THE EXTENT SAME IS CAUSED BY LANDLORD’S GROSS NEGLIGENCE OR WILLFUL MISCONDUCT.

(e)Holding Over. If Tenant retains possession of the Premises after the termination of the Lease Term, unless otherwise agreed in writing, such possession shall be subject to immediate termination by Landlord at any time, and all of the other terms and provisions of this Lease (excluding any expansion or renewal option or other similar right or option) shall be applicable during such holdover period, except that Tenant shall pay Landlord from time to time, upon demand, as Basic Annual Rent for the holdover period an amount equal to One Hundred Fifty Percent (150%) the Basic Annual Rent in effect on the termination date, computed on a monthly basis. All other payments shall continue under the terms of this Lease. 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 Paragraph shall not be construed as consent for Tenant to retain possession of the Premises.

(f)Condition of Premises. EXCEPT AS OTHERWISE EXPRESSLY PROVIDED IN THIS LEASE, LANDLORD HEREBY DISCLAIMS ANY EXPRESS OR IMPLIED REPRESENTATION OR WARRANTY THAT THE PREMISES ARE SUITABLE FOR TENANT’S INTENDED PURPOSE OR USE, WHICH DISCLAIMER IS HEREBY ACKNOWLEDGED BY TENANT. THE TAKING OF POSSESSION BY TENANT SHALL BE CONCLUSIVE EVIDENCE THAT TENANT:

(i)ACCEPTS THE PREMISES, THE BUILDING AND TENANT IMPROVEMENTS PERFORMED BY LANDLORD AS SUITABLE FOR THE PURPOSES FOR WHICH THE PREMISES WERE LEASED;

(ii)ACCEPTS THE PREMISES AND PROJECT AS BEING IN GOOD AND SATISFACTORY CONDITION;

(iii)WAIVES ANY DEFECTS IN THE PREMISES AND ITS APPURTENANCES EXISTING NOW OR IN THE FUTURE, EXCEPT THAT TENANT’S TAKING OF POSSESSION SHALL NOT BE DEEMED TO WAIVE LANDLORD’S COMPLETION OF MINOR FINISH WORK ITEMS THAT DO NOT INTERFERE WITH TENANT’S OCCUPANCY OF THE PREMISES; AND

(iv)WAIVES ALL CLAIMS BASED ON ANY IMPLIED WARRANTY OF SUITABILITY OR HABITABILITY.

 

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(g)Quiet Possession. Upon Tenant’s paying the Rent reserved hereunder and observing and performing all of the covenants, conditions and provisions on Tenant’s part to be observed and performed hereunder, Tenant shall have quiet possession of the Premises for the term hereof without hindrance or ejection by any person lawfully claiming under Landlord, subject to the provisions of this Lease and to the provisions of any (i) covenants, conditions and restrictions, or (ii) Security Documents to which this Lease is subordinate or may be subordinated.

(h)Matters of Record. Except as otherwise provided herein, this Lease and Tenant’s rights hereunder are subject and subordinate to all matters affecting Landlord’s title to the Project recorded in the Real Property Records of the County in which the Project is located, prior to and subsequent to the date hereof, including, without limitation, all covenants, conditions and restrictions. Tenant agrees for itself and all persons in possession or holding under it that it will comply with and not violate any such covenants, conditions and restrictions or other matters of record. Landlord reserves the right, from time to time, to grant such easements, rights and dedications as Landlord deems necessary or desirable, and to cause the recordation of parcel maps and covenants, conditions and restrictions affecting the Premises, the Building or the Project, as long as such easements, rights, dedications, maps, and covenants, conditions and restrictions do not materially interfere with the use of the Premises by Tenant. At Landlord’s request, Tenant shall join in the execution of any of the aforementioned documents.

(i)Successors and Assigns. Except as otherwise provided in this Lease, all of the covenants, conditions and provisions of this Lease shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, personal representatives, successors and assigns. Tenant shall attorn to each purchaser, successor or assignee of Landlord.

(j)Brokers. Tenant and Landlord warrant to each other that they have had no dealings with any real estate broker or agent in connection with the negotiation of this Lease, excepting only the brokers named in Rem 12 of the Basic Lease Provisions and that they know of no other real estate broker or agent who is or might be entitled to a commission in connection with this Lease. Tenant hereby agrees to indemnify, defend and hold Landlord harmless for, from and against all claims for any brokerage commissions, finders’ fees or similar payments by any persons other than those listed in Item 12 of the Basic Lease Provisions and all costs, expenses and liabilities incurred in connection with such claims, including reasonable attorneys’ fees and costs. Landlord agrees to pay broker commissions (if any) pursuant to separate written agreement(s).

(k)Name. Landlord shall have the exclusive right at all times during the Lease Term to change, modify, add to or otherwise alter the name, number, or designation of the Building and/or the Project, and Landlord shall not be liable for claims or damages of any kind which may be attributed thereto or result therefrom.

(l)Examination of Lease. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for lease, and it is not effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant.

(m)Time. Time is of the essence of this Lease and each and all of its provisions.

 

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(n)Defined Terms and Marginal Headings. The words “Landlord” and “Tenant” as used herein shall include the plural as well as the singular and for purposes of Articles 5, 7, 13 and 18, the term Landlord shall include Landlord, its employees, contractors and agents. If more than one person is named as Tenant the obligations of such persons are joint and several. The marginal headings and titles to the articles of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part hereof.

(o)Conflict of Laws; Prior Agreements; Separability. This Lease shall be governed by and construed pursuant to the laws of the State of Arizona. This Lease contains all of the agreements of the parties hereto with respect to any matter covered or mentioned in this Lease. No prior agreement, understanding or representation pertaining to any such matter shall be effective for any purpose. No provision of this Lease may be amended or added to except by an agreement in writing signed by the parties hereto or their respective successors in interest. The illegality, invalidity or unenforceability of any provision of this Lease shall in no way impair or invalidate any other provision of this Lease, and such remaining provisions shall remain in full force and effect.

(p)Authority.

(i)If Tenant is a corporation, each individual executing this Lease on behalf of Tenant hereby covenants and warrants that Tenant is a duly authorized and existing corporation, that Tenant has and is qualified to do business in the State, that the corporation has full right and authority to enter into this Lease, and that each person signing on behalf of the corporation is authorized to do so. If Tenant is a partnership or limited liability company, each individual executing this Lease on behalf of Tenant hereby covenants and warrants that he is duly authorized to execute and deliver this Lease on behalf of Tenant in accordance with the terms of such entity’s partnership or trust agreement. Tenant shall provide Landlord on demand with such evidence of such authority as Landlord shall reasonably request, including, without limitation, resolutions and certificates.

(ii)If Landlord is a corporation, each individual executing this Lease on behalf of Landlord hereby covenants and warrants that Landlord is a duly authorized and existing corporation, that Landlord has and is qualified to do business in the State, that the corporation has full right and authority to enter into this Lease, and that each person signing on behalf of the corporation is authorized to do so. If Landlord is a partnership or limited liability company, each individual executing this Lease on behalf of Landlord hereby covenants and warrants that he is duly authorized to execute and deliver this Lease on behalf of Landlord in accordance with the terms of such entity’s partnership or trust agreement. Landlord shall provide Tenant on demand with such evidence of such authority as Tenant shall reasonably request, including, without limitation, resolutions and certificates.

(q)Joint and Several Liability.

(i)If two or more individuals, corporations, partnerships or other business associations (or any combination of two or more thereof) shall sign this Lease as Tenant, the liability of each such individual, corporation, partnership or other business association

 

41


 

to pay Rent and perform all other obligations hereunder shall be deemed to be joint and several, and all Notices, payments and agreements given or made by, with or to any one of such individuals, corporations, partnerships or other business associations shall be deemed to have been given or made by, with or to all of them.

(ii)If two or more individuals, corporations, partnerships or other business associations (or any combination of two or more thereof) shall sign this Lease as Landlord, the liability of each such individual, corporation, partnership or other business association to perform all obligations hereunder shall be deemed to be joint and several, and all Notices, payments and agreements given or made by, with or to any one of such individuals, corporations, partnerships or other business associations shall be deemed to have been given or made by, with or to all of them.

(r)Rental Allocation. For purposes of Section 467 of the Internal Revenue Code of 1986, as amended from time to time, Landlord and Tenant hereby agree to allocate all Rent to the period in which payment is due, or if later, the period in which Rent is paid.

(s)Rules and Regulations. Tenant agrees to comply with all rules and regulations of the Building and the Project imposed by Landlord as set forth on Exhibit D attached hereto, as the same may be changed from time to time upon reasonable Notice to Tenant. Landlord shall not be liable to Tenant for the failure of any other tenant or any of its assignees, subtenants, or their respective agents, employees, representatives, invitees or licensees to conform to such rules and regulations; provided, however, Landlord shall use commercially reasonable efforts to enforce applicable regulations and requirements against all tenants. In the event of a conflict between the terms of Exhibit D or any subsequent rules and regulations and the terms of this Lease, this Lease shall control.

(t)Joint Product. This Agreement is the result of arms-length negotiations between Landlord and Tenant and their respective attorneys. Accordingly, neither party shall be deemed to be the author of this Lease and this Lease shall not be construed against either party.

(u)Financial Statements. Upon Landlord’s written request no more than one time per calendar year during the Lease Term, Tenant shall promptly furnish Landlord, from time to time, with the most current financial statements, certified by Tenant to be true and correct, reflecting Tenant’s then current financial condition; provided, however, that Landlord may at any time request such financial statements (i) if Tenant is in default, or (ii) solely in connection with a sale or financing of the Project.

(v)Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, acts of war, terrorism, terrorist activities, inability to obtain services, labor, or materials or reasonable substitutes therefore, governmental actions, civil commotions, fire, flood, earthquake or other casualty, and other causes beyond the reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease and except as to Tenant’s obligations under Article 6 and Article 8 of this Lease and Section 19(f) of this Lease (collectively, a “Force Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and,

 

42


 

therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such party’s performance caused by a Force Majeure.

(w)Counterparts. This Lease may be executed in several counterparts, each of which shall be deemed an original, and all of which shall constitute but one and the same instrument.

(x)Waiver of Arizona Revised Statutes Section 33-343. Tenant hereby waives any statutory and common law rights of termination (including the provisions of Arizona Revised Statutes § 33-343) which may arise by reason of any partial or total destruction of the Premises which Landlord is obligated to restore or may restore under any of the provisions of this Lease.

(y)Waiver of Trial by Jury. Landlord and Tenant waive their right to trial by jury in any action, proceeding or counterclaim brought by either of the parties hereto against the other (except for personal injury or property damage) on any matters whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use of or occupancy of the Premises, and any emergency statutory or any other statutory remedy.

(z)Patriot Act. Tenant represents and warrants to, and covenants with, Landlord that neither Tenant nor any of its respective constituent owners or affiliates currently are, or shall be at any time during the Lease Term, in violation of any laws relating to terrorism or money laundering, including without limitation Executive Order No. 13224 on Terrorist Financing, effective September 24, 2001, and relating to Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism and/or the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law 107-56) (“USA Patriot Act”).

[SIGNATURE PAGE TO FOLLOW]

 


 

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SIGNATURE PAGE TO OFFICE LEASE

 

IN WITNESS WHEREOF, the parties have executed this Lease to be effective as of the Date of this Lease.

 

LANDLORD

 

TENANT

 

 

 

LPC CORRIDORS, LLC

 

EVO TRANSPORTATION & ENERGY

an Arizona limited liability company

 

SERVICES, INC., a Delaware corporation

 

 

By:

 

/s/ Kevin Perkins

 

By:

 

/s/ Thomas Abood

Name:

 

Kevin Perkins

 

Name:

 

Thomas Abood

Title:

 

authorized agent, member

 

Title:

 

Chief Executive Officer

 

 

 

 

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EXHIBIT A-1

LEGAL DESCRIPTION OF THE PROJECT

 

THE LAND REFERRED TO HEREIN BELOW IS SITUATED PHOENIX, IN THE COUNTY OF MARICOPA, STATE OF ARIZONA, AND IS DESCRIBED AS FOLLOWS:

 

PARCEL NO. 1:

 

LOT 1, THE CORRIDORS-PHOENIX UNIT 1, ACCORDING TO THE PLAT OF RECORD IN THE OFFICE OF THE COUNTY RECORDER OF MARICOPA COUNTY, ARIZONA, RECORDED IN BOOK 571 OF MAPS PAGE 35.

 

PARCEL NO. 2:

 

AN EASEMENT FOR VEHICULAR AND PEDESTRIAN INGRESS AND EGRESS, UNDERGROUND UTILITY LINES AND FOR THE CONSTRUCTION AND MAINTENANCE OF SIGNS AND RELATED LANDSCAPING AND LIGHTING IN THE COMMON AREA AS CREATED IN DECLARATION OF EASEMENTS AND PROTECTIVE COVENANTS FOR THE CORRIDORS-PHOENIX RECORDED APRIL 10, 2001 AS RECORDING NO. 2001-266459 OF OFFICIAL RECORDS; FIRST AMENDMENT RECORDED AS RECORDING NO. 2001-464449 OF OFFICIAL RECORDS: SECOND AMENDMENT RECORDED AS RECORDING NO. 2002-792756 OF OFFICIAL RECORDS AND THIRD AMENDMENT RECORDED AS RECORDING NO. 2004-1510668 OF OFFICIAL RECORDS; FOURTH AMENDMENT RECORDED AS RECORDING NO. 2007-126495 OF OFFICIAL RECORDS; FIFTH AMENDMENT RECORDED AS RECORDING NO. 2007-860377 OF OFFICIAL RECORDS: SIXTH AMENDMENT RECORDED AS RECORDING NO. 2008-882047 OF OFFICIAL RECORDS; SEVENTH AMENDMENT RECORDED AS RECORDING NO. 2009-533751 OF OFFICIAL RECORDS; EIGHTH AMENDMENT RECORDED AS RECORDING NO. 2010-9882 OF OFFICIAL RECORDS; NINTH AMENDMENT RECORDED AS RECORDING NO. 2015-115317 OF OFFICIAL RECORDS.

 

PARCEL NO. 3:

 

A PORTION OF LOT 5 OF THE RE-PLAT OF LOT 5, THE CORRIDORS-PHOENIX UNIT 2, ACCORDING TO BOOK 662 OF MAPS PAGE 46, RECORDS OF MARICOPA COUNTY, ARIZONA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

 

COMMENCING AT A BRASS CAP IN A HOLE AT THE INTERSECTION OF 19TH AVENUE AND PINNACLE PEAK ROAD, FROM WHICH A BRASS CAP IN A HANDHOLE AT THE EAST QUARTER CORNER OF SAID SECTION 13 BEARS SOUTH 00 DEGREES 11 MINUTES 36 SECONDS EAST, A DISTANCE OF 2643.48 FEET;

 

THENCE NORTH 89 DEGREES 57 MINUTES 13 SECONDS WEST, ALONG THE MONUMENT LINE OF SAID PINNACLE PEAK ROAD, A DISTANCE OF 80.88 FEET TO A POINT OF CURVE TO THE RIGHT HAVING A RADIUS OF 2,291.82 FEET;

 

Exhibit A-1 - 1


 

 

THENCE WESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 19 DEGREES 23 MINUTES 23 SECONDS, A DISTANCE OF 775.59 FEET;

 

THENCE SOUTH 19 DEGREES 26 MINUTES 05 SECONDS WEST, LEAVING SAID MONUMENT LINE, A DISTANCE OF 55.00 FEET TO A POINT ON THE SOUTH RIGHT OF WAY LINE OF SAID PINNACLE PEAK ROAD AND THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED, SAID POINT ALSO THE BEGINNING OF A CURVE TO THE LEFT, OF WHICH THE RADIUS POINT LIES NORTH 19 DEGREES 26 MINUTES 10 SECONDS EAST, A RADIAL DISTANCE OF 2,346.83 FEET;

 

THENCE EASTERLY ALONG THE ARC OF SAID CURVE AND SAID SOUTH RIGHT OF WAY LINE, THROUGH A CENTRAL ANGLE OF 10 DEGREES 20 MINUTES 02 SECONDS, A DISTANCE OF 423.28 FEET;

 

THENCE SOUTH 36 DEGREES 26 MINUTES 14 SECONDS EAST, A DISTANCE OF 17.09 FEET;

 

THENCE SOUTH 08 DEGREES 10 MINUTES 17 SECONDS WEST, A DISTANCE OF 10.00 FEET TO THE POINT OF CURVE OF A NON TANGENT CURVE TO THE LEFT, OF WHICH THE RADIUS POINT LIES NORTH 08 DEGREES 48 MINUTES 12 SECONDS EAST, A RADIAL DISTANCE OF 2,368.82 FEET;

 

THENCE EASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 01 DEGREES 15 MINUTES 27 SECONDS, A DISTANCE OF 51.99 FEET;

 

THENCE SOUTH 07 DEGREES 31 MINUTES 32 SECONDS WEST, LEAVING SAID SOUTH RIGHT OF WAY LINE, A DISTANCE OF 531.03 FEET TO A POINT ON THE SOUTH LINE OF SAID LOT 5;

 

THENCE NORTH 89 DEGREES 58 MINUTES 02 SECONDS WEST ALONG SAID SOUTH LINE, A DISTANCE OF 522.40 FEET;

 

THENCE NORTH 00 DEGREES 01 MINUTES 59 SECONDS EAST, A DISTANCE OF 132.46 FEET TO THE POINT OF CURVE OF A NON TANGENT CURVE TO THE RIGHT, OF WHICH THE RADIUS POINT LIES NORTH 18 DEGREES 16 MINUTES 02 SECONDS EAST, A RADIAL DISTANCE OF 2,950.65 FEET;

 

THENCE WESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 01 DEGREES 10 MINUTES 59 SECONDS, A DISTANCE OF 60.93 FEET;

 

THENCE NORTH 19 DEGREES 26 MINUTES 05 SECONDS EAST, A DISTANCE OF 540.00 FEET TO THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED.

 

 

Exhibit A-1 - 2


 

 

PARCEL NO. 4:

 

AN EASEMENT FOR PRIVATE ACCESS AND VEHICULAR INGRESS AND EGRESS, UNDERGROUND UTILITY LINES AND FOR THE CONSTRUCTION AND MAINTENANCE OF SIGNS AND RELATED LANDSCAPING AND LIGHTING IN THE COMMON AREAS AS CREATED IN DECLARATION OF EASEMENT AND PROTECTIVE COVENANTS FOR THE CORRIDORS-PHOENIX RECORDED AS RECORDING NO. 2001-286459 OF OFFICIAL RECORDS; FIRST AMENDMENT RECORDED AS RECORDING NO. 2001-464449 OF OFFICIAL RECORDS; SECOND AMENDMENT RECORDED AS RECORDING NO. 2002-792756 OF OFFICIAL RECORDS AND THIRD AMENDMENT RECORDED AS RECORDING NO. 2004-1510668 OF OFFICIAL RECORDS; FOURTH AMENDMENT RECORDED AS RECORDING NO. 2007-126495 OF OFFICIAL RECORDS; FIFTH AMENDMENT RECORDED AS RECORDING NO. 2007-860377 OF OFFICIAL RECORDS; SIXTH AMENDMENT RECORDED AS RECORDING NO. 2008-882047 OF OFFICIAL RECORDS; SEVENTH AMENDMENT RECORDED AS RECORDING NO. 2009-533751 OF OFFICIAL RECORDS; EIGHTH AMENDMENT RECORDED AS RECORDING NO. 2010-9882 OF OFFICIAL RECORDS; NINTH AMENDMENT RECORDED AS RECORDING NO. 2015-115317 OF OFFICIAL RECORDS.

 

 

 

Exhibit A-1 - 3


 

 

EXHIBIT A-2

FLOOR PLAN (“Final Plans”)

 

 

 

 

Exhibit A-2 - 1


 

 

EXHIBIT A-3

Formal floor plan

[Attached]

 

 

 


 

Exhibit A-3 - 1


 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit A-3 - 2


 

 

EXHIBIT A-4

Construction specifications

[Attached]

 

 

 


 

Exhibit A-4 - 1


 

 

 

 

 

 

 

 

 

 

 


 

Exhibit A-4 - 2


 

 

 

 

 

 

 

 

 

 

 

 

 


 

Exhibit A-4 - 3


 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


 

Exhibit A-4 - 4


 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit A-4 - 5


 

 

EXHIBIT B

WORK LETTER

 

THIS WORK LETTER is attached as Exhibit B to the Office Lease between LPC Corridors, LLC, an Arizona limited liability company, as Landlord, and EVO Transportation & Energy Services Inc., a Delaware corporation, as Tenant, and constitutes the further agreement between Landlord and Tenant as follows:

(a)Tenant Improvements. Landlord, at Landlord’s sole cost and expense, agrees to furnish or perform those items of construction and those improvements (the “Tenant Improvements”) specified in the Final Plans (as defined in Paragraph (b) below) and shall include the specific items described in Paragraph (d), below). Landlord’s construction obligations shall be limited solely to the Tenant Improvements specified in the Final Plans, all using building standard materials and finishes unless otherwise expressly noted in the Final Plans.

(b)Space Planner. Attached as Exhibit A-2 is a preliminary space plan; attached as Exhibit A-3 and Exhibit A-4, respectively, is a formal floor plan, and the construction specification (said floor plan and specifications, collectively, the “Final Plans”). The Final Plans include the complete and final layout for the Premises.

(c)Construction. Landlord shall commence construction of the Tenant Improvements promptly following Landlord’s receipt of any necessary permits. Landlord shall diligently pursue completion of construction of the Tenant Improvements and use its commercially reasonable efforts to complete construction of the Tenant Improvements as soon as reasonably practicable. Unless approved by Landlord under paragraph (f), below, Landlord shall not be required to complete any improvements that are not included in the Final Plans.

(d)Certain Construction Specifications. Landlord will deliver the space in turnkey condition in accordance with the Final Plans, including:

 

Front entry card access/system will be arranged by Tenant and Tenant’s expense (system to be left in place upon move-out), subject, however, to Landlord reimbursing Tenant up to $7,500 towards such system, said reimbursement to be made promptly upon presentation by Tenant to Landlord of reasonable proof of payment towards such expense

 

Built in reception desk, vinyl wood plan flooring, glass wall & door into extended conference room

 

New paint

 

New flooring with carpet and vinyl wood plank in areas

 

Replace all cabinets and sink

 

Replace all lighting fixtures

 

Replace damaged ceiling tiles

 

Add offices

 

Exhibit B-1


 

 

 

Extend break room

 

Add side lights next to office doors

 

Replace and/or repair window blinds (front reception area will need heat reducing blinds of some kind along with the SEC office).

 

(e)Change Order. If Tenant shall desire any changes to the Final Plans, Tenant shall so advise Landlord in writing and Landlord shall determine whether such changes can be made in a reasonable and feasible manner. Any and all costs of reviewing any requested changes, and any and all costs of making any changes to the Tenant Improvements which Tenant may request and which Landlord may agree to shall be at Tenant’s sole cost and expense and shall be paid to Landlord upon demand and before execution of the change order. In no event shall Landlord be obligated to perform any Tenant Improvements which would extend the construction period past the anticipated Commencement Date identified in Item 9 of the Basic Lease Provisions, unless such extension was mutually agreed to in writing by Landlord and Tenant prior to the commencement of said construction. If Landlord approves Tenant’s requested change, addition, or alteration, the Space Planner, at Tenant’s sole cost and expense, shall complete all working drawings necessary to show the change, addition or alteration being requested by Tenant.

(f)Substantial Completion. “Substantial Completion” of construction of the Tenant Improvements shall be defined as the date upon which the Space Planner or other consultant engaged by Landlord determines that the Tenant Improvements have been substantially completed in accordance with the Final Plans and the Premises has been delivered to Tenant, including with any certificate of occupancy (if any is required in connection with such work) except for such items that constitute minor defects or adjustments which can be completed after occupancy without causing any material interference with Tenant’s use of the Premises (so called “Punch List” items). After the completion of the Tenant Improvements, Tenant shall, upon demand, execute and deliver to Landlord a letter of acceptance of improvements performed on the Premises. The term “Tenant Delay” shall include, without limitation, any material delay in the completion of construction of Tenant Improvements resulting from (i) Tenant’s failure to comply with the provisions of this Work Letter, (ii) delay in work caused by submission by Tenant of a request for any change order following Tenant’s approval of the Final Plans, or for the implementation of any change order, or (iii) any material delay by Tenant in timely submitting comments or approvals to the Final Plans or Landlord’s request for any clarification or specifications needed from Tenant to complete construction. The failure of Tenant to take possession of or to occupy the Premises shall not serve to relieve Tenant of obligations arising on the Commencement Date or delay the payment of Rent by Tenant.

 

 

 

Exhibit B-2


 

 

EXHIBIT C

STANDARDS FOR UTILITIES, SERVICES AND SIGNAGE

 

The following are the Project Standards for utilities and services. Landlord reserves the right to adopt such reasonable, nondiscriminatory modifications and additions hereto as it deems appropriate.

1.Landlord shall, subject to the limitations and provisions hereinafter set forth in this Exhibit C:

(a)Provide to the Premises, heating, ventilation, and air conditioning (HVAC). Landlord shall not be responsible for room temperatures and conditions in the Premises if the lighting and receptacle load for Tenant’s equipment and fixtures exceed those listed in paragraph (c) hereof, if the Premises are used for other than general office purposes or if the Building standard blinds or curtains in the Premises are not closed so as to screen the sun’s rays.

(b)Furnish to the Premises, electric current for routine lighting and the operation of general office machines such as typewriters, dictating equipment, desk model adding machines, and the like, which use 110 volt electric power, not to exceed the reasonable capacity of Building standard office lighting and receptacles, and not in excess of limits imposed or recommended by governmental authority.

(c)Provide, at Landlord’s expense, Building standard suite entry and directory signage in the size and style or lettering typically used by Landlord. The number of individual names listed on the Building directory or directories shall be subject to such limitation as shall be established from time to time by Landlord. Tenant may, if desired by Tenant, but subject to the review and approval of Landlord, and at Tenant’s sole expense, install its name on one (1) panel on the Project monument sign; provided, however, that the sign panel position shall be determined by Landlord in its sole and absolute discretion.

2.No data processing equipment, other special electrical equipment (excluding personal computers utilizing 110 volt electric power), air conditioning or heating units, or plumbing additions shall be installed, nor shall any changes to the Building HVAC, electrical or plumbing systems be made without the prior written consent of Landlord, which consent shall be subject to Landlord’s sole and absolute discretion. In the case of any such change, Landlord reserves the right to designate and/or approve the contractor to be used. Any permitted installations shall be made under Landlord’s supervision.

3.Landlord shall not provide reception outlets or television or radio antennas for television or radio broadcast reception, and Tenant shall not install any such equipment without prior written approval from Landlord.

4.Tenant will not, without the prior written consent of Landlord, use any apparatus, machine or device in the Premises, including, without limitation, duplicating machines, electronic data processing machines, punch card machines and machines using current in excess of 110 volts, which will in any way increase the amount of electricity or water usually furnished or supplied for

Exhibit C-1


 

use of the Premises as general office space, nor connect with electric current, except through existing electrical outlets in the Premises, any apparatus or device for the purpose of using electric current in excess of that usually furnished or supplied for use of the Premises as general office space.

5.Tenant agrees to cooperate fully at all times with Landlord, and to abide by all regulations and requirements which Landlord may prescribe for the proper functioning and protection of the Building HVAC, electrical, plumbing and other systems. Tenant shall comply with all laws, statutes, ordinances and governmental rules and regulations now in force or which may hereafter be enacted or promulgated in connection with Building services furnished to the Premises, including, without limitation, any governmental rule or regulation relating to the heating and cooling of the Building.

 

Exhibit C-2


 

 

EXHIBIT D

BUILDING RULES AND REGULATIONS

 

1.The sidewalks, entrances, passages, courts, vestibules, stairways and corridors of halls shall not be obstructed or used for any purpose other than ingress and egress. The halls, passages, entrances, stairways, balconies and roof are not for the use of the general public, and the Landlord shall in all cases retain the right to control and prevent access thereto of all persons whose presence, in the judgment of the Landlord, shall be prejudicial to the safety, character, reputation and interests of the Building and its tenants, provided that nothing herein contained shall be construed to prevent such access to persons with whom the Tenant normally deals only for the purpose of conducting its business in the Premises (such as clients, customers, office suppliers and equipment vendors, and the like) unless such persons are engaged in illegal activities. No tenant and no employees of any tenant shall go upon the roof of the Building without the written consent of Landlord.

2.No awnings or other projections shall be attached to the outside walls of the Building. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord standard window coverings. All electrical ceiling fixtures hung in offices or spaces along the perimeter of the Building must be fluorescent, of a quality, type, design and bulb color approved by Landlord. Neither the interior nor the exterior of any windows shall be coated or otherwise sunscreened without the written consent of Landlord. At any time during the Lease Term, upon thirty (30) days prior written Notice to the tenants of the Building, Landlord can designate the Building as a “no smoking building,” and enforce a no smoking rule within the Building and Project.

3.No sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by any tenant on, about or from any part of the Premises, the Building or the Project without the prior written consent of the Landlord. If the Landlord shall have given such consent at the time, whether before or after the execution of this Lease, such consent shall in no way operate as a waiver or release of any of the provisions hereof or of this Lease, and shall be deemed to relate only to the particular sign, advertisement or notice so consented to by the Landlord and shall not be construed as dispensing with the necessity of obtaining the specific written consent of the Landlord with respect to each and every such sign, advertisement or notice other than the particular sign, advertisement or notice, as the case may be, so consented to by the Landlord. In the event of the violation of the foregoing by any tenant, Landlord may remove or stop same without any liability, and may charge the expense incurred in such removal or stopping to such tenant. Interior signs on doors and the directory tablet shall be inscribed, painted or affixed for each tenant by the Landlord at the expense of such tenant, and shall be of a size, color and style acceptable to the Landlord. The directory tablet will be provided exclusively for the display of the name and location of tenants only and Landlord reserves the right to exclude any other names therefrom. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlord’s standard lettering.

4.The sashes, sash doors, skylights, windows, and doors that reflect or admit light and air into halls, passageways or other public places in the Building shall not be covered or obstructed by any tenant, nor shall any bottles, parcels or other articles be placed on the window sills. Tenant shall see that the windows, transoms and doors of the Premises are closed and securely

 

Exhibit D-1


 

locked before leaving the Building and must observe strict care not to leave windows open when it rains. Tenant shall exercise extraordinary care and caution that all water faucets or water apparatus are entirely shut off before Tenant or Tenant’s employees leave the Building, and that all electricity, gas or air shall likewise be carefully shut off, so as to prevent waste or damage. Tenant shall cooperate with Landlord in obtaining maximum effectiveness of the cooling system by closing window coverings when the sun’s rays fall directly on the windows of the Premises. Tenant shall not tamper with or change the setting of any thermostats or temperature control valves.

5.The toilet rooms, water and wash closets and other plumbing fixtures shall not be used for any purpose other than those for which they were considered, and no sweepings, rubbish, rags or other substances shall be thrown therein. All damages resulting from any misuse of the fixtures shall be borne by the tenant who, or whose subtenants, assignees or any of their servants, employees, agents, visitors or licensees shall have caused the same.

6.No tenant shall mark, paint, drill into, or in any way deface any part of the Premises, the Building or the Project. No boring, cutting or stringing of wires or laying of linoleum or other similar floor coverings shall be permitted, except with the prior written consent of the Landlord and as the Landlord may direct.

7.No bicycles, vehicles, or animals (other than guide dogs (e.g. seeing eye dogs)) of any kind shall be brought into or kept in or about the Premises, and no cooking shall be done or permitted by any tenant on the Premises, except that the preparation of coffee, tea, hot chocolate and similar items (including those suitable for microwave heating) for tenants and their employees shall be permitted, provided that the power required therefor shall not exceed that amount which can be provided by a 30 amp circuit. No tenant shall cause or permit any unusual or objectionable odors to be produced or permeate the Premises. Smoking or carrying lighted cigars, cigarettes or pipes in the Building is prohibited.

8.The Premises shall not be used for manufacturing or for the storage of merchandise except as such storage may be incidental to the permitted use of the Premises. No tenant shall occupy or permit any portion of the Premises to be occupied as an office for a public stenographer or typist, or for the manufacture or sale of liquor, narcotics, or tobacco (except by a cigarette vending machine for use by Tenant’s employees) in any form, or as a medical office, or as a barber or manicure shop, or as an employment bureau, without the express written consent of Landlord. No tenant shall engage or pay any employees on the Premises except those actually working for such tenant on the Premises nor advertise for laborers giving an address at the Premises. The Premises shall not be used for lodging or sleeping or for any immoral or illegal purposes.

9.No tenant shall make, or permit to be made any unseemly or disturbing noises or disturb or interfere with occupants of this or neighboring buildings or premises or those having business with them, whether by the use of any musical instrument, radio, phonograph, unusual noise, or in any other way. No tenant shall throw anything out of doors, windows or skylights or down the passageways.

10.No tenant, subtenant or assignee nor any of their servants, employees, agents, visitors or licensees shall at any time bring or keep upon the Premises any inflammable, combustible or explosive fluid, chemical or substance.

 

Exhibit D-2


 

11.No additional locks or bolts of any kind shall be placed upon any of the doors or windows by any tenant, nor shall any changes be made in existing locks or the mechanisms thereof. Each tenant must, upon the termination of his tenancy, restore to Landlord all keys of stores, offices, and toilet rooms, either furnished to, or otherwise procured by, such tenant and in the event of the loss of keys so furnished, such tenant shall pay to Landlord the cost of replacing the same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such changes.

12.All removals, or the carrying in or out of any safes, freight, furniture, or bulky matter of any description must take place during the hours which Landlord shall determine from time to time, without the express written consent of Landlord. The moving of safes or other fixtures or bulky matter of any kind must be done upon previous notice to the Project Management Office and under its supervision, and the persons employed by any tenant for such work must be acceptable to the Landlord. Landlord reserves the right to inspect all safes, freight or other bulky articles to be brought into the Building and to exclude from the Building all safes, freight or other bulky articles which violate any of these Rules and Regulations or the Lease of which these Rules and Regulations are a part. Landlord reserves the right to prescribe the weight and position of all safes, which must be placed upon supports approved by Landlord to distribute the weight.

13.No tenant shall purchase spring water, ice, towel, janitorial maintenance or other similar services from any person or persons not approved by Landlord.

14.Landlord shall have the right to prohibit any advertising by any tenant which, in Landlord’s opinion, tends to impair the reputation of the Building or the Project or its desirability as an office location, and upon written Notice from Landlord, any tenant shall refrain from or discontinue such advertising.

15.Landlord reserves the right to exclude from the Building between the hours of 6:00 P.M. and 7:00 A.M. and at all hours on Saturday, Sunday and legal holidays all persons who do not present a pass or card key to the Building approved by the Landlord. Each tenant shall be responsible for all persons who enter the Building with or at the invitation of such tenant and shall be liable to Landlord for all acts of such persons. Landlord shall in no case be liable for damages for any error with regard to the admission to or exclusion from the Building of any person. In case of an invasion, mob riot, public excitement or other circumstances rendering such action advisable in Landlord’s opinion, Landlord reserves the right, without abatement of Rent, to require all persons to vacate the Building and to prevent access to the Building during the continuance of the same for the safety of the tenants, the protection of the Building, and the property in the Building.

16.Any persons employed by any tenant to do janitorial work shall, while in the Building and outside of the Premises, be subject to and under the control and direction of the Project Management Office (but not as an agent or servant of said Office or of the Landlord), and such tenant shall be responsible for all acts of such persons.

17.All doors opening onto public corridors shall be kept closed, except when in use for ingress and egress.

 

Exhibit D-3


 

18.The requirements of Tenant will be attended to only upon application to the Project Management Office.

19.Canvassing, soliciting and peddling in the Building are prohibited and each tenant shall report and otherwise cooperate to prevent the same.

20.All office equipment of any electrical or mechanical nature shall be placed by Tenant in the Premises in settings approved by Landlord, to absorb or prevent any vibration, noise or annoyance.

21.No air conditioning unit or other similar apparatus shall be installed or used by any tenant without the written consent of Landlord.

22.There shall not be used in any space, or in the public halls of the Building, either by any tenant or others, any hand trucks, except those equipped with rubber tires and rubber side guards.

23.No vending machine or machines of any description shall be installed, maintained or operated upon the Premises without the written consent of Landlord.

24.The scheduling of tenant move-ins shall be subject to the reasonable discretion of Landlord.

25.If the Tenant desires telephone or telegraph connections, the Landlord will direct electricians as to where and how the wires are to be introduced. No boring or cutting for wires or otherwise shall be made without direction from the Landlord.

26.The term “personal goods or services vendors” as used herein means persons who periodically enter the Building of which the Premises are a part for the purpose of selling goods or services to a tenant, other than goods or services which are used by the Tenant only for the purpose of conducting its business in the Premises. “Personal goods or services” include, but are not limited to, drinking water and other beverages, food, barbering services and shoe shining services. Landlord reserves the right to prohibit personal goods and services vendors from access to the Building except upon Landlord’s prior written consent and upon such reasonable terms and conditions, including, but not limited to, the payment of a reasonable fee and provision for insurance coverage, as are related to the safety, care and cleanliness of the Building, the preservation of good order thereon, and the relief of any financial or other burden on Landlord or other tenants occasioned by the presence of such vendors or the sale by them of personal goods or services to the Tenant or its employees. If necessary for the accomplishment of these purposes, Landlord may exclude a particular vendor entirely or limit the number of vendors who may be present at any one time in the Building.

27.Non-Smoking Building. The Building is a non-smoking building. Smoking is prohibited at all times within the entire Building, including all leased premises, as well as all public/common areas. This prohibition applies during business and non-business hours to restrooms, lobbies, stairwells, common hallways, the lunchroom and any other public/common area, as well as to all areas within the Premises by Tenants. Smoking is only permitted in the designated smoking area outside the Building and away from the entrances to the Building.

 

Exhibit D-4


 

28.Weapons Prohibited. The Building and Project is a weapons free environment. No tenant, owner of a tenant, officer or employee of a tenant, visitor of tenant, contractor or subcontractor of tenant, or any other party shall carry weapons (concealed or not) of any kind in the building, or parking areas. This prohibition applies to all public areas, including without limitation, restrooms, lobbies, stairwells, common hallways, all areas within the leased premises of tenants, all surface parking areas and the surrounding land related to the building.

 

 

 

Exhibit D-5


 

 

EXHIBIT E

FORM ESTOPPEL CERTIFICATE

 

The undersigned,                                (“Tenant”), the tenant under that certain Office Lease dated                                    , between Tenant and                                  , a                                               as landlord (“Landlord”) hereby certifies as follows:

 

1.The Premises (the “Premises”) under the Lease is Suite            ,                                            .

2.The Lease is in full force and effect and has not been modified or amended in any respect except by amendments dated                                         (copies of which are attached).

3.The Lease has not been assigned, encumbered, subleased or transferred in any manner other than:                                                               

4.The Commencement Date of the Lease is                                     and the expiration date of the Lease is                                               . There are no options to extend the term of the Lease beyond such expiration date other than                                                     .

5.The present monthly rental under the Lease is $         . The sum of $              representing                month’s Rent has been paid in advance.

6.The security deposit held by Landlord under the Lease is $                      .

7.Rent under the Lease has been paid through the month of                      . Tenant’s estimated share of Operating Costs, Real Estate Taxes and/or Utility payments have been paid through                                     .

8.The Premises are presently occupied by Tenant.

9.Tenant has accepted the Premises without condition or qualification under the Lease and Landlord has completed and complied with all conditions of such acceptance.

10.To the best knowledge of Tenant, neither it nor the Landlord is in default (or will be in default following the delivery of Notice, the passage of time, or both) or claims a default by the other under the Lease, or has any claims, defenses, or rights of offset against payment of Rent under the Lease, except as follows:

11.Tenant acknowledges that Landlord has the right to assign the Lease and the Rent thereunder and to sell, assign, transfer, mortgage or otherwise encumber the Project without the consent of Tenant.

12.Tenant makes this statement for the benefit of                                   with the understanding that                                       intends to rely on this statement in connection with                                    .

 

Exhibit E-1


 

IN WITNESS WHEREOF, this certificate has been executed and delivered by the authorized officers or representatives of the undersigned as of

 

TENANT

 

 

a

 

 

 

By:

 

 

Name:

 

 

Title:

 

 

 

 

 

 

Exhibit E-2


 

 

EXHIBIT F

TENANT’S INITIAL CERTIFICATE

 

 

 

To:                                                                 (“Landlord”)

 

Date:                                                            

 

Tenant’s Initial Certificate

 

                                                                     

                                                                     

 

 

The undersigned, as the Tenant under that certain Lease (the “Lease”) dated                        , made and entered into between                                        , a                                       as Landlord, and the undersigned, as Tenant, hereby certifies that:

 

1.

The undersigned has accepted possession and entered into occupancy of the Premises described in the Lease.

 

 

2.

The Commencement Date of the Lease was                              .

 

 

3.

The expiration date of the Lease is                                  .

 

 

4.

The Lease is in full force and effect and has not been modified or amended.

 

 

5.

Landlord has performed all of its obligations to improve the Premises for occupancy by the undersigned [subject to completion of the punch list items set forth on the attached schedule].

 

 

Very truly yours,

 

 

a

 

 

 

By:

 

 

Name:

 

 

Title:

 

 

 

 

 

 

Exhibit F-1


 

 

EXHIBIT G

AMERICANS WITH DISABILITIES ACT

 

 

Subject to any changes in either Act, Tenant agrees to comply with all requirements of the Americans With Disabilities Act of 1990 (Public Law 101-336 {July 26, 1990}) (“ADA”) and applicable Arizona law, as amended from time to time or hereafter enacted, applicable to the Premises and the Project to accommodate its employees, invitees and customers. Tenant acknowledges that it shall be wholly responsible for any accommodations or alterations which need to be made to the Premises. No provision in this Lease should be construed in any manner as permitting, consenting to or authorizing Tenant to violate requirements under any such Act and any provision to the Lease which could arguably be construed as authorizing a violation of any Act shall be interpreted in a manner which permits compliance with such Act and is hereby amended to permit such compliance.

73321512 v1

 

Exhibit G-1

Exhibit 10.111

 

COMMERCIAL LEASE AGREEMENT

 

THIS LEASE (this “Lease”) dated this 1st day of November, 2019

BETWEEN:

Apple Moving, INC. of 8213-A Shoal Creek Blvd., Austin, TX 78754

Telephone: (512) 736-7815 (the “Landlord”)

OF THE FIRST PART

- AND -

Thunder Ridge Transport, Inc. of 319 N. Main Ave., Suite 310, Springfield, MO 65806 Telephone: (623) 777-0677 (the “Tenant”)

OF THE SECOND PART

 

IN CONSIDERATION OF the Landlord leasing certain premises to the Tenant, the Tenant leasing those premises from the Landlord and the mutual benefits and obligations set forth in this Lease, the receipt and sufficiency of which consideration is hereby acknowledged, the Parties to this Lease (the “Parties”) agree as follows:

1.

DEFINITIONS

1.

When used in this Lease, the following expressions will have the meanings indicated:

 

a.

“Additional Rent” means all amounts payable by the Tenant under this Lease except Base Rent, whether or not specifically designated as Additional Rent elsewhere in this Lease;

 

b.

“Building” means all buildings, improvements, equipment, fixtures, property and facilities from time to time located at 9807 Brown Lane Austin, Texas 78754, as from time to time altered, expanded or reduced by the Landlord in its sole discretion;

 

c.

“Common Areas and Facilities” mean:

 

i.

those portions of the Building areas, buildings, improvements, facilities, utilities, equipment and installations in or forming part of the Building which from time to time are not designated or intended by the Landlord to be leased to tenants of the Building including, without limitation, exterior weather walls, roofs, entrances and exits, parking areas, driveways, loading docks and area, storage, mechanical and electrical rooms, areas above and below leasable premises and not included within leasable premises, security and alarm equipment, grassed and landscaped areas, retaining walls and maintenance, cleaning and operating equipment serving the Building; and

 

ii.

those lands, areas, buildings, improvements, facilities, utilities, equipment and installations which serve or are for the useful benefit of the Building, the tenants of the Building or the Landlord and those having business with them, whether or not located within, adjacent to or near the Building and which are designated from time to time by the Landlord as part of the Common Areas and Facilities;

 

d.

“Leasable Area” means with respect to any rentable premises, the area expressed in square feet of all floor space including floor space of mezzanines, if any, determined, calculated and certified by the Landlord and measured from the exterior face of all exterior walls, doors and windows, including walls, doors and windows separating the rentable premises from enclosed Common

 


 

 

Areas and Facilities, if any, and from the center line of all interior walls separating the rentable premises from adjoining rentable premises. There will be no deduction or exclusion for any space occupied by or used for columns, ducts or other structural elements;

 

e.

“Premises” means the commercial premises at 9807 Brown Lane Austin, Texas 78754.

 

f.

“Rent” means the total of Base Rent and Additional Rent.

2.

LEASED PREMISES

2.

The Landlord agrees to rent to the Tenant the commercial premises municipally described as 9807 Brown Lane Austin, Texas 78754, (the “Premises”). The Premises are more particularly described as follows:

4.89 acres lot w/15,000 sqf. warehouse & 1712 sqf. office. See attached Exhibit A. The Premises will be used for only the following permitted use (the “Permitted Use”): Transportation.

3.

While the Tenant, or an assignee or subtenant approved by the Landlord, is using and occupying the Premises for the Permitted Use and is not in default under the Lease, the Landlord agrees not to Lease space in the Building to any tenant who will be conducting in such premises as its principal business, the services of: Federal US Postal Transportation.

4.

No pets or animals are allowed to be kept in or about the Premises or in any common areas in the Building containing the Premises.

5.

Subject to the provisions of this Lease, the tenet will have non-exclusive use and access to all areas of the paved lot with special provision to leave landlord 7 tractor trailer parking spaces (the “Parking”). Only properly insured motor vehicles may b. parked in the Tenant’s space.

6.

TERM

6.

The term of the Lease commences at 12:00 noon on November 1, 2019 and ends at 12:00 noon on January 1, 2025 (the “Term”).

7.

Should the Tenant remain in possession of the Premises with the consent of the Landlord after the natural expiration of this Lease, a new tenancy from month to month will be created between the Landlord and the Tenant which will be subject to all the terms and conditions of this Lease but will be terminable upon either party giving one month’s notice to the other party.

8.

RENT

8.

Subject to the provisions of this Lease, the Tenant will pay a base rent of $13,500.00, payable per month, for the Premises (the “Base Rent”), without setoff, abatement or deduction.

9.

The Tenant will pay the Base Rent and Base Triple Net Insurance with property taxes and insurance over a twelve-month period on or before the third of each month by ACH of each and every month of the Term to the Landlord. Tenant pays 88% of $21,885, or $19,258.80 ($1,604.90 per month) in insurance and property taxes based upon the current percentage of the Premises leased by the Tenant. The percentage insurance and property taxes paid will be adjusted annually to reflect the percentage the Premises occupied by the Tenant.

10.

The Base Rent for the Premises will increase over the Term of the Lease as follows $500.00 increase annually every October.

11.

The Tenant will be charged an additional amount of $250.00 for any late payment Rent.

 


 

12.

No acceptance by the Landlord of any amount less than the full amount owed will be taken to operate as a waiver by the Landlord for the full amount or in any way to defeat or affect the rights and remedies of the Landlord to pursue the full amount.

13.

OPERATING COSTS

13.

In addition to the Base Rent and as Additional Rent, without setoff, abatement or deduction, Tenant will pay all metered utilities except those used by Apple moving (i.e. warehouse & portable building), Tenet will pay a prorated percentage of the property tax based on shared occupancy. Tenet will pay insurance based on shared occupancy. Tenant will pay for base maintenance outside the scheduled lease payment not to exceed $9,000 annually for repairs and wear of asphalt.

14.

The Tenant will pay to the lawful taxing authorities, or to the Landlord, as it may direct, as and when the same become due and payable, all taxes, rates, use fees, duties, assessments and other charges that are levied, rated, charged or assessed against or in respect of all improvements, equipment and facilities of the Tenant on or in default by the Tenant and in respect of any business carried on in the Premises or in respect of the use or occupancy of the Premises by the Tenant and every subtenant, licensee, concessionaire or other person doing business on or from the Premises or occupying any portion of the Premises.

15.

LANDLORD’S ESTIMATE

15.

The Landlord may, in respect of all taxes and Operating Costs and any other items of Additional Rent referred to in this Lease compute bona fide estimates of the amounts which are anticipated to accrue in the next following lease year, calendar year or fiscal year, or portion of such year, as the Landlord may determine is most appropriate for each and of all items of Additional Rent, and the Landlord may provide the Tenant with written notice and a reasonable breakdown of the amount of any such estimate, and the Tenant, following receipt of such written notice of the estimated amount breakdown will pay to the Landlord such amount, in equal consecutive monthly installment throughout the applicable period with the monthly installment of Base Rent. With respect to any item of Additional Rent which the Landlord has not elected to estimate from time to time, the Tenant will pay to the Landlord the amount of such item of Additional Rent, determined under the applicable provisions of this Lease, immediately upon receipt of an invoice setting out such items of Additional Rent. Within one hundred and twenty (120) days of the conclusion of each year of the Term or a portion of a year, as the case may be, calendar year or fiscal year, or portion of such year, as the case may be, for which the Landlord has estimated any item of Additional Rent, the Landlord will compute the actual amount of such item of Additional Rent, and make available to the Tenant for examination a statement providing the amount of such item of Additional Rent and the calculation of the Tenant’s share of that Additional Rent for such year or portion of such year. If the actual amount of such items of Additional Rent, as set out in the any such statement, exceeds the aggregate amount of the installment paid by the Tenant in respect of such item, the Tenant will pay to the Landlord the amount of excess within fifteen (15) days of receipt of any such statement. if the contrary is the case, any such statement will be accompanied by a refund to the Tenant of any such overpayment without interest, provided that the Landlord may first deduct from such refund any rent which is then in arrears.

16.

USE AND OCCUPATION

16.

The Tenant will carry on business under the name of Thunder Ridge Transport and will not change such name without the prior written consent of the Landlord, such consent not to be unreasonably withheld. The Tenant will open the whole of the Premises or business to the public fully fixtured, stocked and staffed on the date of commencement of the Term and throughout the Term, and will continuously occupy and utilize entire Premises in the active conduct of its business in a reputable manner on such days and during such hours of business as may be determined from time to time by the Landlord.

17.

The Tenant covenants that the Tenant will carry on and conduct its business from time to time carried on upon the Premises in such manner as to comply with all statutes, bylaws, rules and regulations of any federal, state, municipal or other competent authority and will not do anything on or in the Premises in contravention of any of them.

 


 

18.

The Landlord will allow the tenant to assume any vacated parking which was originally retained for Minor Moving should the business conditions change, and the space is no longer needed by the Landlord for the dedicated business. Additionally, the Landlord agrees to lease the warehouse to the Tenant in the event the Landlord no longer occupies the structure. Should either of the conditions in this provision occur, the Landlord and Tenant will negotiate the increase paid by the Tenant at that time.

19.

FIRST RIGHT OF REFUSAL

19.

During the term of this Lease, provided the Tenant is not currently in default in the performance of any term of this Lease, before the Tenant may sell the Leased Premises to a third party, Landlord shall first offer the Leased Premises to the Tenant following the procedures set forth in this Section. Tenant shall have ten (10) days following the date Landlord first presents Tenant such offer to decide whether to try to negotiate an agreement for the purchase of the Lease Premises from the Landlord.

20.

If Tenant desires to try to negotiate such an agreement, Tenant shall, within said 10 day period, deliver to the Landlord written notice thereof. Promptly after receipt of such notice, the parties shall commence good faith negotiations exclusively with each other for a period not to exceed 90 days after the date Landlord gives the requisite notice to Tenant.

21.

If Landlord does not receive said notice within said 10-day period, or if Landlord receives said notice within said period but Tenant and Landlord do not enter into a legally binding, written agreement for the purchase and sale of the Leased Premises within said 90-day period, Landlord shall be free to enter into an agreement with a third party on terms (considered as a whole) no more favorable to the third party than the Tenant offered to Landlord.

22.

If Landlord does not enter into a legally binding, written agreement with a third party within the 90 day period, Landlord’s right to sell the Leased Premises to a third party shall expire and the procedure described in this Section shall be applicable again, and the Landlord, prior to selling the Leased Premises to a third party, shall first offer to try to negotiate the sale of the Leased Premises to the Tenant. For the elimination of doubt, upon each repetition of this procedure, notice shall once again be due.

23.

QUIET ENJOYMENT

23.

The Landlord covenants that on paying the Rent and performing the covenants contained in this Lease, the Tenant will peacefully and quietly have, hold, and enjoy the Premises for the agreed term.

24.

DISTRESS

24.

If and whenever the Tenant is in default in payment of any money, whether hereby expressly reserved or deemed as rent, or any part of the rent, the Landlord may, without notice or any form of legal process, enter upon the Premises and seize, remove and sell the Tenant’s goods, chattels and equipment from the Premises or seize, remove and sell any goods, chattels and equipment at any place to which the Tenant or any other person may have removed them, in the same manner as if they had remained and been distrained upon the Premises, all notwithstanding any rule of law or equity to the contrary, and the Tenant hereby waives and renounces the benefit of any present or future statute or law limiting or eliminating the Landlord’s right of distress.

25.

OVERHOLDING

25.

If the Tenant continues to occupy the Premises without the written consent of the Landlord after the expiration or other termination of the Term, then, without any further written agreement, the Tenant will be a month-to-month tenant at a minimum monthly rental equal to twice the Base Rent and subject always to all of the other provisions of this Lease insofar as the same are applicable to a month-to-month tenancy and a tenancy from year to year will not be created by implication of law.

 


 

26.

ADDITIONAL RIGHTS ON REENTRY

26.

If the Landlord reenters the Premises or terminates this Lease, then:

 

a.

notwithstanding any such termination or the Term thereby becoming forfeited void, the provisions of this Lease relating to the consequences of termination survive;

 

b.

the Landlord may use such reasonable force as it may deem necessary for the purpose of gaining admittance to and retaking possession of the Premises and the Tenant hereby releases the Landlord from all actions, proceedings, claims and demands whatsoever for and in respect of any such forcible entry or any loss of damage in connection therewith or consequential thereupon;

 

c.

the Landlord may expel and remove, forcibly, if necessary, the Tenant, those claiming under the Tenant and their effects, as allowed by law, without being taken or deemed to be guilty of any manner of trespass;

 

d.

in the event that the Landlord has removed the property of the Tenant, the Landlord may store such property in a public warehouse or at a place selected by the Landlord, at the expense of the Tenant. If the Landlord feels that it is not worth storing such property given its value and the cost to store it, then the Landlord may dispose of such property in its sole discretion and use such funds, if any, towards any indebtedness of the Tenant to the Landlord. The Landlord will not be responsible to the Tenant for the disposal of such property other than to provide any balance of the proceeds to the Tenant after paying any storage costs and any amounts owed by the Tenant to the Landlord;

 

e.

the Landlord may relet the Premises or any part of the Premises for a term or perms which may be less or greater than the balance of the Term remaining and may grant reasonable concessions in connection with such reletting including any alterations and improvements to the Premises;

 

f.

after reentry, the Landlord may procure the appointment of a receiver to take possession and collect rents and profits of the business of the Tenant, and, if necessary to collect the rents and profits the receiver may carry on the business of the Tenant and take possession of the personal property used in the business of the Tenant, including inventory, trade fixtures, and furnishings, and use them in the business without compensating the Tenant;

 

g.

after reentry, the Landlord may terminate the Lease on giving 5 days’ written notice of termination to the Tenant. Without this notice, reentry of the Premises by the Landlord or its agents will not terminate this Lease;

 

h.

the Tenant will pay to the Landlord on demand:

 

i.

all rent, Additional Rent and other amounts payable under this Lease up to the time of reentry or termination, whichever is later;

 

ii.

reasonable expenses as the Landlord incurs or has incurred in connection with the reentering, terminating, reletting, collecting sums due or payable by the Tenant, realizing upon assets seized; including without limitation, brokerage, fees and expenses and legal fees and disbursements and the expenses of keeping the Premises in good order, repairing the same and preparing them for reletting; and

 

iii.

as liquidated damages for the loss of rent and other income of the Landlord expected to be derived from this Lease during the period which would have constituted the unexpired portion of the Term had it not been terminated, at the option of the Landlord, either:

 


 

 

1.

an amount determined by reducing to present worth at an assumed interest rate of twelve percent (12%) per annum all Base Rent and estimated Additional Rent to become payable during the period which would have constituted the unexpired portion of the Term, such determination to be made by the Landlord, who may make reasonable estimates of when any such other amounts would have become payable and may make such other assumptions of the facts as may be reasonable in the circumstances; or

 

2.

an amount equal to the Base Rent and estimated Additional Rent for a period of six (6) months.

27.

INSPECTIONS

27.

Tenant acknowledges that it inspected the Premises, including the grounds and all buildings and improvements, and that they are, at the time of the execution of this Lease, good order, good repair, safe, clean, and tenantable condition.

28.

RENEWAL OF LEASE

28.

Upon giving written notice no later than 90 days before the expiration of the Term, the Tenant may renew this Lease for an additional term. All terms of the renewed lease will be the same except for any signing incentives/inducements and this renewal clause.

29.

SIGNING INCENTIVES

29.

The Landlord will give, make or perform the following signing incentives: The Landlord will prorate the November 2019 lease according to access to the property.

30.

TENANT IMPROVEMENTS

30.

The Tenant may make the following improvements to the Premises:

 

a.

The Landlord has agreed to allow Tenant to expand the warehouse to accommodate on site vehicle maintenance and the landlord will contribute $15,000.00 toward the $51,000.00 estimated construction cost; and

 

b.

The landlord has agreed to allow tenet to excavate and replaces the concrete access to the office building which will make the entrance ADA compliant. The landlord has agreed to contribute $1,500.00 towards the $2,850 estimated construction cost.

31.

UTILITIES AND OTHER COSTS

31.

The Tenant is responsible for the direct payment of the following utilities and other charges in relation to the Premises: electricity, natural gas, water, sewer, telephone, internet and cable.

32.

INSURANCE

32.

The Tenant is hereby advised and understands that the personal property of the Tenant is not insured by the Landlord for either damage or loss, and the Landlord assumes no liability for any such loss. The Tenant is advised that, if insurance coverage is desired by the Tenant, the Tenant should inquire of Tenant’s insurance agent regarding a Tenant’s policy of insurance.

33.

Excepting gross negligence or intentional harm, the Tenant is not responsible for insuring the Landlord’s contents and furnishings in or about the Premises for either damage and loss, and the Tenant assumes no liability for any such loss.

 


 

34.

The Tenant is not responsible for insuring the Premises for either damage and loss to the structure, mechanical or improvements to the Building on the Premises, and the Tenant assumes no liability for any such loss.

35.

ABANDONMENT

35.

If at any time during the Term, the Tenant abandons the Premises or any part of the Premises, the Landlord may, at its option, enter the Premises by any means without being liable for any prosecution for such entering, and without becoming liable to the Tenant for damages or for any payment of any kind whatever, and may, at the Landlord’s discretion, as agent for the Tenant, relet the Premises, or any part of the Premises, for the whole or any part of the then unexpired Term, and may receive and collect all rent payable by virtue of such reletting, and, at the Landlord’s option, hold the Tenant liable for any difference between the Rent that would have been payable under this Lease during the balance of the unexpired Term, if this Lease had continued in force, and the net rent for such period realized by the Landlord by means of the reletting. If the Landlord’s right of reentry is exercised following abandonment of the premises by the Tenant, then the Landlord may consider any personal property belonging to the Tenant and left on the Premises to also have been abandoned, in which case the Landlord may dispose of all such personal property in any manner the Landlord will deem proper and is relieved of all liability for doing so.

36.

GOVERNING LAW

36.

It is the intention of the Parties to this Lease that the tenancy created by this Lease and the performance under this Lease, and all suits and special proceedings under this Lease, be construed in accordance with and governed, to the exclusion of the law of any other forum, by the laws of the State of Texas, without regard to the jurisdiction in which any action or special proceeding may be instituted.

37.

SEVERABILITY

37.

If there is a conflict between any provision of this Lease and the applicable legislation of the State of Texas (the ‘Act’), the Act will prevail and such provisions of the Lease will be amended or deleted as necessary in order to comply with the Act. Further, any provisions that are required by the Act are incorporated into this Lease.

38.

ASSIGNMENT AND SUBLETTING

38.

The Tenant will not assign this Lease in whole or in part, nor sublet all or any part of the Premises, nor grant any license or part with possession of the Premises or transfer to any other person in whole or in part or any other right or interest under this Lease (except to a parent, subsidiary or affiliate of the Tenant), without the prior written consent of the Landlord in each instance, which consent will not be unreasonably withheld so long as the proposed assignment or sublease complies with the provisions of this Lease.

39.

Notwithstanding any assignment or sublease, the Tenant will remain fully liable on this Lease and will not be released from performing any of the terms, covenants and conditions of this Lease.

40.

If the Lease is assigned or if the Premises or any part of the Premises are sublet or occupied by anyone other than the Tenant, the Landlord may collect rent directly from the assignee, subtenant or occupant, and apply the net amount collected, or the necessary portion of that amount, to the rent owing under this Lease.

41.

The prohibition against assigning or subletting without the consent required by this Lease will be constructed to include a prohibition against any assignment or sublease by operation of law.

42.

The consent by the Landlord to any assignment or sublease will not constitute a waiver of the necessity of such consent to any subsequent assignment or sublease.

43.

BULK SALE

 


 

43.

No bulk sale of goods and assets of the Tenant may take place without first obtaining the written consent of the Landlord, which consent will not be unreasonably withheld so long as the Tenant and the Purchaser are able to provide the Landlord with assurances, in a form satisfactory to the Landlord, that the Tenant’s obligations in this Lease will continue to be performed and respected, in the manner satisfactory to the Landlord, after completion of the said bulk sale.

44.

ADDITIONAL PROVISIONS

44.

The landlord has agreed to a 5-year option (2025-2030) after the completion of the original lease scheduled to expire January 2025.

45.

The landlord has agreed to a lease buyout equivalent to one-year lease in the event 75% or more of the Tenant’s USPS contracts are cancelled.

46.

CARE AND USE OF PREMISES

46.

The Tenant will promptly notify the Landlord of any damage, or of any situation that may significantly interfere with the normal use of the Premises.

47.

Vehicles which the Landlord reasonably considers unsightly, noisy, dangerous, improperly insured, inoperable or unlicensed are not permitted in the Tenant’s parking stall(s), and such vehicles may be towed away at the Tenant’s expense. Parking facilities are provided at the Tenant’s own risk. The Tenant is required to park in only the space allotted to them.

48.

The Tenant will not make (or allow to be made) any noise or nuisance which, in the reasonable opinion of the Landlord, disturbs the comfort or convenience of other tenants.

49.

The Tenant will not engage in any illegal trade or activity on or about the Premises.

50.

The Landlord and Tenant will comply with standards of health, sanitation, fire, housing and safety as required by law.

51.

SURRENDER OF PREMISES

51.

At the expiration of the lease term, the Tenant will quit and surrender the Premises in as good a state and condition as they were at the commencement of this Lease, reasonable use and wear and damages by the elements excepted.

52.

HAZARDOUS MATERIALS

52.

The Tenant will not keep or have on the Premises any article or thing of a dangerous, flammable, or explosive character that might unreasonably increase the danger of fire on the Premises or that might be considered hazardous by any responsible insurance company.

53.

RULES AND REGULATIONS

53.

The Tenant will obey all rules and regulations posted by the Landlord regarding the use and care of the Building, parking lot and other common facilities that are provided for the use of the Tenant in and around the Building on the Premises.

54.

GENERAL PROVISIONS

54.

Any waiver by the Landlord of any failure by the Tenant to perform or observe the provisions of this Lease will not operate as a waiver of the Landlord’s rights under this Lease in respect of any subsequent defaults,

 


 

breaches or nonperformance and will not defeat or affect in any way the Landlords rights in respect of any subsequent default or breach.

55.

This Lease will extend to and be binding upon and inure to the benefit of the respective heirs, executors, administrators, successors and assigns, as the case may be, of each party to this Lease. All covenants are to be construed as conditions of this Lease.

56.

All sums payable by the Tenant to the Landlord pursuant to any provision of this Lease will be deemed to be Additional Rent and will be recoverable by the Landlord as rental arrears.

57.

Where there is more than one Tenant executing this Lease, all Tenants are jointly and severally liable for each other’s acts, omissions and liabilities pursuant to this Lease.

58.

Time is of the essence in this Lease.

59.

This Lease will constitute the entire agreement between the Landlord and the Tenant. Any prior understanding or representation of any kind preceding the date of this Lease will not be binding on either party to this Lease except to the extent incorporated in this Lease. In particular, no warranties of the Landlord not expressed in this Lease are to be implied.

 


 

IN WITNESS WHEREOF the Parties to this Lease have duly affixed their signatures under hand and seal, or by a duly authorized officer under seal, on this 30th day of October, 2019.

 

 

 

Apple Moving, INC. (Landlord)

 

 

 

 

 

/s/ Witness

 

 

 

 

(Witness)

 

 

 

 

 

 

Per:

/s/ Jon Minor

(SEAL)

 

 

 

 

 

 

 

 

 

 

 

 

Thunder Ridge Transport (Tenant)

 

 

 

 

 

/s/ Witness

 

 

 

 

(Witness)

 

 

 

 

 

 

Per:

/s/ Damon Cuzick

(SEAL)

 

 

 

 

 

 

 

Exhibit 10.112

 

 

 

 

LEASE

 

4253 ARGOSY COURT

MADISON, WISCONSIN

 

TENANT:  Ursa Major Corporation

 

DATE:  February 1, 20219

 

 

 

 

 

 


TABLE OF CONTENTS

 

LEASE

4253 ARGOSY COURT

MADISON, WISCONSIN

 

TENANT:  Ursa Major Corporation (dba Ursa Logistics),

a Wisconsin corporation

 

Introductory Article

 

ARTICLE 1 DEMISED PREMISES; TERM

1

ARTICLE 2 RENT; BASE RENT

1

ARTICLE 3 ADDITIONAL RENT

1

ARTICLE 4 USE

5

ARTICLE 5 SERVICES

7

ARTICLE 6 POSSESSION

8

ARTICLE 7 CONDITION OF PREMISES

8

ARTICLE 8 REPAIRS

8

ARTICLE 9 ALTERATIONS

10

ARTICLE 10 COVENANT AGAINST LIENS

11

ARTICLE 11 DAMAGE OR DESTRUCTION BY FIRE OR CASUALTY

11

ARTICLE 12 INSURANCE

13

ARTICLE 13 LANDLORD’S LIEN

14

ARTICLE 14 CONDEMNATION

14

ARTICLE 15 WAIVER OF CLAIMS AND INDEMNITY

15

ARTICLE 16 NONWAIVER

15

ARTICLE 17 WAIVER OF NOTICE

16

ARTICLE 18 LANDLORD’S REMEDIES

16

ARTICLE 19 SURRENDER OF POSSESSION

17

ARTICLE 20 HOLDING OVER

18

ARTICLE 21 COSTS, EXPENSES AND ATTORNEYS’ FEES

19

ARTICLE 22 COMPLIANCE WITH LAWS

19

ARTICLE 23 CERTAIN RIGHTS RESERVED BY LANDLORD

19

ARTICLE 24 ESTOPPEL

20

ARTICLE 25 RULES AND REGULATIONS

20

ARTICLE 26 INTENTIONALLY DELETED

21

ARTICLE 27 ASSIGNMENT AND SUBLETTING

21

ARTICLE 28 NOTICE

23

ARTICLE 29 OPTION TO PURCHASE

24

ARTICLE 30 CONVEYANCE BY LANDLORD

27

ARTICLE 31 SUBORDINATION OF LEASE

27

ARTICLE 32 MISCELLANEOUS

28

ARTICLE 33 EXCULPATION

30

ARTICLE 34 LATE PAYMENT

30

ARTICLE 35 COVENANT OF QUIET ENJOYMENT

30

ARTICLE 36 OPTION TO RENEW

31

ARTICLE 37 PARKING

31

ARTICLE 38 SIGNAGE

32

 

 

 

 

i


 

 

LEASE

THIS LEASE, made as of February 1, 2019, between Ursa Group LLC, a limited liability company organized under the laws of the State of Wisconsin, (“Landlord”) and Ursa Major Corporation (dba Ursa Logistics), a corporation organized under the laws of the State of Wisconsin (“Tenant”).

WITNESSETH THAT, in consideration of the covenants and agreements hereafter set forth, Landlord hereby lets to Tenant and Tenant hereby leases from Landlord the Premises described herein, on the following terms and conditions contained in this Lease:

INTRODUCTORY ARTICLE:

BASIC LEASE PROVISIONS AND ENUMERATION OF EXHIBITS

 

A.Basic Lease Provisions. The provisions of this Introductory Article are intended to be in outline form and are addressed in detail in other Articles of this Lease. In the event of any conflict, inconsistency or disagreement, the most restrictive Article shall prevail.

TENANT’S NAME: Ursa Major Corporation (dba Ursa Logistics)

LEASE TERM (Also see Article I): Approximately Ten (10) years

OPTION TERM (Also see Article 36): One (1) option to renew in favor of Tenant for one (1) five (5) year term, upon one (1) year advance written notice to Landlord.

COMMENCEMENT DATE (Also see Article 1): The Commencement Date shall be February 1, 2019.

TERMINATION DATE (Also see Article 1): January 31, 2029

PREMISES: Approximately 12,000 square feet, which includes approximately 400 square feet of first floor office space and all shop area except the most eastern 25’ x 80’ area, approximately, (hereinafter collectively referred to as the “Premises”).

 

BASE RENT (Also See Article 2):

 

Period

Annual Base Rent

Monthly Installment of Base Rent

Yr 1 1/31/2019 — 1/31/2020

$72,000.00

$6,000.00

Yr 2 2/1/2020 — 1/31/2021

$72,720.00

$6,060.00

Yr 3 2/1/2021 — 1/31/2022

$73,447.20

$6,120.60

Yr 4 2/1/2022 — 1/31/2023

$74,181.67

$6,181.81

Yr 5 2/1/2023 — 1/31/2024

$74,923.49

$6,243.62

Yr 6 2/1/2024 — 1/31/2025

$75,672.72

$6,306.06

Yr 7 2/1/2025 — 1/31/2026

$76,429.45

$6,369.12

Yr 8 2/1/2026 — 1/31/2027

$77,193.75

$6,432.81

Yr 9 2/1/2027 — 1/31/2028

$77,965.68

$6,497.14

Yr 10 211/2028 — 1/31/2029

$78,745.34

$6,562.11

 


 

 

 

(The rental amounts set forth above shall be hereinafter referred to as “Base Rent”.)

 

TENANT’S PROPORTIONATE SHARE (Also see Article 3): 67%

 

OFFSET PAYMENT: $3,125.00 per month (Also see Article 3)

 

PERMITTED USE (See Article 4): Tractor trailer vehicle parking and repairs and general office purposes to such use.

 

SECURITY DEPOSIT: $6,000.00

 

B.Enumeration of Exhibits. The following exhibits are attached hereto and incorporated herein by this reference, as though set forth in full herein.

 

EXHIBIT APlan of Premises (See Article 1)

 

EXHIBIT BRules and Regulations (see Article 25)

 

 

 


 

 

LEASE

 

ARTICLE 1

 

DEMISED PREMISES; TERM

 

Landlord does hereby demise and lease to Tenant, and Tenant hereby accepts, that certain space as shown on the plan attached hereto and made a part hereof as Exhibit A, designated as and consisting of approximately 12,000 rentable square feet (the “Premises”) in the building known as 4253 Argosy Court (the “Building”), situated on certain property (including all easements appurtenant thereto) in Madison, Wisconsin (the “Property”), for a term commencing on the Commencement Date pursuant to the Introductory Article and ending on the last day of ten (10) years from the Commencement Date, plus any partial month, (the “Term”), unless sooner terminated or extended as provided herein, subject to the terms, covenants, and agreements herein contained.

 

ARTICLE 2

 

RENT; BASE RENT

 

Tenant shall pay to Landlord or Landlord’s agent at the office of Landlord or at such other place as Landlord may from time to time designate annual Base Rent in the amount set forth in the Introductory Article, payable in advance in equal monthly installments on the first day of each and every calendar month during the Term. If the Commencement Date falls on a day other than the first day of the month, Tenant shall pay such partial month Base Rent at the Commencement Date. The initial Base Rent rate is Six Thousand and 00/100 Dollars ($6,000.00). Base Rent shall increase each year during the Term as set forth on the table of Base Rent contained in the Introductory Article. If the Term ends on a day other than the last day of a calendar month, then the Base Rent for such fractional month shall be prorated on the basis of 1/365th of the annual Base Rent for each day of such fractional month. Base Rent and Additional Rent (as hereinafter defined) shall be payable without any prior demand therefor and without any deductions or set-offs whatsoever. Base Rent, Additional Rent and all other sums payable by Tenant hereunder are sometimes referred to herein collectively as “Rent”.

 

ARTICLE 3

 

ADDITIONAL RENT

 

Tenant agrees that it shall pay the additional charges described below (“Additional Rent”) with respect to each calendar year of the Term (except as set forth below), or portion thereof, including the calendar year in which the Lease terminates.

 

(A)Tenant shall pay to Landlord an amount equal to Tenant’s Proportionate Share of the Ownership Taxes payable by Landlord during each calendar year of the Term. Tenant’s Proportionate Share of such Ownership Taxes is agreed to be 66%, being the percentage calculated

 

1


 

by dividing the rentable area contained in the Premises (approximately 12,000 SF) by the rentable area of the Building (18,000 SF).

 

Ownership Taxes shall mean all taxes and assessments of every kind and nature which Landlord shall be first obligated to pay during each calendar year of the Term or portion thereof because of or in any way connected with the ownership, leasing, and operation of the Building and the

 

Property subject to the following:

 

(i)the amount of ad valorem real and personal property taxes against Landlord’s real and personal property to be included in Ownership Taxes shall be the amount levied for or during such calendar year, notwithstanding that such taxes are payable in a subsequent calendar year. The amount of any tax refunds received by Landlord shall be deducted from Ownership Taxes for the calendar year during which such Ownership Taxes were payable;

 

(ii)the amount of special taxes and special assessments to be included shall be limited to the amount of the installments (plus any interest, other than penalty interest, payable thereon) of such special tax or special assessment payable during the calendar year in respect of which Ownership Taxes are being determined;

 

(iii)there shall be excluded from Ownership Taxes all income taxes, excess profits taxes, franchise, capital stock, and inheritance or estate taxes; and

 

(iv)Ownership Taxes shall also include Landlord’s reasonable costs and expenses (including attorneys’ fees) in contesting or attempting to reduce any Ownership Taxes for any calendar year.

 

(B)Tenant shall pay to Landlord an amount equal to Tenant’s Proportionate Share of Operating Expenses for each calendar year of the Term. Tenant’s Proportionate Share of such Operating Expenses is agreed to be 66% (calculated as set forth in Article 3(A) herein).

 

Operating Expenses shall mean all expenses, incurred or paid on behalf of Landlord for the ownership, management, operation, maintenance and repair of, and necessary replacements in, the Building including the land on which it is located which, in accordance with generally accepted accounting practice as applied to the operation and maintenance of similar buildings, are properly chargeable to the ownership, management, operation, maintenance and repair of, and necessary replacements in, the Building including the land on which it is located. Operating Expenses include, without limitation and except as limited elsewhere in this Article, the cost of exterior window washing, snow removal, landscaping, repair or replacement of the roof and of any Building systems and improvements, expenditures required under any governmental law or regulation, installation, maintenance, inspection and repair of fire safety systems, including sprinkler and smoke detection systems, wages and union benefits of engineers and other employees (including the amount of any social security taxes, unemployment insurance contributions and “fringe benefits”), insurance premiums, fuel costs and utility costs, management fees, whether

 

2


 

internal or paid to a third party, legal and accounting expenses, and amortization of the costs of any capital improvement to the Property, as reasonably amortized by Landlord, with interest at three percent (3%) over the prime rate of interest as published from time to time in The Wall Street Journal on the unamortized amount of such costs. All such capital costs shall be amortized over the lesser of (i) the reasonable life of the capital improvement items or (ii) if applicable, the economic payback period of the items, with the reasonable life/economic payback period and amortization schedule being determined in accordance with sound management accounting principles.

 

Notwithstanding the foregoing, Operating Expenses shall not include:

 

(i)costs of alterations and decoration of tenant spaces;

(ii)depreciation, interest and principal payments on mortgages, and other debt costs, if any, ground rent or original construction costs of the Building;

(iii)costs of capital improvements, except for such costs including interest thereon, as reasonably determined and amortized over their payback period or useful life by Landlord, where (a) one of the purposes of such capital improvements was to reduce Operating Expenses, or (b) such capital improvement was required due to any regulation, ordinance or statute of any applicable governmental body;

(iv)real estate brokers’ leasing commissions or compensation;

(v)capital expenditures for expansion of the Building;

(vi)payments to affiliates of Landlord for goods and/or services in excess of what would be paid to non-affiliated parties for such goods and/or services in an arm’s length transaction;

(vii)legal, space planning, construction, and other expenses incurred in procuring tenants for the Building or renewing or amending leases with existing tenants or occupants of the Building;

(viii)costs of advertising and public relations and promotional costs and attorneys’ fees associated with the leasing of the Building;

(ix)any expense for which Landlord actually receives reimbursement from insurance, condemnation awards, other tenants or any other source;

(x)interest and amortization of funds (except as expressly set forth above), costs incurred in connection with the sale, financing, refinancing, mortgaging, or other change of ownership of the Building; and

(xi)income, excess profits, franchise taxes or other taxes imposed on the income of Landlord from the Building, except future taxes on rent.

 

3


 

(C)In order to provide for current payments on account of Ownership Taxes and Operating Expenses payable for each calendar year during the Term of this Lease, Tenant agrees, at Landlord’s request, to pay, as Additional Rent, Tenant’s Proportionate Share of Ownership Taxes and Operating Expenses due for any calendar year, as reasonably estimated by Landlord from time to time, in twelve (12) monthly installments, each in an amount equal to 1/12th of Tenant’s Proportionate Share so estimated by Landlord commencing on the first day of the month following the month in which Landlord notifies Tenant of the amount of such estimated Tenant’s Proportionate Share of Ownership Taxes and Operating Expenses. If the Commencement Date falls on a day other than the first day of the month, Tenant shall pay Tenant’s Proportionate Share of such partial month Ownership Taxes and Operating Expenses at the Commencement Date. If, as finally determined (whether in the succeeding calendar year at the time of delivery of the annual report provided for in subparagraph (D) hereof, or in the current calendar year when the final amount of any portion of Ownership Taxes for a calendar year becomes known to Landlord), Tenant’s Proportionate Share of Operating Expenses or Ownership Taxes shall be greater than or be less than the aggregate of all installments so paid on account to the Landlord (and which are applicable to such calendar year) prior to receipt of an invoice from Landlord, then Tenant upon receipt of such invoice shall pay to Landlord the amount of such underpayment, or the Landlord shall credit Tenant for the amount of such overpayment, as the case may be. It is the intention hereunder to estimate the amount of Ownership Taxes and Operating Expenses from time to time for each year and then to adjust such estimate from time to time based on actual Ownership Taxes and Operating Expenses for such calendar year. Landlord’s current estimate for Ownership Taxes and Operating Expenses for 2018 is $2.28 per square foot.

(D)Landlord shall deliver to Tenant after the close of each calendar year (including the calendar year in which this Lease terminates), a statement containing the following:

(i)the amount of the Operating Expenses and Ownership Taxes for such calendar year; and

(ii)the estimate of Tenant’s Proportionate Share of Ownership Taxes and Operating Expenses for the current calendar year.

In the event that any additional charge results in a net increase in the amount of Additional Rent due Landlord, Tenant shall and hereby agrees to pay to Landlord within ten (10) days following Tenant’s receipt of an invoice from time to time from Landlord an amount equal to such additional charge for such prior calendar year, or portion thereof. Failure or delay in delivering any such statement or invoice, or failure or delay in computing the Additional Rent pursuant to this Article 3, shall not be deemed a waiver by Landlord of its right to deliver such items nor shall any such failure or delay be deemed a release of Tenant’s obligations with respect to any such statement or invoice, or constitute a default hereunder. All Additional Rent payable hereunder shall be made without any deductions or set-offs whatsoever.

(E)The obligation of the Tenant with respect to the payment of Rent due hereunder, including, without limitation, Additional Rent and the obligation of Landlord to credit Tenant for any overpayment of Additional Rent shall survive the expiration or termination of this Lease. Any payment, refund, or credit made pursuant to this Article shall be made without prejudice to any right of the Landlord to correct any items as billed pursuant to the provisions hereof. In the event

 

4


 

that this Lease shall have been in effect for less than the full calendar year immediately preceding Tenant’s receipt of the invoices provided for in subparagraphs (D) and (E) hereof, the Additional Rent shall be pro rata. In no event shall any rent adjustment result in a decrease in the Base Rent payable hereunder.

(F)Landlord shall maintain books and records showing Ownership Taxes and Operating Expenses in accordance with accounting principles, which are consistently applied, and its customary management practices. Tenant or its acceptable representative (as described below) shall have the right to examine Landlord’s books and records showing Ownership Taxes and Operating Expenses upon reasonable prior notice provided to Landlord, during Landlord’s normal business hours, at Landlord’s normal place of business, at any time within sixty (60) days following the furnishing by Landlord to Tenant of Landlord’s statement provided for in Section 3(D) above. Unless, within sixty (60) days of receipt of any such Landlord’s statement, Tenant shall provide Landlord with notice of its intention to inspect Landlord’s books and records pursuant to this Section and provide Landlord with a written statement of its objection to any item in such Landlord’s statement, Landlord’s statement shall be considered as final and conclusively binding on Tenant. Tenant agrees and acknowledges that any representative retained by Tenant for the purpose of examining Landlord’s books and records shall be a nationally or regionally recognized accounting firm and that such representative shall not be compensated for its services on a contingency basis. Notwithstanding anything set forth to the contrary above, in the event that the parties agree, or it is determined by a court of competent jurisdiction, that Tenant has overpaid Tenant’s Proportionate Share of Operating Expenses or Tenant’s Proportionate Share of Ownership Taxes with respect to a calendar year by more than five percent (5%), and there then exists no default by Tenant or any event which, with notice or the passage of time, or both, would constitute such a default, then Landlord shall reimburse Tenant for the reasonable out-of-pocket costs of such review of the books and records.

(G)Tenant shall pay to Landlord on the first day of each and every calendar month during the Term the amount of $3,125.00 per month (“Offset Payment”) until the later of (a) the date that the JB Lease Note as identified in the Stock Purchase Agreement between EVO Equipment Leasing, LLC and Ursula and John Lampsa is paid in full, (b) the date that John Lampsa is no longer employed by Tenant, or (c) the first anniversary of this Lease.

ARTICLE 4

USE

(A)Tenant shall use and occupy the Premises for tractor trailer vehicle parking and repairs and general office purposes related to such use as specified in the Introductory Article and for no other purpose whatsoever. Tenant shall not use or permit upon the Premises anything that will invalidate any policies of insurance now or hereafter carried on the Building or that will increase the rate of insurance on the Premises or on the Building. Tenant will pay all extra insurance premiums which may be caused by the use which Tenant shall make of the Premises. Tenant will not use or permit upon the Premises anything that may be dangerous to life or limb. Tenant will not in any manner deface or injure the Building or any part thereof or overload the floors of the Premises. Tenant will not do anything or permit anything to be done upon the Premises in any way tending to create a nuisance or tending to disturb any other tenant in the Building or

 

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the occupants of neighboring property or tending to injure the reputation of the Building. Tenant will promptly and fully comply with all governmental, health and police requirements and regulations respecting the Premises. Tenant will not use the Premises for any immoral or illegal purposes. Tenant shall not conduct nor permit to be conducted on the Premises any business which is contrary to any of the laws of the United States of America or of the State of Wisconsin or which is contrary to the ordinances of the City of Oak Creek. Tenant shall be solely responsible for procuring and maintaining any and all permits necessary for Tenant’s use.

(B)Tenant agrees that it will not use, handle, generate, treat, store or dispose of, or permit the handling, generation, treatment, storage or disposal of any Hazardous Materials in, on, under, around or above the Premises now or at any future time and will indemnify, defend and save Landlord harmless from any and all actions, proceedings, claims, costs, expenses and losses of any kind, including, but not limited to, those arising from injury to any person, including death, damage to or loss of use or value of real or personal property, and costs of investigation and cleanup associated with the existence of Hazardous Materials on the Premises during the Term hereof The term “Hazardous Materials”, when used herein, shall include, but shall not be limited to, any substances, materials or wastes to the extent quantities thereof are regulated by the City of Madison or any other local governmental authority, the State of Wisconsin, or the United States of America because of toxic, flammable, explosive, corrosive, reactive, radioactive or other properties that may be hazardous to human health or the environment, including asbestos and including any materials or substances that are listed in the United States Department of Transportation Hazardous Materials Table, as amended, 49 C.F.R. 172.101, or in the Comprehensive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. subsections 9601 et seq., or the Resources Conservation and Recovery Act, as amended, 42 U.S.C. subsections 6901 et seq., or any other applicable governmental regulation imposing liability or standards of conduct concerning any hazardous, toxic or dangerous substances, waste or material, now or hereafter in effect Tenant does hereby indemnify, defend and hold harmless the Landlord and its agents and their respective officers, directors, beneficiaries, shareholders, partners, agents and employees from all fines, suits, procedures, claims and actions of every kind, and all costs associated therewith (including attorneys’ and consultants’ fees) arising by, through or under Tenant, its agents, employees, contractors, servants and invitees and out of or in any way connected with any deposit, spill, discharge or other release of Hazardous Materials that occurs during the Term of this Lease, at or from the Premises, or which arises at any time from Tenant’s use or occupancy of the Premises, or from Tenant’s failure to provide all information, make all submissions, and take all steps required by all applicable governmental authorities. Tenant’s obligations and liabilities under this paragraph shall survive the expiration of the Term of this Lease. Notwithstanding the foregoing, Tenant shall be permitted to use such materials as are customarily used in the ordinary course of Tenant’s business, provided that such materials are used and stored in accordance with all applicable laws.

 

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ARTICLE 5

SERVICES

Landlord shall provide, as part of the Operating Expenses hereunder, except as otherwise provided and subject to applicable government codes, rules, regulations, and guidelines applicable thereto, whether mandatory or voluntary, the following services:

 

(a)

Water from City of Madison mains for drinking, lavatory and toilet purposes drawn through fixtures installed by Landlord, or by Tenant with Landlord’s written consent, from regular Building supply at the prevailing temperature. Tenant shall pay for all water used or consumed by Tenant and billed by Landlord at rates fixed by the water utility and as measured by a deduct or sub meter. All water charges shall be billed and paid as Additional Rent. Tenant shall not waste or permit the waste of water.

 

(b)

Electrical service to the Premises shall not be furnished by Landlord but shall be furnished by the electric utility company servicing the Building. Tenant shall make all necessary arrangements with the electric utility company for paying for electric current provided by it to Tenant, and Tenant shall pay all charges for electric current consumed on the Premises during the Term or any other period of occupancy.

 

(c)

Natural gas service to the Premises shall not be furnished by Landlord but shall be furnished by the natural gas utility company servicing the Building. Tenant shall make all necessary arrangements with the natural gas utility company for paying for natural gas provided by it to Tenant, and Tenant shall pay all charges for natural gas consumed on the Premises during the Term or any other period of occupancy.

 

(d)

(d)Such additional services on such terms and conditions as may be mutually agreed upon by Landlord and Tenant.

All charges for any services provided by Landlord to Tenant but not provided to all tenants of the Building or provided to Tenant on other than a proportionate basis shall be paid by Tenant from time to time hereunder together with a reasonable Landlord administrative fee shall be deemed Rent reserved under this Lease and shall be due and payable at the same time as the installment of Base Rent with which they are billed, or, if billed separately, shall be due and payable within ten (10) days after such billing. In the event Tenant shall fail to make payment for such additional services Landlord may, in addition to all other remedies which Landlord may have for the non-payment of Rent and without notice to Tenant, discontinue any or all such services, and such discontinuance shall not be held or pleaded as an eviction or as a disturbance in any manner whatsoever of Tenant’s possession, or relieve Tenant from the payment of Rent when due, or vary or change any other provision of this Lease or render Landlord liable for damages of any kind whatsoever.

Tenant agrees that neither Landlord nor any of its respective agents or employees shall be liable to Tenant, or any of Tenant’s employees, agents, customers or invitees or anyone claiming through, by or under Tenant, for any damages, injuries, losses, expenses, claims or causes of action, because of any interruption, diminution, delay or discontinuance at any time for any reason in the

 

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furnishing of any of the above services, except solely for personal injury if caused by the negligence of Landlord or its agents; nor shall any such interruption, diminution, delay or discontinuance be deemed an eviction or disturbance of Tenant’s use or possession of the Premises or any part thereof; nor shall any such interruption, diminution, delay or discontinuance relieve Tenant from full performance of Tenant’s obligations under this Lease. Notwithstanding the foregoing, in the event that any such interruption or discontinuance, which interruption or discontinuance is solely within Landlord’s control, continues beyond thirty (30) consecutive days, except if such interruption or discontinuance is for water, then for more than two (2) days, after written notice to Landlord and materially and adversely affects Tenant’s ability to conduct business in the Premises, or any portion thereof, and on account of such interruption or disturbance Tenant ceases doing business in the affected portion of the Premises, Base Rent and Additional Rent shall abate proportionately from and after said thirty (30) day period and for so long thereafter as Tenant remains unable to conduct its business in the Premises or such portion thereof as Tenant’s sole remedy.

ARTICLE 6

POSSESSION

Landlord hereby leases, and Tenant hereby accepts the Premises in “as-is” condition. No representations have been made by Landlord with respect to the Premises or the Building except as may be expressly contained in this Lease. If Tenant shall enter possession of the Premises prior to the Commencement Date, all of the covenants and conditions of this Lease shall be binding upon the parties hereto in respect of such possession the same as if the first day of the Term had been fixed as of the date when Tenant entered such possession.

ARTICLE 7

CONDITION OF PREMISES

Tenant’s taking possession of any portion of the Premises shall be conclusive evidence as against Tenant that such portion of the Premises were in good order and satisfactory condition when Tenant took possession, except as to any mutually agreed upon punchlist items and any latent defects (which exception shall be effective for a thirty (30) day period following the date the Premises are ready for occupancy, excluding items of damage caused by Tenant, its agents, contractors and suppliers). No promise of Landlord to alter, remodel, repair or improve the Premises or the Building and no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant, other than as may be contained herein, if any.

ARTICLE 8

REPAIRS

Except as otherwise provided in Article 11 of this Lease, and subject to the provisions of Article 9 of this Lease, Tenant shall, at its sole cost and expense, keep the Premises in good order, repair and tenantable condition at all times during the Term, and Tenant shall promptly repair, at Tenant’s sole cost and expense, all systems and mechanicals within the Premises, including the HVAC system (an annual maintenance contract with Conditioned Air Design, Inc., or similar

 

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company designated by Landlord, is required throughout the Term), plumbing and electrical, all doors, including exterior and overhead doors, all damages to the Premises and for the replacement or repair of all damaged or broken glass, fixtures and appurtenances within any reasonable period of time specified by Landlord, provided, however, that Tenant shall not be required to repair or replace broken or damaged exterior window glass unless such replacement or repair is necessitated by the negligence or intentional act of Tenant, its servants, employees, agents, invitees or guests. If Tenant does not make such arrangements promptly after its receipt of written or verbal notice therefor from Landlord (except that no prior notice shall be required in cases of emergency), Landlord may, but need not, make such repairs and replacements and the costs paid or incurred by Landlord for such repairs and replacements (including Landlord’s overhead and profit, and the cost of general conditions) shall be deemed additional Rent reserved under this Lease due and payable forthwith. Landlord may, upon reasonable prior written or verbal notice to Tenant, when reasonably possible, (except that no advance notice shall be required in cases of emergency), but shall not be required so to do, enter the Premises at all reasonable times to make any repairs, alterations, improvements or additions, including, but not limited to, ducts and all other facilities for heating and air conditioning service, water meters, sprinkler system, roof and other Building systems, controls or components, as Landlord shall desire or deem necessary for the safety, maintenance, repair, preservation or improvement of the Building, or as Landlord may be required or requested to do by the City of Madison or by the order or decree of any court or by any other proper authority. Landlord shall use reasonable efforts to minimize disruption to Tenant’s normal business activities in exercising its rights under this Article 8.

In the event Landlord or its agents or contractors shall elect or be required to make repairs, alterations, improvements or additions to the Premises or the Building, Landlord shall be allowed to take into and upon the Premises all material that may be required to make such repairs, alterations, improvements or additions and, during the continuance of any of said work, to temporarily close doors, entryways, public space and corridors in the Building or on the Property and to interrupt or temporarily suspend any services and facilities without being deemed or held guilty of an eviction of Tenant or for damages to Tenant’s property, business or person, and the Rent reserved herein shall in no way abate while said repairs, alterations, improvements or additions are being made, and Tenant shall not be entitled to maintain any set-off or counterclaim for damages of any kind against Landlord by reason thereof. Landlord shall use reasonable efforts to provide prior notice of any interruption to the electrical or mechanical service to the Premises (except in cases of emergency). Landlord shall use reasonable efforts to minimize disruption to Tenant’s normal business activities in connection with any repairs, alterations, improvements or additions to the Premises or the Building undertaken by Landlord as set forth in this paragraph. Landlord may, at its option, make all such repairs, alterations, improvements or additions in and about the Building and the Premises during ordinary business hours, but if Tenant desires to have the same done at any other time, Tenant shall pay for all overtime and additional expenses resulting therefrom.

 

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ARTICLE 9

ALTERATIONS

Tenant shall not, without the prior written consent of Landlord, and, in the case of any work affecting any structural components or members of the Building (including, without limiting the foregoing, any work involving floor loading and floor coring), without the prior written approval of the structural engineer designated by Landlord for the Building, in each instance obtained, make (i) any structural repairs, replacements, alterations, improvements or additions to the Premises (including, without limiting the foregoing, any work involving floor loading and floor coring), (ii) any alterations, improvements, additions or repairs which affect the mechanical or operating systems of the Building, or (iii) any alterations, improvements, additions, repairs or replacements the costs of which exceed Five Thousand Dollars ($5,000.00). In the event Tenant is not required to obtain Landlord’s prior written consent for any alterations, additions or repairs, Tenant shall nonetheless provide Landlord at least twenty (20) days prior written notice thereof In the event Tenant desires to make any alterations, improvements or additions pursuant to this Article 9, or any repairs or replacements pursuant to Article 8 of this Lease, Tenant shall prior to commencing any such work:

 

(a)

Submit to Landlord for review by it and its engineers plans and specifications showing such work in reasonable detail and obtain Landlord’s prior written approval (Tenant shall pay to Landlord all costs incurred by Landlord in connection with such review of such plans and specifications);

 

(b)

Furnish Landlord with the names and addresses of all contractors and copies of all contracts with such contractors and obtain Landlord’s prior written approval;

 

(c)

Provide Landlord, at Tenant’s sole cost and expense, with such security as Landlord may reasonably require, as well as all necessary permits evidencing compliance with all ordinances and regulations of the city or any department or agency thereof, and with the requirements of all statutes and regulations of the state or any department or agency thereof;

 

(d)

Provide Landlord with certificates of insurance in forms and amounts satisfactory to Landlord including Landlord as an additional insured where required by Landlord; and

 

(e)

Comply, at Tenant’s sole cost and expense, with such other requests as Landlord may make in connection with such work (supervision fee shall not apply to Tenant’s initial build out work).

Tenant hereby agrees to protect, defend, indemnify and hold Landlord, the Building and the Property harmless from and against any and all liabilities of every kind and description which may arise out of or in connection with such repairs, replacements, alterations, improvements or additions.

Upon completing any of such repairs, replacements, alterations, improvements or additions, Tenant shall furnish Landlord with contractors’ affidavits, sworn statements, full and

 

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final waivers of lien and receipted bills covering all labor and material expended and used and two (2) sets of final as-built plans and specifications. All repairs, replacements, alterations, improvements and additions shall comply with all insurance requirements and with all ordinances and regulations of the City of Madison or any department or agency thereof and with the requirements of all statutes and regulations of the State of Wisconsin or of any department or agency thereof. All repairs, replacements, alterations, improvements and additions shall be constructed in a good and workmanlike manner and only good grades of material shall be used.

All alterations, improvements, additions, repairs, or replacements, whether temporary or permanent in character, including, without limitation, wall coverings, carpeting and other floor coverings, special lighting installations, built-in or attached shelving, cabinetry, and mirrors, made by Landlord or Tenant in or upon the Premises shall become Landlord’s property and shall remain upon the Premises at the termination of this Lease by lapse of time or otherwise without compensation to Tenant (excepting only Tenant’s movable office furniture, trade fixtures, and office equipment); provided, however, that Landlord shall have the right to require Tenant to remove such alterations, improvements, additions, repairs or replacements at Tenant’s sole cost and expense in accordance with the provisions of Article 19 of this Lease.

ARTICLE 10

COVENANT AGAINST LIENS

Nothing contained in this Lease shall authorize or empower Tenant to do any act which shall in any way encumber Landlord’s title to the Building, Property or Premises, nor in any way subject Landlord’s title to any claims by way of lien or encumbrance whether claimed by operation of law or by virtue of any expressed or implied contract of Tenant, and any claim to a lien upon the Building, Property or Premises arising from any act or omission of Tenant shall attach only against Tenant’s interest and shall in all respects be subordinate to Landlord’s title to the Building, Property and Premises. If Tenant has not removed any such lien or encumbrance upon the Building, Property or Premises within ten (10) days after written notice to Tenant by Landlord, Landlord may, after providing written notice to Tenant, but shall not be obligated to, pay the amount necessary to remove such lien or encumbrance, without being responsible for making any investigation as to the validity or accuracy thereof, and the amount so paid, together with all costs and expenses (including attorneys’ fees) incurred by Landlord in connection therewith, shall be deemed additional Rent reserved under this Lease due and payable forthwith.

ARTICLE 11

DAMAGE OR DESTRUCTION BY FIRE OR CASUALTY

(A)If the Premises or any part of the Building shall be damaged by fire or other casualty and if such damage does not render all or a substantial portion of the Premises or the Building untenantable, then Landlord shall proceed to repair and restore the same to its prior existing condition with reasonable promptness, subject to reasonable delays for insurance adjustments and delays caused by matters beyond Landlord’s control. If any such damage renders all or a substantial portion of the Premises or the Building untenantable, Landlord shall, with reasonable promptness after the occurrence of such damage and in good faith, estimate the length of time that will be

 

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required to substantially complete the repair and restoration of such damage and shall by notice advise Tenant of such estimate. If it is so estimated that the amount of time required to substantially complete such repair and restoration will exceed two hundred seventy (270) days from the date such damage occurred, then either Landlord or Tenant shall have the right to terminate this Lease as of the date of such damage upon giving notice to the other at any time within fifteen (15) days after Landlord gives Tenant the notice containing said estimate (it being understood that Landlord may, if it elects to do so, also give such notice of termination together with the notice containing said estimate). Unless this Lease is terminated as provided in the preceding sentence, Landlord shall proceed with reasonable promptness and all due diligence to repair and restore the Premises, subject to reasonable delays for insurance adjustments and delays caused by matters beyond Landlord’s control, and also subject to zoning laws and building codes then in effect. Landlord shall have no liability to Tenant, and Tenant shall not be entitled to terminate this Lease (except as hereinafter provided) if such repairs and restoration are not in fact completed within the time period estimated by Landlord, as aforesaid, or within said two hundred seventy (270) days, so long as Landlord shall proceed with reasonable promptness and due diligence. Notwithstanding anything to the contrary herein set forth: (i) if any such damage rendering all or a substantial portion of the Premises or Building untenantable shall occur during the last twenty-four (24) months of the Term, then Landlord shall have the option to terminate this Lease by written notice to Tenant within fifteen (15) days after the date such damage occurred, and if such option is so exercised, this Lease shall terminate as of the date of such damage; (ii) Landlord shall have no duty pursuant to this Article 11 to repair or restore any portion of alterations, additions or improvements made by or on behalf of Tenant in the Premises or improvements which are not then building standard improvements; (iii) Landlord shall not be required to commence repair and restoration hereunder until receipt of insurance proceeds; (iv) Landlord shall not be required to expend more than the amount of available insurance proceeds in such repair and restoration; (v) Landlord shall not be obligated (but may, at its option, so elect) to repair or restore the Premises or Building if any mortgagee applies proceeds of insurance to reduce its loan balance, and the remaining proceeds, if any, available to Landlord are not sufficient to pay for such repair or restoration; and (vi) Tenant shall not have the right to terminate this Lease pursuant to this Article 11 if the damage or destruction was caused by the intentional or negligent act of Tenant, its agents or employees.

(B)In the event any such fire or casualty damage not caused by the intentional or negligent act of Tenant, its agents or employees, renders the Premises substantially untenantable and Tenant is not occupying the Premises and if this Lease shall not be terminated pursuant to the foregoing provisions of this Article 11 by reason of such damage, then Base Rent and Additional Rent shall abate during the period beginning with the date of such damage and ending with the date when Landlord substantially completes its repair and restoration work. Such abatement shall be in an amount bearing the same ratio to the total amount of Base Rent for such period as the portion of the Premises being repaired and restored by Landlord and not heretofore delivered to Tenant from time to time bears to the entire Premises. In the event of termination of this Lease pursuant to this Article 11, Rent shall be apportioned on a per diem basis and be paid to the date of such fire or other casualty.

(C)In the event of any such fire or other casualty, and if this Lease is not terminated pursuant to the foregoing provisions of this Lease, Tenant shall repair and restore any portion of alterations, additions or improvements made by or on behalf of Tenant in the Premises, and during

 

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any such period of Tenant’s repair and restoration following substantial completion of Landlord’s repair and restoration work, Rent shall be payable as if said fire or other casualty had not occurred.

ARTICLE 12

INSURANCE

In consideration of the leasing of the Premises at the rental stated in Article 2, Landlord and Tenant agree to provide insurance and allocate the risk of loss as follows:

 

(a)

Tenant, at its sole cost and expense but for the mutual benefit of Landlord, the grantees of any mortgages now or hereafter in force against the Building or the Property (“Mortgagees”) and Tenant (when used in this Article the term “Landlord” shall include Landlord and its officers, agents, servants and employees and the term “Tenant” shall include Tenant’s agents, servants and employees), shall purchase and keep and maintain in force and effect during the Term hereof, insurance under policies issued by insurers of recognized responsibility on its fixtures and tenant improvements including, but not limited to, wall and floor coverings, lighting fixtures, built-in cabinets and bookshelves and on its inventory, contents, furniture, equipment or other personal property located in the Premises protecting Landlord and Tenant from damage or other loss caused by fire or other casualty including, but not limited to, vandalism and malicious mischief, perils covered by all risk and extended coverage, theft, sprinkler leakage, water damage (however caused), explosion, malfunction or failure of heating and cooling or other apparatus, and other similar risks in amounts not less than the full insurable replacement value of such property. Such insurance shall provide that it is primary and non-contributory and shall include Landlord and Mortgagees as additional insured parties, to the extent of their interest, and shall contain a replacement cost endorsement and a clause pursuant to which the insurance carriers waive all rights of subrogation against Landlord and Mortgagees with respect to losses payable under such policies. Tenant shall deliver certificates of insurance evidencing such coverage upon execution hereof and thereafter not less than thirty (30) days prior to the expiration date of any such policy.

 

(b)

During the term of this Lease or any renewal thereof, Tenant shall obtain and promptly pay all premiums for Commercial General Liability Insurance with broad form extended coverage including Contractual Liability Insurance against claims occurring upon in or about the Premises with a minimum coverage of a combined single limit of$ 1,000,000.00 with excess or umbrella coverage of an additional $2,000,000.00, and all such policies and renewals thereof shall name Landlord, Landlord’s agents, Mortgagees and Tenant as additional insured parties. All policies of insurance shall provide (i) that no material change or cancellation of said policies shall be made without thirty (30) days prior written notice to Landlord, Mortgagees and Tenant (ten (10) day notice for failure to pay premiums), and (ii) that any loss shall be payable notwithstanding any act or negligence of Tenant or Landlord or Mortgagees which might otherwise result in the forfeiture of said insurance. On or before the Commencement Date of the term of this Lease, and

 

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thereafter not less than thirty (30) days prior to the expiration dates of said policy or policies, Tenant shall provide copies of policies or certificates of insurance, at Landlord’s option, evidencing coverages required by this Lease.

 

(c)

Tenant shall purchase and keep in force business interruption insurance covering a period of not less than twelve (12) months.

All the insurance required of Tenant under this Lease shall be issued by insurance companies authorized to do business in the State of Wisconsin with a financial rating of at least a A+ as rated in the most recent edition of Best’s Insurance Reports and in business for the past five years. The aforesaid insurance limits may be reasonably increased from time to time by Landlord.

Landlord agrees to purchase and keep in force and effect insurance on the Building against fire and such other risks as may be included in extended coverage insurance from time-to-time available in an amount not less than the greater of 80% of the full insurable value of the Building or the amount sufficient to prevent Landlord from becoming a co-insurer under the terms of the applicable policies. Such policies shall contain a replacement cost endorsement and a clause pursuant to which the insurance carriers waive all rights of subrogation against the Tenant with respect to losses payable under such policies.

By this section, Landlord and Tenant intend that the risk of loss or damage as described above be borne by responsible insurance carriers to the extent above provided, and Landlord and Tenant hereby release each other and agree to look solely to, and to seek recovery only from, their respective insurance carriers in the event of a loss of a type described above to the extent that such coverage is agreed to be provided hereunder. For this purpose, any applicable deductible amount shall be treated as though it were recoverable under such policies. Landlord and Tenant agree that applicable portions of all monies collected from such insurance shall be used toward the full compliance of the obligations of Landlord and Tenant under this Lease in connection with damage resulting from fire or other casualty.

ARTICLE 13

LANDLORD’S LIEN

Intentionally deleted.

ARTICLE 14

CONDEMNATION

If the whole or any part of the Premises, Building or Property, other than a part which does not interfere with the maintenance or operation thereof in Landlord’s reasonable opinion, shall be taken or condemned by any competent authority for any public or quasi-public use or purpose or if any adjacent property or street shall be condemned or improved in such manner as to require the use of any part of the Premises or of the Building, other than a part which does not interfere with the maintenance or operation thereof in Landlord’s reasonable opinion, or a conveyance is made in lieu of such a taking, the Term, at the option of Landlord, shall end upon the date when the possession of the part so taken shall be required for such use or purpose and Landlord shall be

 

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entitled to receive the entire award including all income, rents, any interest thereon and any other compensation for any taking or conveyance without any payment to Tenant, the Tenant hereby assigning to the Landlord the Tenant’s interest therein, if any, excluding any award Tenant shall be entitled to claim, prove and receive in the condemnation proceeding but only if such award or compensation shall be made by the condemning authority in addition to, and shall not result in a reduction of the award and compensation paid by it to Landlord. Current Base Rent and Additional Rent shall be apportioned as of the date of such termination.

ARTICLE 15

WAIVER OF CLAIMS AND INDEMNITY

Tenant agrees that, to the extent not expressly prohibited by law, and except as set forth below, Landlord and its officers, agents, servants and employees shall not be liable for (nor shall Rent abate as a result of) any direct or consequential damage (including damage claimed for actual or constructive eviction) either to person or property sustained by Tenant, its servants, employees, agents, invitees or guests due to the Building or any part thereof or any appurtenances thereof becoming out of repair, or due to the happening of any accident in or about the Building or property, or due to any act or neglect of any tenant or occupant of said Building or of any other person. Tenant further agrees that all of Tenant’s personal property in the Premises or the Building shall be at the risk of Tenant only and that Landlord shall not be liable for any loss or damage thereto or theft thereof. Notwithstanding the foregoing, Landlord shall not hereby be exculpated from any liability for personal injury arising from its own or its agents’ negligence. Tenant shall protect, indemnify and save Landlord and its officers, agents, servants and employees harmless from and against any and all obligations, liabilities, costs, damages, claims and expenses of whatever nature arising from injury to persons or damage to property on the Premises, in or about the Building, or upon the property arising out of or in connection with Tenant’s use or occupancy of the Premises or Tenant’s activities in the Building, or arising from any act or negligence of Tenant, or its agents, contractors, servants, employees, or invitees and Tenant shall not be liable for personal injury arising from Landlord’s or Landlord’s agents’ negligence.

ARTICLE 16

NONWAIVER

No waiver of any condition expressed in this Lease shall be implied by any neglect of Landlord to enforce any remedy on account of the violation of such condition if such violation be continued or repeated subsequently, and no express waiver shall affect any condition other than the one specified in such waiver and that one only for the time and in the manner specifically stated. No receipt of moneys by Landlord from Tenant after the termination in any way of the Term or of Tenant’s right of possession hereunder or after the giving of any notice shall reinstate, continue or extend the Term or affect any notice given to Tenant prior to the receipt of such moneys, it being agreed that after the service of notice or the commencement of a suit or after final judgment for possession of the Premises Landlord may receive and collect any Rent due, and such payment shall not waive or affect said notice, suit or judgment.

 

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ARTICLE 17

WAIVER OF NOTICE

Except as provided in Article 18 hereof, Tenant hereby expressly waives the service of any notice of intention to terminate this Lease or to re-enter the Premises and waives the service of any demand for payment of Rent or for possession and waives the service of any other notice or demand prescribed by any statute or other law.

ARTICLE 18

LANDLORD’S REMEDIES

If (a) default shall be made in the payment of the Rent when due, including, without limitation, any installment of Base Rent or Additional Rent, or in the payment of any other sum required to be paid by Tenant under the terms of any other agreement between Landlord and Tenant, including, but not limited to, any other lease between Landlord and Tenant, and (with respect to the first two (2) of such defaults in any twelve-month period) such default shall continue for five (5) days, or (b) default shall be made in the full and prompt performance of any of the other covenants or conditions which Tenant is required to observe and perform and such default shall continue for fifteen (15) days after written notice to Tenant (or if such default involves a hazardous condition and is not cured by Tenant immediately upon written notice to Tenant), or (c) the interest of Tenant in this Lease shall be levied on under execution or other legal process, or (d) any petition shall be filed by or against Tenant to declare Tenant bankrupt or to delay, reduce or modify Tenant’s debts or obligations, or (e) Tenant be declared insolvent according to law or if any assignment of Tenant’s property shall be made for the benefit of creditors, or (f) a receiver or trustee is appointed for Tenant or its property, or (g) Tenant shall abandon or vacate the Premises during the Term of this Lease, then Landlord may treat the occurrence of any one or more of the foregoing events as a breach of this Lease, and thereupon at its option may, without notice or demand of any kind to Tenant or any other person, have any one or more of the following de- scribed remedies in addition to all other rights and remedies provided at law or in equity:

 

(a)

Landlord may terminate this Lease and the Term created hereby, in which event Landlord may forthwith repossess the Premises and be entitled to recover forthwith as damages a sum of money equal to the value of the (a) Landlord’s Work, (b) the amount of any real estate broker’s commission paid due to this Lease, (c) amounts currently due and owing to Landlord, and (d) the Rent provided to be paid by Tenant for the balance of the stated Term of the Lease, and any other sum of money and damages owed by Tenant to Landlord.

 

(b)

Landlord may terminate Tenant’s right of possession and may repossess the Premises by forcible entry and detainer suit or otherwise, without demand or notice of any kind to Tenant and without terminating this Lease, in which event Landlord may, but shall not be obligated to, relet all or any part of the Premises, for such rent and upon such terms as shall be satisfactory to Landlord (including the right to relet the Premises for a term greater or lesser than that remaining under the Term of this Lease and the right to relet the Premises as a part of a larger area and the right to

 

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change the character or use made of the Premises), provided, however, Landlord shall attempt to mitigate its damages to the extent required under applicable law. For the purpose of such reletting, Landlord is authorized to decorate or to make any repairs, changes, alterations or additions in or to the Premises that may be necessary or convenient, and if Landlord shall fail or refuse to relet the Premises or if the Premises are relet and a sufficient sum shall not be realized from such reletting after paying all of the costs and expenses of such decorations, repairs, changes, alterations and additions and the expenses of such reletting and of the collection of the rent accruing therefrom to satisfy the Rent provided for in this Lease to be paid, then Tenant shall pay to Landlord as damages a sum equal to the amount of the Rent reserved in this Lease for such period or periods, together with the cost of Landlord’s Work and real estate broker’s commission paid due to this Lease, or if the Premises have been relet, Tenant shall satisfy and pay any such deficiency upon demand therefor from time to time, and Tenant agrees that Landlord may file suit to recover any sums falling due under the terms of this paragraph and any other sums due under this Lease from time to time and that no suit or recovery of any portion due Landlord hereunder shall be any defense to any subsequent action brought for any amount not theretofore reduced to judgment in favor of Landlord.

Tenant hereby waives trial by jury in any action or proceeding brought by, through or under Landlord, under or in connection with this Lease.

In addition to and without limitation of the foregoing, in the event Tenant fails to perform any covenant of Tenant hereunder, subject to any applicable grace period (except in the event such failure involves a hazardous condition), Landlord shall have the right to cause such covenant to be performed and Tenant shall pay the cost thereof, together with Landlord’s administrative fee, as additional Rent hereunder within three (3) days after notice hereof.

ARTICLE 19

SURRENDER OF POSSESSION

(A)On or before the date this Lease and the Term hereby created terminates, or on or before the date Tenant’s right of possession terminates, whether by lapse of time or at the option of Landlord, Tenant shall:

(i)restore the Premises to the same condition as they were in at the beginning of the Term (except as otherwise provided in Article 11 of this Lease) and remove those alterations, improvements or additions installed for or during Tenant’s occupancy, whether installed by Landlord or Tenant, or acquired by Tenant from former tenants, including, without limitation, any cabling installed in the Premises, if Landlord so requests Tenant to remove;

(ii)remove from the Premises and the Building all of Tenant’s personal property; and

(iii)surrender possession of the Premises to Landlord in a clean condition free of all rubbish and debris.

 

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(B)If Tenant shall fail or refuse to restore the Premises to the above-described condition on or before the above-specified date, Landlord may enter into and upon the Premises and put the Premises in such condition and recover from Tenant Landlord’s cost of so doing. If Tenant shall fail or refuse to comply with Tenant’s duty to remove all personal property from the Premises and the Building on or before the above-specified date, the parties hereto agree and stipulate that Landlord may enter into and upon the Premises and may, at its election:

(i)treat such failure or refusal as an offer by Tenant to transfer title to such personal property to Landlord, in which event title thereto shall thereupon pass under this Lease as a bill of sale to and vest in Landlord absolutely without any cost either by set-off, credit allowance or otherwise, and Landlord may retain, remove, sell, donate, destroy, store, discard, or otherwise dispose of all or any part of said personal property in any manner that Landlord shall choose;

(ii)treat such failure or refusal as conclusive evidence, on which Landlord or any third party shall be entitled absolutely to rely and act, that Tenant has forever abandoned such personal property, and without accepting title thereto, Landlord may, at Tenant’s expense, remove, store, destroy, discard or otherwise dispose of all or any part thereof in any manner that Landlord shall choose without incurring liability to Tenant or to any other person. In no event shall Landlord ever become or accept or be charged with the duties of a bailee (either voluntary or involuntary) of any personal property, and the failure of Tenant to remove all personal property from the Premises and the Building shall forever bar Tenant from bringing any action or from asserting any liability against Landlord with respect to any such property which Tenant fails to remove.

ARTICLE 20

HOLDING OVER

Tenant shall pay to Landlord one hundred fifty percent (150%) of the Base Rent plus one hundred fifty percent (150%) of the Additional Rent then applicable for the first month or portions thereof Tenant shall retain possession of the Premises or any portion thereof after the termination of this Lease, whether by lapse of time or otherwise and double the Base Rent plus double the Additional Rent then applicable any time thereafter during which Tenant shall retain possession of the Premises or any part thereof. In addition, Tenant shall pay all damages sustained by Landlord, whether direct or consequential, on account thereof. At the option of Landlord, expressed in a written notice to Tenant and not otherwise, such holding over shall constitute a renewal of this Lease at the rental rates then prevailing for similar space in the Building for a period of one (1) year. The provisions of this Article shall not operate as a waiver by Landlord of any right of re-entry hereinbefore provided.

 

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ARTICLE 21

COSTS, EXPENSES AND ATTORNEYS’ FEES

In case Landlord shall, without fault on its part, be made a party to any litigation commenced by or against Tenant, then Tenant shall pay all reasonable costs, expenses and attorneys’ fees incurred or paid by Landlord in connection with such litigation. Tenant shall also pay all reasonable costs, expenses and attorneys’ fees that may be incurred or paid by Landlord in enforcing any of Tenant’s covenants and agreements in this Lease. In case Tenant shall, without fault on its part, be made a party to any litigation commenced by or against Landlord, then Landlord shall pay all reasonable costs, expenses and attorneys’ fees incurred or paid by Tenant in connection with such litigation.

ARTICLE 22

COMPLIANCE WITH LAWS

Tenant shall operate the Premises and its business respectively in compliance with all applicable federal, state, and municipal laws, ordinances and regulations, including the payment of all taxes owing as a result of Tenant’s business, and shall not directly or indirectly, make any use of the Premises or Property which is prohibited by any such laws, ordinances or regulations.

ARTICLE 23

CERTAIN RIGHTS RESERVED BY LANDLORD

Landlord shall have the following rights, exercisable without notice and without liability to Tenant for damage or injury to property, person or business and without effecting an eviction, constructive or actual, or disturbance of Tenant’s use or possession or giving rise to any claim for setoff or abatement of Rent:

 

(a)

To designate and approve, prior to installation, all types of window shades, blinds, drapes, and other similar equipment, and to control all internal lighting that may be visible from the exterior of the Building.

 

(b)

On reasonable prior notice to Tenant, to show the Premises to (i) prospective tenants at reasonable hours during the last twelve (12) months of the Term and, if vacated during such period to decorate, remodel, repair or otherwise prepare the Premises for re-occupancy without affecting Tenant’s obligation to pay Rent, and (ii) others having a legitimate interest at any time during the Term of this Lease.

 

(c)

To retain at all times, and to use in appropriate instances, keys to all doors within and into the Premises. No locks shall be changed without the prior written consent of Landlord(d) To decorate or to make repairs and/or replacement of windows, Building facade or any components of the Building envelope or other Building systems (in Landlord’s sole discretion) or any other repairs, alterations, additions, or improvements, whether structural or otherwise, in and about the Building or Property, or any part thereof, and for such purposes to enter upon the Premises and,

 

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during the continuance of any of said work, to temporarily close doors, entryways, public space and corridors in the Building and to interrupt or temporarily suspend Building services and facilities, all without abatement of Rent or affecting any of Tenant’s obligations hereunder, so long as the Premises are reasonably accessible.

 

(d)

To have and retain a paramount title to the Premises free and clear of any act of Tenant purporting to burden or encumber it.

 

(e)

To have access to the Premises, with its agents and contractors, for the purpose of reading, maintaining, servicing, installing or replacing the Building’s water meter(s), deduct meter(s) and Building services, such as sprinkler system(s).

 

(f)

To have access to the Premises, with its agents and contractors, for the purpose of accessing, repairing and maintaining the Building’s roof access points.

Landlord may enter upon the Premises and may exercise any or all of the foregoing rights hereby reserved without being deemed guilty of an eviction or disturbance of Tenant’s use or possession and without being liable in any manner to Tenant.

ARTICLE 24

ESTOPPEL

Tenant agrees that from time to time upon not less than ten (I 0) days prior request by Landlord, Tenant or Tenant’s duly authorized representative having knowledge of the following facts shall deliver to Landlord a statement in writing certifying (a) that this Lease is unmodified and in full force and effect (or if there have been modifications that the Lease as modified is in full force and effect); (b) the dates to which the Base Rent and Additional Rent have been paid; (c) that neither Landlord, to the best of Tenant’s knowledge, nor Tenant is in default under any provision of this Lease, or, if in default, the nature thereof in detail; (d) that there are no offsets or defenses to the payment of Base Rent, Additional Rent or any other sums payable under this Lease or, if there are any such offsets or defenses, specifying such in detail; and (e) such further matters as are reasonably set forth on the form of estoppel certificate, or as may be reasonably requested by Landlord.

ARTICLE 25

RULES AND REGULATIONS

Tenant agrees to observe the reservations to Landlord in Article 23 hereof and agrees, for itself, its employees, agents, servants, clients, customers, invitees, licensees and guests to observe and comply at all times with the rules and regulations set forth on Exhibit B and such other rules and regulations as Landlord may from time-to-time make for the Premises or the Building, provided that such modifications and additions do not materially adversely affect Tenant’s rights hereunder and that failure to observe and comply with such reservations, rules and regulations shall constitute a default under this Lease.

 

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Landlord reserves the right to make such reasonable rules and regulations as in Landlord’s judgment may from time to time be desirable for the safety, care, cleanliness and good operation of the Building and Premises and for the preservation of good order therein. Landlord shall not be liable to Tenant for violation of any such rules and regulations, or terms, covenants and conditions by any other tenant, its employees, agents, invitees, or by any other person.

ARTICLE 26

INTENTIONALLY DELETED

ARTICLE 27

ASSIGNMENT AND SUBLETTING

Tenant shall not, without the prior written consent of Landlord, (i) assign, convey, mortgage, pledge or otherwise transfer this Lease, or any part thereof, or any interest hereunder; (ii) permit any assignment of this Lease, or any part thereof, by operation of law; (iii) sublet the Premises or any part thereof; or (iv) permit the use of the Premises, or any part thereof, by any parties other than Tenant, its agents and employees. Tenant shall, by notice in writing, advise Landlord of its intention from, on and after a stated date (which shall not be less than thirty (30) days after date of Tenant’s notice), to assign this Lease, or any part thereof, or to sublet any part or all of the Premises for the balance or any part of the Term. Tenant’s notice shall include all of the terms of the proposed assignment or sublease (whether contained in such assignment or sublease or in separate agreements) and shall state the consideration therefor. Tenant’s notice shall state the name and address of the proposed assignee or subtenant and a true and complete and fully-executed copy of the proposed assignment or sublease and any and all other agreements relating thereto shall be delivered to Landlord with Tenant’s notice. Tenant shall pay all of Landlord’s costs and expenses, including reasonable attorney fees, related to evaluating any such request.

In the event that Tenant desires to sublease the entire Premises for the remainder of the Term, Landlord shall have the right, by giving written notice to Tenant within thirty (30) days after receipt of Tenant’s notice, to recapture the Premises and such recapture notice shall, if given, cancel and terminate this Lease with respect to the space therein described as of the date stated in Tenant’s notice.

If Tenant’s notice shall cover all of the Premises, and Landlord shall have exercised its foregoing recapture right, the Term of this Lease shall expire and end on the date stated in Tenant’s notice as fully and completely as if that date had been herein definitely fixed for the expiration of the Term. If Landlord, upon receiving Tenant’s notice with respect to any such space, shall not exercise its right to recapture as aforesaid, and if Tenant is not in default under the terms of this Lease, Landlord will not unreasonably withhold its consent to Tenant’s assignment of the Lease or subletting such space to the party identified in Tenant’s notice, provided, however, that in the event Landlord consents to any such assignment or subletting, and as a condition thereto, Tenant shall pay to Landlord fifty percent (50%) of all profit derived by Tenant from such assignment or subletting. For purposes of the foregoing, profit shall be deemed to include, but shall not be limited to, the amount paid or payable to Tenant to effect or to induce Tenant to enter into any such

 

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transaction, and the amount of all rent and other consideration of whatever nature payable by such assignee or sublessee in excess of the Base Rent and Additional Rent payable by Tenant under this Lease. If a part of the consideration for such assignment or subletting shall be payable other than in cash, the payment to Landlord of its share of such non-cash consideration shall be in such form as is satisfactory to Landlord. Tenant agrees that the withholding by Landlord of its consent to a proposed assignment or sublease will not be deemed “unreasonable” if, among other reasonable criteria to be examined by Landlord:

 

(a)

the proposed subtenant or assignee is not creditworthy and financially responsible

 

(b)

the proposed subtenant or assignee does not, in Landlord’s discretion, have a good business reputation;

 

(c)

the intended use of the Premises by the proposed subtenant or assignee is different from the permitted use stated in Article 4;

 

(d)

the managerial and operational skills of the proposed subtenant or assignee are not as good as those of Tenant;

 

(e)

the proposed subtenant or assignee is a tenant in the Building or an entity with which Landlord or its agents are in discussions regarding a possible tenancy; or

 

(f)

Tenant is or has been in default under the Lease.

Notwithstanding anything contained herein to the contrary, an action for declaratory judgment or specific performance shall be Tenant’s sole right and remedy in any dispute as to whether Landlord unreasonably withheld its consent to any proposed assignment or sublease and Tenant shall not be entitled to recover (and hereby waives) any damages from Landlord if Landlord is adjudicated to have unreasonably withheld such consent.

Tenant shall and hereby agrees that it will furnish to Landlord upon request from Landlord a complete statement, certified by an independent certified public accountant, setting forth in detail the computation of all profit derived and to be derived from such assignment or subletting, such computation to be made in accordance with generally accepted accounting principles Tenant agrees that Landlord or its authorized representatives shall be given access at all reasonable times to the books, records and papers of Tenant relating to any such assignment or subletting, and Landlord shall have the right to make copies thereof The percentage of Tenant’s profit due Landlord hereunder shall be paid to Landlord within five (5) days of receipt by Tenant of all payments made from time to time by such assignee or sublessee to Tenant.

For purposes of the foregoing, any change in the partners of Tenant, if Tenant is a partnership, or, if Tenant is a corporation or limited liability company, any transfer of any or all of the shares of stock or membership interests of Tenant by sale, assignment, operation of law or otherwise resulting in a change in the present control of such corporation or limited liability company by the person or persons owning a majority of such shares or membership interests as of the date of this Lease, shall be deemed to be an assignment within the meaning of this Article 27.

 

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Any subletting or assignment hereunder shall not release or discharge Tenant or any guarantor(s) of or from any liability, whether past, present or future, under this Lease, and Tenant and guarantor(s) shall continue fully liable thereunder. Any subtenant or assignee shall agree in a form satisfactory to Landlord to comply with and be bound by all of the terms, covenants, conditions, provisions and agreements of this Lease to the extent of the space sublet or assigned, and Tenant shall deliver to Landlord promptly after execution, an executed copy of each such sublease or assignment and an agreement of compliance by each such subtenant or assignee. Tenant agrees to pay to Landlord, on demand, all reasonable costs incurred by Landlord (including fees paid to consultants and attorneys) in connection with any request by Tenant for Landlord to consent to any assignment or subletting by Tenant. Any sale, assignment, mortgage, transfer, or subletting of this Lease which is not in compliance with the provisions of this Article shall be of no effect and void.

Notwithstanding anything to the contrary contained herein, Landlord may withhold consent to a sublease or assignment unless Landlord is provided with waivers from any brokers involved in such subleasing or assignment of all lien rights of any such brokers under Wisconsin law. Landlord also may withhold consent to a sublease or assignment if the proposed assignee or sublessee or its business is subject to compliance with additional requirements of any law (including related regulations) beyond those requirements which are applicable to Tenant on or prior to the said assignment or sublease unless the proposed assignee or sublessee shall:

 

(a)

first deliver plans and specifications for complying with such additional requirements and obtain Landlord’s consent thereto, and

 

(b)

comply with all Landlord’s conditions therefor or contained in such consent, including without limitation, requirements for security to assure the lien free completion of the transaction.

ARTICLE 28

NOTICE

All notices, demands, approvals and consents which may or are required to be given by one party to the other under this Lease shall be in writing and shall be delivered personally or by a nationally-recognized air courier service or mailed by United States certified or registered mail, postage prepaid, (a) if for Tenant, addressed to Tenant at the Premises, with copies to:

Ursa Major Corporation

6925 South 6th Street, Suite 1 00

Oak Creek, WI 53154

Attention: _____________________

or at such other place as Tenant may from time to time designate by notice to Landlord, or (b) if for Landlord, addressed to:

Ursa Group LLC

Attention: Mr. John Lampsa

245 Legend Heights

 

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Wales, WI 53183

With copies to:

SBR Law Group LLC

675 N. Barker Road, Suite 300

Brookfield, WI 53045

Attention: Susan C. Sorrentino

or at such other place as Landlord may from time to time designate by notice to Tenant. Notices shall be deemed given (i) if mailed, three (3) days after posting in the United States mails in accordance with the provisions of this Article 28, (ii) if hand delivered, upon receipt of delivery, and (iii) if delivered by a nationally recognized overnight air courier services, one (1) business day after delivery to such service.

ARTICLE 29

OPTION TO PURCHASE

Subject to the terms and conditions set forth herein, Tenant shall have the right to purchase all of the Landlord’s interest in the Property (“Option to Purchase”). Tenant may exercise the Option to Purchase by giving Landlord written notice of Tenant’s intent to exercise during the time period commencing October 1, 2024 through November 30, 2024 (“Exercise Date”) and the Closing shall be held between the dates of December 1, 2024 through January 31, 2025; provided, however, this Lease shall not have been terminated and Tenant is not in default of this Lease at the time the option to purchase is exercised through the date of Closing. Tenant’s Option to Purchase shall terminate upon termination of this Lease. The Closing shall take place at a time and place mutually agreed by Landlord and Tenant.

The purchase price shall be the fair market value as determined by the parties, or if the parties fail to agree on the fair market value of the Property, the purchase price shall be the greater of (a) One Million, Seven Hundred Fifty Thousand Dollars ($1,750,000) or (b) the fair market value as determined by the following appraisal process.

Appraisal Process. Each party shall select an experienced, qualified Member of the Appraisal Institute (“MAI”) appraiser specializing in commercial properties in the metropolitan area in which the Property is located to determine the fair market value of the Property and each party shall advise the other party in writing of the appraiser selected. The two appraisers so appointed shall be instructed to each prepare a written appraisal which will show the fair market value of the Property. Each appraiser shall then notify both parties, simultaneously and in writing, of their determination within 30 days or such other date as the parties shall agree. Provided that if the difference of the two appraisals is less than or equal to ten percent (10%), then the arithmetic average of the two appraisals shall be the fair market value for the Property and such determination shall be conclusive and binding upon the parties.

If the difference between the two appraisals is more than ten percent (10%), then within ten (10) days after the date that the parties are notified of such appraisals, the two

 

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appraisers previously retained shall jointly appoint a third similarly qualified and experienced MAI appraiser and shall advise the parties in writing of the name of said appraiser. If such two appraisers are unable to agree upon the appointment of a third appraiser within such ten (10) day period, they will give written notice of such failure to agree to the parties, and thereafter, if the parties fail to agree upon the selection of a third appraiser within ten (10) additional days after they are so advised, then either party may make application to the then acting senior judge of the circuit court for the county in which the Property is located to designate or appoint such third appraiser.

The third appraiser shall then be instructed as the initial two appraisers were previously instructed to prepare an appraisal showing the fair market value for the Property. The third appraiser shall notify both parties, simultaneously and in writing of its determination as described herein within thirty (30) days after his appointment, and his appraisal shall be final. The cost of all appraisals shall be paid by Tenant. The time for closing shall be extended as necessary to complete such appraisals. In no event shall Landlord be required to sell the Property for less than $1,750,000.

This Option to Purchase shall automatically terminate upon the earlier of (i) the date that notice of termination of this Lease is given; or (ii) the deadline for Tenant to exercise the option pursuant to each Exercise Date.

 

(a)

Title Evidence. Within thirty (30) days after the Exercise Date, Landlord shall at Landlord’s cost deliver or cause to be delivered to Tenant a current written commitment from a title company determined by Landlord in its reasonable discretion (the “Title Company”) for issuance at Closing of an ALTA owner’s policy of title insurance covering the Property in the amount of the Purchase Price (the “Title Commitment”), together with copies of all exception documents referenced therein. The final Title Policy issued pursuant to the Title Commitment shall show title to the property as of the date of closing to be subject only to the following: (i) municipal and zoning ordinances and agreements entered under them, (ii) recorded easements for utility and municipal services, (iii) recorded building and use restrictions and covenants, (iv) general taxes levied in the year of closing, not yet due and payable; and (v) title matters acceptable to Tenant (collectively, the “Permitted Exceptions”). Tenant shall have ten (10) days after receipt of the Title Commitment to object in writing to any condition of title that is not a Permitted Exception under this agreement. Tenant’s failure to so object shall constitute a waiver of any objections. Matters specifically stated in the Title Commitment and not objected to by Tenant shall become Permitted Exceptions. If any objection is made, Landlord shall have until Closing to correct the condition. If the condition of title is not or cannot be corrected using Landlord’s reasonable efforts on or prior to Closing, Tenant may, at its option, either (i) declare Tenant’s election to purchase null and void, with this Lease continuing in full force and effect, or (ii) proceed to Closing.

 

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(b)

Closing.

 

(i)

Landlord’s Closing Obligations. At Closing, Landlord shall execute and deliver (in a form reasonably acceptable to Tenant and the Title Company, if applicable):

 

a.

A Special Warranty Deed conveying the Property to Tenant free and clear of all liens and encumbrances except for the Permitted Exceptions;

 

b.

The Title Company’s standard Owner’s Affidavit as to liens and possession with respect to the Property and GAP endorsement, if applicable;

 

c.

A closing statement for purchase and sale of the Property as the case may be (the “Closing Statement”);

 

d.

A corporate resolution authorizing said transaction; and

 

e.

Such other documentation as Tenant may reasonably request to enable Tenant to consummate the transaction contemplated in this agreement, provided that no such additional documentation imposes any cost or obligation on Landlord not otherwise expressly imposed on Landlord under this agreement, and any other documentation as may be required by law or by the Title Company, if applicable.

 

(ii)

Tenant’s Closing Obligations. At Closing, Tenant shall deliver, in immediately available funds, an amount equal to the purchase price net of all closing proration’s, adjustments and credits. In addition, at Closing Tenant shall execute and deliver (in a form reasonably acceptable to Landlord and the Title Company, if applicable):

 

a.

A counterpart of the Closing Statement;

 

b.

A corporate resolution authorizing said transaction; and;

 

c.

Such other documentation as Landlord may reasonably request to enable Landlord to consummate the transaction contemplated in this agreement; provided that no such additional documentation imposes any cost or obligation on Tenant not otherwise expressly imposed on Tenant under this agreement and any other documentation as may be required by law or the Title Company, if applicable;

 

(c)

Fees. If applicable, Tenant shall pay all costs charged by the Title Company for closing the transaction contemplated in this Agreement.

 

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(d)

Real Estate Transfer Fees. At Closing, Tenant shall pay all real estate transfer fees/tax stamps associated with the conveyance of the Property that may be required by Wisconsin Laws, if applicable.

 

(e)

Recording Fees. At Closing, Tenant shall pay all recording fees in connection with the purchase and sale of the Property, and Tenant shall pay the recording fees for documents that are required to be recorded in order for title to the Property to be in the condition required under this agreement, if applicable.

 

(f)

Additional Documents. Without limiting any other provisions in this agreement, at Closing, Tenant and Landlord shall execute documents normally executed by Tenant and Landlord for a real estate transfer in the State of Wisconsin.

 

(g)

Failure to Close. Should Tenant’s purchase of the Property under the Option to Purchase fail to close for any reason, Tenant shall reimburse Landlord for any and all costs (i.e., travel expenses, reasonable attorney’s fees, title company expenses, loan fees, etc.) associated with Landlord’s good faith effort to close the transaction and Tenant’s Option to Purchase shall automatically terminate.

In addition, Landlord agrees that if, during the term of this Lease and prior to the Exercise Date referenced above, Landlord intends to list the Property for sale with a real estate broker, Landlord will notify Tenant of Landlord’s intention to list the Property for sale and Landlord will postpone/delay the commencement of the listing agreement for 30 days to allow Tenant to submit an offer to purchase the Property (or waive the right to submit an offer to purchase, as applicable) during such 30-day period.

ARTICLE 30

CONVEYANCE BY LANDLORD

In case Landlord or any successor owner of the Property or the Building shall convey or otherwise dispose of any portion thereof to another person, such other person shall in its own name thereupon be and become Landlord hereunder and shall assume fully in writing and be liable upon all liabilities and obligations of this Lease to be performed by Landlord which first arise after the date of conveyance, and such original Landlord or successor owner shall, from and after the date of conveyance, be free of all liabilities and obligations not then incurred.

ARTICLE 31

SUBORDINATION OF LEASE

The rights of Tenant under this Lease shall be and are subject and subordinate at all times to the lien of any mortgages now or hereafter in force against the Property or the Building, or all of them, and to all advances made or hereafter to be made upon the security thereof, and to all renewals, modifications, amendments, consolidations, replacements and extensions thereof. This Article is self-operative, and no further instrument of subordination shall be required. Any mortgagee may, however, elect to have this Lease be superior to its mortgage. At Landlord’s request, Tenant shall execute a document in recordable form confirming that this Lease is

 

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subordinate (or at the mortgagee’s or beneficiary’s election, superior) to any mortgage or deed of trust. Tenant, at the option of any mortgagee, agrees to attorn to such mortgagee in the event of a foreclosure sale or deed in lieu thereof.

ARTICLE 32

MISCELLANEOUS

Landlord and Tenant further covenant with each other that:

 

(a)

All rights and remedies of Landlord under this Lease shall be cumulative, and none shall exclude any other rights and remedies allowed by law.

 

(b)

All payments becoming due under this Lease or under any work order or other agreement relating to the Premises shall be considered as Rent, and if unpaid when due shall bear interest from such date until paid at the rate of three percent (3%) per annum in excess of the prime rate of interest as published from time to time in The Wall Street Journal (unless a lesser rate shall then be the maximum rate permissible by law with respect thereto, in which event such lesser rate shall be charged).

 

(c)

The word “Tenant” wherever used herein shall be construed to mean Tenants in all cases where there is more than one Tenant, and the necessary grammatical changes required to make the provisions hereof apply either to corporations or individuals, men or women, shall in all cases be assumed as though in each case fully expressed.

 

(d)

Each of the provisions of this Lease shall extend to and shall, as the case may require, bind or inure to the benefit, not only of Landlord and of Tenant, but also of their respective heirs, legal representatives, successors and assigns, provided this clause shall not permit any assignment contrary to the provisions of Article 27 hereof

 

(e)

All of the representations and obligations of Landlord are contained herein, and no modification, waiver or amendment of this Lease or of any of its conditions or provisions shall be binding upon the Landlord unless in writing signed by Landlord.

 

(f)

Submission of this instrument for examination shall not bind Landlord in any manner, and no lease or obligation on Landlord shall arise until this instrument is signed and delivered by Landlord and Tenant.

 

(g)

No rights to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease.

 

(h)

Sectional headings in this Lease are solely for convenience of reference and shall not in any way limit or amplify the terms and provisions hereof.

 

(i)

The laws of the State of Wisconsin shall govern the validity, performance and enforcement of this Lease. The invalidity or unenforceability of any provision of this Lease shall not offset or impair any other provision. If any provision of this

 

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Lease is capable of two constructions, one of which would render the provision invalid and the other of which would make the provision valid, then the provision shall have the meaning which renders it valid.

 

(j)

Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to commit or engage in any act which can, shall or may encumber the title of Landlord.

 

(k)

Neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant, and the recording thereof in violation of this provision shall make this Lease null and void at Landlord’s election.

 

(l)

Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venture or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant.

 

(m)

Landlord shall have the right to apply payments received from Tenant pursuant to this Lease (regardless of Tenant’s designation of such payments) to satisfy any obligations of Tenant hereunder, in such order and amounts, as Landlord in its sole discretion, may elect.

 

(n)

All indemnities, covenants and agreements of Tenant contained herein which inure to the benefit of Landlord shall be construed to also inure to the benefit of Landlord’s partners, members, managers, officers, agents and employees.

 

(o)

Within sixty (60) days of the end of each fiscal year of Tenant during the Term, Tenant shall deliver to Landlord the annual financial statements of Tenant for its most recent fiscal year and the personal financial statements of any guarantor(s).

 

(p)

If Landlord fails to perform any of its obligations hereunder and such failure is due in whole or in part to any strike, lockout, labor trouble, civil disorder, failure of power, restrictive governmental laws and regulations, riots, insurrections, war, fuel shortages, accidents, casualties, acts of God, acts caused directly or indirectly by the other party (or its agents, employees, contractors, licensees or invitees) or any other cause beyond the reasonable control of Landlord, then Landlord shall not be deemed in default under this Lease as a result of such failure and the time for performance provided for herein shall be extended by the period of delay resulting from such cause.

 

(q)

Landlord shall not be liable to Tenant or to Tenant’s agents, employees, guests or invitees for security at the Premises. To the extent that Tenant procures a security system which is installed in the Premises, any such system shall be at Tenant’s sole cost and expense and Tenant shall provide Landlord with all security and pass codes (and any revisions to same).

 

29


 

 

(r)

Landlord and Tenant each shall and hereby does waive trial by jury in any action, proceeding or counterclaim brought by Landlord against Tenant or by Tenant against Landlord on any matters whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises or any claim of injury or damage.

ARTICLE 33

EXCULPATION

Any obligation of Landlord, or its agent, under or with respect to this Lease or the Building shall be enforceable only against and payable out of Landlord’s interest in the Building and Property, and Tenant hereby agrees that neither Tenant nor any other person shall have or may assert any right, recourse or remedy to or against Landlord or its agent or any assets of Landlord, except to the extent (if any) of their respective interests in the Building and the Property; and no officer, shareholder, director, employee, partner, trustee or beneficiary of Landlord or its agent assumes or shall have any personal liability of any kind whatsoever hereunder. In no event shall Landlord be liable for consequential or punitive damages with respect to this Lease.

ARTICLE 34

LATE PAYMENT

Tenant hereby acknowledges that late payment by Tenant to Landlord of Base Rent, Additional Rent and other sums due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact number of which will be extremely difficult to ascertain. Such costs include, but are not limited to processing and accounting charges, and late charges which may be imposed on Landlord by the terms of any mortgage covering the Premises. Accordingly, if any installment of Base Rent, Additional Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) days after such amount shall be due, Tenant shall pay to Landlord a monthly late charge equal to ten percent (10%) of such overdue amount or the maximum allowed by Law, whichever is less. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant Acceptance of such late charge by Landlord shall in no event constitute waiver of Tenant’s default with respect to such overdue amount, nor prevent Landlord from exercising any of the other rights and remedies granted hereunder.

ARTICLE 35

COVENANT OF QUIET ENJOYMENT

Landlord agrees that Tenant, on paying the Base Rent, Additional Rent and other charges and payments herein reserved and on keeping, observing and performing all of the other terms, covenants, conditions, provisions and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the Term of this Lease, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof, free from hindrance by Landlord or any other person claiming by, through or under Landlord.

 

30


 

ARTICLE 36

OPTION TO RENEW

Landlord grants Tenant (but not to any successor or assign of Tenant) one (1) option to extend the Term of the Lease for one term of five (5) years (the “Extension Term”). The Term and Extension Term, if properly exercised, shall be known as the Term. This option to renew must be exercised by Tenant no sooner than twenty-four (24) months and no later than twelve (12) months prior to the Termination Date, by giving Landlord written notice thereof. Time shall be of the essence with respect to the exercise of the option to extend hereunder, and, if not timely exercised by Tenant, Tenant shall have no right to extend the Term as set forth herein or otherwise. Notwithstanding anything set forth herein, at Landlord’s sole discretion, Tenant’s election to extend the Term hereunder may not be effective if, on the date of such exercise or between said date and the Termination Date, there shall exist any default by Tenant or any event which, with notice or the passage of time or both, would constitute such a default. The extension of the Term shall be subject to all terms and conditions of this Lease, except that the Base Rent shall be three percent (3%) greater than the final year of the Term and shall increase three percent (3%) each year of the Extension Term. This Article 36 shall not be applicable to the Extension Term. Article 29 shall not apply to, nor be operative, during the Extension Term.

ARTICLE 37

PARKING

Tenant shall have the right to use, in common with all other tenants of the Building, the parking area on the south side of the Building except that seven (7) parking stalls are reserved for other tenants (5 parking stalls on the west end and 2 parking stalls on the south side) Such parking spaces shall be available to Tenant’s guests, customers and office employees on a first come, first serve basis. No overnight parking shall be permitted on the south side of the Building. Parking for all non-office employees and all service vehicles shall be on the north side of the Building.

 

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ARTICLE 38

SIGNAGE

Tenant may erect and maintain, at Tenant’s sole cost, subject to Landlord’s placement, review and written approval, signage on Tenant’s front door and name placement on the Building’s existing monument sign. Tenant may erect and maintain, at Tenant’s sole cost, subject to Landlord’s placement, review and written approval, “No Truck Parking” signs along the common driveway and directional signage at the rear of the Building. Tenant will insure and maintain any sign in good condition, repair and operating order at all times, and will remove same at the end of the Lease Term. If Tenant’s sign is damaged or inoperative, Tenant will commence to repair such sign within five (5) days after receipt of notice from Landlord. Landlord, at Landlord’s option, may repair such sign at Tenant’s expense upon the failure of Tenant to commence such repairs timely. Tenant will not place or maintain any decoration, lettering, or advertising matter, on the glass of any window or door of the Premises without first obtaining Landlord’s written consent. All interior signs, decorations, displays or advertising of Tenant visible from the exterior of the Premises will be in good taste and will conform to the standards of design, motif, and decor established from time to time by Landlord for the Building, and shall conform to all applicable laws, rules and regulations.

[SIGNATURE PAGE TO FOLLOW]

 

32


 

IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the date first set forth above.

 

LANDLORD:

 

Ursa Group LLC

 

 

By:

/s/ John Lampsa

 

John Lampsa, Member

 

 

By:

/s/ Ursula Lampsa

 

Ursula Lampsa, Member

 

 

TENANT:

 

Ursa Major Corporation (dba Ursa Logistics)

 

 

By:

/s/ Damon Cuzick

 

 

Name:

Damon Cuzick

 

 

Its:

President

 

 

33


 

 

EXHIBIT A

PLAN OF PREMISES

 

 

34


 

 

EXHIBIT B

RULES AND REGULATIONS

BUILDING RULES AND REGULATIONS

1.

The Property, including the Building and the Premises, is smoke free except for immediately north of the Building. Tenants should provide acceptable butt receptacles near the north mandoor of their suite. Tenants should inform employees and customers of this rule.

2.

Parking is limited to the marked stalls in the south parking lot. Parking in the roadway is prohibited. Overnight parking in the south parking lot is prohibited.

3.

Tenants and guests are asked to maintain slow speeds on the common roadway.

4.

Tenants are required to maintain clean interior windows.

5.

Tenants shall notify landlord as soon as possible, and in any event, within 24 hours, of any damage to common areas.

 

35

Exhibit 10.113

 

 

 

 

 

 

 

 

 

 

 

 

 

LEASE

 

6925 SOUTH 6th STREET, SUITES 100 & 400

OAK CREEK, WISCONSIN

 

TENANT:  Ursa Major Corporation

 

DATE:  February 1, 2019

 

 

 

 

 

 

 

 

 

 

 

 

 

 


 

 

TABLE OF CONTENTS

 

LEASE

6925 SOUTH 6TH STREET, SUITES 100 & 400

OAK CREEK, WISCONSIN

 

TENANT:  Ursa Major Corporation (dba Ursa Logistics),

a Wisconsin corporation

 

Introductory Article

 

Article 1 DEMISED PREMISES; TERM

 

2

ARTICLE 2 RENT; BASE RENT

 

2

ARTICLE 3 ADDITIONAL RENT

 

3

ARTICLE 4 USE

 

6

ARTICLE 5 SERVICES

 

8

ARTICLE 6 POSSESSION

 

9

ARTICLE 7 CONDITION OF PREMISES

 

9

ARTICLE 8 REPAIRS

 

9

ARTICLE 9 ALTERATIONS

 

10

ARTICLE 10 COVENANT AGAINST LIENS

 

12

ARTICLE 11 DAMAGE OR DESTRUCTION BY FIRE OR CASUALTY

 

12

ARTICLE 12  INSURANCE

 

14

ARTICLE 13 LANDLORD’S LIEN

 

15

ARTICLE 14 CONDEMNATION

 

15

ARTICLE 15 WAIVER OF CLAIMS AND INDEMNITY

 

16

ARTICLE 16 NONWAIVER

 

16

ARTICLE 17 WAIVER OF NOTICE

 

16

ARTICLE 18 LANDLORD’S REMEDIES

 

17

ARTICLE 19 SURRENDER OF POSSESSION

 

18

ARTICLE 20 HOLDING OVER

 

19

ARTICLE 21 COSTS, EXPENSES AND ATTORNEYS’ FEES

 

19

ARTICLE 22 COMPLIANCE WITH LAWS

 

19

ARTICLE 23 CERTAIN RIGHTS RESERVED BY LANDLORD

 

20

ARTICLE 24 ESTOPPEL

 

21

ARTICLE 25 RULES AND REGULATIONS

 

21

ARTICLE 26 INTENTIONALLY DELETED

 

21

ARTICLE 27 ASSIGNMENT AND SUBLETTING

 

21

ARTICLE 28 NOTICE

 

24

ARTICLE 29 OPTION TO PURCHASE

 

24

ARTICLE 30 CONVEYANCE BY LANDLORD

 

27

ARTICLE 31 SUBORDINATION OF LEASE

 

28

ARTICLE 32 MISCELLANEOUS

 

28

ARTICLE 33 EXCULPATION

 

30

ARTICLE 34 LATE PAYMENT

 

30

 

i


 

ARTICLE 35 COVENANT OF QUIET ENJOYMENT

 

31

ARTICLE 36 OPTION TO RENEW

 

31

ARTICLE 37 PARKING

 

31

ARTICLE 38 SIGNAGE

 

31

 

 

 

 

ii


 

 

LEASE

THIS LEASE, made as of February 1, 2019, between Ursa Oak Creek LLC, a limited liability company organized under the laws of the State of Wisconsin, (“Landlord”) and Ursa Major Corporation (dba Ursa Logistics), a corporation organized under the laws of the State of Wisconsin (“Tenant”).

WITNESSETH THAT, in consideration of the covenants and agreements hereafter set forth, Landlord hereby lets to Tenant and Tenant hereby leases from Landlord the Premises described herein, on the following terms and conditions contained in this Lease:

INTRODUCTORY ARTICLE:

BASIC LEASE PROVISIONS AND ENUMERATION OF EXHIBITS

 

A.Basic Lease Provisions.  The provisions of this Introductory Article are intended to be in outline form and are addressed in detail in other Articles of this Lease.  In the event of any conflict, inconsistency or disagreement, the most restrictive Article shall prevail.

TENANT’S NAME:  Ursa Major Corporation (dba Ursa Logistics)

LEASE TERM (Also see Article I):  Approximately Ten (10) years

OPTION TERM (Also see Article 36):  One (1) option to renew in favor of Tenant for one (1) five (5) year term, upon one (1) year advance written notice to Landlord.

COMMENCEMENT DATE (Also see Article 1):  The Commencement Date shall be February 1, 2019.

TERMINATION DATE (Also see Article 1):  January 31, 2029

PREMISES:  Suite 100 containing approximately 11,700 rentable square feet, and Suite 400 containing approximately 5,850 square feet, with a combined area of approximately 17,550 square feet, (hereinafter collectively referred to as the “Premises” and depicted on Exhibit A).

BASE RENT (Also See Article 2):

 

Period

Annual Base Rent

Monthly Installment of Base Rent

Yr 1

1/31/2019 — 1/31/2020

$     162,000.00

$     13,500.00

Yr 2

2/1/2020 — 1/31/2021

$     163,620.00

$     13,635.00

Yr 3

2/1/2021 — 1/31/2022

$     165,256.20

$     13,771.35

Yr 4

2/1/2022 — 1/31/2023

$     166,908.76

$     13,909.06

Yr 5

2/1/2023 — 1/31/2024

$     168,577.85

$     14,048.15

Yr 6

2/1/2024 — 1/31/2025

$     170,263.63

$     14,188.64

Yr 7

2/1/2025 — 1/31/2026

$     171,966.27

$     14,330.52

Yr 8

2/1/2026 — 1/31/2027

$     173,685.93

$     14,473.83

Yr 9

2/1/2027 — 1/31/2028

$     175,422.79

$     14,618.57

Yr 10

2/1/2028 — 1/31/2029

$     177,177.02

$     14,764.75

 

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(The rental amounts set forth above shall be hereinafter referred to as “Base Rent”.)

TENANT’S PROPORTIONATE SHARE (Also see Article 3):  50.21%

OFFSET PAYMENT:  $3,125.00 per month (Also see Article 3)

PERMITTED USE (See Article 4):  Tractor trailer vehicle parking and repairs and general office purposes to such use.

SECURITY DEPOSIT:  $13,500.00

B.Enumeration of Exhibits.  The following exhibits are attached hereto and incorporated herein by this reference, as though set forth in full herein.

EXHIBIT APlan of Premises (See Article 1)

EXHIBIT BOutdoor Space (See Article 1)

EXHIBIT CRules and Regulations (see Article 25)

 

Article 1
DEMISED PREMISES; TERM

 

Landlord does hereby demise and lease to Tenant, and Tenant hereby accepts, that certain space as shown on the plan attached hereto and made a part hereof as Exhibit A, designated as Suite 100 and Suite 400 and consisting of approximately 17,550 rentable square feet (the “Premises”) in the building known as 6925 South 6th Street (the “Building”), situated on certain property (including all easements appurtenant thereto) in Oak Creek, Wisconsin (the “Property”) and the exclusive use of that portion of the Property as depicted on Exhibit B (the “Outdoor Space”), for a term commencing on the Commencement Date pursuant to the Introductory Article and ending on the last day of ten (10) years from the Commencement Date, plus any partial month, (the “Term”), unless sooner terminated or extended as provided herein, subject to the terms, covenants, and agreements herein contained.

ARTICLE 2
RENT; BASE RENT

 

Tenant shall pay to Landlord or Landlord’s agent at the office of Landlord or at such other place as Landlord may from time to time designate annual Base Rent in the amount set forth in the Introductory Article, payable in advance in equal monthly installments on the first day of each and every calendar month during the Term.  If the Commencement Date falls on a day other than the first day of the month, Tenant shall pay such partial month Base Rent at the Commencement Date.  The initial Base Rent rate is Thirteen Thousand Five Hundred and 00/100 Dollars ($13,500.00).  Base Rent shall increase each year during the Term as set forth on the table of Base Rent contained in the Introductory Article.  If the Term ends on a day other than the last day of a calendar month, then the Base Rent for such fractional month shall be prorated on the basis of 1/365th of the annual Base Rent for each day of such fractional month.  Base Rent and Additional Rent (as hereinafter defined) shall be payable without any prior demand therefor and without any deductions or set-offs whatsoever.  Base Rent, Additional Rent and all other sums payable by Tenant hereunder are sometimes referred to herein collectively as “Rent”.

 

2


 

ARTICLE 3
ADDITIONAL RENT

 

Tenant agrees that it shall pay the additional charges described below (“Additional Rent”) with respect to each calendar year of the Term (except as set forth below), or portion thereof, including the calendar year in which the Lease terminates.

(A)Tenant shall pay to Landlord an amount equal to Tenant’s Proportionate Share of the Ownership Taxes payable by Landlord during each calendar year of the Term.  Tenant’s Proportionate Share of such Ownership Taxes is agreed to be 50.21%, being the percentage calculated by dividing the rentable area contained in the Premises (17,550 SF) by the rentable area of the Building (34,954 SF).

Ownership Taxes shall mean all taxes and assessments of every kind and nature which Landlord shall be first obligated to pay during each calendar year of the Term or portion thereof because of or in any way connected with the ownership, leasing, and operation of the Building and the Property subject to the following:

(i)the amount of ad valorem real and personal property taxes against Landlord’s real and personal property to be included in Ownership Taxes shall be the amount levied for or during such calendar year, notwithstanding that such taxes are payable in a subsequent calendar year.  The amount of any tax refunds received by Landlord shall be deducted from Ownership Taxes for the calendar year during which such Ownership Taxes were payable;

(ii)the amount of special taxes and special assessments to be included shall be limited to the amount of the installments (plus any interest, other than penalty interest, payable thereon) of such special tax or special assessment payable during the calendar year in respect of which Ownership Taxes are being determined;

(iii)there shall be excluded from Ownership Taxes all income taxes, excess profits taxes, franchise, capital stock, and inheritance or estate taxes; and

(iv)Ownership Taxes shall also include Landlord’s reasonable costs and expenses (including attorneys’ fees) in contesting or attempting to reduce any Ownership Taxes for any calendar year.

(B)Tenant shall pay to Landlord an amount equal to Tenant’s Proportionate Share of Operating Expenses for each calendar year of the Term.  Tenant’s Proportionate Share of such Operating Expenses is agreed to be 50.21% (calculated as set forth in Article 3(A) herein).

Operating Expenses shall mean all expenses, incurred or paid on behalf of Landlord for the ownership, management, operation, maintenance and repair of, and necessary replacements in, the Building including the land on which it is located which, in accordance with generally accepted accounting practice as applied to the operation and maintenance of similar buildings, are properly chargeable to the ownership, management, operation, maintenance and repair of, and necessary replacements in, the Building including the land on which it is located.  Operating Expenses include, without limitation and except as limited elsewhere in this Article, the cost of

 

3


 

exterior window washing, snow removal, landscaping, repair or replacement of the roof and of any Building systems and improvements, expenditures required under any governmental law or regulation, installation, maintenance, inspection and repair of fire safety systems, including sprinkler and smoke detection systems, wages and union benefits of engineers and other employees (including the amount of any social security taxes, unemployment insurance contributions and fringe benefits), insurance premiums, fuel costs and utility costs, management fees, whether internal or paid to a third party, legal and accounting expenses, and amortization of the costs of any capital improvement to the Property, as reasonably amortized by Landlord, with interest at three percent (3%) over the prime rate of interest as published from time to time in The Wall Street Journal on the unamortized amount of such costs.  All such capital costs shall be amortized over the lesser of (i) the reasonable life of the capital improvement items or (ii) if applicable, the economic payback period of the items, with the reasonable life/economic payback period and amortization schedule being determined in accordance with sound management accounting principles.

Notwithstanding the foregoing, Operating Expenses shall not include:

(i)costs of alterations and decoration of tenant spaces;

(ii)depreciation, interest and principal payments on mortgages, and other debt costs, if any, ground rent or original construction costs of the Building;

(iii)costs of capital improvements, except for such costs including interest thereon, as reasonably determined and amortized over their payback period or useful life by Landlord, where (a) one of the purposes of such capital improvements was to reduce Operating Expenses, or (b) such capital improvement was required due to any regulation, ordinance or statute of any applicable governmental body;

(iv)real estate brokers’ leasing commissions or compensation;

(v)capital expenditures for expansion of the Building;

(vi)payments to affiliates of Landlord for goods and/or services in excess of what would be paid to non-affiliated parties for such goods and/or services in an arm’s length transaction;

(vii)legal, space planning, construction, and other expenses incurred in procuring tenants for the Building or renewing or amending leases with existing tenants or occupants of the Building;

(viii)costs of advertising and public relations and promotional costs and attorneys’ fees associated with the leasing of the Building;

(ix)any expense for which Landlord actually receives reimbursement from insurance, condemnation awards, other tenants or any other source;

 

4


 

(x)interest and amortization of funds (except as expressly set forth above), costs incurred in connection with the sale, financing, refinancing, mortgaging, or other change of ownership of the Building; and

(xi)income, excess profits, franchise taxes or other taxes imposed on the income of Landlord from the Building, except future taxes on rent.

(C)In order to provide for current payments on account of Ownership Taxes and Operating Expenses payable for each calendar year during the Term of this Lease, Tenant agrees, at Landlord’s request, to pay, as Additional Rent, Tenant’s Proportionate Share of Ownership Taxes and Operating Expenses due for any calendar year, as reasonably estimated by Landlord from time to time, in twelve (12) monthly installments, each in an amount equal to I/12th of Tenant’s Proportionate Share so estimated by Landlord commencing on the first day of the month following the month in which Landlord notifies Tenant of the amount of such estimated Tenant’s Proportionate Share of Ownership Taxes and Operating Expenses.  If the Commencement Date falls on a day other than the first day of the month, Tenant shall pay Tenant’s Proportionate Share of such partial month Ownership Taxes and Operating Expenses at the Commencement Date.  If, as finally determined (whether in the succeeding calendar year at the time of delivery of the annual report provided for in subparagraph (D) hereof, or in the current calendar year when the final amount of any portion of Ownership Taxes for a calendar year becomes known to Landlord), Tenant’s Proportionate Share of Operating Expenses or Ownership Taxes shall be greater than or be less than the aggregate of all installments so paid on account to the Landlord (and which are applicable to such calendar year) prior to receipt of an invoice from Landlord, then Tenant upon receipt of such invoice shall pay to Landlord the amount of such underpayment, or the Landlord shall credit Tenant for the amount of such overpayment, as the case may be.  It is the intention hereunder to estimate the amount of Ownership Taxes and Operating Expenses from time to time for each year and then to adjust such estimate from time to time based on actual Ownership Taxes and Operating Expenses for such calendar year.  Landlord’s current estimate for Ownership Taxes and Operating Expenses for 2018 is $2.28 per square foot.

(D)Landlord shall deliver to Tenant after the close of each calendar year (including the calendar year in which this Lease terminates), a statement containing the following:

(i)the amount of the Operating Expenses and Ownership Taxes for such calendar year; and

(ii)the estimate of Tenant’s Proportionate Share of Ownership Taxes and Operating Expenses for the current calendar year.

In the event that any additional charge results in a net increase in the amount of Additional Rent due Landlord, Tenant shall and hereby agrees to pay to Landlord within ten (10) days following Tenant’s receipt of an invoice from time to time from Landlord an amount equal to such additional charge for such prior calendar year, or portion thereof.  Failure or delay in delivering any such statement or invoice, or failure or delay in computing the Additional Rent pursuant to this Article 3, shall not be deemed a waiver by Landlord of its right to deliver such items nor shall any such failure or delay be deemed a release of Tenant’s obligations with respect to any such statement or invoice, or constitute a default hereunder.  All Additional Rent payable hereunder shall be made without any deductions or set-offs whatsoever.

 

5


 

(E)The obligation of the Tenant with respect to the payment of Rent due hereunder, including, without limitation, Additional Rent and the obligation of Landlord to credit Tenant for any overpayment of Additional Rent shall survive the expiration or termination of this Lease.  Any payment, refund, or credit made pursuant to this Article shall be made without prejudice to any right of the Landlord to correct any items as billed pursuant to the provisions hereof.  In the event that this Lease shall have been in effect for less than the full calendar year immediately preceding Tenants receipt of the invoices provided for in subparagraphs (D) and (E) hereof, the Additional Rent shall be pro rata.  In no event shall any rent adjustment result in a decrease in the Base Rent payable hereunder.

(F)Landlord shall maintain books and records showing Ownership Taxes and Operating Expenses in accordance with accounting principles, which are consistently applied, and its customary management practices.  Tenant or its acceptable representative (as described below) shall have the right to examine Landlord’s books and records showing Ownership Taxes and Operating Expenses upon reasonable prior notice provided to Landlord, during Landlord’s normal business hours, at Landlord’s normal place of business, at any time within sixty (60) days following the furnishing by Landlord to Tenant of Landlord’s statement provided for in Section 3(D) above.  Unless, within sixty (60) days of receipt of any such Landlord’s statement, Tenant shall provide Landlord with notice of its intention to inspect Landlord’s books and records pursuant to this Section and provide Landlord with a written statement of its objection to any item in such Landlord’s statement, Landlord’s statement shall be considered as final and conclusively binding on Tenant.  Tenant agrees and acknowledges that any representative retained by Tenant for the purpose of examining Landlord’s books and records shall be a nationally or regionally recognized accounting firm and that such representative shall not be compensated for its services on a contingency basis.  Notwithstanding anything set forth to the contrary above, in the event that the parties agree, or it is determined by a court of competent jurisdiction, that Tenant has overpaid Tenant’s Proportionate Share of Operating Expenses or Tenant’s Proportionate Share of Ownership Taxes with respect to a calendar year by more than five percent (5%), and there then exists no default by Tenant or any event which, with notice or the passage of time, or both, would constitute such a default, then Landlord shall reimburse Tenant for the reasonable out-of-pocket costs of such review of the books and records.

(G)Tenant shall pay to Landlord on the first day of each and every calendar month during the Term the amount of $3,125.00 per month (“Offset Payment”) until the later of (a) the date that the JB Lease Note as identified in the Stock Purchase Agreement between EVO Equipment Leasing, LLC and Ursula and John Lampsa is paid in full, (b) the date that John Lampsa is no longer employed by Tenant, or (c) the first anniversary of this Lease.

ARTICLE 4
USE

 

(A)Tenant shall use and occupy the Premises for tractor trailer vehicle parking and repairs and general office purposes related to such use as specified in the Introductory Article and for no other purpose whatsoever.  Tenant shall not use or permit upon the Premises anything that will invalidate any policies of insurance now or hereafter carried on the Building or that will increase the rate of insurance on the Premises or on the Building.  Tenant will pay all extra insurance premiums which may be caused by the use which Tenant shall make of the Premises.  

 

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Tenant will not use or permit upon the Premises anything that may be dangerous to life or limb.  Tenant will not in any manner deface or injure the Building or any part thereof or overload the floors of the Premises.  Tenant will not do anything or permit anything to be done upon the Premises in any way tending to create a nuisance or tending to disturb any other tenant in the Building or the occupants of neighboring property or tending to injure the reputation of the Building.  Tenant will promptly and fully comply with all governmental, health and police requirements and regulations respecting the Premises.  Tenant will not use the Premises for any immoral or illegal purposes.  Tenant shall not conduct nor permit to be conducted on the Premises any business which is contrary to any of the laws of the United States of America or of the State of Wisconsin or which is contrary to the ordinances of the City of Oak Creek.  Tenant shall be solely responsible for procuring and maintaining any and all permits necessary for Tenants use.

(B)Tenant agrees that it will not use, handle, generate, treat, store or dispose of, or permit the handling, generation, treatment, storage or disposal of any Hazardous Materials in, on, under, around or above the Premises now or at any future time and will indemnify, defend and save Landlord harmless from any and all actions, proceedings, claims, costs, expenses and losses of any kind, including, but not limited to, those arising from injury to any person, including death, damage to or loss of use or value of real or personal property, and costs of investigation and cleanup associated with the existence of Hazardous Materials on the Premises during the Term hereof.  The term “Hazardous Materials”, when used herein, shall include, but shall not be limited to, any substances, materials or wastes to the extent quantities thereof are regulated by the City of Oak Creek or any other local governmental authority, the State of Wisconsin, or the United States of America because of toxic, flammable, explosive, corrosive, reactive, radioactive or other properties that may be hazardous to human health or the environment, including asbestos and including any materials or substances that are listed in the United States Department of Transportation Hazardous Materials Table, as amended, 49 C.F.R.  172.101, or in the Comprehensive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C.  subsections 9601 et seq., or the Resources Conservation and Recovery Act, as amended, 42 U.S.C.  subsections 6901 et seq., or any other applicable governmental regulation imposing liability or standards of conduct concerning any hazardous, toxic or dangerous substances, waste or material, now or hereafter in effect.  Tenant does hereby indemnify, defend and hold harmless the Landlord and its agents and their respective officers, directors, beneficiaries, shareholders, partners, agents and employees from all fines, suits, procedures, claims and actions of every kind, and all costs associated therewith (including attorneys’ and consultants’ fees) arising by, through or under Tenant, its agents, employees, contractors, servants and invitees and out of or in any way connected with any deposit, spill, discharge or other release of Hazardous Materials that occurs during the Term of this Lease, at or from the Premises, or which arises at any time from Tenant’s use or occupancy of the Premises, or from Tenant’s failure to provide all information, make all submissions, and take all steps required by all applicable governmental authorities.  Tenant’s obligations and liabilities under this paragraph shall survive the expiration of the Term of this Lease.  Notwithstanding the foregoing, Tenant shall be permitted to use such materials as are customarily used in the ordinary course of Tenant’s business, provided that such materials are used and stored in accordance with all applicable laws.

 

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ARTICLE 5
SERVICES

 

Landlord shall provide, as part of the Operating Expenses hereunder, except as otherwise provided and subject to applicable government codes, rules, regulations, and guidelines applicable thereto, whether mandatory or voluntary, the following services:

(a)Water from City of Oak Creek mains for drinking, lavatory and toilet purposes drawn through fixtures installed by Landlord, or by Tenant with Landlord’s written consent, from regular Building supply at the prevailing temperature.  Tenant shall pay for all water used or consumed by Tenant and billed by Landlord at rates fixed by the water utility and as measured by a deduct or sub meter.  All water charges shall be billed and paid as Additional Rent.  Tenant shall not waste or permit the waste of water.

(b)Electrical service to the Premises shall not be furnished by Landlord but shall be furnished by the electric utility company servicing the Building.  Tenant shall make all necessary arrangements with the electric utility company for paying for electric current provided by it to Tenant, and Tenant shall pay all charges for electric current consumed on the Premises during the Term or any other period of occupancy.

(c)Natural gas service to the Premises shall not be furnished by Landlord but shall be furnished by the natural gas utility company servicing the Building.  Tenant shall make all necessary arrangements with the natural gas utility company for paying for natural gas provided by it to Tenant, and Tenant shall pay all charges for natural gas consumed on the Premises during the Term or any other period of occupancy.

(d)Such additional services on such terms and conditions as may be mutually agreed upon by Landlord and Tenant.

All charges for any services provided by Landlord to Tenant but not provided to all tenants of the Building or provided to Tenant on other than a proportionate basis shall be paid by Tenant from time to time hereunder together with a reasonable Landlord administrative fee shall be deemed Rent reserved under this Lease and shall be due and payable at the same time as the installment of Base Rent with which they are billed, or, if billed separately, shall be due and payable within ten (10) days after such billing.  hi the event Tenant shall fail to make payment for such additional services Landlord may, in addition to all other remedies which Landlord may have for the non-payment of Rent and without notice to Tenant, discontinue any or all such services, and such discontinuance shall not be held or pleaded as an eviction or as a disturbance in any manner whatsoever of Tenant’s possession, or relieve Tenant from the payment of Rent when due, or vary or change any other provision of this Lease or render Landlord liable for damages of any kind whatsoever.

Tenant agrees that neither Landlord nor any of its respective agents or employees shall be liable to Tenant, or any of Tenant’s employees, agents, customers or invitees or anyone claiming through, by or under Tenant, for any damages, injuries, losses, expenses, claims or causes of action, because of any interruption, diminution, delay or discontinuance at any time for any reason in the furnishing of any of the above services, except solely for personal injury if caused by the

 

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negligence of Landlord or its agents; nor shall any such interruption, diminution, delay or discontinuance be deemed an eviction or disturbance of Tenants use or possession of the Premises or any part thereof; nor shall any such interruption, diminution, delay or discontinuance relieve Tenant from full performance of Tenants obligations under this Lease.  Notwithstanding the foregoing, in the event that any such interruption or discontinuance, which interruption or discontinuance is solely within Landlords control, continues beyond thirty (30) consecutive days, except if such interruption or discontinuance is for water, then for more than two (2) days, after written notice to Landlord and materially and adversely affects Tenants ability to conduct business in the Premises, or any portion thereof, and on account of such interruption or disturbance Tenant ceases doing business in the affected portion of the Premises, Base Rent and Additional Rent shall abate proportionately from and after said thirty (30) day period and for so long thereafter as Tenant remains unable to conduct its business in the Premises or such portion thereof as Tenants sole remedy.

ARTICLE 6
POSSESSION

 

Landlord hereby leases, and Tenant hereby accepts the Premises in “as-is” condition.  No representations have been made by Landlord with respect to the Premises or the Building except as may be expressly contained in this Lease.  If Tenant shall enter possession of the Premises prior to the Commencement Date, all of the covenants and conditions of this Lease shall be binding upon the parties hereto in respect of such possession the same as if the first day of the Term had been fixed as of the date when Tenant entered such possession.

ARTICLE 7
CONDITION OF PREMISES

 

Tenant’s taking possession of any portion of the Premises shall be conclusive evidence as against Tenant that such portion of the Premises were in good order and satisfactory condition when Tenant took possession, except as to any mutually agreed upon punchlist items and any latent defects (which exception shall be effective for a thirty (30) day period following the date the Premises are ready for occupancy, excluding items of damage caused by Tenant, its agents, contractors and suppliers).  No promise of Landlord to alter, remodel, repair or improve the Premises or the Building and no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant, other than as may be contained herein, if any.

ARTICLE 8
REPAIRS

 

Except as otherwise provided in Article 11 of this Lease, and subject to the provisions of Article 9 of this Lease, Tenant shall, at its sole cost and expense, keep the Premises in good order, repair and tenantable condition at all times during the Term, and Tenant shall promptly repair, at Tenant’s sole cost and expense, all systems and mechanicals within the Premises, including the HVAC system (an annual maintenance contract with Conditioned Air Design, Inc., or similar company designated by Landlord, is required throughout the Term), plumbing and electrical, all doors, including exterior and overhead doors, all damages to the Premises and for the replacement or repair of all damaged or broken glass, fixtures and appurtenances within any reasonable period

 

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of time specified by Landlord, provided, however, that Tenant shall not be required to repair or replace broken or damaged exterior window glass unless such replacement or repair is necessitated by the negligence or intentional act of Tenant, its servants, employees, agents, invitees or guests.  If Tenant does not make such arrangements promptly after its receipt of written or verbal notice therefor from Landlord (except that no prior notice shall be required in cases of emergency), Landlord may, but need not, make such repairs and replacements and the costs paid or incurred by Landlord for such repairs and replacements (including Landlords overhead and profit, and the cost of general conditions) shall be deemed additional Rent reserved under this Lease due and payable forthwith.  Landlord may, upon reasonable prior written or verbal notice to Tenant, when reasonably possible, (except that no advance notice shall be required in cases of emergency), but shall not be required so to do, enter the Premises at all reasonable times to make any repairs, alterations, improvements or additions, including, but not limited to, ducts and all other facilities for heating and air conditioning service, water meters, sprinkler system, roof and other Building systems, controls or components, as Landlord shall desire or deem necessary for the safety, maintenance, repair, preservation or improvement of the Building, or as Landlord may be required or requested to do by the City of Oak Creek or by the order or decree of any court or by any other proper authority.  Landlord shall use reasonable efforts to minimize disruption to Tenants normal business activities in exercising its rights under this Article 8.

In the event Landlord or its agents or contractors shall elect or be required to make repairs, alterations, improvements or additions to the Premises or the Building, Landlord shall be allowed to take into and upon the Premises all material that may be required to make such repairs, alterations, improvements or additions and, during the continuance of any of said work, to temporarily close doors, entryways, public space and corridors in the Building or on the Property and to interrupt or temporarily suspend any services and facilities without being deemed or held guilty of an eviction of Tenant or for damages to Tenant’s property, business or person, and the Rent reserved herein shall in no way abate while said repairs, alterations, improvements or additions are being made, and Tenant shall not be entitled to maintain any set-off or counterclaim for damages of any kind against Landlord by reason thereof.  Landlord shall use reasonable efforts to provide prior notice of any interruption to the electrical or mechanical service to the Premises (except in cases of emergency).  Landlord shall use reasonable efforts to minimize disruption to Tenant’s normal business activities in connection with any repairs, alterations, improvements or additions to the Premises or the Building undertaken by Landlord as set forth in this paragraph.  Landlord may, at its option, make all such repairs, alterations, improvements or additions in and about the Building and the Premises during ordinary business hours, but if Tenant desires to have the same done at any other time, Tenant shall pay for all overtime and additional expenses resulting therefrom.

ARTICLE 9
ALTERATIONS

 

Tenant shall not, without the prior written consent of Landlord, and, in the case of any work affecting any structural components or members of the Building (including, without limiting the foregoing, any work involving floor loading and floor coring), without the prior written approval of the structural engineer designated by Landlord for the Building, in each instance obtained, make (i) any structural repairs, replacements, alterations, improvements or additions to the Premises (including, without limiting the foregoing, any work involving floor loading and floor coring), (ii)

 

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any alterations, improvements, additions or repairs which affect the mechanical or operating systems of the Building, or (iii) any alterations, improvements, additions, repairs or replacements the costs of which exceed Five Thousand Dollars ($5,000.00).  In the event Tenant is not required to obtain Landlords prior written consent for any alterations, additions or repairs, Tenant shall nonetheless provide Landlord at least twenty (20) days prior written notice thereof.  In the event Tenant desires to make any alterations, improvements or additions pursuant to this Article 9, or any repairs or replacements pursuant to Article 8 of this Lease, Tenant shall prior to commencing any such work:

(a)Submit to Landlord for review by it and its engineers plans and specifications showing such work in reasonable detail and obtain Landlord’s prior written approval (Tenant shall pay to Landlord all costs incurred by Landlord in connection with such review of such plans and specifications);

(b)Furnish Landlord with the names and addresses of all contractors and copies of all contracts with such contractors and obtain Landlord’s prior written approval;

(c)Provide Landlord, at Tenant’s sole cost and expense, with such security as Landlord may reasonably require, as well as all necessary permits evidencing compliance with all ordinances and regulations of the city or any department or agency thereof, and with the requirements of all statutes and regulations of the state or any department or agency thereof;

(d)Provide Landlord with certificates of insurance in forms and amounts satisfactory to Landlord including Landlord as an additional insured where required by Landlord; and

(e)Comply, at Tenant’s sole cost and expense, with such other requests as Landlord may make in connection with such work (supervision fee shall not apply to Tenant’s initial build out work).

Tenant hereby agrees to protect, defend, indemnify and hold Landlord, the Building and the Property harmless from and against any and all liabilities of every kind and description which may arise out of or in connection with such repairs, replacements, alterations, improvements or additions.

Upon completing any of such repairs, replacements, alterations, improvements or additions, Tenant shall furnish Landlord with contractors’ affidavits, sworn statements, full and final waivers of lien and receipted bills covering all labor and material expended and used and two (2) sets of final as-built plans and specifications.  All repairs, replacements, alterations, improvements and additions shall comply with all insurance requirements and with all ordinances and regulations of the City of Oak Creek or any department or agency thereof and with the requirements of all statutes and regulations of the State of Wisconsin or of any department or agency thereof.  All repairs, replacements, alterations, improvements and additions shall be constructed in a good and workmanlike manner and only good grades of material shall be used.

 

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All alterations, improvements, additions, repairs, or replacements, whether temporary or permanent in character, including, without limitation, wall coverings, carpeting and other floor coverings, special lighting installations, built-in or attached shelving, cabinetry, and mirrors, made by Landlord or Tenant in or upon the Premises shall become Landlords property and shall remain upon the Premises at the termination of this Lease by lapse of time or otherwise without compensation to Tenant (excepting only Tenants movable office furniture, trade fixtures, and office equipment); provided, however, that Landlord shall have the right to require Tenant to remove such alterations, improvements, additions, repairs or replacements at Tenants sole cost and expense in accordance with the provisions of Article 19 of this Lease.

ARTICLE 10
COVENANT AGAINST LIENS

 

Nothing contained in this Lease shall authorize or empower Tenant to do any act which shall in any way encumber Landlord’s title to the Building, Property or Premises, nor in any way subject Landlord’s title to any claims by way of lien or encumbrance whether claimed by operation of law or by virtue of any expressed or implied contract of Tenant, and any claim to a lien upon the Building, Property or Premises arising from any act or omission of Tenant shall attach only against Tenant’s interest and shall in all respects be subordinate to Landlord’s title to the Building, Property and Premises.  If Tenant has not removed any such lien or encumbrance upon the Building, Property or Premises within ten (10) days after written notice to Tenant by Landlord, Landlord may, after providing written notice to Tenant, but shall not be obligated to, pay the amount necessary to remove such lien or encumbrance, without being responsible for making any investigation as to the validity or accuracy thereof, and the amount so paid, together with all costs and expenses (including attorneys’ fees) incurred by Landlord in connection therewith, shall be deemed additional Rent reserved under this Lease due and payable forthwith.

ARTICLE 11
DAMAGE OR DESTRUCTION BY FIRE OR CASUALTY

 

(A)If the Premises or any part of the Building shall be damaged by fire or other casualty and if such damage does not render all or a substantial portion of the Premises or the Building untenantable, then Landlord shall proceed to repair and restore the same to its prior existing condition with reasonable promptness, subject to reasonable delays for insurance adjustments and delays caused by matters beyond Landlord’s control.  If any such damage renders all or a substantial portion of the Premises or the Building untenantable, Landlord shall, with reasonable promptness after the occurrence of such damage and in good faith, estimate the length of time that will be required to substantially complete the repair and restoration of such damage and shall by notice advise Tenant of such estimate.  If it is so estimated that the amount of time required to substantially complete such repair and restoration will exceed two hundred seventy (270) days from the date such damage occurred, then either Landlord or Tenant shall have the right to terminate this Lease as of the date of such damage upon giving notice to the other at any time within fifteen (15) days after Landlord gives Tenant the notice containing said estimate (it being understood that Landlord may, if it elects to do so, also give such notice of termination together with the notice containing said estimate).  Unless this Lease is terminated as provided in the preceding sentence, Landlord shall proceed with reasonable promptness and all due diligence to repair and restore the Premises, subject to reasonable delays for insurance adjustments and delays

 

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caused by matters beyond Landlords control, and also subject to zoning laws and building codes then in effect.  Landlord shall have no liability to Tenant, and Tenant shall not be entitled to terminate this Lease (except as hereinafter provided) if such repairs and restoration are not in fact completed within the time period estimated by Landlord, as aforesaid, or within said two hundred seventy (270) days, so long as Landlord shall proceed with reasonable promptness and due diligence.  Notwithstanding anything to the contrary herein set forth:  (i) if any such damage rendering all or a substantial portion of the Premises or Building untenantable shall occur during the last twenty-four (24) months of the Term, then Landlord shall have the option to terminate this Lease by written notice to Tenant within fifteen (15) days after the date such damage occurred, and if such option is so exercised, this Lease shall terminate as of the date of such damage; (ii) Landlord shall have no duty pursuant to this Article 11 to repair or restore any portion of alterations, additions or improvements made by or on behalf of Tenant in the Premises or improvements which are not then building standard improvements; (iii) Landlord shall not be required to commence repair and restoration hereunder until receipt of insurance proceeds; (iv) Landlord shall not be required to expend more than the amount of available insurance proceeds in such repair and restoration; (v) Landlord shall not be obligated (but may, at its option, so elect) to repair or restore the Premises or Building if any mortgagee applies proceeds of insurance to reduce its loan balance, and the remaining proceeds, if any, available to Landlord are not sufficient to pay for such repair or restoration; and (vi) Tenant shall not have the right to terminate this Lease pursuant to this Article 11 if the damage or destruction was caused by the intentional or negligent act of Tenant, its agents or employees.

(B)In the event any such fire or casualty damage not caused by the intentional or negligent act of Tenant, its agents or employees, renders the Premises substantially untenantable and Tenant is not occupying the Premises and if this Lease shall not be terminated pursuant to the foregoing provisions of this Article 11 by reason of such damage, then Base Rent and Additional Rent shall abate during the period beginning with the date of such damage and ending with the date when Landlord substantially completes its repair and restoration work.  Such abatement shall be in an amount bearing the same ratio to the total amount of Base Rent for such period as the portion of the Premises being repaired and restored by Landlord and not heretofore delivered to Tenant from time to time bears to the entire Premises.  In the event of termination of this Lease pursuant to this Article 11, Rent shall be apportioned on a per diem basis and be paid to the date of such fire or other casualty.

(C)In the event of any such fire or other casualty, and if this Lease is not terminated pursuant to the foregoing provisions of this Lease, Tenant shall repair and restore any portion of alterations, additions or improvements made by or on behalf of Tenant in the Premises, and during any such period of Tenant’s repair and restoration following substantial completion of Landlord’s repair and restoration work, Rent shall be payable as if said fire or other casualty had not occurred.

 

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ARTICLE 12
INSURANCE

 

In consideration of the leasing of the Premises at the rental stated in Article 2, Landlord and Tenant agree to provide insurance and allocate the risk of loss as follows:

(a)Tenant, at its sole cost and expense but for the mutual benefit of Landlord, the grantees of any mortgages now or hereafter in force against the Building or the Property (“Mortgagees”) and Tenant (when used in this Article the term “Landlord” shall include Landlord and its officers, agents, servants and employees and the term “Tenant” shall include Tenant’s agents, servants and employees), shall purchase and keep and maintain in force and effect during the Term hereof, insurance under policies issued by insurers of recognized responsibility on its fixtures and tenant improvements including, but not limited to, wall and floor coverings, lighting fixtures, built-in cabinets and bookshelves and on its inventory, contents, furniture, equipment or other personal property located in the Premises protecting Landlord and Tenant from damage or other loss caused by fire or other casualty including, but not limited to, vandalism and malicious mischief, perils covered by all risk and extended coverage, theft, sprinkler leakage, water damage (however caused), explosion, malfunction or failure of heating and cooling or other apparatus, and other similar risks in amounts not less than the full insurable replacement value of such property.  Such insurance shall provide that it is primary and non-contributory and shall include Landlord and Mortgagees as additional insured parties, to the extent of their interest, and shall contain a replacement cost endorsement and a clause pursuant to which the insurance carriers waive all rights of subrogation against Landlord and Mortgagees with respect to losses payable under such policies.  Tenant shall deliver certificates of insurance evidencing such coverage upon execution hereof and ‘thereafter not less than thirty (30) days prior to the expiration date of any such policy.

(b)During the term of this Lease or any renewal thereof, Tenant shall obtain and promptly pay all premiums for Commercial General Liability Insurance with broad form extended coverage including Contractual Liability Insurance against claims occurring upon in or about the Premises with a minimum coverage of a combined single limit of$ 1,000,000.00 with excess or umbrella coverage of an additional $2,000,000.00, and all such policies and renewals thereof shall name Landlord, Landlord’s agents, Mortgagees and Tenant as additional insured parties.  All policies of insurance shall provide (i) that no material change or cancellation of said policies shall be made without thirty (30) days prior written notice to Landlord, Mortgagees and Tenant (ten (10) day notice for failure to pay premiums), and (ii) that any loss shall be payable notwithstanding any act or negligence of Tenant or Landlord or Mortgagees which might otherwise result in the forfeiture of said insurance.  On or before the Commencement Date of the term of this Lease, and thereafter not less than thirty (30) days prior to the expiration dates of said policy or policies, Tenant shall provide copies of policies or certificates of insurance, at Landlord’s option, evidencing coverages required by this Lease.

(c)Tenant shall purchase and keep in force business interruption insurance covering a period of not less than twelve (12) months.

 

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All the insurance required of Tenant under this Lease shall be issued by insurance companies authorized to do business in the State of Wisconsin with a financial rating of at least a A+ as rated in the most recent edition of Bests Insurance Reports and in business for the past five years.  The aforesaid insurance limits may be reasonably increased from time to time by Landlord.

Landlord agrees to purchase and keep in force and effect insurance on the Building against fire and such other risks as may be included in extended coverage insurance from time-to-time available in an amount not less than the greater of 80% of the full insurable value of the Building or the amount sufficient to prevent Landlord from becoming a co-insurer under the terms of the applicable policies.  Such policies shall contain a replacement cost endorsement and a clause pursuant to which the insurance carriers waive all rights of subrogation against the Tenant with respect to losses payable under such policies.

By this section, Landlord and Tenant intend that the risk of loss or damage as described above be borne by responsible insurance carriers to the extent above provided, and Landlord and Tenant hereby release each other and agree to look solely to, and to seek recovery only from, their respective insurance carriers in the event of a loss of a type described above to the extent that such coverage is agreed to be provided hereunder.  For this purpose, any applicable deductible amount shall be treated as though it were recoverable under such policies.  Landlord and Tenant agree that applicable portions of all monies collected from such insurance shall be used toward the full compliance of the obligations of Landlord and Tenant under this Lease in connection with damage resulting from fire or other casualty.

ARTICLE 13
LANDLORD’S LIEN

 

Intentionally Deleted.

ARTICLE 14
CONDEMNATION

 

If the whole or any part of the Premises, Building or Property, other than a part which does not interfere with the maintenance or operation thereof in Landlord’s reasonable opinion, shall be taken or condemned by any competent authority for any public or quasi-public use or purpose or if any adjacent property or street shall be condemned or improved in such manner as to require the use of any part of the Premises or of the Building, other than a part which does not interfere with the maintenance or operation thereof in Landlord’s reasonable opinion, or a conveyance is made in lieu of such a taking, the Term, at the option of Landlord, shall end upon the date when the possession of the part so taken shall be required for such use or purpose and Landlord shall be entitled to receive the entire award including all income, rents, any interest thereon and any other compensation for any taking or conveyance without any payment to Tenant, the Tenant hereby assigning to the Landlord the Tenant’s interest therein, if any, excluding any award Tenant shall be entitled to claim, prove and receive in the condemnation proceeding but only if such award or compensation shall be made by the condemning authority in addition to, and shall not result in a reduction of the award and compensation paid by it to Landlord.  Current Base Rent and Additional Rent shall be apportioned as of the date of such termination.

 

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ARTICLE 15
WAIVER OF CLAIMS AND INDEMNITY

 

Tenant agrees that, to the extent not expressly prohibited by law, and except as set forth below, Landlord and its officers, agents, servants and employees shall not be liable for (nor shall Rent abate as a result of) any direct or consequential damage (including damage claimed for actual or constructive eviction) either to person or property sustained by Tenant, its servants, employees, agents, invitees or guests due to the Building or any part thereof or any appurtenances thereof becoming out of repair, or due to the happening of any accident in or about the Building or property, or due to any act or neglect of any tenant or occupant of said Building or of any other person.  Tenant further agrees that all of Tenant’s personal property in the Premises or the Building shall be at the risk of Tenant only and that Landlord shall not be liable for any loss or damage thereto or theft thereof.  Notwithstanding the foregoing, Landlord shall not hereby be exculpated from any liability for personal injury arising from its own or its agents’ negligence.  Tenant shall protect, indemnify and save Landlord and its officers, agents, servants and employees harmless from and against any and all obligations, liabilities, costs, damages, claims and expenses of whatever nature arising from injury to persons or damage to property on the Premises, in or about the Building, or upon the property arising out of or in connection with Tenant’s use or occupancy of the Premises or Tenant’s activities in the Building, or arising from any act or negligence of Tenant, or its agents, contractors, servants, employees, or invitees and Tenant shall not be liable for personal injury arising from Landlord’s or Landlord’s agents’ negligence.

ARTICLE 16
NONWAIVER

 

No waiver of any condition expressed in this Lease shall be implied by any neglect of Landlord to enforce any remedy on account of the violation of such condition if such violation be continued or repeated subsequently, and no express waiver shall affect any condition other than the one specified in such waiver and that one only for the time and in the manner specifically stated.  No receipt of moneys by Landlord from Tenant after the termination in any way of the Term or of Tenant’s right of possession hereunder or after the giving of any notice shall reinstate, continue or extend the Term or affect any notice given to Tenant prior to the receipt of such moneys, it being agreed that after the service of notice or the commencement of a suit or after final judgment for possession of the Premises Landlord may receive and collect any Rent due, and such payment shall not waive or affect said notice, suit or judgment.

ARTICLE 17
WAIVER OF NOTICE

 

Except as provided in Article 18 hereof, Tenant hereby expressly waives the service of any notice of intention to terminate this Lease or to re-enter the Premises and waives the service of any demand for payment of Rent or for possession and waives the service of any other notice or demand prescribed by any statute or other law.

 

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ARTICLE 18
LANDLORDS REMEDIES

 

If (a) default shall be made in the payment of the Rent when due, including, without limitation, any installment of Base Rent or Additional Rent, or in the payment of any other sum required to be paid by Tenant under the terms of any other agreement between Landlord and Tenant, including, but not limited to, any other lease between Landlord and Tenant, and (with respect to the first two (2) of such defaults in any twelve-month period) such default shall continue for five (5) days, or (b) default shall be made in the full and prompt performance of any of the other covenants or conditions which Tenant is required to observe and perform and such default shall continue for fifteen (15) days after written notice to Tenant (or if such default involves a hazardous condition and is not cured by Tenant immediately upon written notice to Tenant), or (c) the interest of Tenant in this Lease shall be levied on under execution or other legal process, or (d) any petition shall be filed by or against Tenant to declare Tenant bankrupt or to delay, reduce or modify Tenant’s debts or obligations, or (e) Tenant be declared insolvent according to law or if any assignment of Tenant’s property shall be made for the benefit of creditors, or (f) a receiver or trustee is appointed for Tenant or its property, or (g) Tenant shall abandon or vacate the Premises during the Term of this Lease, then Landlord may treat the occurrence of any one or more of the foregoing events as a breach of this Lease, and thereupon at its option may, without notice or demand of any kind to Tenant or any other person, have any one or more of the following de- scribed remedies in addition to all other rights and remedies provided at law or in equity:

(a)Landlord may terminate this Lease and the Term created hereby, in which event Landlord may forthwith repossess the Premises and be entitled to recover forthwith as damages a sum of money equal to the value of the (a) Landlord’s Work, (b) the amount of any real estate broker’s commission paid due to this Lease, (c) amounts currently due and owing to Landlord, and (d) the Rent provided to be paid by Tenant for the balance of the stated Term of the Lease, and any other sum of money and damages owed by Tenant to Landlord.

(b)Landlord may terminate Tenant’s right of possession and may repossess the Premises by forcible entry and detainer suit or otherwise, without demand or notice of any kind to Tenant and without terminating this Lease, in which event Landlord may, but shall not be obligated to, relet all or any part of the Premises, for such rent and upon such terms as shall be satisfactory to Landlord (including the right to relet the Premises for a term greater or lesser than that remaining under the Term of this Lease and the right to relet the Premises as a part of a larger area and the right to change the character or use made of the Premises), provided, however, Landlord shall attempt to mitigate its damages to the extent required under applicable law.  For the purpose of such reletting, Landlord is authorized to decorate or to make any repairs, changes, alterations or additions in or to the Premises that may be necessary or convenient, and if Landlord shall fail or refuse to relet the Premises or if the Premises are relet and a sufficient sum shall not be realized from such reletting after paying all of the costs and expenses of such decorations, repairs, changes, alterations and additions and the expenses of such reletting and of the collection of the rent accruing therefrom to satisfy the Rent provided for in this Lease to be paid, then Tenant shall pay to Landlord as damages a sum equal to the amount of the Rent reserved in this Lease for such period or periods, together with the cost of Landlord’s Work and real estate broker’s

 

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commission paid due to this Lease, or if the Premises have been relet, Tenant shall satisfy and pay any such deficiency upon demand therefor from time to time, and Tenant agrees that Landlord may file suit to recover any sums falling due under the terms of this paragraph and any other sums due under this Lease from time to time and that no suit or recovery of any portion due Landlord hereunder shall be any defense to any subsequent action brought for any amount not theretofore reduced to judgment in favor of Landlord.

Tenant hereby waives trial by jury in any action or proceeding brought by, through or under Landlord, under or in connection with this Lease.

In addition to and without limitation of the foregoing, in the event Tenant fails to perform any covenant of Tenant hereunder, subject to any applicable grace period (except in the event such failure involves a hazardous condition), Landlord shall have the right to cause such covenant to be performed and Tenant shall pay the cost thereof, together with Landlord’s administrative fee, as additional Rent hereunder within three (3) days after notice hereof.

ARTICLE 19
SURRENDER OF POSSESSION

 

(A)On or before the date this Lease and the Term hereby created terminates, or on or before the date Tenant’s right of possession terminates, whether by lapse of time or at the option of Landlord, Tenant shall:

(i)restore the Premises to the same condition as they were in at the beginning of the Term (except as otherwise provided in Article 11 of this Lease) and remove those alterations, improvements or additions installed for or during Tenant’s occupancy, whether installed by Landlord or Tenant, or acquired by Tenant from former tenants, including, without limitation, any cabling installed in the Premises, if Landlord so requests Tenant to remove;

(ii)remove from the Premises and the Building all of Tenant’s personal property; and

(iii)surrender possession of the Premises to Landlord in a clean condition free of all rubbish and debris.

(B)If Tenant shall fail or refuse to restore the Premises to the above-described condition on or before the above-specified date, Landlord may enter into and upon the Premises and put the Premises in such condition and recover from Tenant Landlord’s cost of so doing.  If Tenant shall fail or refuse to comply with Tenant’s duty to remove all personal property from the Premises and the Building on or before the above-specified date, the parties hereto agree and stipulate that Landlord may enter into and upon the Premises and may, at its election:

(i)treat such failure or refusal as an offer by Tenant to transfer title to such personal property to Landlord, in which event title thereto shall thereupon pass under this Lease as a bill of sale to and vest in Landlord absolutely without any cost either by set-off, credit allowance or otherwise, and Landlord may retain, remove, sell, donate, destroy,

 

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store, discard, or otherwise dispose of all or any part of said personal property in any manner that Landlord shall choose;

(b)treat such failure or refusal as conclusive evidence, on which Landlord or any third party shall be entitled absolutely to rely and act, that Tenant has forever abandoned such personal property, and without accepting title thereto, Landlord may, at Tenant’s expense, remove, store, destroy, discard or otherwise dispose of all or any part thereof in any manner that Landlord shall choose without incurring liability to Tenant or to any other person.  In no event shall Landlord ever become or accept or be charged with the duties of a bailee (either voluntary or involuntary) of any personal property, and the failure of Tenant to remove all personal property from the Premises and the Building shall forever bar Tenant from bringing any action or from asserting any liability against Landlord with respect to any such property which Tenant fails to remove.

ARTICLE 20
HOLDING OVER

 

Tenant shall pay to Landlord one hundred fifty percent (150%) of the Base Rent plus one hundred fifty percent (150%) of the Additional Rent then applicable for the first month or portions thereof Tenant shall retain possession of the Premises or any portion thereof after the termination of this Lease, whether by lapse of time or otherwise and double the Base Rent plus double the Additional Rent then applicable any time thereafter during which Tenant shall retain possession of the Premises or any part thereof.  In addition, Tenant shall pay all damages sustained by Landlord, whether direct or consequential, on account thereof.  At the option of Landlord, expressed in a written notice to Tenant and not otherwise, such holding over shall constitute a renewal of this Lease at the rental rates then prevailing for similar space in the Building for a period of one (1) year.  The provisions of this Article shall not operate as a waiver by Landlord of any right of re-entry hereinbefore provided.

ARTICLE 21
COSTS, EXPENSES AND ATTORNEYS’ FEES

 

In case Landlord shall, without fault on its part, be made a party to any litigation commenced by or against Tenant, then Tenant shall pay all reasonable costs, expenses and attorneys’ fees incurred or paid by Landlord in connection with such litigation.  Tenant shall also pay all reasonable costs, expenses and attorneys’ fees that may be incurred or paid by Landlord in enforcing any of Tenant’s covenants and agreements in this Lease.  In case Tenant shall, without fault on its part, be made a party to any litigation commenced by or against Landlord, then Landlord shall pay all reasonable costs, expenses and attorneys’ fees incurred or paid by Tenant in connection with such litigation.

ARTICLE 22
COMPLIANCE WITH LAWS

 

Tenant shall operate the Premises and its business respectively in compliance with all applicable federal, state, and municipal laws, ordinances and regulations, including the payment

 

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of all taxes owing as a result of Tenants business, and shall not directly or indirectly, make any use of the Premises or Property which is prohibited by any such laws, ordinances or regulations.

ARTICLE 23
CERTAIN RIGHTS RESERVED BY LANDLORD

 

Landlord shall have the following rights, exercisable without notice and without liability to Tenant for damage or injury to property, person or business and without effecting an eviction, constructive or actual, or disturbance of Tenant’s use or possession or giving rise to any claim for setoff or abatement of Rent:

(a)To designate and approve, prior to installation, all types of window shades, blinds, drapes, and other similar equipment, and to control all internal lighting that may be visible from the exterior of the Building.

(b)On reasonable prior notice to Tenant, to show the Premises to (i) prospective tenants at reasonable hours during the last twelve (12) months of the Term and, if vacated during such period to decorate, remodel, repair or otherwise prepare the Premises for re-occupancy without affecting Tenant’s obligation to pay Rent, and (ii) others having a legitimate interest at any time during the Term of this Lease.

(c)To retain at all times, and to use in appropriate instances, keys to all doors within and into the Premises.  No locks shall be changed without the prior written consent of Landlord(d) To decorate or to make repairs and/or replacement of windows, Building facade or any components of the Building envelope or other Building systems (in Landlord’s sole discretion) or any other repairs, alterations, additions, or improvements, whether structural or otherwise, in and about the Building or Property, or any part thereof, and for such purposes to enter upon the Premises and, during the continuance of any of said work, to temporarily close doors, entryways, public space and corridors in the Building and to interrupt or temporarily suspend Building services and facilities, all without abatement of Rent or affecting any of Tenant’s obligations hereunder, so long as the Premises are reasonably accessible.

(d)To have and retain a paramount title to the Premises free and clear of any act of Tenant purporting to burden or encumber it.

(e)To have access to the Premises, with its agents and contractors, for the purpose of reading, maintaining, servicing, installing or replacing the Building’s water meter(s), deduct meter(s) and Building services, such as sprinkler system(s).

(f)To have access to the Premises, with its agents and contractors, for the purpose of accessing, repairing and maintaining the Building’s roof access points.

Landlord may enter upon the Premises and may exercise any or all of the foregoing rights hereby reserved without being deemed guilty of an eviction or disturbance of Tenant’s use or possession and without being liable in any manner to Tenant.

 

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ARTICLE 24
ESTOPPEL

 

Tenant agrees that from time to time upon not less than ten (10) days prior request by Landlord, Tenant or Tenant’s duly authorized representative having knowledge of the following facts shall deliver to Landlord a statement in writing certifying (a) that this Lease is unmodified and in full force and effect (or if there have been modifications that the Lease as modified is in full force and effect); (b) the dates to which the Base Rent and Additional Rent have been paid; (c) that neither Landlord, to the best of Tenant’s knowledge, nor Tenant is in default under any provision of this Lease, or, if in default, the nature thereof in detail; (d) that there are no offsets or defenses to the payment of Base Rent, Additional Rent or any other sums payable under this Lease or, if there are any such offsets or defenses, specifying such in detail; and (e) such further matters as are reasonably set forth on the form of estoppel certificate, or as may be reasonably requested by Landlord.

ARTICLE 25
RULES AND REGULATIONS

 

Tenant agrees to observe the reservations to Landlord in Article 23 hereof and agrees, for itself, its employees, agents, servants, clients, customers, invitees, licensees and guests to observe and comply at all times with the rules and regulations set forth on Exhibit C and such other rules and regulations as Landlord may from time-to-time make for the Premises or the Building, provided that such modifications and additions do not materially adversely affect Tenant’s rights hereunder and that failure to observe and comply with such reservations, rules and regulations shall constitute a default under this Lease.

Landlord reserves the right to make such reasonable rules and regulations as in Landlord’s judgment may from time to time be desirable for the safety, care, cleanliness and good operation of the Building and Premises and for the preservation of good order therein.  Landlord shall not be liable to Tenant for violation of any such rules and regulations, or terms, covenants and conditions by any other tenant, its employees, agents, invitees, or by any other person.

ARTICLE 26
INTENTIONALLY DELETED

 

ARTICLE 27
ASSIGNMENT AND SUBLETTING

 

Tenant shall not, without the prior written consent of Landlord, (i) assign, convey, mortgage, pledge or otherwise transfer this Lease, or any part thereof, or any interest hereunder; (ii) permit any assignment of this Lease, or any part thereof, by operation of law; (iii) sublet the Premises or any part thereof; or (iv) permit the use of the Premises, or any part thereof, by any parties other than Tenant, its agents and employees.  Tenant shall, by notice in writing, advise Landlord of its intention from, on and after a stated date (which shall not be less than thirty (30) days after date of Tenant’s notice), to assign this Lease, or any part thereof, or to sublet any part or all of the Premises for the balance or any part of the Term.  Tenant’s notice shall include all of the terms of the proposed assignment or sublease (whether contained in such assignment or

 

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sublease or in separate agreements) and shall state the consideration therefor.  Tenants notice shall state the name and address of the proposed assignee or subtenant and a true and complete and fully-executed copy of the proposed assignment or sublease and any and all other agreements relating thereto shall be delivered to Landlord with Tenants notice.  Tenant shall pay all of Landlords costs and expenses, including reasonable attorney fees, related to evaluating any such request.

In the event that Tenant desires to sublease the entire Premises for the remainder of the Term, Landlord shall have the right, by giving written notice to Tenant within thirty (30) days after receipt of Tenant’s notice, to recapture the Premises and such recapture notice shall, if given, cancel and terminate this Lease with respect to the space therein described as of the date stated in Tenant’s notice.

If Tenant’s notice shall cover all of the Premises, and Landlord shall have exercised its foregoing recapture right, the Term of this Lease shall expire and end on the date stated in Tenant’s notice as fully and completely as if that date had been herein definitely fixed for the expiration of the Term.  If Landlord, upon receiving Tenant’s notice with respect to any such space, shall not exercise its right to recapture as aforesaid, and if Tenant is not in default under the terms of this Lease, Landlord will not unreasonably withhold its consent to Tenant’s assignment of the Lease or subletting such space to the party identified in Tenant’s notice, provided, however, that in the event Landlord consents to any such assignment or subletting, and as a condition thereto, Tenant shall pay to Landlord fifty percent (50%) of all profit derived by Tenant from such assignment or subletting.  For purposes of the foregoing, profit shall be deemed to include, but shall not be limited to, the amount paid or payable to Tenant to effect or to induce Tenant to enter into any such transaction, and the amount of all rent and other consideration of whatever nature payable by such assignee or sublessee in excess of the Base Rent and Additional Rent payable by Tenant under this Lease.  If a part of the consideration for such assignment or subletting shall be payable other than in cash, the payment to Landlord of its share of such non-cash consideration shall be in such form as is satisfactory to Landlord.  Tenant agrees that the withholding by Landlord of its consent to a proposed assignment or sublease will not be deemed “unreasonable” if, among other reasonable criteria to be examined by Landlord:

(a)the proposed subtenant or assignee is not creditworthy and financially responsible

(b)the proposed subtenant or assignee does not, in Landlord’s discretion, have a good business reputation;

(c)the intended use of the Premises by the proposed subtenant or assignee is different from the permitted use stated in Article 4;

(d)the managerial and operational skills of the proposed subtenant or assignee are not as good as those of Tenant;

(e)the proposed subtenant or assignee is a tenant in the Building or an entity with which Landlord or its agents are in discussions regarding a possible tenancy; or

(f)Tenant is or has been in default under the Lease.

 

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Notwithstanding anything contained herein to the contrary, an action for declaratory judgment or specific performance shall be Tenant’s sole right and remedy in any dispute as to whether Landlord unreasonably withheld its consent to any proposed assignment or sublease and Tenant shall not be entitled to recover (and hereby waives) any damages from Landlord if Landlord is adjudicated to have unreasonably withheld such consent.

Tenant shall and hereby agrees that it will furnish to Landlord upon request from Landlord a complete statement, certified by an independent certified public accountant, setting forth in detail the computation of all profit derived and to be derived from such assignment or subletting, such computation to be made in accordance with generally accepted accounting principles.  Tenant agrees that Landlord or its authorized representatives shall be given access at all reasonable times to the books, records and papers of Tenant relating to any such assignment or subletting, and Landlord shall have the right to make copies thereof.  The percentage of Tenant’s profit due Landlord hereunder shall be paid to Landlord within five (5) days of receipt by Tenant of all payments made from time to time by such assignee or sublessee to Tenant.

For purposes of the foregoing, any change in the partners of Tenant, if Tenant is a partnership, or, if Tenant is a corporation or limited liability company, any transfer of any or all of the shares of stock or membership interests of Tenant by sale, assignment, operation of law or otherwise resulting in a change in the present control of such corporation or limited liability company by the person or persons owning a majority of such shares or membership interests as of the date of this Lease, shall be deemed to be an assignment within the meaning of this Article 27.

Any subletting or assignment hereunder shall not release or discharge Tenant or any guarantor(s) of or from any liability, whether past, present or future, under this Lease, and Tenant and guarantor(s) shall continue fully liable thereunder.  Any subtenant or assignee shall agree in a form satisfactory to Landlord to comply with and be bound by all of the terms, covenants, conditions, provisions and agreements of this Lease to the extent of the space sublet or assigned, and Tenant shall deliver to Landlord promptly after execution, an executed copy of each such sublease or assignment and an agreement of compliance by each such subtenant or assignee.  Tenant agrees to pay to Landlord, on demand, all reasonable costs incurred by Landlord (including fees paid to consultants and attorneys) in connection with any request by Tenant for Landlord to consent to any assignment or subletting by Tenant.  Any sale, assignment, mortgage, transfer, or subletting of this Lease which is not in compliance with the provisions of this Article shall be of no effect and void.

Notwithstanding anything to the contrary contained herein, Landlord may withhold consent to a sublease or assignment unless Landlord is provided with waivers from any brokers involved in such subleasing or assignment of all lien rights of any such brokers under Wisconsin law.  Landlord also may withhold consent to a sublease or assignment if the proposed assignee or sublessee or its business is subject to compliance with additional requirements of any law (including related regulations) beyond those requirements which are applicable to Tenant on or prior to the said assignment or sublease unless the proposed assignee or sublessee shall:

(a)first deliver plans and specifications for complying with such additional requirements and obtain Landlord’s consent thereto, and

 

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(b)comply with all Landlords conditions therefor or contained in such consent, including without limitation, requirements for security to assure the lien free completion of the transaction.

ARTICLE 28
NOTICE

 

All notices, demands, approvals and consents which may or are required to be given by one party to the other under this Lease shall be in writing and shall be delivered personally or by a nationally-recognized air courier service or mailed by United States certified or registered mail, postage prepaid, (a) if for Tenant, addressed to Tenant at the Premises, with copies to:

Ursa Major Corporation

6925 South 6th Street, Suite 1 00

Oak Creek, WI 53154

Attention:  ____________________

or at such other place as Tenant may from time to time designate by notice to Landlord, or (b) if for Landlord, addressed to:

Ursa Oak Creek LLC

Attention:  Mr. John Lampsa

245 Legend Heights

Wales, WI 53183

With copies to:

SBR Law Group LLC

675 N. Barker Road, Suite 300

Brookfield, WI 53045

Attention:  Susan C. Sorrentino

or at such other place as Landlord may from time to time designate by notice to Tenant.  Notices shall be deemed given (i) if mailed, three (3) days after posting in the United States mails in accordance with the provisions of this Article 28, (ii) if hand delivered, upon receipt of delivery, and (iii) if delivered by a nationally recognized overnight air courier services, one (1) business day after delivery to such service.

ARTICLE 29
OPTION TO PURCHASE

 

Subject to the terms and conditions set forth herein, Tenant shall have the right to purchase all of the Landlord’s interest in the Property (“Option to Purchase”).  Tenant may exercise the Option to Purchase by giving Landlord written notice of Tenant’s intent to exercise during the time period commencing October 1, 2024 through November 30, 2024 (“Exercise Date”) and the Closing shall be held between the dates of December 1, 2024 through January 31, 2025; provided, however, this Lease shall not have been terminated and Tenant is not in default of this Lease at the time the option to purchase is exercised through the date of Closing.  Tenant’s Option to Purchase shall terminate upon termination of this Lease.  The Closing shall take place at a time and place mutually agreed by Landlord and Tenant.

 

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The purchase price shall be the fair market value as determined by the parties, or if the parties fail to agree on the fair market value of the Property, the purchase price shall be the greater of (a) Four Million, Two Hundred Fifty Thousand Dollars ($4,250,000) or (b) the fair market value as determined by the following appraisal process.

Appraisal Process.  Each party shall select an experienced, qualified Member of the Appraisal Institute (“MAI”) appraiser specializing in commercial properties in the metropolitan area in which the Property is located to determine the fair market value of the Property and each party shall advise the other party in writing of the appraiser selected.  The two appraisers so appointed shall be instructed to each prepare a written appraisal which will show the fair market value of the Property.  Each appraiser shall then notify both parties, simultaneously and in writing, of their determination within 30 days or such other date as the parties shall agree.  Provided that if the difference of the two appraisals is less than or equal to ten percent (10%), then the arithmetic average of the two appraisals shall be the fair market value for the Property and such determination shall be conclusive and binding upon the parties.

If the difference between the two appraisals is more than ten percent (10%), then within ten (10) days after the date that the parties are notified of such appraisals, the two appraisers previously retained shall jointly appoint a third similarly qualified and experienced MAI appraiser and shall advise the parties in writing of the name of said appraiser.  If such two appraisers are unable to agree upon the appointment of a third appraiser within such ten (10) day period, they will give written notice of such failure to agree to the parties, and thereafter, if the parties fail to agree upon the selection of a third appraiser within ten (10) additional days after they are so advised, then either party may make application to the then acting senior judge of the circuit court for the county in which the Property is located to designate or appoint such third appraiser.

The third appraiser shall then be instructed as the initial two appraisers were previously instructed to prepare an appraisal showing the fair market value for the Property.  The third appraiser shall notify both parties, simultaneously and in writing of its determination as described herein within thirty (30) days after his appointment, and his appraisal shall be final.  The cost of all appraisals shall be paid by Tenant.  The time for closing shall be extended as necessary to complete such appraisals.  In no event shall Landlord be required to sell the Property for less than $4,250,000.

This Option to Purchase shall automatically terminate upon the earlier of (i) the date that notice of termination of this Lease is given; or (ii) the deadline for Tenant to exercise the option pursuant to each Exercise Date.

(a)Title Evidence.  Within thirty (30) days after the Exercise Date, Landlord shall at Landlord’s cost deliver or cause to be delivered to Tenant a current written commitment from a title company determined by Landlord in its reasonable discretion (the “Title Company”) for issuance at Closing of an ALTA owner’s policy of title insurance covering the Property in the amount of the Purchase Price (the “Title Commitment”), together with copies of all exception documents referenced therein.  The final Title Policy issued pursuant to the Title Commitment shall show title to the property as of the date of

 

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closing to be subject only to the following:  (i) municipal and zoning ordinances and agreements entered under them, (ii) recorded easements for utility and municipal services, (iii) recorded building and use restrictions and covenants, (iv) general taxes levied in the year of closing, not yet due and payable; and (v) title matters acceptable to Tenant (collectively, the Permitted Exceptions).  Tenant shall have ten (10) days after receipt of the Title Commitment to object in writing to any condition of title that is not a Permitted Exception under this agreement.  Tenants failure to so object shall constitute a waiver of any objections.  Matters specifically stated in the Title Commitment and not objected to by Tenant shall become Permitted Exceptions.  If any objection is made, Landlord shall have until Closing to correct the condition.  If the condition of title is not or cannot be corrected using Landlords reasonable efforts on or prior to Closing, Tenant may, at its option, either (i) declare Tenants election to purchase null and void, with this Lease continuing in full force and effect, or (ii) proceed to Closing.

(b)Closing.

(i)Landlord’s Closing Obligations.  At Closing, Landlord shall execute and deliver (in a form reasonably acceptable to Tenant and the Title Company, if applicable):

 

a.

A Special Warranty Deed conveying the Property to Tenant free and clear of all liens and encumbrances except for the Permitted Exceptions;

 

b.

The Title Company’s standard Owner’s Affidavit as to liens and possession with respect to the Property and GAP endorsement, if applicable;

 

c.

A closing statement for purchase and sale of the Property as the case may be (the “Closing Statement”);

 

d.

A corporate resolution authorizing said transaction; and

 

e.

Such other documentation as Tenant may reasonably request to enable Tenant to consummate the transaction contemplated in this agreement, provided that no such additional documentation imposes any cost or obligation on Landlord not otherwise expressly imposed on Landlord under this agreement, and any other documentation as may be required by law or by the Title Company, if applicable.

(ii)Tenant’s Closing Obligations.  At Closing, Tenant shall deliver, in immediately available funds, an amount equal to the purchase price net of all closing proration’s, adjustments and credits.  In addition, at Closing Tenant shall execute and deliver (in a form reasonably acceptable to Landlord and the Title Company, if applicable):

 

a.

A counterpart of the Closing Statement;

 

b.

A corporate resolution authorizing said transaction; and;

 

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c.

Such other documentation as Landlord may reasonably request to enable Landlord to consummate the transaction contemplated in this agreement; provided that no such additional documentation imposes any cost or obligation on Tenant not otherwise expressly imposed on Tenant under this agreement and any other documentation as may be required by law or the Title Company, if applicable;

(c)Fees.  If applicable, Tenant shall pay all costs charged by the Title Company for closing the transaction contemplated in this Agreement.

(d)Real Estate Transfer Fees.  At Closing, Tenant shall pay all real estate transfer fees/tax stamps associated with the conveyance of the Property that may be required by Wisconsin Laws, if applicable.

(e)Recording Fees.  At Closing, Tenant shall pay all recording fees in connection with the purchase and sale of the Property, and Tenant shall pay the recording fees for documents that are required to be recorded in order for title to the Property to be in the condition required under this agreement, if applicable.

(f)Additional Documents.  Without limiting any other provisions in this agreement, at Closing, Tenant and Landlord shall execute documents normally executed by Tenant and Landlord for a real estate transfer in the State of Wisconsin.

(g)Failure to Close.  Should Tenant’s purchase of the Property under the Option to Purchase fail to close for any reason, Tenant shall reimburse Landlord for any and all costs (i.e., travel expenses, reasonable attorney’s fees, title company expenses, loan fees, etc.) associated with Landlord’s good faith effort to close the transaction and Tenant’s Option to Purchase shall automatically terminate.

In addition, Landlord agrees that if, during the term of this Lease and prior to the Exercise Date referenced above, Landlord intends to list the Property for sale with a real estate broker, Landlord will notify Tenant of Landlord’s intention to list the Property for sale and Landlord will postpone/delay the commencement of the listing agreement for 30 days to allow Tenant to submit an offer to purchase the Property (or waive the right to submit an offer to purchase, as applicable) during such 30-day period.

ARTICLE 30
CONVEYANCE BY LANDLORD

 

In case Landlord or any successor owner of the Property or the Building shall convey or otherwise dispose of any portion thereof to another person, such other person shall in its own name thereupon be and become Landlord hereunder and shall assume fully in writing and be liable upon all liabilities and obligations of this Lease to be performed by Landlord which first arise after the date of conveyance, and such original Landlord or successor owner shall, from and after the date of conveyance, be free of all liabilities and obligations not then incurred.

 

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ARTICLE 31
SUBORDINATION OF LEASE

 

The rights of Tenant under this Lease shall be and are subject and subordinate at all times to the lien of any mortgages now or hereafter in force against the Property or the Building, or all of them, and to all advances made or hereafter to be made upon the security thereof, and to all renewals, modifications, amendments, consolidations, replacements and extensions thereof.  This Article is self-operative, and no further instrument of subordination shall be required.  Any mortgagee may, however, elect to have this Lease be superior to its mortgage.  At Landlord’s request, Tenant shall execute a document in recordable form confirming that this Lease is subordinate (or at the mortgagee’s or beneficiary’s election, superior) to any mortgage or deed of trust.  Tenant, at the option of any mortgagee, agrees to attorn to such mortgagee in the event of a foreclosure sale or deed in lieu thereof.

ARTICLE 32
MISCELLANEOUS

 

Landlord and Tenant further covenant with each other that:

(a)All rights and remedies of Landlord under this Lease shall be cumulative, and none shall exclude any other rights and remedies allowed by law.

(b)All payments becoming due under this Lease or under any work order or other agreement relating to the Premises shall be considered as Rent, and if unpaid when due shall bear interest from such date until paid at the rate of three percent (3%) per annum in excess of the prime rate of interest as published from time to time in The Wall Street Journal (unless a lesser rate shall then be the maximum rate permissible by law with respect thereto, in which event such lesser rate shall be charged).

(c)The word “Tenant” wherever used herein shall be construed to mean Tenants in all cases where there is more than one Tenant, and the necessary grammatical changes required to make the provisions hereof apply either to corporations or individuals, men or women, shall in all cases be assumed as though in each case fully expressed.

(d)Each of the provisions of this Lease shall extend to and shall, as the case may require, bind or inure to the benefit, not only of Landlord and of Tenant, but also of their respective heirs, legal representatives, successors and assigns, provided this clause shall not permit any assignment contrary to the provisions of Article 27 hereof.

(e)All of the representations and obligations of Landlord are contained herein, and no modification, waiver or amendment of this Lease or of any of its conditions or provisions shall be binding upon the Landlord unless in writing signed by Landlord.

(f)Submission of this instrument for examination shall not bind Landlord in any manner, and no lease or obligation on Landlord shall arise until this instrument is signed and delivered by Landlord and Tenant.

 

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(g)No rights to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease.

(h)Sectional headings in this Lease are solely for convenience of reference and shall not in any way limit or amplify the terms and provisions hereof

(i)The laws of the State of Wisconsin shall govern the validity, performance and enforcement of this Lease.  The invalidity or unenforceability of any provision of this Lease shall not offset or impair any other provision.  If any provision of this Lease is capable of two constructions, one of which would render the provision invalid and the other of which would make the provision valid, then the provision shall have the meaning which renders it valid.

(j)Landlord’s title is and always shall be paramount to the title of Tenant.  Nothing herein contained shall empower Tenant to commit or engage in any act which can, shall or may encumber the title of Landlord.

(k)Neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant, and the recording thereof in violation of this provision shall make this Lease null and void at Landlord’s election.

(l)Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venture or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant.

(m)Landlord shall have the right to apply payments received from Tenant pursuant to this Lease (regardless of Tenant’s designation of such payments) to satisfy any obligations of Tenant hereunder, in such order and amounts, as Landlord in its sole discretion, may elect.

(n)All indemnities, covenants and agreements of Tenant contained herein which inure to the benefit of Landlord shall be construed to also inure to the benefit of Landlord’s partners, members, managers, officers, agents and employees.

(o)Within sixty (60) days of the end of each fiscal year of Tenant during the Term, Tenant shall deliver to Landlord the annual financial statements of Tenant for its most recent fiscal year and the personal financial statements of any guarantor(s).

 

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(p)If Landlord fails to perform any of its obligations hereunder and such failure is due in whole or in part to any strike, lockout, labor trouble, civil disorder, failure of power, restrictive governmental laws and regulations, riots, insurrections, war, fuel shortages, accidents, casualties, acts of God, acts caused directly or indirectly by the other party (or its agents, employees, contractors, licensees or invitees) or any other cause beyond the reasonable control of Landlord, then Landlord shall not be deemed in default under this Lease as a result of such failure and the time for performance provided for herein shall be extended by the period of delay resulting from such cause.

(q)Landlord shall not be liable to Tenant or to Tenant’s agents, employees, guests or invitees for security at the Premises.  To the extent that Tenant procures a security system which is installed in the Premises, any such system shall be at Tenant’s sole cost and expense and Tenant shall provide Landlord with all security and pass codes (and any revisions to same).

(r)Landlord and Tenant each shall and hereby does waive trial by jury in any action, proceeding or counterclaim brought by Landlord against Tenant or by Tenant against Landlord on any matters whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises or any claim of injury or damage.

ARTICLE 33
EXCULPATION

 

Any obligation of Landlord, or its agent, under or with respect to this Lease or the Building shall be enforceable only against and payable out of Landlord’s interest in the Building and Property, and Tenant hereby agrees that neither Tenant nor any other person shall have or may assert any right, recourse or remedy to or against Landlord or its agent or any assets of Landlord, except to the extent (if any) of their respective interests in the Building and the Property; and no officer, shareholder, director, employee, partner, trustee or beneficiary of Landlord or its agent assumes or shall have any personal liability of any kind whatsoever hereunder.  In no event shall Landlord be liable for consequential or punitive damages with respect to this Lease.

ARTICLE 34
LATE PAYMENT

 

Tenant hereby acknowledges that late payment by Tenant to Landlord of Base Rent, Additional Rent and other sums due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact number of which will be extremely difficult to ascertain.  Such costs include, but are not limited to processing and accounting charges, and late charges which may be imposed on Landlord by the terms of any mortgage covering the Premises.  Accordingly, if any installment of Base Rent, Additional Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) days after such amount shall be due, Tenant shall pay to Landlord a monthly late charge equal to ten percent (10%) of such overdue amount or the maximum allowed by Law, whichever is less.  The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant.  Acceptance of such late charge by Landlord shall in no event constitute waiver of Tenant’s default with respect to such overdue amount, nor prevent Landlord from exercising any of the other rights and remedies granted hereunder.

 

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ARTICLE 35
COVENANT OF QUIET ENJOYMENT

 

Landlord agrees that Tenant, on paying the Base Rent, Additional Rent and other charges and payments herein reserved and on keeping, observing and performing all of the other terms, covenants, conditions, provisions and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the Term of this Lease, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof, free from hindrance by Landlord or any other person claiming by, through or under Landlord.

ARTICLE 36
OPTION TO RENEW

 

Landlord grants Tenant (but not to any successor or assign of Tenant) one (1) option to extend the Term of the Lease for one term of five (5) years (the “Extension Term”).  The Term and Extension Term, if properly exercised, shall be known as the Term.  This option to renew must be exercised by Tenant no sooner than twenty-four (24) months and no later than twelve (12) months prior to the Termination Date, by giving Landlord written notice thereof.  Time shall be of the essence with respect to the exercise of the option to extend hereunder, and, if not timely exercised by Tenant, Tenant shall have no right to extend the Term as set forth herein or otherwise.  Notwithstanding anything set forth herein, at Landlord’s sole discretion, Tenant’s election to extend the Term hereunder may not be effective if, on the date of such exercise or between said date and the Termination Date, there shall exist any default by Tenant or any event which, with notice or the passage of time or both, would constitute such a default.  The extension of the Term shall be subject to all terms and conditions of this Lease, except that the Base Rent shall be three percent (3%) greater than the final year of the Term and shall increase three percent (3%) each year of the Extension Term.  This Article 36 shall not be applicable to the Extension Term.  Article 29 shall not apply to, nor be operative, during the Extension Term.

ARTICLE 37
PARKING

 

Tenant shall have the right to use, in common with all other tenants of the Building, the parking area on the south side of the Building.  Such parking spaces shall be available to Tenant’s guests, customers and office employees on a first come, first serve basis.  No overnight parking shall be permitted on the south side of the Building.  Parking for all non-office employees and all service vehicles shall be on the north side of the Building.

ARTICLE 38
SIGNAGE

 

Tenant may erect and maintain, at Tenant’s sole cost, subject to Landlord’s placement, review and written approval, signage on Tenant’s front door and name placement on the Building’s existing monument sign.  Tenant may erect and maintain, at Tenant’s sole cost, subject to Landlord’s placement, review and written approval, “No Truck Parking” signs along the common driveway and directional signage at the rear of the Building.  Tenant will insure and maintain any

 

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sign in good condition, repair and operating order at all times, and will remove same at the end of the Lease Term.  If Tenants sign is damaged or inoperative, Tenant will commence to repair such sign within five (5) days after receipt of notice from Landlord.  Landlord, at Landlords option, may repair such sign at Tenants expense upon the failure of Tenant to commence such repairs timely.  Tenant will not place or maintain any decoration, lettering, or advertising matter, on the glass of any window or door of the Premises without first obtaining Landlords written consent.  All interior signs, decorations, displays or advertising of Tenant visible from the exterior of the Premises will be in good taste and will conform to the standards of design, motif, and decor established from time to time by Landlord for the Building, and shall conform to all applicable laws, rules and regulations.

[SIGNATURE PAGE TO FOLLOW]

 

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IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the date first set forth above.

 

LANDLORD:

 

 

Ursa Oak Creek LLC

 

 

By:

/s/ John Lampsa

 

John Lampsa

 

 

 

 

TENANT:

 

 

Ursa Major Corporation (dba Ursa Logistics)

 

 

By:

/s/ Damon Cuzick

 

 

Name:

Damon Cuzick

 

 

Its:

President

 

 

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EXHIBIT A

 

PLAN OF PREMISES

 

 

34


 

 

EXHIBIT B

 

OUTDOOR SPACE

 

 

35


 

 

EXHIBIT C

 

RULES AND REGULATIONS

 

BUILDING RULES AND REGULATIONS

 

 

1.

The Property, including the Building and the Premises, is smoke free except for immediately north of the Building.  Tenants should provide acceptable butt receptacles near the north mandoor of their suite.  Tenants should inform employees and customers of this rule.

 

2.

Parking is limited to the marked stalls in the south parking lot.  Parking in the roadway is prohibited.  Overnight parking in the south parking lot is prohibited.

 

3.

Tenants and guests are asked to maintain slow speeds on the common roadway.

 

4.

Tenants are required to maintain clean interior windows.

 

5.

Tenants shall notify landlord as soon as possible, and in any event, within 24 hours, of any damage to common areas.

 

36

Exhibit 10.114

 

LEASE AGREEMENT

 

THIS AGREEMENT AND LEASE, made and entered into this    30th   day of September, 2018, by and between ST Equity Properties, LLC whose address is 2849 Switzer Rd, Columbus, OH 43219, hereinafter called “Lessor” or “Landlord”, and Thunder Ridge Transport, Inc. whose address is 873 Wheat Ridge Road, West Union, Ohio 45693, hereinafter called “Lessee” or “Tenant”.

 

WITNESSETH In consideration of the rents and covenants herein contained, it is mutually agreed as follows:

 

PREMISES

 

Lessor does hereby lease, and Lessee does hereby lease from Lessor the following described premises to wit 3115 E. 17th Ave., Columbus, Ohio 43219 and 3122 Lamb Ave, Columbus, Ohio 43219 and hereinafter collectively referred to as “demised premises”, “premises”, or “leased premises”.

 

 

 

TERM

 

The term of this lease shall be for a period of forty-five months, commencing on the 1st day of October, 2018. Tenant will have one (1) option to renew the Lease Term for an additional four and a half years (54 months). Tenant will notify Landlord in writing ninety (90) days before the end of the initial term.

 

 

 

RENT

 

A. During the lease term, Lessee shall pay to the Lesser as rent the sum:

 

 

Term

Monthly

Annually

 

October 1, 2018 — June 30, 2022

$2,900.00 per month

$34,800.00

 

 

June 30, 2022 — December 31, 2026 *Optional Renewal*

$3,045.00 per month

$36,540.00 yearly

 

 

 

Rent is payable in advance on the first day of every calendar month of the term, at the office of Lessor may hereafter direct, all of which Lessee hereby covenants and agrees to pay without notice or demand. In the event Lessee shall fail to pay any rent or other moneys due thereunder within four (4) days after the same become due and payable, there shall be chargeable a late fee of Twenty-live Dollars ($25.00) per day until said amounts are paid in full. Rent is personally guaranteed by Lessee. Lessee is personally liable for any unpaid rent through the term of the Lease.

 

 

 

 

 

B. Lessee shall pay before delinquency any and all taxes and assessments, and license, sales, business, occupation or other taxes, fees or charges levied, assessed or imposed upon its business operations in the Premises.

 


 

 

 

 

 

 

C. Lessee shall pay before delinquency any and all taxes and assessments levied, assessed or imposed upon its trade fixtures, leasehold improvements, merchandise and other personal property in, on or upon the Premises. In the event that Lessee fails to make any such payments, Lessor, at its option, may make such payments and Lessee agrees to reimburse Lessor for any amounts so advanced plus costs and interest.

 

 

 

 

 

D. In the event any taxes, fees or charges referred to in the preceding Paragraph B and/or Paragraph C shall be assessed, levied or imposed upon or with the business or property of Lessor, such assessment, fees or charges shall be paid by Lessee upon Lessor’s demand for such payment.

 

 

 

 

 

E. Any and all such amounts as may be due from Lessee to Lessor pursuant to this Section will be deemed to rental due and failure to make such payments shall constitute non-payment of rent.

 

 

 

 

 

F. Any payment by Lessee or acceptance by Lessor of a lesser amount than shall be due from Lessee to Lessor shall be treated as a payment on account. The acceptance by Lessor of a payment for a lesser amount with an endorsement or statement thereon, or upon any letter accompanying such check, that such lesser amount is payment in full, shall be given no effect, and Lessor may accept such check without prejudice to any other rights or remedies which Lessor may have against Lessee.

 

 

 

PARKING

 

Lessor agrees to provide Lessee with the right to use, in common with others, the parking areas located adjacent to the Premises, unless a 24-hour notice is given by Lessor.

 

 

 

UTILITIES

 

Lessee shall pay all utilities. Lessee shall get all utilities put in Lessee’s name. This includes gas, electric, phone, data, janitorial services, etc.

 

 

 

USE

 

Lessee shall use the Premises for logistics services.

 

 

 

PERMIT CONTINGENCY

 

Lessee covenants to apply for all governmental permits, licenses, and approvals (collectively, the “Approvals”) no later than sixty (60) days after the date of the Lease, and thereafter to diligently and in good faith pursue obtaining the Approvals no later than ninety (90) days after the date of the Lease (the “Permitting Period”). If the Approvals have not been obtained by Lessee within the Permitting Period, then Lessee may terminate the Lease.

 

2


 

 

 

 

SERVICES BY LESSOR

 

Lessor shall maintain the roof and exterior walls of the premises in good repair except for reasonable wear and tear and except for such repairs as may be required by reason of the acts of Lessee or its agents or invitees (either directly or indirectly): Lessor further agrees to maintain the exterior walls of the leased premises (but not the exterior doors and windows thereon) in good repair, except for those repairs as may be required by reason of Lessee or its agents or invitees (either directly or indirectly); Lessee agrees to give Lessor and any mortgagees of Lessor as specified by Lessor, written notice of the necessity for repairs or required maintenance to the leased premises. Failure to so notify Lessor will entitle Lessor to recover from Lessee any damage done or liability incurred as a result of such need for repairs and/or maintenance.

 

 

 

SPACE IMPROVEMENTS

 

Lessor, at its sole cost and expense, shall complete the following space improvements consistent with the Lessee’s site needs:

 

 

 

 

 

          All lighting on the site/buildings including security lighting on poles to be in good working order including all light bulbs.

          All building interiors to be cleaned. This includes restrooms and floors.

          Repair and/all broken windows

          Bathroom in building #1 and #2 to be in good working order. The bathroom in building #3 to be winterized as it will not be used by Lessee. Building #3 may not be heated by Lessee but healing source be in good working order should Lessee want to use it.

          Magnetic sweep the lot to remove nails.

          All HVAC systems and and/all other mechanicals in good working order

          Fence to be repaired where falling.

 

 

 

REPAIRS

 

 

Lessee shall keep, maintain and make replacements to the interior of the leased premises in order to keep and maintain the interior of the leased premises, including, but not limited to ventilation, plumbing and sewer systems, electrical and healing and air conditioning fixtures located within the leased premises, in good condition and repair. In the event Lessee refuses or neglects to commence or complete repairs promptly and adequately, Lessor may make or complete said repairs and lessee shall pay the cost thereof to Lessor on demand. Any such amounts shall be deemed to be part of the next rental payment and failure to include such amounts in the next rental payment shall be tantamount to nonpayment of rent. Lessee shall comply with the directions of proper public officers as to the maintenance of the leased premises and shall comply with all health and police regulations applicable to or affecting the interior of the leased premises.

 

The plumbing facilities shall not be used for any other purpose than for which they are constructed and no foreign substance of any kind shall be thrown therein. The expense of any breakage, stoppage, or damage resulting from a violation of this provision by Lessee, its employees, agents, customers, invitees, subtenants, or licensees shall be paid by Lessee.

 

In the event Lessee refuses or neglects to commence or complete repairs promptly and adequately, Lessor may make or complete said repairs and Lessee shall pay the cost thereof to Lessor on demand.

 

Lessor agrees to maintain exterior doors and windows in good repair, so long as damage is not caused directly by Lessee. Lessor shall maintain the roof and exterior walls of the Premises in good repair except for the reasonable wear and tear, and except for such repairs as may be required by reason of the acts of Lessee or its agents (directly or indirectly)

 

 

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ALTERATIONS

 

Tenant, at its sole cost and expense, may complete the following space improvements:

 

 

 

 

 

          Install electric security gates

          Install security systems and cameras

          Install 15-25-4’ high electric posts to allow trucks to plug in

 

 

 

 

 

No other alteration, addition, improvement, or other change in or to the Premises, (hereinafter collectively called an “alteration”) shall be made by Tenant except under the following circumstances:

 

 

 

 

 

A. No alteration shall be commenced without first obtaining the written consent of Landlord to the specific alteration and the proposed contractor.

 

B. No alteration shall be commenced until Tenant has first obtained and paid for all required permits and authorizations of all governmental authorities having jurisdiction over the premises.

 

C. Any alteration shall be made promptly and in good workmanlike manner and in compliance with all applicable permits, authorizations, building and zoning laws, and all other laws; ordinances, regulations, and requirements of all governmental authorities and in accordance with the requirements of the National Board of Fire Underwriters and other bodies hereafter exercising similar functions.

 

D. The cost of any such alterations shall be paid by Tenant in cash or its equivalent, so that the Premises, the building, and the Mall shall at all times be free of liens and claims for work, labor, or materials supplied or claimed to have been supplied to the Premises and, if Landlord at any time so requests, no alteration shall commence or proceed unless Tenant gives evidence satisfactory to Landlord that the alteration will be paid for upon completion and that appropriate lien waivers will be received.

 

E. Any alteration shall immediately become and remain the property of Landlord. Landlord waives their rights to written consent of the initial alteration to be completed in accordance with the initial plans of Tenant.

 

F. Landlord hereby reserves the right at any time and from time to time, to make alterations or additions to the building in which the Premises are located and to build adjoining the same, and to reduce, increase, alter or rearrange any parking areas adjacent hereto. Tenant accepts the Premises in an “as is” condition and acknowledges that Landlord has made no warranty or representations with respect to the condition or suitability thereof.

 

G. Tenant shall promptly pay all contractors and materialmen, so as to minimize the possibility of a lien attaching to the Premises, and should any lien be made or filed, Tenant shall bond against or discharge the same within ten (10) days after written request by Landlord. Nothing in this Lease shall be construed as a consent on the part of Landlord to subject the Landlord’s estate in the Premises to any lien or liability under the lien laws of the State of Ohio.

 

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SIGNS AND FIXTURES

 

SIGNS. Tenant, at its sole cost and expense, shall have the opportunity to place signage on the building it they choose so. All sign age shall be approved by Landlord prior to installation, and shall comply with all local ordinances and permitting. Otherwise, Tenant shall not place, suffer or erect signs, awnings, canopies, advertising matter, decoration or lettering on the interior or exterior of any door, window, marquee, roof or walls of the demised premises without the written approval of Landlord. Tenant shall submit to Landlord for approval drawings showing all proposed sign work to be erected in connection with Tenant’s Premises. When so approved, such sign shall contain the name and business of Tenant and Tenant agrees to maintain such sign in good condition and repair, as well as to save and defend Landlord free of all cost, expense, loss or damage which may result from the erection, maintenance, existence or removal of the same. Upon vacating the Premises, Tenant agrees to remove all such signs and to repair all damage caused or resulting from such removal.

 

FIXTURES. At Tenant’s own expense, Tenant may supply and install in the Premises furnishings, equipment and fixtures relating to Tenant’s use of the Premises. Subject to the provisions herein, such furnishings, equipment and fixtures shall remain the property of Tenant provided that, upon termination of this Lease for any reason, Tenant shall remove same (unless this requirement is specifically waived by Landlord in writing or such removal will prevent restoration of the Premises to their original condition), repair any damage to the Premises caused by such installations or their removal, and restore the Premises to the same condition as they were in before any such installations were made.

 

LANDLORD’S LIEN. If Tenant fails to remove all its equipment, furniture, fixtures or property from the Premises at the termination of this Lease, then Landlord may at its option remove all or part of such property in any manner that Landlord may choose and store same without liability to Tenant for loss or damage thereof, and Tenant shall be liable to Landlord for all expenses incurred in such removal and storage. All fixtures or property of Tenant located on the Premises at the termination of this Lease (by default or otherwise) shall secure the payment of any and all amounts due and owing to Landlord upon termination of this Lease. Landlord may, at their option, and after proper notice to Tenant as provided for herein, sell such property at private or public sale for such price as they may deem best and apply the proceeds of any such sale first

to the costs and expenses of the removal, storage and sale of the property, second to the repair of the Premises to their condition prior to the commencement of this Lease (ordinary wear and tear excepted), and third to the payment of any and all amounts due and owing to Landlord from Tenant under this Lease. The balance, if any, of personal property not removed from the Premises within two (2) days after termination of this Lease shall thereupon be conclusively presumed to have been abandoned by Tenant and forthwith become Landlord’s property.

 

 

5


 

LIABILITY

 

Lessor shall not be liable for any damage done or occasioned by or from the electrical system, the heating or air conditioning system, the plumbing and sewer systems in, upon or about the leased premises or the building of which the leased premises form a part, nor for damages occasioned by water, snow or ice being upon or coming through the roof, walls, window, co-tenants or other occupants of the building or buildings of which the leased premises form a part, or the acts of any owners or occupants of adjoining or contiguous property, and furthermore, Lessor shall not be liable for any other damage occasioned by reason of the construction of the leased premises or for failure to keep the leased premises in repair, unless notice for the need for repairs has been given to Lessor and a reasonable time has elapsed and Lessor has failed to make such repairs.

 

Further, Lessor shall not be liable for any damage to Lessee’s leasehold improvements, fixtures, business operations or merchandise regardless of the cause thereof, it being the intent of the parties hereto that Lessee shall fully and adequately insure against such loss.

 

Lessee will be liable for any city/state code violations caused by Lessee. This includes but is not limited to grease traps, maximum seating, and fire prevention.

 

 

6


 

GRASS

 

Lessee agrees to cut grass regularly, weed the Premises regularly, and keep landscaping of Premises in reasonable condition.

 

USE AND CARE OF LEASED

 

(I) Lessee shall use and occupy the leased promises in a careful, safe and proper Manner and shall keep the leased premises in a clean and safe condition, all in accordance with local ordinances and lawful direction of proper public officers.

(II) Lessee shall not use or allow the leased premises to be used for any purpose other than Office Space. Specifically, Lessee shall not use or allow the leased premises to be used in such a manner as to cause a breach of Lessor’s duty pursuant to any other lease agreements and to indemnify Lessor in the event that it fails to comply with this provision.

(III) Lessee agrees that it will not do or permit anything in, upon or about the leased premises which will contravene Lessor’s insurance policies or which will prevent Lessor from procuring such policies from companies acceptable to Lessor: and if anything done, omitted to be done or permitted to be done by Lessee, in, upon, or about the leased premises shall cause the rate of fire or other insurance on the leased premises to be increased beyond the minimum rate, from time to time, applicable to the leased premises for use for the purposes permitted under this Lease, Lessee shall forthwith pay the amount of such increase upon demand by Lessor.

(IV) Lessee shall promptly comply with all laws, ordinances and regulations affecting the leased premises or Lessee’s business therein, plus insurance company requirements affecting the cleanliness, safety, use, and occupation of the leased premises.

 

INSURANCE

 

Lessee agrees to carry at its own expense, throughout the term of this Lease, public liability insurance covering the leased premises and Lessee’s use thereof, in companies and in a form satisfactory to Lessor, with minimums of $500,000 on account of bodily injuries to or death of any one person, and $1,000,000 on account of bodily injuries to or death of more than one person as a result of any one accident or disaster, and with $100,000 coverage for property damage in any one accident, and to deposit said policy or policies (or certificates thereof) with Lessor prior to the date of occupancy by Lessee. Said policies shall name and protect Lessor and Lessee as their respective interests may appear. Lessee further agrees to carry casualty insurance with extended coverage endorsements on its fixtures, equipment and merchandise for the full insurable value thereof. Proceeds from any such policy or policies for damage to the building shall be payable to Lessor, who shall use such proceeds to make repairs.

 

 

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LOSS OR DAMAGE TO PERSONAL PROPERTY

 

All personal property of the Lessee located in or about the building or demised premises shall be there at the sole risk of Lessee, and Lessor shall not be liable for any damage done to or loss of such personal property.

 

PERSONAL PROPERTY TAX

 

Lessee shall be liable for taxes levied against personal property and trade fixtures placed by Lessee in, on or about the premises, and if any such taxes on Lessee’s property or trade fixtures are levied against Lessor’s property, and if Lessor pays these taxes, Lessee, upon demand, shall repay to Lessor the taxes so levied and paid by Lessor.

 

ASSIGNMENT OF LEASE

 

Lessee shall not assign, sublet, or otherwise encumber or dispose of all or any part of this lease without the prior written consent of Lessor.

 

INDEMNITY

 

The Lessee agrees to indemnify and save harmless the Lessor against and from all claims by or on behalf of any persons, firm or corporation arising out of Lessee’s use, occupancy, conduct or management of the premises or from any work or thing whatsoever done, directly or indirectly, by Lessee in or about the demised premises, or of any vaults, passageways or spaces therein appurtenant thereto which is created by or through the act or failure to act of Lessee, or any and all claims arising from any breach or default on the part of the Lessee in the performance of any covenant or agreement on the part of the Lessee to be performed, pursuant to the terms of this lease, or arising from any act of the Lessee, or any of its agents, contractors, servants, employees or Licensees or arising from any accident, injury or damage whatsoever caused other than by negligence of the Lessor, its agents, contractors, servants, employees or licensees, to any person, firm or corporation occurring in or about the demised premises, or upon any sidewalks and land adjacent thereto , and from and against all costs, counsel fees, expenses, liabilities. incurred in or about any such claim or action or proceeding brought thereon; and in case any action or proceeding be brought against Lessor by reason of any such claim, the Lessee, upon notice from Lessor, covenants to resist or defend such action or proceeding by counsel satisfactory to Lessor. Lessee further agrees to keep in force, during the term of this Lease, at Lessee’s expense, public liability insurance as set forth in this Lease.

 

 

8


 

BANKRUPTCY

 

If any voluntary or involuntary petition under any insolvency or bankruptcy act shall be filed by or against Lessee (and, if an involuntary petition it is not dismissed in thirty (30) days) or should Lessee make any assignment for the benefit of creditors, or should a receiver or trustee be appointed by any court for all or part of Lessee’s property then and in any such event, Lessor may, if it so elects, with or without notice of such election and with or without entry or other action, forth terminate this lease, and Lessor, in addition to any and all rights .and remedies allowed by law and equity shall upon termination be entitled to recover damages in an amount equal to the then present value of the rent reserved in this Lease for the entire residue of the stated term hereof less the fair rental value of the premises for the residue of the stated term hereof and neither Lessee nor any person claiming through Lessee or under Lessee or by virtue of arty statute or order of any court shall be entitled to possession of the demised premises but shall forthwith quit and surrender the demised premises to Lessor.

 

MECHANIC’S LIENS

 

If, because of any act or omission of Lessee or any tenant or subtenant of Lessee or anyone claiming through or under Lessee, any mechanic’s lien or other lien shall be filed against the demised premises or the building of Lessor, Lessee shall, at Lessee’s own cost and expense, cause the same to be canceled and discharged of record within sixty days after the date of filing thereof, and shall also indemnify and save harmless Lessor from and against any and all costs, expenses, claims, losses or damages, including reasonable attorney fees resulting therefrom or by reason thereof.

 

EMINENT DOMAIN

 

If the whole, or substantial part, of the premises hereby leased shall be taken by any public authority under the power of eminent domain, then the term of this Lease shall cease as of the day possession shall be taken by such public authority; and the rent shall be paid up to that day with a proportionate refund by Lessor of such rent as may have been paid in advance for a period subsequent to the date of the taking. All damages awarded for such taking under the power of eminent domain, whether for the whole or a part of the leased premises, shall belong to and be the property of Lessor whether such damages shall be awarded as compensation for diminution in value to the leasehold or to the fee of the premises and Lessee shall have no claims against either Lessor or the condemning authority with respect thereto; provided, however, that Lessor shall not be entitled to the award made for depreciation to, and cost of removal of, Lessee’s stock and fixtures.

 

Lessor agrees to inform Tenant of any discussions, which are not confidential or privileged, at to which Lessor is aware regarding Eminent Domain, upon request by the Lessee.

 

 

9


 

ABANDONMENT

 

Lessee shall not vacate or abandon the premises at any time during the term; and if Lessee shall abandon, vacate or surrender said premises, or be dispossessed by process of law, or otherwise, any personal property belonging to Lessee and left on the premises shall be deemed to be abandoned, at the option of Lessor, except such property as may be mortgaged by Lessee. Failure of Lessee to occupy or use the leased premises for a period often (10) days or longer shall constitute abandonment by Lessee. Additionally, any of the following will create a conclusive presumption that Lessee has vacated and abandoned the leased property:

(1) failure of Lessee to keep, maintain and pay for all utility services; or

(2) failure of Lessee to return all keys at the end of this lease term, or; (3) failure of Lessee to remove all personal property from the premises at the end of this lease term.

Failure of Lessee to remove any and all personal property at the end of this lease term does not create any liability upon Lessor to safeguard, store, or in any other way protect said personal property, and further Lessee hereby waives any claim which he may have against Lessor in any way.

 

RE-ENTRY BY LESSOR

 

Lessee shall permit Lessor and its agents to enter said premises at all reasonable times for the purpose of inspecting the same or for the purpose of maintaining and repairing the building in which the said premises are situated, without any rebate of rent to Lessee for any loss of occupation or quiet enjoyment of the premises thereby occasioned, with twenty-four hours’ notice. Lessor may at any time within ninety (90) days prior to the expiration of this lease enter said premises for the purpose of exhibiting the leased premises to prospective tenants.

 

LOSS OF USE

 

In the event that Tenant loses the use of the Premises, through no fault of its own, for ‘reasons such as fire, storms, and acts of God, for five (5) consecutive days or longer, Tenant’s rent shall be rebated pro rata until Tenant regains use of the Premises. If Tenant should lose use of the Premises for four (4) consecutive days or less, Tenant shall continue to be responsible for rent.

 

UNTENANTABILITY

 

If the Premises or the building are made unfit by the elements, fire or other cause, Landlord may elect to terminate this Lease as of the time when the Premises or buildings are made unfit for occupancy, by notice to Tenant within thirty (30) days after this date, or Landlord, at its option, may elect to repair, restore or rehabilitate the building or the Premises, at Landlord’s expense, within one hundred twenty (120) days after the later of (a) the date of Landlord’s election or (b) the date Landlord is able to take possession of the damaged areas and undertake reconstruction or repairs. In the event Landlord elects to repair, restore, or rehabilitate, this Lease shall not terminate but rent shall be abated on a per diem basis, pro-rata, for the portion of the Premises rendered unfit for occupancy. If Landlord so elects to repair, restore or rehabilitate the building or premises and does not substantially complete the work within said one hundred twenty (120) day period, excluding from said period loss of time caused by any delay beyond the control of Landlord, then either party may terminate this Lease as of the expiration of such period, by notice to the other party delivered not later than ten (10) days after expiration of said one hundred twenty day (120) period. In the event of termination of the Lease pursuant to this paragraph, rent shall be apportioned on a per diem basis and shall be paid to the date of termination.

 

 

10


 

DEFAULT

 

If Lessee defaults in the payment of rent or any additional charge or cost to be paid by Lessee as provided in this lease and if Lessee defaults in the prompt and full performance and observance of any of the terms and conditions of this lease, other than nonpayment of rent, and such default shall continue uncorrected for a period often (10) days after receipt of written notice thereof from Lessor, then, in addition to any other rights and remedies it may have, Lessor may, at its option, with or without further notice, void this lease and enter into possession of the demised premises and sue for and recover all the rent due, at the rate aforesaid, up to the time of such entry, without releasing the Lessee from liability for the rent for the unexpired term. In the event Lessor shall enter into possession of the demised premises after default, Lessor shall make every reasonable effort to rent the demised premises for the unexpired term on behalf of the Lessee, applying any moneys collected first to the reasonable expenses of resuming or obtaining possession, second to restoring the premises to a reasonable rentable condition and to all related costs or re-renting and then to the payment of rent. Lessee shall remain liable for any deficiency between such balance applicable to payment of rent and the rental provided in this Lease for the unexpired term.

 

HOLDOVER TENANCY

 

Should Tenant hold over the Premises, without Landlord permission, after termination of this Lease by lapse of time or otherwise, Tenant shall pay, as liquidated damages for each month of such holding over one and one-half (1 1/2) times the amount above stipulated as monthly rental unless Landlord and Tenant are negotiating in good faith a new Lease. No receipt of money by Landlord from Tenant after termination of this Lease shall reinstate or extend this Lease, or affect any prior notice given by Landlord to Tenant, and no extension of this Lease shall be valid unless in writing, signed by Landlord and Tenant In all respects other than the duration of the term, the provisions of this T ease shall govern the rights and liabilities of Landlord and Tenant during such hold-over tenancy.

 

 

11


 

SECURITY DEPOSIT

 

Lessee has paid to Lessor upon execution of this Lease the sum of $2,900.00 as security for the performance of Lessee’s obligations hereunder, including the payment of rentals. In the event of a default by Lessee, Lessor at its option may apply such part of the deposit as may be deemed necessary to cure the default, and if Lessor does so, Lessee shall upon demand redeposit with the Lessor an amount equal to that so applied so that Lessor will have the full security deposit or (had at all times during the term of this Lease. Upon the termination of this lease (provided Lessee is not in default hereunder) Lessor shall refund to Lessee any then remaining balance of the deposit without interest. In the event of a sale of the land and building or leasing of the building of which the demised premises are a part, Lessor shall have the right to transfer the deposit to the vendee of Lessee and Lessor shall thereupon be released by Lessee from the liability for the return of such deposit; and Lessee agrees to look to the new Lessor solely for the return of said deposit; and it is agreed that the provision hereof shall apply to every transfer or assignment made of the deposit to a new Lessor.

 

MORTGAGE PRIORITY

 

The lease shall be subordinate to the lien of any mortgage or mortgages which have been or hereafter may be placed upon the premises in order to finance or refinance the building in which the premises are located, and the Lessee shall execute and deliver upon demand, such further instruments of subordination as may reasonably be required to carry out the intent and purpose of this paragraph. Lessee may obtain from every mortgagee of the aforesaid building a written commitment that the Lessee’s possession of such building shall not be disturbed as long as the Lessee is not in default under the provisions of this lease if such mortgagees are willing to do so.

 

OTHER COVENANTS

 

A. Lessor shall warrant and defend the Lessee in enjoyment and peaceable possession of the premises during the term of this lease. B. All notices and demands required by either party shall be served by certified mail - return receipt requested - to the address of the party shown above.

C. All terms and covenants of this lease shall be applicable to and binding upon heirs, executors, administrators, successors and permitted assigns of the parties.

D. Either party, may at its option and expense, record this lease or a Memorandum of this lease.

E. Failure of Lessor in any situation to insist upon strict adherence to any provision or rule of this lease shall not serve as or be construed as a future waiver of any provision or rule by Lessor.

F. The invalidity or unenforceability of any provision of this lease shall have no effect on the validity or enforceability of any other provision of this lease.

G. Lessee shall consult and conform to the rules governing the building and to any reasonable alteration therein that Lessor may deem necessary. Lessee shall receive a copy of any rules which Lessor shall impose.

 

 

12


 

CHANGES AND ADDITIONS

 

Lessor hereby reserves the right at any time and from time to time, to make alterations or additions to the Premises in which the leased premises are located and to build adjoining the same, and to reduce, increase, alter or rearrange any parking areas adjacent hereto. Lessee accepts the leased premises in an “as is” condition and acknowledges that Lessor has made no warranty or representation with respect to the condition or suitability thereof.

 

REMOVAL OF APPROVED ASSETS

 

Except as otherwise provided, all movable furnishing, trade fixtures, (but not including carpeting or combination heating and air conditioning equipment or ducts), and other equipment installed in the leased premises by the Lessee and paid for by it, shall remain the property of Lessee and may be removed by Lessee upon the termination of this lease; provided (a) that any such furnishings and fixtures as are affixed to the leased premises and which require sewerage may be removed by Lessee only if Lessee shall repair any damage caused by such removal, and (b) that Lessee shall have fully performed all the covenants and agreements to be performed by it under the provisions of this Lease; provided, however, that upon the failure of Lessee to remove any of its trade fixtures or furnishings shall become the property of Lessor and Lessee shall reimburse Lessor for cost of removal and repair of any damage caused by removal.

 

NON-WAIVER

 

No waiver of any covenant or condition or the breach of any covenant or condition of this Lease shall be taken to constitute a waiver of any subsequent breach of such covenant or condition nor to justify or authorize the nonobservance on any other occasion of the same or of any other covenant or condition hereof, nor shall the acceptance of rent by Landlord at any time when Tenant is in default under any covenant or condition hereof be construed as a waiver of such default.

 

SURRENDER OF PREMISES

 

Tenant agrees that when it vacates the Premises for any reason whatsoever whether by abandonment, termination of the specified term herein, or termination or re-entry by Landlord, the Premises shall be returned in a dean, safe and tenantable condition, reasonable wear and tear excepted.

 

 

13


 

SUBORDINATION

 

This Lease and Tenant’s rights hereunder shall be subject and subordinate to any mortgages upon the building heretofore or hereafter executed and delivered as security for any loan made to Landlord by any lending institution from time to time, and in the event Landlord’s interest in the building is terminated, Tenant shall recognize such new holder as Tenant’s landlord under this Lease. The subordination of this Lease and Tenant’s rights hereunder shall be automatic and self-operative, and no separate instrument of subordination shall be necessary.

 

APPLICABILITY

 

All terms and covenants of this Lease shall be applicable to and binding upon heirs, executors, administrators, successors and permitted assigns of the parties.

 

RULES AND REGULATIONS

 

Tenant shall comply with the rules and regulations, as well as all reasonable changes therein and additions thereto, that may from time to time be made by Landlord for the operation and protection of the building and the protection and welfare of Landlord’s tenants and invitees. Such rules and regulations, and changes and additions thereto, shall become effective and a part of this Lease upon delivery of a copy to Tenant.

 

NOTICES

 

Any notice or demand required or desired to be given to Landlord hereto shall be deemed given when deposited in the United States mail, first-class postage prepaid, addressed to Landlord at 2849 Switzer Rd. Columbus, Ohio 43219 or at such other address that may hereafter be specified in notice given by Landlord to Tenant.

 

Any notice or demand required or desired to be given to Tenant hereto shall be deemed given when deposited in the United States mail, first-class postage prepaid, II addressed to Tenant at is 873 Wheat Ridge Road, West Union, Ohio 45693 or at any other address that may hereafter be specified in notice given by Tenant to Landlord.

 

COUNTERPARTS

 

This Amendment may be executed simultaneously in two or more counterparts, each of which shall be deemed an original but both of which together shall constitute one and the same instrument.

 

GOVERNING LAW

 

The validity, interpretation, and performance of this Amendment and each of its provisions shall be governed by the laws of the State of Ohio, without regard to the principles and conflict of laws thereof.

 

 

14


 

 

IN WITNESS WHEREOF, the parties hereto have set their hands on the day and year first above written:

 

WITNESSES

 

LESSOR

 

 

 

 

 

 

 

 

 

ST Equity Properties, LLC

 

 

 

 

 

 

By:

 

 

 

Its:

 

 

 

 

 

WITNESSES

 

LESSEE

 

 

 

 

 

 

 

 

 

Anthony Yoder, individually

 

 

 

 

 

 

/s/ Trey Peck

 

 

Thunder Ridge Transport, Inc.

 

 

By:

Trey Peck

 

 

Its:

CEO, President

 

 

 

15


 

 

STATE OF OHIO

COUNTY OF FRANKLIN ss:

 

On this _______ of ___________________________, 20___, before me appeared ______________________________, who, on behalf of the ST Equity Properties, LLC executed the within and foregoing instrument, with the authority of Lessor and who acknowledged that said instrument was signed by him/her and that he/she did so by their free act and deed.

 

 

Notary Public

 

 

STATE OF OHIO

COUNTY OF FRANKLIN ss:

 

On this ___________ day of _________________________, 20___, before me appeared Anthony Yoder, Lessee(s) herein, who in their individual capacity did execute the foregoing instrument by their free act(s) and voluntary deed(s).

 

 

Notary Public

 

 

STATE OF OHIO

COUNTY OF FRANKLIN ss:

 

On this _________ day of ____________________________, 2018 before me appeared ________________________________________ who, on behalf of the Thunder Ridge Transport, LLC, herein, who in their individual capacity did execute the foregoing instrument by their free act(s) and voluntary deed(s).

 

 

 

 

Notary Public

 

 

16

Exhibit 10.115

 

LEASE - BUSINESS PROPERTY

THIS LEASE, is entered into on January 29th, 2018, by and between Penta Partners, LLC, an Iowa Limited Liability Company (“Landlord”) whose address for the purpose of this lease is 5700 University Avenue, Suite 220, West Des Moines, IA 50266, and Sheehy Mail Contractors Inc., a Wisconsin Corporation (“Tenant”) whose address for the purpose of this lease is 127 Central Avenue, Waterloo, WI 53594.

1. PREMISES AND TERM. The Landlord, in consideration of the rents, agreements and conditions herein contained, leases to the Tenant and Tenant leases from Landlord, according to the terms of this lease, the following described “premises”, situated in Polk County, Iowa:

Lot 9 in Crossroads Business Park of Grimes Plat 4, an Official Plat, now included in and forming a part of the City of Grimes, Polk County, Iowa.

with the improvements thereon, and all rights, easements and appurtenances, which, more particularly, includes the space and premises as may be shown on “Exhibit A,” if attached, for a term of 66 months, commencing at midnight of the day previous to the first day of the lease term, which shall be on January 1, 2018 and ending at midnight on the last day of the lease term, which shall be on June 30, 2023, upon the condition that the Tenant pays rent therefor, and otherwise performs as in this lease provided.

2. RENTAL. Tenant agrees to pay to Landlord as rental for said term, as follows: $6,000.00 per month, in advance, the first rent payment becoming due upon (a) execution of this lease; or (b) on January 1, 2018 and the same amount, per month, in advance, on the 1st day of each month thereafter, during the term of this lease.

In addition to the above monthly rental Tenant shall also pay: per diem property taxes and insurance. All sums shall be paid at the address of Landlord, as above designated, or at such other place in Iowa, or elsewhere, as the Landlord may, from time to time, designate in writing. Delinquent payments shall draw interest at 10 % per annum from the due date, until paid.

2(1). MULTIPLE TENANTS. If any other Tenants in adjoining premises share responsibility with Landlord and Tenant in any expenses, the percentages allocated to Landlord and Tenant in this lease shall represent only their respective portions of the total shared expenses. Therefore, their percentages may total less than 100%. Nothing shall prevent the Landlord from paying a Tenant’s share of an expense, and billing the Tenant for the amount so paid.

2(2). “TRIPLE NET” PROVISIONAL (OPTIONAL)

INITIAL IF APPLICABLE

              
Landlord

              
Tenant

Tenant agrees that all duties and obligations to repair, maintain and provide utilities and services (paragraphs 6 and 7), to pay taxes and special assessments (paragraph 10) and to pay for casualty and liability insurance (paragraph 11) shall be borne solely by Tenant during the term of this lease. (If the parties select this provision, all duties and obligations set forth in paragraphs 6, 7, 10 and 11 shall be performed by the Tenant).

 

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3. POSSESSION. Tenant shall be entitled to possession on the first day of the term of this lease, and shall yield possession to the Landlord at the end of the lease term, except as herein otherwise expressly provided. Should Landlord be unable to give possession on said date, Tenant’s only damages shall be a rebating of the pro rata rental.

4. USE OF PREMISES. Tenant covenants and agrees during the term of this lease to use and to occupy the leased premises only for vehicle storage, repair, maintenance and cleaning. For restrictions on such use, see paragraphs 6 (c), 6 (d) and 11 (b) below.

5. QUIET ENJOYMENT. Landlord covenants that its estate in said premises is in fee simple and that the Tenant, if not in default, shall peaceably have, hold and enjoy the premises for the term of this lease. Landlord shall have the right to mortgage all of its right, title, interest in said premises at any time without notice, subject to this lease. ____________________________________________________________________________.

6. EQUIPMENT, DECORATING, REPLACEMENT, REPAIR AND MAINTENANCE.

DEFINITIONS

“Maintain” means to clean and keep in good condition.

“Repair” means to fix and restore to good condition alter damage, deterioration or partial destruction.

CONDITIONS OF PREMISES

 

A.

Tenant takes the premises in its present condition, except for such repairs and alterations as may be expressly otherwise provided in this lease.

REPAIRS AND MAINTENANCE

 

B.

Landlord shall replace and repair the structural parts of the building. For purposes of this lease, the structural parts of the building shall mean the foundation, exterior walls, load bearing components of interior floors and walls, the roof and all sewers, pipes, wiring and electrical fixtures outside of the structure.

 

2

 

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C.

Repair shall be performed and paid for by the parties as follows:

 

PERFORMANCE

PAYMENT

 

L=LANDLORD

% Landlord

% Tenant

 

T=TENANT

 

 

Interior walls, floors and ceilings

   T   

   0   

  100  

Sewer, plumbing fixtures, pipes, wiring, electrical fixtures within the structure

   T   

   0   

  100  

Heating equipment

   T   

   0   

  100  

Air conditioning

   T   

   0   

  100  

Plate glass (replacement)

   T   

   0   

  100  

Sidewalks

   T   

   0   

  100  

Parking areas

   T   

   0   

  100  

Other common areas

N/A

N/A

N/A

(strike if inapplicable)

 

 

 

 

LIMITATION. In no event shall the Tenants share of the cost of repair for any one incident of repair exceed $5,000.00. All costs of such an incident of repair in excess of such amount shall be paid by Landlord.

 

D.

Landlord shall be responsible for maintenance of all common area under Landlord’s control. Tenant shall be responsible for all other maintenance, except,___________________________________________________________. If the Tenant has shared maintenance responsibilities with other Tenants, this Tenant’s share of maintenance is N/A %.

 

E.

Any repair or maintenance not specifically provided for above shall be performed and paid for by Tenant (subject to LIMITATION, if any, regarding repairs in Paragraph C, above).

 

F.

Each party shall perform their responsibilities of repair and maintenance to the end that the premises will be kept in a safe and serviceable condition. Neither party will permit nor allow the premises to be damaged or depreciated in value by any act, omission to act, or negligence of itself, its agents or employees.

EQUIPMENT, DECORATING AND ALTERATIONS

 

G.

The following items of equipment, furnishings and fixtures shall be supplied and replaced by the parties as follows:

 

SUPPLIED

REPLACED

 

L=Landlord

L=Landlord

 

T=Tenant

T=Tenant

Heating equipment

   L   

   T   

Air conditioning equipment

   L   

   T   

Carpeting/floor covering

   L   

   T   

Drapes, shades, blinds

   L   

   T   

 

3

 

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Form No. 164, Lease - Business Property

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Revised January 2016

 


 

 

 

Any similar equipment, furnishings, and fixtures not specifically provided for above shall be provided and paid for by Landlord, except: _________________________________________________________________. Any equipment, furnishings or fixtures to be supplied by Tenant shall be subject to the Landlord’s prior written approval as to quality and method of installation. Tenant shall provide all trade equipment, furnishings and fixtures used in connection with the operation of its business, such as telephones, computers, desks, chairs, shelving and similar items.

 

H.

Landlord shall provide and pay for the following items of interior decorating: N/A
_________________________________________________________________.
Thereafter, Tenant shall be responsible for all interior decorating. Tenant shall make no structural alterations or improvements without the prior written consent of the Landlord.

AMERICANS WITH DISABILITIES ACT

 

I.

Tenant will make no unlawful use of said premises and agrees to comply with all valid regulations of the Board of Health, City Ordinances or applicable municipality, the laws of the State of Iowa and the Federal government, but this provision shall not be construed as creating any duty by Tenant to members of the general public, provided, however, responsibility for compliance with the Americans with Disabilities Act shall be performed and paid for by the parties as follows:

 

% Landlord

% Tenant

Common areas

 N/A 

 N/A 

Tenants area:

 

 

Initial compliance (specify)

   0   

  100  

Future compliance

   0   

  100  

 

7. UTILITIES AND SERVICES. Utilities and services shall be furnished and paid for by the parties as follows:

 

PERFORMANCE

PAYMENT

 

L=LANDLORD

% Landlord

% Tenant

 

T=TENANT

 

 

Electricity

   T   

   0   

  100  

Gas

   T   

   0   

  100  

Water and Sewer

   T   

   0   

  100  

Garbage/Trash

   T   

   0   

  100  

Janitor/Cleaning

   T   

   0   

  100  

Common areas

        

        

        

Other:

        

        

        

 

 

4

 

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Form No. 164, Lease - Business Property

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Revised January 2016

 


 

 

8. TERMINATION, SURRENDER OF PREMISES AT END OF TERM - REMOVAL OF FIXTURES.

 

A.

TERMINATION. This lease shall terminate upon expiration or the original term; or if this lease expressly provides for any option to renew, and if any such option is exercised by the Tenant, then this lease will terminate at the expiration of’ the option term or terms.

 

B.

OPTION TO RENEW.

INITIAL IF APPLICABLE

              
Landlord

              
Tenant

Tenant may renew this lease for ____ additional terms of ____ years each by giving Landlord a written notice or intent to renew at least ____ days prior to the expiration of the term that precedes each such renewal term. Each renewal will be on the same terms and condition as the original term, except the rent for each renewal will be as follows:

First renewal term: $________ per month

Second renewal term: $________ per month

Other: ____________________________________________________________

 

 

C.

SURRENDER. Tenant agrees that upon termination of this lease it will surrender and deliver the premises in good and clean condition, except the effects of ordinary wear and tear and depreciation arising from lapse of time, or damage without fault or liability of Tenant.

 

D.

HOLDING OVER. Continued possession by Tenant, beyond the expiration of its tenancy, coupled with the receipt of the specified rental by the Landlord (and absent a written agreement by both parties for an extension of this lease, or for a new lease) shall constitute a month to month extension of the lease.

 

E.

REMOVAL OF FIXTURES. Tenant may, at the expiration of its tenancy, if Tenant is not in default, remove any fixtures or equipment which Tenant has installed in the premises, providing Tenant repairs any and all damages caused by removal.

9. ASSIGNMENT AND SUBLETTING. Any assignment of this lease or subletting of the premises or any part thereof, without the Landlord’s written permission shall, at the option of the Landlord, make the rental for the balance of the lease term due and payable at once. Such written permission shall not be unreasonably withheld.

10. REAL ESTATE TAXES.

 

A.

All installments of real estate taxes would become delinquent if not paid during the term of this lease, shall be paid by the parties in the following proportions:

Landlord ____%

 

Tenant  100 %

 

5

 

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Form No. 164, Lease - Business Property

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Revised January 2016

 


 

 

 

 

B.

Any increase in such installments that exceeds the amount of the installment that would be delinquent if not paid by ____________ shall be paid as follows:

Landlord ____%

 

Tenant  100 %

 

C.

PERSONAL PROPERTY TAXES. Tenant agrees to timely pay all taxes, assessments or other public charges levied or assessed by lawful authority against its personal property on the premises during the term of this lease.

Landlord ____%

 

Tenant  100 %

 

D.

SPECIAL ASSESSMENTS. Special assessments that would be delinquent if not paid during the term of this lease shall be timely paid by the parties in the following proportions:

Landlord ____%

 

Tenant  100 %

 

E.

Each party reserves its right of protest of any assessment of taxes.

11. INSURANCE.

 

A.

PROPERTY INSURANCE. Landlord and Tenant agree to insure their respective real and personal property for the full insurable value. Such insurance shall cover losses included in the special form causes of loss (formerly all risks coverage). To the extent permitted by their policies the Landlord and Tenant waive all rights of recovery against each other.

 

B.

LIABILITY INSURANCE. Tenant shall obtain commercial general liability insurance in the amounts of $1,000,000.00 each occurrence and $2,000,000.00 annual aggregate per location. Such policy shall include liability arising from premises operations, independent contractors, personal injury, products and completed operations and liability assumed under an insured contract. This policy shall be endorsed to include the Landlord as an additional insured.

 

C.

CERTIFICATES OF INSURANCE. Prior to the time the lease takes effect the Tenant will provide the Landlord with a certificate of insurance with these property and liability insurance requirements, such certificate shall include 30 days advance notice of cancellation to the Landlord. A renewal certificate shall be provided prior to expiration of the current policies.

 

D.

ACTS BY TENANT. Tenant will not do or omit doing of any act which would invalidate any insurance, or increase the insurance rates in force on the premises.

 

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Form No. 164, Lease - Business Property

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Revised January 2016

 


 

 

E.

INCREASED RISKS OR HAZARDS. Tenant further agrees to be liable for and to promptly pay, as if current rental, any increase in insurance rates on said premises and on the building of which said premises are a part, due to increased risks or hazards resulting from Tenants use of the premises otherwise than as herein contemplated and agreed.

 

F.

Landlord and Tenant shall each provide a copy of this lease to their respective insurers.

12. LIABILITY FOR DAMAGE. Each party shall be liable to the other for all damage to the property of the other negligently, recklessly or intentionally caused by that party (or their agents, employees or invitees), except to the extent the loss is insured and subrogation is waived under the owner’s policy.

13. INDEMNITY. Except as provided in paragraph 21 (A) (5) and except for the negligence of Landlord, Tenant will protect, defend and indemnify Landlord from and against all loss, costs, damage and expenses occasioned by, or arising out of, any accident or other occurrence, causing or inflicting injury or damage to any person or property, happening or done in, upon or about the premises, or due directly or indirectly to the tenancy, use or occupancy thereof, or any part thereof by Tenant or any person claiming through or under Tenant.

14. FIRE AND CASUALTY.

 

A.

PARTIAL DESTRUCTION OF PREMISES. In the event of a partial destruction or damage of the premises, which is a business interference which prevents the conducting of a normal business operation and which damage is repairable within  30  days after its occurrences, this lease shall not terminate but the rent for the premises shall abate during the time of such business interference. In the event of a partial destruction, Landlord shall repair such damages within  30  days of its occurrence unless prevented from doing so by acts of God, government regulations, or other causes beyond Landlord’s reasonable control.

 

B.

ZONING. Should the zoning ordinance of the municipality in which this property is located make it impossible for Landlord to repair or rebuild so that Tenant is not able to conduct its business on these premises, then such partial destruction shall be treated as a total destruction as provided in the next paragraph.

 

C.

TOTAL DESTRUCTION OF BUSINESS USE. In the event of a destruction or damage of the leased premises including the parking area (if parking area is a part of this lease) so that Tenant is not able to conduct its business on the premises or the then current legal use for which the premises are being used and which damages cannot be repaired within  30  days this lease may be terminated at the option of either the Landlord or Tenant. Such termination in such event shall be effected by written notice of one party to the other, within  20  days after such destruction. Tenant shall surrender possession within  10  days after such notice issues and each party shall be released from all future obligations, and Tenant shall pay rent pro rata only to the date of such destruction. In the event of such termination of this lease, Landlord at its option, may rebuild or not, at its discretion.

 

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15. CONDEMNATION.

 

A.

DISPOSITION OF AWARDS. Should the whole or any part of the premises be condemned or taken for any public or quasi-public purpose, each party shall be entitled to retain, as its own property, any award payable to it. Or in the event that a single entire award is made on account of the condemnation, each party will then be entitled to take such proportion of said award as may be fair and reasonable.

 

B.

DATE OF LEASE TERMINATION. If the whole of the demised premises shall be condemned or taken, the Landlord shall not be liable to the Tenant except and as its rights are preserved in paragraph 15 (a) above.

16. DEFAULT, NOTICE OF DEFAULT AND REMEDIES.

EVENTS OF DEFAULT

 

A.

Each of the following shall constitute an event of default by Tenant:

 

1.

Failure to pay rent when due.

 

2.

Failure to observe or perform any duties, obligations, agreements or conditions imposed on Tenant pursuant to terms of the lease.

 

3.

Abandonment of the premises, “Abandonment” means the Tenant has failed to engage in its usual and customary business activities on the premises for more than fifteen (15) consecutive business days.

 

4.

Institution of voluntary bankruptcy proceedings in which the Court orders relief against the Tenant as a debtor; assignment for the benefit of creditors of the interest of Tenant under this lease agreement; appointment of a receiver for the property or affairs of Tenant, where the receivership is not vacated within ten (10) days after the appointment of the receiver.

NOTICE OF DEFAULT

 

B.

Landlord shall give Tenant a written notice specifying the default and giving the Tenant ten (10) days in which to correct the default. If there is a default (other than for nonpayment of a monetary obligation of Tenant, including rent) that cannot be remedied in ten (10) days by diligent efforts of the Tenant, Tenant shall propose an additional period of time in which to remedy the default. Consent to additional time shall not be unreasonably withheld by the Landlord. Landlord shall not be required to give Tenant any more than three notices for the same default within any 365 day period.

 

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REMEDIES

 

C.

In the event Tenant has not remedied a default in a timely manner following a Notice of Default, Landlord may proceed with all available remedies at law or in equity, including but not limited to the following:

 

1.

Termination. Landlord may declare this lease to be terminated and shall give Tenant a written notice of such termination. In the event of termination of this lease, Landlord shall be entitled to prove claim for and obtain judgment against Tenant for the balance of the rent agreed to be paid for the term herein provided, plus all expenses of Landlord in regaining possession of the premises and the reletting thereof, including attorney’s fees and court costs, crediting against such claim, however, any amount obtained by reason of such reletting.

 

2.

Forfeiture. If a default is not remedied in a timely manner, Landlord may then declare this lease to be forfeited and shall give the Tenant a written notice of such forfeiture, and may, at the time, give Tenant the notice to quit provided for in Chapter 648 of the Code of Iowa.

17. RIGHT OF EITHER PARTY TO MAKE GOOD ANY DEFAULT OF THE OTHER. If default shall be made by either party in the performance of, or compliance with, any of the terms or conditions of this lease, and such default shall have continued for thirty (30) days after written notice thereof from one party to the other, the person aggrieved, in addition to all other remedies now or hereafter provided by law, may, but need not, perform such term or condition, or make good such default and any amount advanced shall be repaid forthwith on demand, together with interest at the rate of 10% per annum, from date of advance.

18. SIGNS.

 

A.

Tenant shall have the right and privilege of attaching, painting or exhibiting signs on the leased premises, provided only (1) that any sign shall comply with the ordinances of municipality in which the property is located and the laws of the State of Iowa; (2) such sign shall not change the structure of the building; (3) such sign, if and when removed, shall not damage the building; and (4) such sign shall be subject to the written approval of the Landlord, which approval shall not be unreasonably withheld.

 

B.

Landlord during the last ninety (90) days of this lease, or extension, shall have the right to maintain in the windows or on the building or on the premises either or both a “For Rent” or “For Sale” sign and Tenant will permit, at such time, prospective tenants or buyers to enter and examine the premises.

 

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19. MECHANICS LIENS. Neither the Tenant nor anyone claiming by, through, or under the Tenant, shall have the right to file or place any mechanics liens or other lien of any kind or character whatsoever, upon said premises or upon any building or improvement thereon, or upon the leasehold interest of the Tenant, and notice is hereby given that no contractor, sub-contractor, or anyone else who may furnish any material, service or labor for any building, improvements, alteration, repairs or any part thereof, shall at any time be or become entitled to any lien on the premises, and for the further security of the Landlord, the Tenant covenants and agrees to give actual notice thereof in advance, to any and all contractors and sub-contractors who may furnish or agree to furnish any such material, service or labor.

20. LANDLORD’S LIEN AND SECURITY INTEREST.

 

A.

Said Landlord shall have, in addition to any lien given by law, a security interest as provided by the Uniform Commercial Code of Iowa, upon all personal property and all substitutions thereof, kept and used on said premises by Tenant. Landlord may proceed at law or in equity with any remedy provided by law or by this lease for the recovery of rent, or for termination of this lease because of Tenant’s default in its performance.

 

B.

SPOUSE. If Tenant’s spouse is not a Tenant, then the execution of this instrument by Tenant’s spouse shall be for the sole purpose of creating a security interest on personal property and waiving rights of homestead, rights of distributive share, and exemptions.

21. ENVIRONMENTAL.

 

A.

Landlord. To the best of Landlord’s knowledge to date:

 

1.

Neither Landlord nor Landlord’s former or present tenants are subject to any investigation concerning the premises by any governmental authority under any applicable federal, state, or local codes, rules and regulations pertaining to air and water quality, the handling, transportation, storage, treatment, usage, or disposal of toxic or hazardous substances, air emissions, other environmental matters, and all zoning and other land use matters.

 

2.

Any handling, transportation, storage, treatment, or use of toxic or hazardous substances that has occurred on the premises has been in compliance with all applicable federal, state and local codes, rules and regulations.

 

3.

No leak, spill release, discharge, emission or disposal of toxic or hazardous substances has occurred on the premises.

 

4.

The soil, groundwater, and soil vapor on or under the premises is free of toxic or hazardous substances.

 

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5.

Landlord shall assume liability and shall indemnify and hold Tenant harmless against all liability or expense arising from any condition which existed, whether known or unknown, at the time of execution of the lease which condition is not a result of actions of the Tenant or which condition arises after date of execution but which is not a result of actions of the Tenant.

 

B.

Tenant. Tenant expressly represents and agrees:

 

1.

During the lease term, Tenant’s use of the property will not include the use of any hazardous substance without Tenant first obtaining the written consent of Landlord. Tenant understands and agrees that Landlord’s consent is at Landlord’s sole option and complete discretion and that such consent may be withheld or may be granted with any conditions or requirements that Landlord deems appropriate.

 

2.

During the lease term, Tenant shall be fully liable for all costs and expenses related to the use, storage, removal and disposal of hazardous substances used or kept on the property by Tenant, and Tenant shall give immediate notice to Landlord of any violation or any potential violation of any environmental regulation, rule, statute or ordinance relating to the use, storage or disposal of any hazardous substance.

 

3.

Tenant, at its sole cost and expense, agrees to remediate, correct or remove from the premises any contamination of the property caused by any hazardous substances which have been used or permitted by Tenant on the premises during any term of this lease. Remediation, correction or removal shall be in a safe and reasonable manner, and in conformance with all applicable laws, rules and regulations. Tenant reserves all rights allowed by law to seek indemnity or contribution from any person, other than Landlord, who is or may be liable for any such cost and expense.

 

4.

Tenant agrees to indemnify and hold Landlord harmless from and against all claims, causes of action, damages, loss, costs, expense, penalties, fines, lawsuits, liabilities, attorney fees, engineering and consulting fees, arising out of or in any manner connected with hazardous substances, which are caused or created by Tenant on or after the date of this lease and during any term of this lease, including, but not limited to, injury or death to persons or damage to property, and including any diminution of the value of any leased premises which may result from the foregoing. This indemnity shall survive the cessation, termination, abandonment or expiration of this lease.

 

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22. SUBSTITUTION OF EQUIPMENT, MERCHANDISE, ETC.

 

A.

During its tenancy, the Tenant shall have the right to sell or otherwise dispose of any personal property of the Tenant situated on the premises, when in the judgment of the Tenant it shall have become obsolete, outworn or unnecessary in connection with the operation of the business on the premises; provided, however, that the Tenant shall, in such instance (unless no substituted article or item is necessary) at its own expense, substitute for such items a new or other item in substitution thereof, in like or greater value.

 

B.

Nothing herein contained shall be construed as denying to Tenant the right to dispose of inventoried merchandise in the ordinary course of the Tenant’s trade or business.

23. RIGHTS CUMULATIVE. The various rights, powers, options, elections and remedies of either party, provided in this lease, shall be construed as cumulative and no one of them as exclusive of the others, or exclusive of any rights, remedies or priorities allowed either party by law, and shall in no way affect or impair the right of either party to pursue any other equitable or legal remedy to which either party may be entitled as long as any default remains in any way unremedied, unsatisfied or undischarged.

24. NOTICES AND DEMANDS. Notices as provided for in this lease shall be given to the respective parties hereto at the respective addresses designated on page one of this lease unless either party notifies the other, in writing, of a different address. Without prejudice to any other method of notifying a party in writing or making a demand or other communication, such message shall be considered given under the terms of this lease when sent, addressed as above designated, postage prepaid, by certified mail deposited in a United States mail box.

25. PROVISIONS TO BIND AND BENEFIT SUCCESSORS, ASSIGNS, ETC. Each and every covenant and agreement herein contained shall extend to and be binding upon the respective successors, heirs, administrators, executors and assigns of the parties; except that if any part of this lease is held in joint tenancy, the successor in interest shall be the surviving joint tenant.

26. CHANGES TO BE IN WRITING. None of the covenants, provisions, terms or conditions of this lease shall be modified, waived or abandoned, except by a written instrument duly signed by the parties. This lease contains the whole agreement of the parties.

27. RELEASE OF DOWER. Spouse of Landlord appears as a signatory to this lease solely for the purpose of releasing dower, or distributive share, unless said spouse is also a co-owner of an interest in the leased premises.

28. CONSTRUCTION. Words and phrases herein, including acknowledgment hereof, shall be construed as in the singular or plural number, and as masculine, feminine or neuter gender according to the context.

 

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29. CERTIFICATION. Tenant certifies that it is not acting, directly or indirectly, for or on behalf of any person, group, entity or nation named by any Executive Order or the United States Treasury Department as a terrorist, Specially Designated National and Blocked Person or any other banned or blocked person, entity, nation or transaction pursuant to any law, order, rule or regulation that is enforced or administered by the Office of Foreign Assets Control; and it is not engaged in this transaction, directly or indirectly on behalf of, or instigating or facilitating this transaction, directly or indirectly on behalf of, any such person, group, entity or nation. Tenant hereby agrees to defend, indemnify and hold harmless Landlord from and against any and all claims, damages, losses, risks, liabilities and expenses (including attorneys fees and costs) arising from or related to any breach of the foregoing certification.

30. ADDITIONAL PROVISIONS.

 

See attachment - Exhibit “A”

 

 

 

 

 

 

 

 

 

 

 

Sheehy Mail Contractors Inc.

 

Penta Partners, LLC

 

 

 

 

 

 

 

By:

 

/s/ John P. Sheehy

 

By:

 

/s/ Travis M. Sisson

 

 

John P. Sheehy, President, TENANT

 

 

 

Travis M. Sisson, Manager, LANDLORD

 

 

(and spouse if 20(B) is applicable)

 

 

 

(and spouse if 27 is applicable)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

, SPOUSE

 

 

 

, SPOUSE

 

[ATTACH APPROPRIATE ACKNOWLEDGMENTS HERE]

 

 

 

 

 

 

 

 

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Revised January 2016

 


 

 

Exhibit “A”
ATTACHMENT

30.A. Tenant is also entering into a Lease for the adjacent property to the South (Lot 8 in Crossroads Business Park of Grimes Plat 4, an Official Plat, now included in and forming a part of the City of Grimes, Polk County, Iowa) of this property to accommodate additional parking. The validity of this Lease is strictly conditioned upon Tenant entering into the adjacent Lease simultaneously with this Lease.

30.B. In the event Tenant needs to expand its operation, Landlord is amenable to working with Tenant to add on the current location or to assist in the development of an alternate location. In the event this Lease is still in effect, it is agreed that this Lease will be extinguished upon commencement of the subsequent Lease. Lease terms for any alternative site shall be a Triple Net Lease based on a ten percent (10%) return on the total cost of development.

 

Sheehy Mail Contractors Inc.

 

Penta Partners, LLC

 

 

 

 

 

 

 

By:

 

/s/ John P. Sheehy

 

By:

 

/s/ Travis M. Sisson

 

 

John P. Sheehy, President

 

 

 

Travis M. Sisson, Manager

 

 

 

 

 

 

 

Dated:

 

01/26/2018

 

Dated:

 

2018-01-29

 

 

 

 

 

 

 

 

The Iowa State Bar Association 2016

Form No. 164, Lease - Business Property

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Revised January 2016

 

Exhibit 10.116

 

EXECUTION VERSION

GROUND LEASE AGREEMENT

This Ground Lease Agreement (the “Lease”) is made as of this   27th   day of    March   , 2019, between 1230 MCCARTER HIGHWAY. LLC, a New Jersey limited liability company having an office at 76 West Minster Court, Staten Island, New York 10304 (“Landlord”); and TRANSPORT LEASING INC. a New Jersey corporation having a business address at 435 Allwood Road, Clifton, NJ 07012 (“Tenant”).

RECITALS:

Landlord is the fee owner of certain real estate located at 1214 McCarter Highway, Newark, New Jersey (designated on the official tax map of the City of Newark as Block 434, Lot 10) (“Parcel 1”), 1230 McCarter Highway, Newark, New Jersey (designated on the official tax map of the City of Newark as Block 434, Lot 35) (“Parcel 2”), and 125 Clay Street, Newark, New Jersey (designated on the official tax map of the City of Newark as Block 434, Lot 47) (“Parcel 3”), all in the City of Newark and State of New Jersey as more particularly described on Exhibit A attached hereto and made a part hereof (Parcel 1 and Parcel 2 are collectively, the “Demised Premises”). The Demised Premises consists of the 2.47 acres of property, and any and all buildings and improvements located thereon.

Tenant desires to lease the Demised Premises from Landlord in order to operate Trucking Operations (the “Business”) upon the Demised Premises, as hereinafter defined and to that end desires to lease such real estate from Landlord under this Lease.

NOW, THEREFORE, in consideration of the mutual covenants and agreements set forth in this Lease, Landlord and Tenant mutually covenant and agree as follows:

1.DEMISED PREMISES AND IMPROVEMENTS.

1.1.Landlord, in consideration of the rents, terms, covenants, and agreements hereinafter set forth on the part of Tenant to be paid, kept, and performed, hereby grants, demises, and lets to Tenant, and Tenant hereby takes and hires from Landlord, on the terms, covenants, provisions, and agreements the Demised Premises together with any and all improvements presently existing on the Demised Premises in their AS-1S, WHERE-IS condition, and those buildings and improvements hereafter erected on the Demised Premises by Tenant (collectively, the “Improvements”), it being understood that Landlord has no obligation to erect or demolish any buildings, structures or other improvements on the Demised Premises. Tenant acknowledges that neither Landlord nor any employee, agent or representative of Landlord has made any express or implied representations or warranties with respect to the physical condition of the Demised Premises, the fitness or quality thereof or any other matter or thing whatsoever with respect to the Demised Premises or any portion thereof, and that Tenant is not relying upon any such representation or warranty in entering into this Lease.

1.2.All Improvements hereafter completed on the Demised Premises shall be and remain the property of Tenant until the termination of the Term of Lease. Following the

 


 

termination of the Term, all of Tenant’s right, title and interest to the Improvements shall cease and terminate and title to the Improvements shall vest in Landlord. No further deed or other instrument or documentation shall be necessary to confirm the vesting in Landlord of title to the Improvements.

1.3.Tenant, at its cost and expense, shall keep the Premises in good order and repair, in a safe, clean and orderly condition, including without limitation reasonable periodic painting and making all non-structural repairs and replacement to the Premises and its component systems. The foregoing will obligate Tenant to repair, maintain and replace, without limitation, all entrances and vestibules, partitions, the glass in all doors and windows of the Premises, all interior portions of the Premises, all fixtures and signs, as well as all plumbing, electrical, sprinkler, heating, ventilation and air conditioning systems, mechanical systems, all sewer lines exclusively serving the Premises, as well as all other apparatus or equipment which were installed by or for Tenant outside of the Premises, except for damage thereto caused by the negligence or willful misconduct of Landlord, its agents, servants, employees, or contractors. Notwithstanding the foregoing Landlord shall repair the roof at its sole cost and expense. If Tenant fails to perform Tenant’s maintenance obligations hereunder within thirty (30) days following notice from Landlord, Landlord will have the right at its option to perform such work. In such event, Tenant shall reimburse the actual, reasonable costs incurred by Landlord in performing such work within thirty (30) days after billing. Tenant’s taking possession of the Premises or any portion thereof is conclusive evidence that the Premises or such portion were then in good order, repair and satisfactory condition. Except as expressly provided herein, Tenant acknowledges that neither Landlord, nor any agent or representative of Landlord, has made any representation or warranty with respect to the suitability of the Premises for the Permitted Use.

2.TERM

2.1.The Term of this Lease shall be three (3) Lease Years (as hereinafter defined) plus the period between the Commencement Date and the Rent Commencement Date. The “Commencement Date” shall be the date upon full execution of the Lease and the Termination Date shall be the day preceding the third (3d)) anniversary of the Rent Commencement Date or on such earlier termination as hereinafter set forth (hereinafter the “Initial Term” or “Term”). As used in this Lease, the first Lease Year shall mean the twelve (12) month period commencing on the Rent Commencement Date (as hereinafter defined) and expiring on the last day of the calendar month in which the first anniversary of the Rent Commencement Date occurs. Each Lease Year thereafter shall mean the twelve (12) month period commencing on the first day of the month following the anniversary of the Rent Commencement Date and ending on the last day of the month that is twelve (12) months later.

3.RIGHT OF FIRST REFUSAL.

Tenant shall have the “Right of First Refusal” to purchase the Demised Premises upon the following terms and conditions (the “ROFR”):

3.1.With respect to any future sale of all or a portion of the Demised Premises, Landlord shall give written notice (“Offer Notice”) to Tenant of the terms and conditions upon which Landlord proposes to sell all or a portion of the Demised Premises. After Tenant has received the

 

2


 

Offer Notice, Tenant shall then have sixty (60) calendar days to notify Landlord, in writing, of Tenant’s determination to purchase the Demised Premises the upon the terms and conditions set forth in the Offer Notice. If Tenant accepts the terms and conditions of the Offer Notice, Landlord and Tenant shall enter into a purchase and sale contract, incorporating the terms set forth in the Offer Notice.

3.2.If Tenant does not elect in writing to accept the terms contained in the Offer Notice within the applicable time period, or does not respond to the terms contained in the Offer Notice, its ROFR shall be deemed waived with respect to said specific Offer Notice, and Landlord shall be entitled to sell the Demised Premises, subject to the terms of this Lease, on the terms set forth in said Offer Notice with the party specified therein. If any such sale is not consummated within two (2) years of the Tenant’s waiver of the ROFR, the Tenant’s ROFR with respect thereto shall renew and the provisions of this Section shall again be applicable.

3.3.lf, following Tenant’s failure to accept the Offer Notice, Landlord wishes to sell all or a portion of the Demised Premises at a price that is less than the price specified in the Offer Notice, then Landlord shall notify Tenant of such change in terms (“Change Notice”). This Change Notice shall be subject to the provisions set forth in Paragraphs 3.1 and 3.2 hereof.

3.4.Tenant’s ROFR shall be triggered for the benefit of the Tenant each time all or a portion of the Demised Premises becomes available (which availability shall be subject to the lease terms of Tenant) for sale during the Term hereof.

4.USE

4.1.Tenant may use and occupy the approximately 15,000 square feet of Demised Premises or any portion or portions thereof for the operations of the Business as a commercial garage consisting of storage of commercial vehicles, truck parking, truck maintenance and an accessory office use and for no other purpose (the “Permitted Use”). All of the uses of the Improvements approved as part of the Approvals as provided hereunder shall be deemed a permitted use of the Demised Premises under this Lease. Tenant acknowledges that neither Landlord, nor any agent or representative of Landlord, has made any representation or warranty with respect to the suitability of the Premises for the Permitted Use.

4.2.The Tenant shall not use or occupy or permit the Demised Premises to be used, occupied, nor do or permit anything to be done in or on the Demised Premises, in manner which will in any way violate the Certificate of Occupancy affecting the Demised Premises or any federal, state or local regulation, or make void or voidable any insurance then in force, or which will make it impossible to obtain fire, casualty or other insurance at regular rates, or which will cause or be likely to cause structural damage to the Buildings or any part thereof, or which will constitute a public or private nuisance, or which would materially adversely affect the then value thereof, and shall not use or occupy or permit the Leased Premises to be used or occupied in any manner which will violate any present or future laws or regulations of any governmental authority. Tenant’s violation of any of these terms shall be a material default.

 

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5.RENT

5.1.The Tenant shall pay to the Landlord, during the Term, without counterclaim, deduction or setoff, basic rent (“Basic Rent”) payable in such or currency of the United States of America as at the time of payment shall be legal tender for the payment of public and private debts. Basic Rent shall commence upon the earlier of (a) thirty (30) days following Tenant’s receipt of Tenant’s Approvals (as hereinafter defined) to permit Tenant’s completion of the Business, subject to Force Majeure (which in no event shall exceed thirty (30) additional days), and (b) the date the Business (as hereinafter defined) opens for business to the public (such date being the “Rent Commencement Date”). No payment to or receipt by Landlord of a lesser amount than the then amount required to be paid hereunder shall be deemed to be other than on account of the earliest amount of such obligation then due hereunder. No endorsement or statement on any check or other communication accompanying a check for payment of any amounts payable hereunder shall be deemed an accord and satisfaction, and Landlord may accept such check in payment without prejudice to Landlord’s right to recover the balance of any sums owed by Tenant hereunder or pursue any other remedy provided in this Lease.

5.2.The Basic Rent for the Term shall accrue as follows:

 

LEASE YEAR(S)

ANNUAL BASIC RENT

MONTHLY BASIC RENT

1

$254,700.00

$21,225.00

2

$259,8000.00

$21,650.00

3

$264.996.00

$22,083.00

 

5.3.Lessee agrees to pay Basic Rent in twelve (12) equal payments on a monthly basis (“Monthly Basic Rent”), in advance on the first day of the month (a) via wire transfer per instructions delivered to Tenant by Landlord, in writing, (b) Tenant’s company check, subject to collection or (c) in such manner as may otherwise be approved by Landlord in writing to the Landlord’s address as set forth above or any place as the Landlord may from time to time designate, in writing, without previous demand therefor and without counterclaim, deduction or setoff except as otherwise expressly provided for herein.

5.4.In the event any sums required to be paid under this Lease are not received on or before the tenth (10th) calendar day that the same are past due, then any sum received thereafter shall be deemed a late payment and for each and every late payment, Tenant shall immediately pay in addition to the Monthly Basic Rent, as Additional Rent, a service charge equal to five (5%) percent of the amount of the Monthly Basic Payment (the “Late Charge”).

5.5.In addition to the Basic Rent provided for herein, the Tenant shall pay “Additional Rent” defined as all amounts to become payable by Tenant to Landlord hereunder other than the Basic Rent, as provided for herein.

6.SECURITY DEPOSIT

Upon execution of this Lease, Tenant shall pay Landlord the “Security Deposit” which shall be equal to two (2) months of Monthly Basic Rent. The Security Deposit shall be held as security for the full and faithful payment and performance by Tenant of Tenant’s obligations under

 

4


 

this Lease. If Tenant defaults in the full and prompt payment and performance of any of its obligations under this Lease, including, without limitation, the payment of Basic Rent or payment of Additional Rent, Landlord may use, apply or retain the whole or any part of the Security Deposit to the extent required for the payment of any Rent or any other sums as to which Tenant is in default or for any sum which Landlord may expend or may be required to expend by reason of Tenant’s default in respect of any of Tenant’s obligations under this Lease, including, without limitation, any damages or deficiency in the reletting of the Demised Premises, whether such damages or deficiency accrue before or after summary proceedings or other re-entry by Landlord. If Landlord shall so use, apply or retain the whole or any part of the Security Deposit, Tenant shall upon demand immediately deposit with Landlord a sum equal to the amount so used, applied and retained, as security as aforesaid. If Tenant shall fully and faithfully pay and perform all of Tenant’s obligations under this Lease, the Security Deposit or any balance thereof to which Tenant is entitled shall be returned or paid over to Tenant after the date on which this Lease shall expire or sooner end or terminate, and after delivery to Landlord of entire possession of the Demised Premises. In the event of any sale or leasing of the Buildings, Landlord shall have the right to transfer the Security Deposit to which Tenant is entitled to the vendee or lessee and Landlord shall thereupon be released by Tenant from all liability for the return or payment thereof; and Tenant shall look solely to the new landlord for the return or payment of the same; and the provisions hereof shall apply to every transfer or assignment made of the same to a new landlord. Tenant shall not assign or encumber or attempt to assign or encumber the monies deposited herein as security, and neither Landlord nor its successors or assigns shall be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance.

7.OPERATING EXPENSES & TAXES

7.1.(a) This Lease is a net, net, net lease, it being the intention of the parties that Tenant shall pay as Additional Rent without offset, all costs of maintenance, taxes and other charges that are assessed or levied against the Demised Premises, including without limitation, the costs, taxes and charges set forth in this Lease during the Term. All taxes, charges, costs, municipal water and sewer charges and expenses which Tenant assumes or agrees to pay under this Lease, together with all interest and penalties that may accrue thereon in the event of Tenant’s failure to pay the same as provided herein, all other damages, costs and expenses which Landlord may suffer or incur and all other sums which may become due, by reason of any default of Tenant or failure on Tenant’s part to comply with the covenants, agreements, terms and conditions of this Lease shall be deemed to be Additional Rent.

(b)Following the submission to Tenant of an invoice that Additional Rent is due from Tenant, Tenant shall have the right to request, within thirty (30) days after Tenant’s receipt of such invoice, that Landlord provide Tenant with all documentation reasonably acceptable to Tenant to support Landlord’s notice to Tenant that Additional Rent is due from Tenant, which Landlord shall provide within thirty (30) days of Tenant’s request.Following Tenant’s receipt of such documentation, Tenant shall have the right, within thirty (30) days of receipt of such additional documentation, to conduct an inspection of Landlord’s books and records relating to same provided that such inspection shall occur at the location where Landlord maintains such books and records.

 

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7.2.Following the Rent Commencement Date, Landlord shall be responsible to pay directly to the taxing or other municipal authority, all real estate taxes and assessments and other governmental levies and charges, general and special, ordinary and extraordinary, foreseen and unforeseen, of any kind or nature whatsoever, which are or may be assessed or imposed upon the Business or Demised Premises or any part thereof; or may become payable at any time during the term of this Lease (collectively “Taxes”). Tenant shall reimburse Landlord for the cost of Taxes pursuant to Section 7.1(b) above. If at any time during the term of this Lease, the present method of taxation shall be changed so that in lieu of the whole or any part of any taxes levied, assessed or imposed on real estate and the improvements thereon, there shall be levied, assessed or imposed on Landlord a capital levy or other tax directly on the rents payable hereunder by Tenant or other tenants in the Business and/or a franchise tax, assessment, levy or charge measured by or based, in whole or in part, upon such rents payable hereunder by Tenant or tenants in the Business, then all such taxes, assessments, levies or charges, or the part thereof so measured or based, shall be deemed to be included within the term Taxes.

7.3.Tenant at Tenant’s own cost and expense may, if it shall in good faith so desire, contest the validity or amount of any Tax or assessment with Landlord’s consent, which consent shall not be unreasonably withheld.

7.4.Tenant shall maintain or cause to be maintained the Demised Premises and all Improvements thereon in good condition and repair, ordinary wear and tear excepted and during the Term, and shall be required to rebuild the Demised Premises in the event that the Demised Premises are destroyed for any reason whatsoever. Except as specifically provided in this Lease following an event of casualty during any applicable Term, throughout the Term, Tenant will keep the Demised Premises in first class condition and appearance and will promptly make or cause to be made all repairs, replacements, additions, and improvements thereto necessary, whether interior or exterior, structural or non-structural, ordinary or extraordinary and foreseen and unforeseen. All repairs made by Tenant shall be reasonably equal in quality and class to the original work. Tenant shall, in any event, make all repairs necessary to avoid any structural damage or injury to the Improvements and to keep the Improvements in a proper condition for their intended uses.

8.INSURANCE

8.1.During the Term, Tenant, at Tenant’s sole cost and expense, shall maintain and keep in effect throughout the Term of this Lease the following insurance:

(a)Insurance against loss or liability in connection with bodily injury or death or property damage occurring in or upon the Demised Premises, under policies of comprehensive general public liability insurance (with contractual liability endorsement and workers compensation insurance) with such limits as to each as may be reasonably required by Landlord from time to time but not less than Five Million Dollars ($5,000,000.00) single limit and Ten Million Dollars ($10,000,000.00) in the aggregate with respect to personal injury and property damage. Tenant hereby releases Landlord from liability in connection with bodily injury or death or property damage occurring in or upon the Demised Premises whether or not caused by the acts, omissions or negligence of the Landlord to the extent that such damage is covered by insurance or is required to be carried hereunder.

 

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(b)Tenant, at Tenant’s sole cost and expense, shall obtain and maintain insurance policies naming Landlord and the Landlord’s Mortgagee, if applicable, as an additional insureds providing the following coverage: (i) commercial general liability insurance naming Landlord and at Landlord’s option, its managing agent and any mortgagee as additional insureds, which policy is to be in the minimum amount of Three Million Dollars ($3,000,000.00) single limit and Ten Million Dollars ($10,000,000.00) with respect to personal injury and property damage or such other amount that Landlord deems reasonable at the time of such renewal; (ii) business interruption insuring against Tenant for damages which may result from any loss of use of the Demised Premises for at least one ( I) year; and (iii) any other insurance required to be carried by law, including but not limited to Workman’s Compensation Insurance; and (iv) any other insurance reasonably requested by Landlord.

8.2.During the Term, Landlord shall maintain and keep in effect throughout the Term of this Lease the following insurance:

(a)Landlord shall maintain property and liability insurance (including loss of rent insurance) and all other insurance deemed necessary by Landlord in its prudent business judgment with respect to the Demised Premises in an amount and in a manner designated by Landlord in its sole and absolute discretion, although at all times (a) the amount of property coverage shall be in an amount sufficient to avoid coinsurance and (b) the amount of liability coverage shall be comparable to the amount thereof commonly maintained by landlords of comparable buildings in similarly situated properties. In addition, Landlord shall maintain insurance against loss or damage to the Improvements by fire and such other casualties as customarily are included in comprehensive all risk insurance generally carried for similar properties and permitted uses (including without limitation coverage against loss or damage by vandalism and malicious mischief), in an amount at least equal to the full replacement value thereof (excluding the cost of excavations, footings and foundations), without depreciation. Tenant shall reimburse Landlord for the fitly percent (50%) of the cost of such insurance at within twenty (20) days following receipt of invoice thereof.

8.3.All policies of insurance shall be written by insurance companies licensed to do business in New Jersey which are rated A by Best Ratings Services, Class VIII, and shall add Landlord and Leasehold Mortgagee, if any, as their respective interests may appear as additional insureds. All such policies (except Worker’s Compensation) shall provide that the insurance carrier shall not cancel the coverage unless the carrier notifies Landlord and any Leasehold Mortgagee, if applicable, at least thirty (30) days prior to the effective date of such cancellation. If by reason of changed economic conditions, the insurance amounts referred to herein become inadequate in the reasonable judgment of the Landlord, Tenant shall increase the amounts of such insurance promptly upon Landlord’s reasonable request.

8.4.Tenant shall deliver certificates of insurance evidencing the insurance coverage prior to Tenant’s taking possession of the Demised Premises and shall provide updated certificates as necessary, which certificates shall serve as proof of payment of the premiums therefor.

 

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8.5.If any of the foregoing insurance expires, is cancelled, or becomes void or voidable in whole or in part by reason of Tenant’s breach of any condition thereof, Tenant shall place new insurance on the Demised Premises reasonably satisfactory to Landlord. The renewal certificates of insurance shall be delivered to Landlord thirty (30) days prior to the expiration date of the then existing insurance coverage.

8.6.All insurance policies carried by Tenant covering the Demised Premises or the Business, including, but not limited to, contents, fire, casualty insurance, shall expressly waive any right of subrogation on the part of the insurer against the Landlord. The Tenant agrees that its policies shall include such waiver clause or endorsement and shall pay the amount of any additional premium charges for such endorsement if required, to its respective policies. Tenant hereby releases Landlord from liability for damage or destruction to the Demised Premises whether or not caused by the acts, omissions or negligence of the Landlord to the extent that such damage is covered by insurance or is required to be carried hereunder.

8.7.Tenant covenants and agrees that from and after the Delivery Date of this Lease or any renewal or extension thereof, Landlord shall not be liable or responsible for damages for any personal injury or injuries, death(s), damages, or losses to any person(s) or property that may be suffered or sustained by Tenant, its agents, contractors, subtenants, assignees, any Occupancy Tenant (as hereinafter defined), and all the invitees, agents and employees of the foregoing (collectively “Tenant Parties”) in, on or about the Demised Premises or any part thereof for any reason whatsoever, including without limitation arising from the use or occupancy of the Demised Premises by Tenant, any Occupancy Tenant or any of their respective agents, servants, employees, patrons, customers, invitees, visitors, licensees, or resulting from acts, conduct or omissions on the part of Tenant, any Occupancy Tenant or any of their respective agents, servants, employees, patrons, customers, invitees, visitors or licensees.

8.8.Tenant shall indemnify, defend and hold Landlord harmless from and against any and all claims, actions, damages, losses, liability and expense in connection with loss of life, personal injury and/or damage to property: (a) occurring within the Demised Premises however occurring after the Commencement Date of this Lease, or (b) occasioned wholly or in part by any negligent act or omission of Tenant or any Tenant Parties occurring after the Commencement Date of this Lease. In case Landlord shall be made a party to any litigation commenced by or against Tenant or any Tenant Parties, then Tenant shall protect and hold Landlord harmless and shall pay all reasonable costs and expenses incurred or paid by Landlord in connection with such litigation.

8.9.Landlord shall indemnify, defend and hold Tenant harmless from and against any and all claims, actions, damages, losses, liability and expense in connection with loss of life, personal injury and/or damage to property: (a) occurring within the Demised Premises however occurring or arising prior to the Commencement Date of this Lease, or (b) occasioned wholly or in part by any negligent act or omission of Landlord or any Landlord Parties occurring prior to Commencement the Date of this Lease. In case Tenant shall be made a party to any litigation commenced by or against Landlord or any Landlord Parties, then Landlord shall protect and hold Tenant harmless and shall pay all reasonable costs and expenses incurred or paid by Tenant in connection with such litigation.

 

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9.CONSTRUCTION OF BUILDINGS AND IMPROVEMENTS

9.1.Tenant has entered into this Lease subject to and conditioned upon the allowable existing permitted uses, as confirmed by the City of Newark Zoning Verification Letter, dated December 10, 2015, attached hereto and made a part hereof as Exhibit B and shall not seek any further approvals for the expansion of the Demised Premises as described herein.

9.2.Except as otherwise set forth in Section 9.1, Tenant hereby agrees to obtain, at their sole cost and expense, all applicable permits, special use permits, licenses, permissions, approvals or other authorizations, if applicable, for their use of the Demised Premises, including but not limited to the following:

A parking permit issued by the appropriate municipal official having jurisdiction, to permit Tenant to commence operations of the Business on the Demised Premises. Landlord agrees to execute such documents, make such appearances and do such other things as Tenant may reasonably request at no out-of-pocket cost to Landlord in connection with any permits, etc. Landlord makes no representations or warranties as to the ability to obtain such approvals for a parking permit or the ability to commence operations at the Demised Premises.

9.3.The Demised Premises shall be improved by Tenant, at Tenant’s sole cost and expense to provide for the ability to operate under the Permitted Use including but not limited to the costs and expenses related to paint, carpet installation, windows, doors and screens, and any and all conditions at the Demised Premises are in good, safe and fit condition (to the extent any item is not in good condition, Tenant to repair or replace at Tenant’s sole cost and expense); in all Tenant occupied offices according to Tenant’s plans and specifications, which plans and specification are to be at Tenant’s sole cost and expense and shall be delivered to Landlord for Landlord’s approval (known as “Tenant’s Work”).

9.4.Throughout the Term of this Lease, Tenant agrees that the Business and all Improvements, including, but not limited to, all plumbing, electrical, heating, air-conditioning and ventilation equipment and systems, and all other equipment, will be installed, operated, and maintained in good order and condition all in accordance with all Legal Requirements, without cost or expense to Landlord. To be clear, all expenses for the operation and occupancy of the Demised Premises for the Permitted Use are the sole cost and expense of the Tenant. Tenant shall make or cause to be made all reasonably required repairs and replacements of every kind and character, interior and exterior, structural and non-structural, ordinary and extraordinary in the Demised Premises which the Tenant deems necessary and Tenant will not call upon Landlord, during the Term of the Lease, for the making of any repairs or replacements to the Demised Premises whatsoever. All repairs and replacements required to be made to the Demised Premises shall (i) be performed in good and workmanlike manner, (ii) be at least equal in quality to the original work and (iii) be of first class character and not diminish the value of the Demised Premises.

9.5.Tenant shall not permit any mechanic’s, laborer’s, or materialmen’s lien to be tiled and to remain a lien at any time against the Demised Premises or any part thereof resulting from acts of Tenant or its agents or employees. If any such liens shall be filed, Tenant shall cause the same to be discharged of record by payment, deposit, bond, order of a court of competent

 

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jurisdiction or otherwise, within thirty (30) days after notice to Tenant of the filing thereof. So long as Tenant causes such liens to be discharged of record as aforesaid, Tenant shall have the right to contest same. If Tenant shall fail to cause such lien to be so discharged, then, in addition to any other right or remedy which Landlord may have, Landlord (after giving Tenant twenty (20) days’ advance notice of its intention to do so) may, but shall not be obligated to, discharge the same by bonding proceedings. All costs and expenses (including reasonable counsel fees) actually incurred by Landlord in connection therewith, shall be paid by Tenant to Landlord on demand.

9.6.It is agreed that title to the Building and all additions and Improvements installed by Tenant on the Demised Premises shall be and remain solely in Tenant, until the expiration of the Term of the Lease or until this Lease is sooner terminated pursuant to any of the provisions hereof.

10.COMPLIANCE WITH LEGAL REQUIREMENTS

10.1.Except as otherwise stated herein, Tenant covenants and agrees that during the Term of this Lease and any renewals or extensions thereof, Tenant shall promptly comply with all present and future laws, ordinances, rules and regulations of any federal, state, local or other governmental authority having jurisdiction over Tenant, the Demised Premises, or any occupants thereof, now or hereafter in force applicable to Tenant or to the condition, use or occupancy of the Demised Premises, including but not limited to the City of Newark Zoning Verification Letter, dated December 10, 2015 (collectively “Legal Requirements”), whether said compliance shall be ordered or directed to or against Landlord or Tenant or both. THE OBLIGATION OF THE TENANT SHALL EXCLUDE ALL PRE-EXISTING ENVIRONMENTAL CONDITIONS. TENANT SHALL BE RESPONSIBLE FOR THOSE ENVIRONMENTAL CONDITIONS CREATED BY TENANT’S USE OF AND OPERATION ON THE PROPERTY.

10.2.Tenant shall have the right, after prior written notice to Landlord, to contest by appropriate legal proceedings which shall be conducted diligently and in good faith in the name of Landlord (if legally required) or Tenant or both (if legally required) and without cost or expense to Landlord, the validity or applicability of any Legal Requirement hereinabove referred to and Tenant shall have the right to delay observance thereof and compliance therewith until such contest is finally determined and is no longer subject to appeal, provided that observance and compliance therewith pending the prosecution of such proceeding may be legally delayed without subjecting Landlord to any criminal liability or fine or inconvenience or fine to Landlord, and, in any event, Tenant covenants to indemnify and hold Landlord harmless from liability in connection with the foregoing proceedings.

11.DAMAGE AND DESTRUCTION

11.1.During the Term, should the whole or any part or parts of the Improvements then on the Demised Premises be partially or wholly damaged or destroyed by fire or other casualty, Tenant shall give prompt notice thereof to Landlord and such destruction or damage shall not operate to terminate this Lease, but this Lease shall continue in full force and effect without any abatement or reduction of Rent. Tenant, at its own cost and expense, agrees to fully restore, rebuild or repair the Building and Improvements to a condition at least equal in value to the value immediately prior to a loss caused by fire or other insured casualty. Landlord shall in no event be

 

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called upon to rebuild the Business of any Improvements, nor to pay any of the costs or expenses thereof and Tenant shall be required to continue to pay rent. If such damage or destruction by reason of fire, the elements or any other cause be of such major part of the Demised Premises as shall render the remaining portion thereof incapable of being used as provided for herein, shall occur after commencement of the last year of any applicable Term and Tenant shall not, within thirty (30) days following the casualty, elect to renew this Lease as and if provided for herein, then Tenant shall have the option of canceling and terminating this Lease on giving Landlord sixty (60) days’ written notice of Tenant’s intention to do so and this Lease shall terminate on the thirtieth (3011’) day after receipt by Landlord of Tenant’s notice. If Tenant elects to terminate this Lease in accordance with the foregoing option, and Tenant is in full compliance with the insurance requirements under this Lease, Tenant shall be under no duty to restore, rebuild or repair the Improvements, and all insurance proceeds payable as a result of such damage or destruction of the or Improvements shall be paid to Landlord.

11.2.During any applicable Term, if any part of the Improvement or the Business are damaged by fire or other casualty so that substantial reconstruction of either will be required. which reconstruction cannot be completed by Landlord within ninety (90) days, Landlord or Tenant may terminate this Lease on the date set forth in a notice given to the other party within thirty (30) days after the damage occurs, such termination date to be not later than thirty (30) days after such thirty (30) days. If this Lease is so terminated, rent shall be abated as of the date of such damage. If this Lease does not so terminate, then within forty-five (45) days after such damage, Landlord shall proceed with diligence to restore the Improvements to substantially the same condition in which they were immediately prior to the casualty. Tenant may terminate this Lease if restoration has not been substantially completed within one hundred eighty (180) days after such damage occurred. Rent shall be abated fairly according to the nature and extent of the damages until restoration of the Improvement is substantially complete.

11.3.Except as expressly provided for herein, no destruction of or damage to the Demised Premises or any part thereof by tire or any other casualty shall permit Tenant to surrender this Lease or shall relieve Tenant from its obligation to pay all Base Rent or Additional Rent under this Lease or from any of its obligations under this Lease. Tenant waives any rights now or hereafter conferred upon it by statute or otherwise to quit or surrender this Lease or the Demised Premises or any part thereof, or to any suspension, diminution, abatement or reduction of Rent on account of any such destruction or damage.

12.CONDEMNATION

12.1.If the entire Demised Premises shall be taken by the exercise of the right of eminent domain for any public or quasi-public improvement or use, this Lease and the term hereby granted shall then expire on the date when title to the premises so taken shall vest in the appropriate authority or on the date when any possession is required to be surrendered, whichever is later.

 

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12.2.If a substantial portion of the Demised Premises shall be so taken as to make same unusable in Tenant’s reasonable opinion for the purposes to which the Demised Premises shall then be devoted; or there is a permanent deprivation of access (permanent being defined as a continuous period in excess of one month), then Landlord or Tenant shall have the right to cancel or terminate this Lease on twenty (20) days written notice to the other party to be given after the date when title to the portion(s) so taken shall vest in the appropriate authority or, at either party’s option, on the date physical possession is required to be surrendered.

12.3.During the Term, on such entire or partial taking, Landlord and Tenant shall pursue, in their respective individual and separate names, unless otherwise required by law, such remedies and make such claims as they may have against the authority exercising such right of eminent domain or other lawful taking and for the purpose of determining the respective rights and remedies of the parties, or for the purpose of an equitable apportionment of the award for damages if made to the Landlord and Tenant jointly, or if made to Landlord or Tenant, Landlord shall be deemed to be the owner of the land and Tenant shall be deemed to be the owner of the Improvements situated upon said Demised Premises. Furthermore, during the Term, the award of damages for such taking shall be apportioned between the parties on equitable and just principles in accordance with said respective interests and Tenant shall be entitled to that further award or portion of award for the loss of value of its leasehold and damages to its leasehold and non-removable fixtures. Rent shall be apportioned and adjusted to the date title vests in the condemnor, or the date possession is required to be surrendered, whichever is later. If condemnation shall occur during any Term, Landlord shall be entitled to an award for the unexpired term of the Lease Term and the award for damages shall be allocated based upon Landlord owning the Improvements.

12.4.If the Lease shall not be terminated during the Term, the rental for the land constituting the Demised Premises shall be equitably reduced and Tenant out of the award payable to it shall make such repairs or restoration to the Improvements as are necessary due to such partial taking so as to constitute a complete architectural unit of the same usefulness, design and construction which existed immediately before such taking. The amount of the award to be received by Landlord shall be limited to the value of the land so taken and the amount of the award to be received by Tenant shall be the value of its leasehold interest and the value of the Improvements thereon; and Tenant shall receive such other award or portion of award which may be granted provided such other award or portion thereof does not reduce the award to Landlord for the value of the land only.

12.5.Nothing contained herein shall be construed as precluding either party from making a claim to the condemning authority for any recognizable compensation that may be available to it by law.

13.EVENTS OF DEFAULT; REMEDIES

13.1.If the Tenant shall default in the payment of Annual Rent or Additional Rent on the date provided for in this Lease, and if such default shall continue for a period of five (5) days after the date when due; or in the event that Tenant shall default or fail in the performance of a covenant or agreement on its part to be performed in this Lease (other than the payment of Rent), and such default shall not have been cured for a period of thirty (30) days after receipt by Tenant of written notice of said default from Landlord, or if such default cannot, with due diligence, be cured within

 

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thirty (30) days, and Tenant shall not have commenced the remedying thereof within such period or shall not be proceeding with due diligence; or if Tenant becomes insolvent, admits in writing the inability to pay its debts as they become due, is adjudged bankrupt (by way of voluntary or involuntary petition) under the Federal Bankruptcy Act or any Federal insolvency proceedings as now in effect or hereafter amended, seeks reorganization or similar arrangement or relief under the Federal Bankruptcy Act or any Federal insolvency proceedings, or makes and assignment for the benefit of creditors, or if a receiver or trustee is appointed in connection with any of the foregoing or similar proceedings; or if there shall occur a dissolution of liquidation, or commencement of an action for dissolution or liquidation of the Tenant which is not vacated or stayed within one hundred twenty (120) days after the commencement of such action, then, and in any such case, Landlord, at any time thereafter, may give written notice to the Tenant, specifying such event of default stating that this Lease shall expire on the date specified in such notice which shall be at least thirty (30) days after the giving of such notice and upon the date specified in such notice, this Lease and all rights of the Tenant hereunder shall terminate, title to the improvements shall vest in Landlord but Tenant shall remain liable as hereafter provided. Upon the expiration of this Lease in the manner above set forth or by summary proceedings or by any other appropriate legal action or proceedings, Landlord may, without further notice, re-enter the Demised Premises and dispossess Tenant or any person or persons occupying said premises and so to re-possess and enjoy the Demised Premises, subject, however, to the rights of any Occupancy Tenants.

13.2.Should the Term at any time be ended under the terms and conditions hereof, or in any other way, the Tenant hereby covenants and agrees to surrender and deliver up the Demised Premises and property peaceably to the Landlord immediately upon the termination of such Term.

13.3.Notwithstanding anything contained herein to the contrary, if Tenant shall have been in default under this Section 13 more than two (2) times in any twelve (12) month period, notwithstanding any subsequent cure of the default, such default may no longer be capable of being cured at Landlord’s election.

13.4.No termination or expiration of this Lease pursuant to this Section 13 or any other terms and provisions of this Lease, or any termination by summary proceedings or otherwise, shall relieve Tenant of its liability, obligations, and any damages under this Lease and any renewal or extension thereof, if the right to renew or extend is exercised by Tenant, and such liability, obligations, and damages shall survive any such termination or expiration.

13.5.Nothing contained herein shall prevent the enforcement of any claim Landlord may have against Tenant for anticipatory breach of the unexpired term of this Lease. In the event of a breach or threatened breach by Tenant of any of the covenants or provisions of this Lease, Landlord shall have the right of injunction and the right to invoke any remedy allowed at law or in equity as if re-entry, summary proceedings and other remedies were not herein provided for. Mention in this Lease of any particular remedy shall not preclude Landlord from any other remedy in law or in equity. Tenant hereby expressly waives any and all rights of redemption granted by or under any present or future laws in the event of Tenant being evicted or dispossessed for any cause, or in the event of Landlord obtaining possession of the Premises, by reason of the violation by Tenant of any of the covenants and conditions of this lease or otherwise. No receipt of rent by Landlord from Tenant after the termination of this Lease or after giving any notice, shall reinstate, continue or extend the term of this Lease. No receipt of rent after the commencement of suit, or after final

 

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judgment for possession of the Premises, shall reinstate, continue or extend the term, or affect the suit of said judgment. Any remedies specifically provided for in this Lease are in addition to and not exclusive of any other remedy available to the Tenant or the Landlord under applicable law. Any measure or damages provided for in this Lease shall not be deemed to limit or prejudice the Landlord’s right to prove and obtain all the damages which it may sustain as a result of any and all breaches of this Lease. Tenant shall reimburse Landlord for all legal fees incurred by Landlord in enforcing the terms of or arising out of or in connection with this Lease upon a default of the Lease by Tenant beyond applicable cure periods.

14.ALTERATIONS.

14.1.Tenant at its own cost and expense, shall have the right during the Term of this Lease, at any time and from time to time, with the consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed, to make such changes, improvements and alterations to the Demised Premises, as Tenant may desire and demolish any building(s), improvement(s), and/or structures that are now situated thereon or that may hereafter be erected, provided that such work shall be done in a good and workmanlike manner utilizing first-class materials and in a manner conforming to and consistent with all applicable Legal Requirements, including specifically the City of Newark Zoning Verification Letter, dated December 10, 2015. Landlord agrees to cooperate, at no expense to Landlord, with Tenant, in securing such permits as may be necessary to accomplish any of the work under the provisions of this Lease relating to the construction, or alterations, to any building(s) to be constructed; provided however, after completion of Business, Landlord’s approval shall not be required for any subsequent Tenant alterations, additions or improvements unless (i) the improvement is a structural alteration of the Business, or (ii) the cost thereof is in excess of $100,000 in any single instance. Notwithstanding the above, the Tenant may make decorative changes without notice to the Landlord.

14.2.Prior to commencement of any such work, Tenant shall procure, at its expense, all necessary Approvals. Upon Tenant’s request, Landlord shall join in the application for such Approvals whenever such action is necessary.

14.3.Promptly after the completion of any such alterations, Tenant shall procure, at Tenant’s expense, all approvals required by any applicable Legal Requirements.

14.4.Each alteration shall be and remain a part of the Demised Premises and shall be subject to the provisions of this Lease.

14.5.During the Term, Tenant shall have the right to demolish the Improvements (or any portion thereof) but only to the extent that Tenant replace them with a similar or upgraded Improvement. All of the provisions of this Section 14 shall apply to any such demolition and construction.

15.ADVANCES FOR NON-PERFORMANCE

In the event that Landlord shall make any expenditures for and on behalf of the Tenant by reason of the Tenant’s failure to perform any of its covenants hereunder, after notice of such non-performance and the expiration of any grace period, the Tenant shall, in addition to expenditure through the date of payment at the prime rate of JP Morgan Chase (or such comparable

 

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bank should JP Morgan Chase cease being in existence) plus live (5%) percent per annum, as same may change from time to time. Nothing herein however shall require Landlord to make any repairs or preform any actions on behalf of the Tenant and any such repairs shall be at Tenant’s risk without liability to Landlord whatsoever.

16.MORTGAGES, ASSIGNMENT AND SUBLETTING.

16.1.Tenant’s interest in this Lease may not be mortgaged or encumbered except pursuant to a first lien or subordinate leasehold mortgage; provided that any assignment of Tenant’s interest hereunder as security for a loan shall be subject to each and all of the covenants, conditions and restrictions set forth in this Lease, including any mortgage on the real property.

16.2.(a) With the consent of Landlord, which consent shall not be unreasonably withheld, Tenant may assign, sublet, transfer, sell or convey the whole or any part of its interest in this Lease without the consent of Landlord to any entity owned or controlled by Tenant or Tenant’s principles (collectively, a “Permitted Transferee”). Any transfer to a Permitted Transferee shall be evidenced by a written undertaking delivered to Landlord (reasonably satisfactory in form and substance to Landlord) by which the Permitted Transferee agrees to assume, comply with and perform all of the terms, conditions and obligations of Tenant hereunder. Notwithstanding any such assignment. the assignor shall not be relieved from the covenants and obligations of Tenant under the Lease. As used in this Section 16.2 (a), “control” shall mean ownership or voting control directly or indirectly of fifty-one (51%) percent or more of the voting stock, partnership interest or other beneficial ownership interest of the entity in question.

(b)Except as otherwise set forth herein, Tenant may not assign, sublet, transfer, sell or convey the whole or any part of its interest in this Lease or the Demised Premises to any person or entity other than a Permitted Transferee, as described in Section 16.2(a) without first obtaining the prior written consent of Landlord (a “Transfer”), which consent Landlord may, in its sole option, withhold or delay. Any such transfer, once approved, shall be evidenced by a written undertaking delivered to Landlord by such person or entity (reasonably satisfactory in form and substance to Landlord) to assume, comply with and perform all of the terms, conditions and obligations of Tenant hereunder and shall have financial strength and relevant business experience as deemed reasonable in Landlord’s judgment. In no event shall Tenant be relieved of any of the covenants and obligations of Tenant hereunder thereafter to be complied with or performed. Tenant shall pay to Landlord all reasonable legal fees and costs incurred by Landlord in connection with such request for such Transfer. Such fee shall be paid prior to any such Transfer. Tenant shall have no claim, and hereby waives the right to any claim, against Landlord for money damages by reason of any refusal, withholding or delaying by Landlord of any consent.

17.ESTOPPEL CERTIFICATES/SUBORDINATION

17.1.Each party hereto agrees at any time and from time to time, upon not less than ten (10) days’ prior written request by the other party, to execute, acknowledge and deliver to the other party, or to any other person designated by the other party (such as any purchaser, mortgagee or assignee or prospective purchaser, mortgagee or assignee, a statement in writing certifying to the current status of the Lease, specifying non-default, if that be the case, or the nature of the default,

 

15


 

if there be any, stating the modifications thereto, if any, and the dates to which the Rent and all other charges have been paid in advance, if any; it being intended that any such statement delivered pursuant hereto may be relied upon by the party to whom it is addressed including any prospective purchaser, mortgagee or assignee, or any assignee of any mortgage covering the Demised Premises.

17.2.Any mortgage or mortgages that now or may hereinafter encumber the Demised Premises shall automatically have preference and precedence and be superior and prior in lien to this Lease, irrespective of the date of recording and no further written documentation shall be necessary to effectuate such subordination. However, at the request of the Landlord, Tenant agrees within ten (10) days after written notice to execute any instruments, without cost, which may he deemed necessary or desirable to confirm the automatic subordination of this Lease to any such mortgage or ground lease. At the option of any person which shall succeed to the interest of all or part of Landlord’s interest in the Demised Premises, whether by purchase, foreclosure, deed in lieu of foreclosure, power of sale, termination of lease, or otherwise (“Successor”), Tenant shall be obligated to pay to such Successor the rentals and other charges due hereunder and to thereafter comply with all the terms of this Lease, and shall, without charge, upon transfer of title, attorn to such Successor as its landlord under the Lease, notwithstanding failure of Landlord to comply with this lease, a defense to which Tenant might be entitled against Landlord under this Lease, or any bankruptcy or similar proceedings with respect to Landlord. At the request of the Landlord or Lender, Tenant agrees within ten (10) days after written notice, to execute any instruments without cost which may be deemed necessary or desirable to confirm the Tenant’s attornment to such Successor as requested from time to time by such lender. Notwithstanding the foregoing, Landlord shall obtain a non-disturbance agreement from any such lender now or hereinafter existing.

18.UTILITIES

Landlord, at the request and expense of Tenant, covenants and agrees promptly to join with Tenant in the execution of such instruments, in recordable form, as Tenant may request for using and granting easements and rights-of-way in, on, under and over the Demised Premises for public and other utilities, including, without limitation thereof, gas, telephone, water, sewage, power, drainage, and electricity, and for the maintenance and repair thereof. Tenant agrees to pay for any and all utilities utilized in connection with the Demised Premises when and as connected directly to the municipal authority. Landlord will not be responsible for any loss, damage or expenses, and Tenant will not be entitled to any rent abatement, diminution, setoff, or any other relief from its obligations hereunder, on account of any change in the quantity or character of the electric service or any cessation or interruption of the supply of electricity to the Demised Premises.

19.ENTRY BY LANDLORD

Landlord and Landlord’s authorized agents and employees shall have the right from time to time, at Landlord’s option, at reasonable times and subject to reasonable prior notice to Tenant, to enter and pass through the Demised Premises and all Improvements thereon during business hours to examine the same and to show them to prospective purchasers, fee mortgagees and others, but this shall not obligate Landlord to make any such entry or examination. In no event

 

16


 

shall any entry by Landlord materially interfere with, or disturb the privacy of, any Occupancy Tenant.

20.DEFINITION OF LANDLORD: EXCULPATION OF TENANT

20.1.The term “Landlord” as used in this Lease means only the owner from time to time of the fee interest in the Demised Premises. In the event of any transfer of such fee interest, Landlord shall be and is hereby entirely freed and relieved of all covenants and obligations of the Landlord hereunder and it shall be deemed and construed without further agreement between the parties of the respective successors-in-interest or between the parties and the transferee that the transferee of the Landlord’s interest in the Demised Premises has assumed and agreed to carry out any and all covenants and obligations of the Landlord hereunder.

20.2.Notwithstanding anything to the contrary provided in this Lease, it is specifically understood and agreed, such agreement being a primary consideration for the execution of this Lease by Landlord, that there shall be absolutely no personal liability on the part of Landlord or its officers, directors or shareholders, or its successors, assigns or any mortgagee in possession, with respect to any of the terms, covenants and conditions of this Lease and that Tenant shall look solely to the equity of the Landlord in the Demised Premises for the satisfaction of each and every remedy of Tenant in the event of any breach by Landlord of any of the terms, covenants and conditions of this Lease to be performed by Landlord. It is expressly understood and agreed that Landlord’s liability under the terms, covenants and conditions and obligations of this Lease in no event exceed the loss of its equity in the Demised Premises.

21.LANDLORD’S REPRESENTATIONS, WARRANTIES AND COVENANTS

21.1.Landlord represents, warrants and, as applicable, covenants to Tenant as follows:

(a)There are no management, employment or service agreements with respect to or affecting the Demised Premises that will burden Tenant.

(b)Except as otherwise may be set forth herein, to the best of Landlord’s knowledge, information and belief without independent inquiry, Landlord hereby represents the Demised Premises complies with all laws, ordinances, resolutions, regulations and orders of all governmental entitles having jurisdiction over the Demised Premises (collectively, “Applicable Laws”), and Landlord has not received notice of any alleged violation thereof

22.PARTIAL INVALIDITY

If any term, covenant, condition, or provision of this Lease or the application thereof to any person or circumstances shall, at any time or to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to persons or circumstances other than those as to which this Lease is held invalid or unenforceable, shall not be affected thereby, and each term, covenant, condition, and provision of this Lease shall be valid and be enforced to the fullest extent permitted by law.

 

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23.NOTICES.

Whenever under the terms of this Lease a written notice is required, or whenever a written notice or communication is sent, the same shall be accomplished by Certified Mail/Return Receipt Requested, postage prepaid, or by overnight delivery service, addressed:

 

As to Landlord:

1230 McCarter Highway, LLC

76 West Minster Court

Staten Island, New York 10304

Attn: Tim Markoglu

 

 

With a copy to:

Jennifer M. Carrillo-Perez, Esq.

Connell Foley LLP

Harborside 5

185 Hudson Street, Suite 2510

Jersey City, New Jersey 07311

 

 

As to Tenant:

 

 

 

As to Tenant:

Transport Leasing Inc.

PO Box 301

Florham Park, NJ 07932

 

Notices shall be effective three (3) business days after deposit with the United States Postal Service, and one (1) day business after deposit with an overnight delivery service.

24.BINDING ON SUCCESSORS AND ASSIGNS.

Except as otherwise provided in this Lease, all covenants, agreements, provisions, and conditions of this Lease shall be binding on and inure to the benefit of the parties hereto, their respective personal representatives, successors, and assigns. The words “Tenant” or “Landlord” as used in this Lease shall mean the person(s), corporation(s) or other entity(ies) who from time to time shall be obligated to perform the obligations of Tenant or Landlord, respectively, hereunder.

25.NO MERGER

Notwithstanding any provision of this Lease to the contrary, if at any time during the Term of this Lease or any renewal or extension thereof, Landlord and Tenant shall be the same person, party, or entity, Landlord’s and Tenant’s interests shall remain separate and distinct, and shall not be merged into one estate, so as to cancel, terminate, or extinguish this Lease by law or otherwise.

26.CAPTIONS

The captions of the sections of this Lease are solely for convenience and shall not be deemed a part of this document for the purpose of construing the meaning thereof, or for any other purpose.

 

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27.QUIET ENJOYMENT

Provided that Tenant performs all of its obligations under this Lease, Tenant shall peaceably and quietly hold and enjoy the Premises for the Lease Term, without hindrance from Landlord or any party claiming by, through or under Landlord.

28.NO WAIVER

No waiver of any covenant or condition contained in this Lease or of any breach of any such covenant or condition shall constitute a waiver of any subsequent breach of such covenant or condition by either party, or justify or authorize the nonobservance on any other occasion of the same or any other covenant or condition hereof of either party.

29.GOVERNING LAW; INTERPRETATION

This Lease shall be construed in accordance with the laws of the State of New Jersey. Whenever the contents of any provision shall require it, the singular number shall be held to include the plural number, and vice versa. The neuter gender includes the masculine and the feminine.

30.SURRENDER BY TENANT AT END OF TERM

Upon the expiration or termination of the Term, Tenant shall peaceably surrender and deliver up the Demised Premises, with the Improvements then located thereon and the appurtenances thereto, into the possession and use of Landlord in good order, condition and repair, free and clear of all lettings and occupancies, and free and clear of all liens and encumbrances other than those existing on the date of this Lease and those, if any, created by Landlord or created with Landlord’s consent, without any payment or allowance whatever by Landlord on account of or for any Improvements erected or maintained on the Demised Premises at the time of the surrender, or for the contents thereof or appurtenances thereto. All fixtures, personal property and other belongings of Tenant or of any Occupancy Tenant or other occupant of space in the Demised Premises (collectively “Tenant’s Personal Property”) left upon the Demised Premises at the time of such surrender shall be deemed to have been abandoned by Tenant, or by such Occupancy Tenant or other occupant, as the case may be. Failure by Tenant to timely remove Tenant’s Personal Property shall immediately cause title in Tenant’s Personal Property to vest in Landlord and Landlord shall be permitted to dispose of Tenant’s Personal Property in whatever fashion Landlord deems appropriate in Landlord’s sole and absolute discretion, without compensation or liability to Tenant whatsoever. Landlord shall not be obligated to provide Tenant any written notice in connection with the disposal or sale of Tenant’s Personal Property following the expiration of the Term or termination of Tenant’s possession of the Demised Premises.

31.ENTIRE AGREEMENT; AMENDMENT

This Lease contains the entire agreement of the parties hereto with respect to the letting and hiring of the Demised Premises described above and this Lease may not be amended, modified, released, or discharged, in whole or in part, except by an instrument in writing signed by the parties hereto and their respective successors or assigns.

 

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32.FORCE MAJEURE.

If Landlord or Tenant shall be unable to fulfill their respective covenants by reason of lire, catastrophe, strikes, labor trouble, civil commotion, acts of God or the public enemy or any other cause beyond the reasonable control of such party (“Force Majeure”), then during the period of such Force Majeure neither party shall be deemed in default hereunder and to the extent possible such party shall upon expiration of the period of Farce Majeure diligently comply with their respective covenants in accordance with the terms of this Lease. Notwithstanding the foregoing, Force Majeure shall not excuse the timely payment of any sums due in accordance with the terms of this Lease except as may otherwise be set forth herein.

33.BROKER

33.1.Landlord and Tenant each represents and warrants one to the other that neither has employed any broker or finder, licensed or otherwise, or entered into any agreement for the payment of any fees, commissions, compensation or expense to any person, firm or corporation in connection with this Lease, except for The Blau & Berg Company (the “Broker”). Each party agrees to indemnify, defend and hold and save the other harmless from any breach of the foregoing representation. Landlord shall pay the commission to Broker pursuant to a separate agreement between Landlord and the Broker.

33.2.The terms of this Section and the representations herein shall survive the expiration or sooner termination of this Lease.

34.WAIVER OF TRIAL BY JURY.

To the extent permitted by law, Landlord and Tenant hereby waive trial by jury in any litigation brought by either of the parties hereto against the other on any matter arising out of or in any way connected with this Lease or the Demised Premises or the Building or the Improvements.

35.NO PARTNERSHIP

This Lease and any documents related thereto are intended to create only a landlord-tenant relationship between Landlord and Tenant. Landlord and Tenant acknowledge and agree that nothing contained in this Lease or in any such related documents shall be construed in any way as creating a partnership, joint venture, joint tenancy or tenancy in common between Landlord and Tenant for any purpose whatsoever.

36.HOLDING OVER

If Tenant shall remain in possession of the Demised Premises without Landlord’s express written consent after the expiration or termination of this Lease, then Tenant shall be deemed to be occupying the Demised Premises as a tenant from month-to-month, at 200% the Annual Basic Rent and Additional Rent in effect during the last Lease Year immediately preceding such hold-over and otherwise subject to all of the terms and conditions of this Lease including payment of Additional Rent, and Landlord may exercise any other remedies it has under this Lease or at law or in equity, including an action for wrongfully holding over. Tenant shall indemnify,

 

20


 

defend and hold Landlord harmless from any and all costs and expenses incurred by Landlord as a result of such holdover, including the claims of any succeeding tenant. The provisions of Section 36 shall survive lease termination.

37.RECORDING OF LEASE

It is understood between the parties hereto that this Lease will not be recorded. Any such attempted recording shall be deemed null and void and of no effect, and shall constitute a default hereunder.

38.FINANCIAL INFORMATION

Within thirty (30) days of the completion of each fiscal year, if requested by Landlord in writing, Tenant shall supply Landlord with commercially reasonable financial statements for the preceding fiscal year. Upon Tenant’s request, such statement shall be kept confidential but may be provided to any lender or prospective purchaser.

39.ABATEMENT OF RENT

Except as otherwise provided in this Lease, there shall be no abatement, diminution or reduction of Basic Rent, Operating Expenses or Additional Rent or other charges due to the Landlord by Tenant under any circumstances, including but not limited to, any inconvenience, discomfort, interruption of business or otherwise.

40.AUTHORIZATION TO SIGN.

40.1.Landlord represents and warrants that (i) each person executing this Lease on behalf of Landlord is duly authorized to execute and deliver this Lease on behalf of Landlord in accordance with the articles of organization or by-laws of Landlord and pursuant to a duly enacted resolution of Landlord no other consent is required in connection therewith; (ii) this Lease is valid and binding upon Landlord and enforceable against Landlord in accordance with its terms in the State of New Jersey; (iii) the execution and delivery of this Lease will not, with or without the passage of time, violate any other agreement, lease or mortgage by which Landlord is bound or by which Landlord’s property is encumbered; and (iv) Landlord is not a subsidiary or affiliate of any other corporation or, if it is a subsidiary or affiliate, Landlord’s parent, or its affiliates, have executed and delivered to Tenant simultaneously herewith an absolute guaranty of Landlord’s obligations hereunder; and (v) Landlord is a valid and existing entity in good standing in accordance with the laws of the State of New Jersey.

40.2.Tenant represents and warrants that (i) each person executing this Lease on behalf of Tenant is duly authorized to execute and deliver this Lease on behalf of Tenant in accordance with the articles of organization or by-laws of Tenant and pursuant to a duly enacted resolution of Tenant and no other consent is required in connection therewith; (ii) this Lease is valid and binding upon Tenant and enforceable against Tenant in accordance with its terms in the State of New Jersey; (iii) the execution and delivery of this Lease will not, with or without the passage of time, violate any other agreement by which Tenant is bound; (iv) Tenant is not a subsidiary or affiliate of any other corporation or, if it is a subsidiary or affiliate, Tenant’s parent, or its affiliates, have executed and delivered to Tenant simultaneously herewith an absolute guaranty of Tenant’s

 

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obligations hereunder; (v) Tenant is a valid and existing entity in good standing in accordance with the laws of the State of New Jersey; and (vi) Tenant has no operating agreement as of the date hereof.

[The remainder of this page intentionally left blank. Signatures follow on next page]

 

 

 

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IN WITNESS WHEREOF, the parties hereto have set their hands and seals as of the day and year first above written.

 

LANDLORD:

 

 

 

 

 

 

1230 MCCARTER HIGHWAY, LLC

 

 

By:

/s/ Timmy Markoglu

Name:

Timmy Markoglu

Title:

Member

 

 

TENANT:

 

 

 

 

CLIFFORD B. FINKLE, JR. INC.

 

 

 

 

By:

/s/ J. Finkle

Name:

J. Finkle

 

 

 

 

By:

 

Name:

 

 

 

Exhibit 10.117

 

STORAGE PARKING LEASE

This Agreement is made and entered in this 1st day of March, 2012, between Allen Robinson; of 8283 Brock Bridge Road, Laurel, MD. 20724, hereinafter referred to as “Lessor or Landlord” and John W. Ritter Trucking Incorporated / Matt Ritter, of 8271 Brock Bridge Road, hereinafter referred to as “Lessee or Tenant”.

WHEREAS, Lessor desires to lease to Lessee and Lessee desires to lease from Lessor the premises generally described as: Storage Parking Spaces L Thru Z (see attached diagram) located at 8283 Brock Bridge Road , Laurel, MD. 20724 it is herein agreed as follows:

1.Lessor hereby leases to Tenant, the premises described above for a term of five years beginning March 1st, 2012 and ending February 28th, 2017. Lessee will, after the five years tenancy, have (2) three year options to renew this lease under the existing terms and conditions. To enforce these options, Lessee must inform the Landlord of the Lessee’s intention to renew at least 90 days prior to the lease expiration.

2.Tenant agrees to pay the rent herein provided subject to the terms and conditions set forth herein.

3.Tenant shall pay to Landlord a monthly Rent of Three thousand dollars ($3,000.00) to be paid in advance on the first day of each month, to the address of Landlord as stated above or at such other address as Landlord may, from time to time, require. The Monthly Rent shall increase two percent (2%) on each anniversary of the Commencement Date during the term of this lease and any extension thereof. Payments per month schedule will be as follows:

Year 1: $3,000.00 Year 2: $3,060.00 Year 3: $3,121.20 Year 4: $3,183.63 Year 5: $3,247.30

4.Upon receiving any payment of the rent in cash, Lessor agrees to issue a receipt stating Tenants name, a description of the premises, the amount of rent paid, the date paid and the period for which rent is paid.

5.Lessor covenants that the leased premises are clean and that there exists no violation of any applicable building code, law or regulation.

6.Tenant agrees to use the premises exclusively for the storage of personal property, merchandise, supplies, Trucks, Trailers or other material owned by Tenant and for no other use without prior approval from Lessor.

7.Tenant understands and agrees that the use of electricity for food freezers, refrigerators and other appliances are not included.

8.Tenant agrees to keep the immediate premises in good order and to advise Lessor or his agent of any needed maintenance or repairs.

9.Tenant shall not store any items outside the storage area nor dispose of any trash outside the storage area other than in containers provided by Lessor.

 


 

10.Tenant shall not keep or have in or on the leased premises any article or thing which might be pronounced “hazardous” or “extra hazardous” by any responsible insurance company.

11.Tenant agrees not to commit a nuisance in or upon said premises so as to substantially interfere with the comfort or safety of occupants of adjacent buildings.

12.Lessor is not responsible for any loss or damage due to tire, theft, water, wind, hurricane or any cause whatsoever to the property of Tenant, nor is Lessor required to carry any insurance to cover same.

13.Tenant, at his own expense, shall obtain his own insurance to the property stored in said premises.

14.Tenant shall not sublease said premises without the written consent of Lessor.

15.Tenant may not make any alterations to the premises without the written consent of Lessor.

16.Lessor acknowledges that Tenant has made a security deposit in the amount of $2,500.00 to be used by Lessor at the termination of this lease for the cost of repairs, if any, to the premises caused by the intentional or negligent acts of Tenant.

17.Lessor agrees to return said security deposit to Tenant upon Tenants vacating the premises in a clean condition subject to the terms and conditions set forth herein.

18.Lessor shall have the right to enter said premises at any time to inspect same, to make repairs or to enforce this lease.

19.Tenant, at his own expense, may provide a suitable means of locking said premises, giving a key or combination to any locking device to Lessor so that he or his agent may affect entry for any of the purposes enumerated above.

20.Tenant agrees to pay to the Lessor, as additional rent, a late charge equal to five percent (5%) of such late payment for each month or portion thereof for which payment is due but unpaid for more than five (5) days.

21.Lessor and Tenant agree that this lease, when filled out and signed, is a binding legal obligation.

22.Lease constitutes the entire Agreement between the parties hereto.

 


 

IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the date first above written.

 

 

 

Lessor

 

 

Date

 

 

 

 

 

/s/ Matthew Ritter

Lessee

 

 

Date

 

 

Exhibit 10.118

 

 

FIRST AMENDMENT TO COMMERICAL LEASE AGREEMENT

 

THIS FIRST AMENDMENT ("Amendment") made as of the 4th day of February, 2021, to the Commercial Lease Agreement dated May 7, 2019, by and between Anne Arundel Development Group, LLC, ("Landlord"), and EVO Transportation, Inc. previously dba John W. Ritter Trucking, Inc. ("Tenant").

 

WJTNESSETH:

 

WHEREAS, the parties to the Lease desire to amend the Lease by this Amendment, TT IS HEREBY AGREED, in consideration of the premises herein, as follows:

 

1.

Paragraph 2 (Term/Renewal Term), is amended by extending the Lease Term to April 30, 2023. Tenant shall have the right to terminate the Lease on April 30, 2022, by providing Landlord with ninety (90) days' prior written notice. Landlord's termination rights in Paragraph 2 of the Lease remain unchanged.

 

2.

Paragraph 2 (Term/Renewal Term) the 5% annual Rent increase shall be reduce to a 2.5% annually Rent increase beginning May I, 2021.

 

3.

All other terms and conditions of the Lease, unless specifically modified by this Amendment, shall remain in full force and effect without modification.

IN WITNESS WHEREOF, the parties hereto have executed this Amendment on the day and year first above written.

 

 

ATTEST:

 

Anne Arundel Development Group, LLC

 

 

Landlord

 

 

 

 

 

 

 

 

 

 

By:

 

/s/ Berkeley M. Shervin

 

 

 

 

Berkeley M. Shervin

 

 

 

 

Managing Member

 

 

 

 

 

ATTEST:

 

EVO Transportation, Inc.

 

 

Tenant

 

 

 

 

 

 

 

 

 

 

 

 

By:

 

/s/ Matthew Ritter

 

 

 

 

Matthew Ritter

 

 

 

 

Deputy COO

 

 

 

 

 

Exhibit 10.119

 

LEASE

THIS LEASE (the "Lease") is entered into as of the 31st day of October 2019 by and between Ailanthus L.L.C., a Missouri limited liability company ("Landlord") and Evo Transportation and Energy Services, Inc., an Arizona corporation ("Tenant").  The addresses of Landlord and Tenant for the proposes of this Lease and all notices shall be as follows;

 

Landlord's Address:

Tenant's Address:

 

 

Ailanthus LLC

Evo Transportation & Energy Services, Inc.

11793 Missouri Bottom Road

8285 West Lake Pleasant Parkway

Hazelwood, MO 63042

Peoria, AZ 85382

 

In consideration of the rents, terms, provisions and covenants of this Lease, Landlord hereby leases unto Tenant and Tenant hereby accepts from Landlord, those certain premises described as 3,045 square feet of Office/Shop space mid approximately 17,415, square feet of outside storage space for trucks and trailers as shown hachured on Exhibit "A" attached hereto and made a pan hereof (hereinafter the "Premises"), located at 11785-11789 Missouri Bottom Road, Hazelwood, MO 63042 (the "Building"). The Building, together with the approximately 2.5 acre tract of land on which it is located (which land is outlined in red on said Exhibit "A") and all other improvements thereon are sometimes hereinafter collectively called the "Property". Yellow areas approximately designate truck and trailer parking. Green areas approximately designate personal vehicle parking. Blue areas approximately designate of space. Tenant accepts the premises, subject to all applicable Laws, and in its "as is, where is" condition as of the Commencement Date, with all faults. Except as expressly provided in this Lease, Tenant acknowledges that neither Landlord nor Landlords employees, brokers or anyone else acting on behalf of Landlord has made any representation or warranty as to the quality or condition of the Premises, the suitability of the Premises for the conduct of Tenant's business, or any other promise, representation or warranty whatsoever, mid Tenant waives any implied warranty that the Premises are suitable for Tenant's intended purposes. Tenant agrees that all improvements to the Premises that Tenant requires or desires to be made in connection with Tenant's use of the Premises shall be made by Tenant, at Tenant's sole cost and expense.

1.TERM.  Subject to the terms and conditions set forth herein, the term of this Lease shall continence on November 1, 2019 (the "Commencement Date") and shall end on October 31, 2021 (the "Termination Date"), unless modified, terminated or extended as provided herein.

2.RENT.

(a)Base Rent.  Tenant shall pay to Landlord as Base Rent beginning November 1, 2019, at Landlord's office at the address stated above, or such other place as may be designated from time to time by Landlord's notice, the following sums:

 

Years

Rent/S.F,

Annual Base Rent

Monthly Base Rent

1-2

Mixed

$21,141.00

$1,761.75

 


 

 

Base Rent is exclusively for interior office/shop space, including personal employee vehicle parking and shall be payable in advance without setoff or deduction whatsoever, and without notice from landlord in equal monthly payments as listed above, prorated for any partial month, promptly on the first day of every calendar month of the initial term.

(b)Late Charge.  If Tenant is delinquent in the payment of any monthly installment of Base Rent, Tenant's Pro Rata Share of Operating Expenses or any other sums due hereunder, and such sum is not received within five (5) days of the date when due, Tenant shall pay to Landlord on demand therefore by Landlord, a late charge equal to ten percent (10%) of such delinquent sum.  The provision for such late charge shall be in addition to all of Landlord's other rights and remedies hereunder and shall not be construed as a penalty or as limiting Landlord's remedies in any manner.

(c)Obligation to Pay Rent Independent from Landlord's Obligations.  The obligation of Tenant to pay Base Rent and other sums to landlord and the obligations of the Landlord under this Lease are independent obligations.  Tenant shall have no right at any time to abate, reduce or set off any Base Rent or other amounts due hereunder except as expressly provided in this Lease.  Tenant waives and releases all statutory liens and offset rights as to the payment of Base Rent and other amounts due front Tenant hereunder.

(d)Interest Rate.  If Tenant fails to pay any installment of Base Rent, Tenant's Pro Rata Share of Operating Expenses, or any other amount due from Tenant hereunder when due, such amount shall bear interest at the Interest Rate from the date when due until date when paid.  As used in this Lease, "Interest Rate" means the lesser of: eighteen percent (18%) per annum or the highest interest rate permitted by applicable law.

(e)Additional Rent.  In addition to the Base Rent specified in Subsection (a) above, Tenant agrees to pay as additional rent Tenant's Share (hereinafter defined) of (i) Taxes and Insurance (hereinafter defined) on the Properly, and (ii) Operating Expenses (hereinafter defined) with respect to the management and maintenance of the Properly, together with any and all other amounts due hereunder (the "Additional Rent").  The Base Rent and the Additional Rent are hereinafter sometimes collectively referred to as the "Rent".  Certain terms as used herein are hereby defined as follows:

(1)Tenant's Share:  Tenant's Share is agreed to be Fifty percent (50%) for snow removal and salting costs, Ninety percent (90%) for Parking lot repair and maintenance costs, Fifty percent (50%) for land taxes and Thirty-five (35%) for all other expenses.  For the purpose of calculating Tenant's Share, Taxes, Insurance and Operating Expenses shall be based on a calendar year, with appropriate proration for the first and last year of the term.

(2)Taxes and Insurance:  (i) All real estate taxes payable (adjusted after protest or litigation, if any) for any part of the term of this Lease, exclusive of penalties on the Property, (ii) any taxes which shall be levied in lieu of any such taxes on the gross rentals of the Property, (iii) any special assessments against the Property which shall be required to be paid during the calendar year in respect to which taxes are being determined, (iv) the expense of contesting the amount or validity of any such taxes, charges or assessments, such expense to be applicable to the period of the item contested, and (v) the cost of any insurance required to be carried by Landlord with respect to the Property as set forth in Section 9 hereof.

 

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(3)Operating Expenses:  Those expenses incurred or paid on behalf of Landlord (i) for the management, operation and maintenance of the Property, including reasonable management fees, trustee assessments and costs related to common areas of the Property which, in accordance with generally accepted accounting principles, ("GAAP") as applied to the operation, maintenance and management of properties similar to the Property, are properly chargeable to the management, operation and maintenance of the Property, and (ii) the cost, as reasonably amortized by Landlord, with interest at the rate of ten percent (10%) per annum on the unamortized amount, of any capital improvement made after completion of initial construction of the Building which reduces other Operating Expenses.  Landlord's failure to assess any increase in Operating Expenses for any one year shall not bar its claim to such increase in future Lease years.  Tenant does hereby acknowledge that its obligation to pay its Tenant Share of Operating Expenses shall be deemed additional rent and, in the event of non-payment thereof, Landlord shall have all the rights and remedies herein provided for in case of nonpayment of Base Rent.  Notwithstanding the foregoing, the amount charged to Tenant for such capital improvements shall not exceed Tenant's Share of the reduction in the Operating Expenses for the relevant year.

In order to provide for current payments on account of Taxes and Insurance above the Base Amount and Operating Expenses, Tenant agrees, at Land lord's request, to pay, as Additional Rent, Tenant's Share due for the ensuing twelve (12) months, as reasonably estimated by Landlord from time to time, in twelve (12) monthly installments, each in an amount equal to 1/12th of Tenant's Share so estimated by Landlord commencing on the first day of the month following the month in which Landlord notifies Tenant of amount of such estimated Tenant's Share.  If, as finally determined, Tenant’s Share shall be greater than or be less than the aggregate of all installments so paid on account to Landlord for such twelve (12) month period, then Tenant shall pay to Landlord the amount of such underpayment' or Landlord shall promptly reimburse Tenant for the amount of such overpayment, as the case may be.  It is the intention hereunder to estimate the amount of Taxes and Operating Expenses for each year and then to adjust such estimates in the following year based on actual Taxes and Operating Expenses incurred and/or paid by Landlord.  The obligation of Tenant with respect to the payment of Rent properly allocable to any period prior to the termination of this Lease shall survive the termination of this Lease.  Any payment, refund, or credit made pursuant to this Section 2(b) shall be made without prejudice to any right of Tenant to dispute the statement as provided in Section 2(d) hereinbelow, or of Landlord to correct any item(s) as billed pursuant to the provisions hereof.

(f)Upon receipt of Landlord's statement, which Landlord shall exercise reasonable diligence to provide to Tenant by March 31 of each year, Tenant does hereby covenant and agree to pay the Additional Rent pursuant to Section 2(b) above as and when the same shall become due and payable, without further demand therefor, and without any setoff or deduction whatsoever, except as expressly provided herein.  Failure to give such statement shall not constitute a waiver by landlord of its right to require payment of Additional Rent pursuant to the provisions hereof.

(g)No decrease in Taxes and Insurance and/or Operating Expenses shall reduce Tenant's Rent below the annual Base Rent set forth in Section 2(a) hereinabove.

3.USE OF THE PREMISES.  Tenant warrants and represents to Landlord that the Premises shall be used and occupied only as office/shop and truck and trailer outside storage.  Tenant shall occupy the Premises, conduct its business and control its employees, agents and invitees in such a

 

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manner as is lawful and reputable, and without creating any nuisance.  Tenant shall not permit any operation or use of the Premises which emits any noxious odor or matter which intrudes into other portions of the Building, or unreasonably interferes with, annoys or disturbs any other tenant in its normal business operations, or Landlord in its management of the Building.  Tenant shall neither permit any waste on the Premises, nor allow the Premises to be used in any way which would, in the reasonable opinion of Landlord, be extra hazardous on account of fire, or which would in any way increase or render void the fire insurance on the Building,

4.UTILITIES AND SERVICES.  The Premises shall be separately metered for gas, electric, and other utilities as feasible, all other utilities will be estimated and billed back to Tenant and Tenant shall be responsible for the cost of such utilities furnished to the Premises.  Tenant shall have the responsibility to furnish adequate heating and other services to tie Premises to prevent pipes from freezing or damage to occur to the Premises.

5.QUIET ENJOYMENT.  So long as Tenant shall observe and perform the covenants and agreements binding on it hereunder, Tenant shall, at all times during the term herein granted, peacefully and quietly have and enjoy possession of the Premises without any encumbrance and hindrance by, from or through Landlord, or anyone else lawfully claiming an interest in the Premises, subject, however, to the terms and conditions of this Lease.

6.CERTAIN RIGHTS RESERVED TO THE LANDLORD.  Landlord reserves the following rights to designate all sources furnishing sign painting and lettering used on the exterior of the Premises or the Building; to exhibit the Premises to prospective tenants during the last six (6) months of the term, and to any prospective purchaser, mortgagee or assignee of any mortgage on the Premises; at any time in the event of an emergency, and otherwise during reasonable business hours, to take any and all measures, including inspections, repairs, alterations, additions and improvements to the Premises or to the Building, as may be necessary for the safety, protection or preservation of the Premises or the Building or Landlord's interests, or as may be necessary in order to comply with all laws, orders and requirements of governmental or other authority.

7.ESTOPPEL CERTIFICATES.  Upon delivery of the Premises to Tenant, and thereafter within ten (10) days following the written request of Landlord, from time to time Tenant shall execute, acknowledge, and deliver to Landlord or to Landlord’s mortgagee, proposed mortgagee, land lessor or proposed purchaser of the Premises or any part thereof, an estoppel Certificate, which estoppel certificate shall state whether the Lease is in full force and effect and whether any changes may have been made to the original Lease; whether there are any defaults by Landlord and, if so, the nature of such default's; whether rent has been paid more than thirty (30) days in advance; disclose any security deposits, if any; and such other matters pertaining to the status of this Lease as Landlord may reasonably request.

8.INDEMNIFICATION BY TENANT.  Tenant hereby releases Landlord from any liability for any loss or damage of any kind or for any injury or death of persons or damage to property of Tenant or any other person from any cause whatsoever by reason of the use, occupancy or enjoyment of the Premises by Tenant or any person therein or holding under Tenant.  Tenant agrees to, and hereby does, indemnify, defend and save harmless Landlord, its agents and employees from all claims, actions, demands, damages, costs, expenses and liabilities whatsoever, including reasonable attorneys' fees, on account of any real or claimed loss, damage or liability occurring in

 

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or at the Premises, or arising out of the use, occupancy or enjoyment of the Premises, or any repairs or alterations which may be made to the Premises, Or occasioned in whole or in part by the act or omission of Tenant, its agents, contractors, employees or invitees, except to the extent directly attributable to the intentional misconduct or malfeasance of Landlord.

9.INSURANCE/RELEASE.

(a)Tenant agrees that from and after the date of delivery of the Premises from Landlord to Tenant and continuing throughout the term of this Lease, Tenant shall carry and maintain, at its sole cost and expense, general public liability insurance covering the Premises and Tenant's use thereof against claims for bodily injury or death and property damage occurring upon, in or about the Premises.  Such insurance shall have limits of not less than One Million Dollars ($1,000,000.00) for bodily injury or death or property damage arising out of any one occurrence and Two Million Dollars ($2,000,000.00) in the aggregate annually.  The insurance coverage required under this Section 9(a) shall, in addition, extend to any liability of Tenant arising out of the indemnities provided in Section 8 hereof.  All policies of insurance provided for in this Section 9(a) shall be issued in form reasonably acceptable to Landlord by insurance companies reasonably acceptable to Landlord and qualified to do business in Missouri.  Each policy described in this Section 9(a) shall name Ailanthus LLC, Willow Landscaping LLC, Theodore J. Bergman, and Carol A. Bergman, as additional Insured using an industry standard additional insured endorsement (Ailanthus LLC, Willow Landscaping LLC, Theodore J. Bergman, and Carol A. Bergman as additional insured); a certificate thereof shall be delivered to Landlord within fifteen (15) days after delivery of possession of the Premises to Tenant and thereafter within fifteen (15) days prior to the expiration of each policy; and shall be written as a primary policy which does not contribute to and is not in excess of coverage which Landlord may carry.  The insurance coverage required under this Section 9(a) may be a blanket policy covering the Premises and other properties leased or owned by Tenant.  Tenant shall, at all times during the term of this Lease, maintain in effect insurance coverage covering all personal property belonging to, leased by, or in the care or custody of Tenant, and located in the Premises or elsewhere on the Property in an amount not less than 100% of the full replacement costs, providing protection against perils that are covered under standard insurance practices within the classification of "all risk" property insurance, to include insurance against sprinkler damage, vandalism and malicious mischief.

(b)Subject to reimbursement of Tenant's Share of any increases in Taxes and Insurance as herein provided, Landlord shall maintain in effect at all times during the term of this Lease the following types of insurance coverage, in the amounts specified and, in the form, hereinafter provided for:

(i)Public Liability and Property Damage.  Landlord shall at all times during the term of this Lease carry and maintain General Public Liability Insurance covering the common areas of the Property of which the Premises is a part against claims for bodily injury or death or property damage occurring upon, in or about such areas.  Such insurance shall have limits of not less than One Million Dollars ($1,000,000.00) for bodily injury or death or property damage arising out of any one occurrence and Two Million Dollars ($2,000,000.00) in the aggregate annually.

 

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(ii)Real and Personal Property of Landlord.  Landlord shall at all times during the term of this Lease maintain in effect insurance coverage covering the Building of which the Premises constitutes a part (including exterior walls, leasehold improvements, downspouts, gutters and roof and excluding all fixtures and property required to be insured by Tenant pursuant to Section 9(a)) in an amount not less than one hundred percent (100%) of full replacement cost, providing protection against perils that are covered under standard insurance industry practices within the classification  of "All Risk" property insurance to include insurance against sprinkler damage, vandalism, malicious mischief, loss of rents not to exceed one (1) year, and such earthquake and flood coverage as Landlord deems appropriate.  Tenant shall reimburse Landlord for its pro rata share of such insurance costs in accordance with the provisions of Section 2.

(c)All personal property belonging to Tenant or any occupant of the Premises that is in or on any part of the Property shall be there at the risk of Tenant or such other person only, and Landlord, its agents and employees shall not be liable for any damage thereto or for the theft or misappropriation thereof, and Tenant hereby releases Landlord, its agents and employees from any and all liability for such loss or damage to the extent that such loss or damage is insured. Neither Landlord nor its agents or employees shall be liable for any damage or loss resulting from business interruption at the Premises arising out of or incident to the occurrence of any of the perils which can be covered by an "All Risk" business interruption policy, and Tenant does hereby expressly release Landlord, its agents and employees of and from any and all liability for such damages or loss.

(d)Each party hereby waives its rights against the other with respect to the property damage losses insured or required to be insured against by such party under this Section 9.  The policies required to be carried under this Section 9 s shall provide for waivers of any right of subrogation that the insurer of such party may acquire against the other party hereto with respect to any such losses.

10.HOLDING OVER.  Unless otherwise agreed to in writing by Landlord and 'Tenant, if Tenant retains possession of the Premises, or any part thereof, after the termination of the term, Tenant shall be deemed to be in default hereunder, and Landlord shall have any and all remedies provided for in this Lease, and at law or in equity; and in addition thereto, Tenant shall pay Landlord Rent at double the monthly rate in effect immediately prior to the termination of the term for the time Tenant thus remains in possession.  The provisions of this Section 10 do not exclude Landlord's right of re-entry or any other right hereunder.  No such holding over shall be deemed to constitute a renewal or extension of the term hereof.

11.ASSIGNMENT, SUBLETTING AND TRANSFERS.  Tenant shall not (a) assign, convey, mortgage, pledge, encumber or otherwise transfer (whether voluntarily or otherwise) this Lease or any interest under it; (b) allow any transfer thereof by operation of law; (c) sublet the Premises or any part thereof, or (d) permit the use or occupancy of the Premises or any part thereof by anyone other than Tenant without the prior written consent of Landlord, such consent not to be unreasonably withheld or delayed.  Landlord further agrees that it will not unreasonably withhold its consent to request by Tenant for a change in the permitted use of the Premises, whether for Tenant or for a sublessee or assignee of this Lease.  Notwithstanding the foregoing, Tenant shall have the right to assign this Lease or sublet all or any part of the Premises to its parent or a wholly owned subsidiary or a corporation which is wholly owned by the same corporation that wholly

 

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owns Tenant, or to a subsequent owner of the franchise, provided Tenant is not In default under this Lease; Tenant's right to make such assignment or subletting is conditioned on, and shall remain in effect only as long as the transferee maintains its relationship as a parent or wholly owned subsidiary of Tenant or wholly owned subsidiary of Tenant's parent; Landlord is promptly notified of such assignment or subletting; and such assignee assumes all of the obligations, of Tenant accruing under this Lease subsequent to such assignment and agrees to attorn to Landlord and recognize its obligations hereunder to Landlord.  Tenant shall remain fully liable as a primary obligor for all of the obligations of Tenant hereunder which accrue before and after any such assignment or subletting or franchise change.

12.TENANT IMPROVEMENTS.  Except to the extent specifically set forth on Exhibit "B" attached hereto and made a part hereof, the Premises are being provided to the Tenant in as-is condition and ready to continue occupancy.  The Tenant shall make perform all items listed in Exhibit "B" within 60 days of the initiation of the Lease.

13.RULES AND REGULATIONS.  Tenant agrees to comply with the following rules and regulations and with such reasonable modifications thereof and additions thereto as Landlord may hereafter from time to time make for the Building.  Landlord shall not be responsible for the non-observance by any other tenant of any of said rules and regulations, but Landlord will make a reasonable effort to enforce such rules and regulations against other tenants of the Building upon notice from Tenant of violations by other tenants.

(a)Tenant shall not display, inscribe, print, paint, maintain or affix on any place on or about the exterior of the Building any sign, notice, legend, direction, figure or advertisement, except in such color, size, place and materials, as shall first have been approved by Landlord.

(b)Tenant shall not make any structural alterations, improvements, or additions to the Premises without Landlord's advance written consent in each and every instance.  In the event Tenant desires to make any structural alterations, improvements or additions, Tenant shall first submit to Landlord plans and specifications therefor and obtain Landlord's written approval thereof prior to commencing any such work.  Any damage caused by or resulting front the removal or Tenant's office furniture, trade fixtures, inventory and office and professional equipment may be repaired by Landlord at Tenant's cost and expense,

(c)Tenant shall not without Landlord's consent install or operate any steam or internal combustion engine, boiler, machinery, in or about the Premises, or carry on any mechanical business therein, or use the Premises for housing accommodations or lodging or sleeping purposes, or do any cooking therein (except cooking for on-site employees of Tenant), or use any illumination other than electric light, or use or permit to be brought into the Building any explosives, radioactive materials or other articles deemed extra hazardous to life, limb or property.

(d)Any sidewalks, halls, passages, exits, entrances, elevators and stairways of the Building shall not be obstructed by Tenant or used for any purpose other than for ingress and egress from the Premises.

(e)Tenant shall not use, keep, generate, nor permit to be used, kept, generated or stored, any foul, noxious, toxic or hazardous gas, substance or material in, on or about the

 

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Premises, in any manner which would be in violation of any governmental laws, rules or regulations, and shall not permit or suffer the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Building by reason of noise, odors and/or vibrations, or interfere in any way with other tenants or those having business therein.  Tenant shall not use or permit the Premises to be used in any manner which would be detrimental to the safely or structure of the Premises, or any part thereof, or which would be in violation of any governmental laws, rules or regulations, nor shall any animals or birds be brought in or kept in or about the Premises, except properly secured guide animals. Tenant shall not cause or permit installation of any underground storage tanks on or under the Premises.  Tenant shall handle, store and dispose of toxic or hazardous waste, substances and materials, as defined by the Federal Resource Conservation and Recovery Act (RCRA), and any other federal, state or local laws as they presently exist and as they may be amended or supplemented from time to time, in strict accordance with RCRA and all such other federal, state and local laws and regulations applicable thereto as they presently exist and as they may be amended or supplemented front time to time.  Such handling, storage and disposal must be done incidental to Tenant's customary business and Tenant shall not derive revenue from this handling, storage or disposal.

(f)Tenant shall not overload any floor or other Building systems beyond the design criteria set forth in the plans and specifications for the Building.

(g)Tenant shall not carry on any activity or make any modifications to the Building which would result to a detriment to the fire insurance rating of the Building.

14.REPAIRS AND MAINTENANCE.

(a)Landlord Repairs and Maintenance.  Landlord shall be responsible for, at Landlord's expense, any replacement of or capital expenditures for the roof and maintenance or repairs to the foundation and the structural soundness of the exterior walls (excluding windows, window glass, and plate glass) throughout the term of ibis Lease.  Landlord's cost of maintaining the items set forth in the preceding sentence shall not be included as Operating Expenses.  Landlord shall also maintain the Property (other than the Premises) in good condition, pay the Taxes on the Property and provide common area maintenance services such as landscaping, removal of snow and debris and maintenance and lighting of the parking areas and sidewalks, routine annual maintenance of the roof, all subject, however, to reimbursement by Tenant of Tenant's Share of the cost thereof pursuant to Section 2.  Landlord shall not be liable to Tenant for any damage or inconvenience by reason of any failure of Landlord to promptly make repairs required of it unless Landlord fails to make reasonable efforts to perform such repairs, and such failure of Landlord materially and adversely affects Tenant's use of the Premises for its intended purposes.

(b)Tenant Repairs and Maintenance.  Tenant shall, at its sole cost and expense, maintain and repair all parts of the premises not required to be maintained by Landlord in good repair and condition, including, but not limited to, overhead door functionality and appearance including all trim and gaskets surrounding overhead doors, plumbing, heating, ventilating and air conditioning systems, pest control and extermination, and trash pick-up and removal.  Tenant shall repair and pay for any damage caused by any act or omission of Tenant or Tenant's agents, employees, invitees, licensees or visitors.  If the Premises are in a multi-occupancy building or project, Landlord reserves the right to perform, on behalf of Tenant, lawn maintenance and

 

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painting.  Tenant agrees to pay Landlord, as Additional Rent, Tenant's pro rata share of the cost of such services within ten (10) days front receipt of Landlord's invoice, and such amount shall be adjusted annually.  If Tenant fails to make the repairs or replacements promptly as required herein, Landlord may, at its option, make the repairs and replacements and the cost of such repairs and replacements shall be charged to Tenant as Additional Rent and shall become due and payable by Tenant within ten (l0) days from receipt of Landlord's invoice.  Costs incurred under this Section 14(b) are the total responsibility of Tenant and do not constitute Operating Expenses under Section 2(b)(3). Tenant is responsible for their own trash service, the receptacle to be located in a designated area.

(c)Governmental Regulations.  Tenant, at Tenant's expense, shall comply with all laws and ordinances, and all rules and regulations of all governmental authorities and of all insurance bodies at any time in force, applicable to the Premises or to Tenant's use thereof, provided that Tenant shall not hereby be under any obligation to comply with any law, ordinance, rule or regulation requiring any structural alteration of or in connection with the Premises, unless such alteration is required by reason of a condition which has been created by, or at the insistence of, Tenant, or is required by reason of a breach of any of Tenant's covenants and agreements hereunder.

(d)Return of Premises.  At the termination of this Lease, Tenant shall deliver the Premises to Landlord in as good condition as existed at the Commencement Date, ordinary wear and tear excepted.

(e)Maintenance Contract. Tenant shall, at its sole cost and expense, daring the term of this Lease, maintain a regularly scheduled preventative maintenance/service contract with a maintenance contractor or provide proof of such service for the servicing of all hot water, heating and air conditioning systems and equipment within the Premises.

15.UNTENANTABILITY.  If the Premises or the Building or any substantial part of either is damaged or destroyed by fire or other casualty, cause or condition whatsoever, such that the damage or destruction cannot be repaired within one hundred fifty (150) days, Landlord may, by written notice to Tenant given within thirty (30) days after such damage, terminate this Lease as to all the Premises covered by this Lease.  If the Premises are damaged or the access or use thereof is materially impaired by the damage, then Landlord's termination shall be effective as of the date of such damage; otherwise said termination shall be effective thirty (30) days after receipt of such notice by Tenant.  Landlord agrees to give notice (the "Repair Notice") to Tenant within twenty (20) days after Tenant notifies Landlord of any such fire or other casualty and requests a Repair Notice; the Repair Notice will state the time Landlord requires to repair and restore the Premises and/or Building and will contain either a promise by Landlord to complete the repairs and restoration within such time (subject to force majeure), or a statement by Landlord that it elects to terminate by reason of the damage not being repairable within one hundred fifty (150) days.  If the Repair Notice is not given by Landlord within the time required or does not contain a promise by Landlord to complete such repairs and restoration within the Required Time (as defined below), Tenant may terminate this Lease by written notice to Landlord provided that Tenant gives such notice within thirty (30)days after expiration of the twenty (20) day period specified above.  The "Required Time" means one hundred twenty (120) days with respect to any damage that renders thirty percent (30%) or less of the Premises unstable for the purposes contemplated herein and one

 

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hundred fifty (150) days for any other damage.  If Landlord fails to complete repairs and restoration within the time stated in the Repair Notice to Tenant other than as a result of force majeure, Tenant shall be entitled to terminate this Lease by written notice given to Landlord before the applicable repairs and restoration are complete; provided, however, that before terminating this Lease pursuant to this sentence, Tenant must first give Landlord at least fifteen (15) days notice of Tenant's intention to terminate. If within such fifteen (15) day period, Landlord completes the repairs and restoration required of it, Tenant shall have no further right to terminate this Lease pursuant to the preceding sentence.

Unless this Lease is terminated as hereinabove provided, Landlord shall proceed with due diligence to restore, repair and replace the Premises and Building to substantially the same condition as they were in as of the Commencement Date of this Lease and from and after the date of such damage until the date of completion of said repairs, replacements and restorations, a just proportion of Rent herein shall abate according to the extent the full use and enjoyment of the Premises are materially impaired by reason of such damage.  Landlord shall be under no duty to restore any alterations, improvements or additions made by Tenant.  Landlord's obligations under this Section shall be limited to the extent of insurance proceeds payable as a result of the casualty, cause or condition.

16.EMINENT DOMAIN.

(a)In the event that title to the whole or any part of the Premises shall be lawfully condemned or taken in any manner for any public or quasi-public use, this Lease and the term and estate hereby granted shall forthwith cease and terminate as of the date of vesting of title and Landlord shall be entitled to receive the entire award, Tenant hereby assigning to Landlord Tenant's interest therein, if any.  However, nothing herein shall be deemed to give Landlord any interest in or to require Tenant to assign to Landlord any award made to Tenant for the taking of personal property or fixtures belonging to Tenant or for the interruption of or damage to Tenant's business or for Tenant's moving expenses.

(b)In the event that title to a part of the Building other than the Premises shall be so condemned or taken, and the remainder of the Building is not reasonably capable of being restored to a complete architectural whole, Landlord or Tenant may terminate this Lease and the term and estate hereby granted by notifying the other party of such termination within sixty (60) days following the date of vesting of title, and this Lease and the term and estate hereby granted shall expire on the date specified in the notice of termination, not less than sixty (60) days after the giving of such notice, as fully and completely as if such date were the date hereinbefore set for the expiration of the term of this Lease, and the obligation of Tenant to pay Rent hereunder shall terminate as of such date.

(c)In the event of any condemnation or taking of any portion of the parking area of the Property, which does not result in a reduction of the parking spaces by more than ten percent (10%), the term of this Lease shall continue in full force and effect.  If more of the parking area is taken and Landlord does not elect by notice in writing to Tenant to replace such parking spaces in excess of ten percent (10%) with parking reasonably proximate to the spaces taken, either party shall have the right to terminate this Lease upon giving written notice to the other party within thirty (30) days of such taking.

 

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(d)For the purpose of this Section 16, a sale to a public or quasi-public authority under threat of condemnation shall constitute a vesting of title and shall be construed as a taking by such condemning authority.

17.LANDLORD'S REMEDIES.  All rights and remedies of Landlord herein enumerated shall be cumulative, and none shall exclude any other right or remedy allowed by law.  In addition to the other remedies in this Lease provided, Landlord shall be entitled to the restraint by injunction of the violation or attempted violation of any of the covenants, agreements or conditions of this Lease, and Landlord shall be entitled to recover all direct and consequential damages arising out of or caused by Tenant’s violation of any of the covenants, agreements or conditions of this Lease.

(a)If Tenant shall (i) apply for or consent to the appointment of a receiver, trustee or liquidator of Tenant or of all or a substantial part of its assets, (ii) file a voluntary petition in bankruptcy, (iii) make a general assignment for the benefit of creditors, (iv) file a petition or an answer seeking reorganization or arrangement with creditors or to take advantage of any insolvency law, or (v) file an answer admitting the material allegations of a petition filed against Tenant in any bankruptcy, reorganization or insolvency proceeding, or if an order, judgment or decree shall be entered by any court of competent jurisdiction adjudicating Tenant a bankrupt or insolvent or approving a petition seeking reorganization of Tenant or appointing a receiver, trustee or liquidator of Tenant or of all or a substantial part of its assets, then; in any of such events, Landlord may terminate this Lease by giving written notice to Tenant, and upon the giving of such notice the term of this Lease and all right, title and interest of Tenant hereunder shall expire as fully and completely as if that day were the date herein specifically fixed for the expiration of the term.

(b)If Tenant defaults in the payment of Rent and such default continues for ten (10) days after written notice to Tenant, or if Tenant defaults in the prompt and full performance of any other provision of this Lease, and if such other default continues for thirty (30) days after written notice, or if the leasehold interest of Tenant be levied upon under execution or be attached by process of law, then, and in any such event, Landlord may, at its election, either terminate this Lease and Tenant's right to possession of the Premises, or, without terminating this Lease re-enter the Premises and endeavor to relet the Premises.  Nothing herein shall relieve Tenant of any obligation, including the payment of Rent, as provided in this Lease.

(c)Upon any termination of this Lease, Tenant shall surrender possession and vacate the Premises immediately, and deliver possession thereof to Landlord, and Tenant hereby grants to Landlord full and free license to enter into and upon the Premises in such event and to repossess Landlord of the Premises as of Landlord's former estate, and to expel or remove Tenant and any others who may be occupying or within the Premises, and to remove any and all property therefrom, using such force as may be allowed by law, without being deemed in any manner guilty of trespass, eviction or forcible entry or detainer, and without relinquishing Landlord's right to Rent, or any other right given to Landlord hereunder or by operation of law.

(d)If Landlord elects, without terminating the Lease, to endeavor to relet the Premises, Landlord may, at Landlord's option, enter into the Premises, remove Tenant's signs and other evidence of tenancy, and take and hold possession thereof, without such entry and possession terminating the Lease or releasing Tenant, in whole or in part, from Tenant's obligation to pay the

 

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Rent hereunder for the full term as hereinafter provided.  Upon and after entry into possession without termination of the Lease, Landlord shall endeavor in good faith (but without being obligated to incur out of pocket costs as part of such endeavor) to relet the Premises for the account of Tenant to any person, firm or corporation other than Tenant for such rent, for such time and upon such terms as Landlord shall determine to be reasonable.  In any such case, Landlord may make repairs in or to the Premises as are necessary to restore the Premises to as good a condition as existed at the Commencement Dale of this Lease, and Tenant shall, upon demand, pay the cost thereof, together with Landlord's expenses of the reletting.  If the consideration collected by Landlord upon any such reletting for Tenant's account is not sufficient to pay monthly the full amount of the Rent reserved in this Lease, together with the cost of repairs and Landlord's expenses, Tenant shall pay to Landlord the amount of each monthly deficiency upon demand.  

(e)If Landlord elects to terminate this Lease pursuant to this Section 17, it being understood that Landlord may elect to terminate the Lease after and notwithstanding its election to terminate Tenant's right to possession provided in Section 17(b) above, Landlord shall forthwith upon such termination be entitled to recover an amount equal to the damages sustained by Landlord as a result of Tenant's default hereunder, and in addition thereto, an amount equal to the Rent provided in this Lease for the residue of the stated term hereof, less the current rental value of the Premises for the residue of the stated term.

(f)Any and all property which may be removed from the Premises by Landlord pursuant to the authority of the Lease or of law, to which Tenant is or may be entitled, may be handled, removed or stored by Landlord at the risk, cost and expense of Tenant and Landlord shall in no event be responsible for the value, preservation or safekeeping thereof.  Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all storage charges against such property so long as the same shall be in Landlord's possession or under Landlord's control.  Any such property of Tenant not removed from the Premises or retaken from storage by Tenant within thirty (30) days after the end of the term or of Tenant's right to possession of the Premises, however terminated, shall be conclusively deeded to have been forever abandoned by Tenant and either may be retained by Landlord as its property, or may be disposed of in such manner as Landlord may see fit.

18.SUBORDINATION OF LEASE.  This Lease is and shall be subject and subordinate to any and all mortgages, deeds of trust or land leases now existing upon or that may be hereafter placed upon the Premises, and to all advances made or to be made thereon, and all renewals, modifications, consolidations, replacements or extensions thereof, and the lien of any such mortgages, deeds of trust and land leases shall be superior to all rights hereby or hereunder vested in Tenant, to the full extent of all sums secured thereby; provided, however, that each such mortgage, deed of trust or land lease now or hereafter encumbering the Premises shall provide by its terms, or the holder of such mortgage or deed of trust, or the lessor under such land lease, shall by a separate agreement agree that, in the event of foreclosure of such mortgage or deed of trust, or the termination of such land lease by reason of default, Tenant shall remain undisturbed under this Lease so long as Tenant complies with all of the terms, obligations and conditions hereunder.  This provision shall be self-operative, and no further instrument of subordination shall be necessary to effectuate such subordination; and the recording of any such mortgage, deed of trust or land lease shall have preference and precedence and be superior and prior in lien to this Lease, irrespective of the date of recording.  In confirmation of such subordination, Tenant shall upon

 

12


 

request of Landlord or the holder of any such mortgage, deed of trust, or land lease, execute and deliver to Landlord within ten (10) days any instrument acknowledging such subordination that Landlord or such holder may reasonably request.  Tenant agrees to attorn to any person or entity who may acquire title to the Premises by way or transfer or foreclosure provided that such transferee or purchaser agrees to recognize Tenant's rights under the Lease so long as Tenant is not in default is any of its obligations hereunder.  Tenant shall also, within twenty (20) days after Landlords request, execute an attornment agreement evidencing the obligations of Tenant herein to attorn to such mortgagee in the event of a future succession of the rights of Landlord herein to any mortgagee, deed of trust holder or land lessor of the Premises.  In the event of any act or omission of Landlord constituting a default by Landlord, Tenant shall not exercise any remedy until Tenant has given Landlord and any mortgagee, deed of trust holder or land lessor of the Premises a prior thirty (30) day written notice of such act or omission and until a reasonable period of time to allow Landlord or the mortgagee, deed of trust holder or land lessor to remedy such act or omission shall have elapsed following the giving of such notice; provided, however, if such act or omission cannot, with due diligence and in good faith, be remedied within such thirty (30) day period, the Landlord and any mortgagee, deed of trust holder or land lessor shall be allowed such further period of time as may be reasonably necessary provided that it commences remedying the same with due diligence and in good faith within said thirty (30) day period.  Nothing herein contained shall be construed or interpreted as requiring any mortgagee, deed of trust holder or land lessor to remedy such act or omission.

19.COMMENCEMENT OF POSSESSION. If the Landlord shall be unable to give possession of the Premises on the date of the commencement of the term hereof because the Premises shall not be ready for occupancy, the Landlord shall not be subject to any liability for the failure to give possession on said date.  Under such circumstances, unless the delay is the fault of the Tenant, the Rent shall not commence until the Premises are ready for occupancy by the Tenant, and in such event, the beginning and termination dates of the term hereof shall be adjusted accordingly, which adjustment will be evidenced by an agreement signed by Landlord and Tenant setting forth the adjusted beginning and termination dates.  If, at Tenant's request the Landlord shall make the Premises available to Tenant prior to the date of commencement of the term for the purpose of decorating, furnishing, and equipping the Premises, the use or the Premises for such work shall not create a Landlord-Tenant relationship between the parties, nor constitute occupancy of the Premises within the meaning of the next sentence, but the provisions of Section 9 of this Lease shall apply.  If, with the consent of Landlord, the Tenant shall enter into occupancy of the Premises to do business therein prior to the commencement of the term, all provisions of this Lease, including but not limited to the date for expiration of the term hereof, shall apply and the Base Rent shall accrue and be payable at the first rate specified in Section 2(a) from the date of occupancy.

20.NOTICES AND CONSENTS.  All notices, demands, requests, consents or approvals which may or are required to be given by either party to the other shall be in writing and shall be given by personal delivery, by certified or registered mail, or by a nationally recognized overnight express delivery service (such as Federal Express), and shall be deemed to have been given and received on the date of delivery, if personally delivered; three (3) business days after a certified of registered letter containing such notice properly addressed, with postage prepaid, is deposited in the United States mail; or the business day following the date such notice is sent by nationally recognized overnight express delivery service marked for next day delivery, as aforesaid, to the

 

13


 

addresses set forth on page one (1) hereof, or at such other place as Landlord or Tenant may from time to time designate by notice to the other party.  All consents and approvals provided for herein must be in writing to be valid and addressed to the parties at the address set forth on page one (1) of this Lease.  If the term Tenant as used in this Lease refers to more than one person, any notice, consent, approval, request, bill, demand or statement, given as aforesaid to any one of such persons shall be deemed to have been duly given to Tenant.

21.NO PARTNERSHIP OR JOINT VENTURE.  This Lease shall create the relationship of lessor and lessee only between Landlord and Tenant.

22.INVALIDITY OF PARTICULAR PROVISIONS.  If any clause or provision of this Lease is or becomes illegal, invalid, or unenforceable because of present or future laws or any rule, decision, or regulation of any governmental body or entity, the intention of the parties hereto is that the remaining parts of this Lease shall not be affected thereby.

23.SIGNAGE.  Tenant shall be permitted to place its name upon the Building, upon and subject to the terms and conditions set forth on Exhibit "C" attached hereto and made a part hereof.  Tenant shall pay all costs associated with such signage.  All such signage must comply with all governmental rules and regulations and protective covenants now or anytime hereafter affecting the Premises.  Landlord shall have the right to approve the color of all such signage, such approval not to be unreasonably withheld or delayed.  Upon termination of this Lease, Tenant shall remove all such signage at its own cost and expense and shall restore any damage caused to the Building as a result of such signage or the removal thereof.

24.SPECIAL STIPULATIONS.

(a)The term "Landlord" as used in this Lease, so far as covenants or agreements on the part of Landlord are concerned, shall be limited to mean and include only the owner or owners of Landlord's interest in this Lease at the time in question, and in the event of any transfer or transfers of such interest Landlord herein named (and in case of any subsequent transfer, the then transferor) shall be automatically freed and relieved from and after the date of such transfer of all liability as respects the performance of any covenants or agreements on the part of Landlord contained in this Lease thereafter to be performed, that is each Landlord shall remain liable for any responsibilities incurred during its period of ownership, but not for any period prior to or after such ownership.  

(b)This Lease shall not be recorded by either party without the consent of the other.

(c)This Lease is the entire agreement of the parties.  There are no verbal representations, warranties, understandings, stipulations, agreements or promises pertaining to this Lease not contained herein, except for specific references herein to written and executed extrinsic documents, if any.  This Lease may not be altered, waived, amended or extended except by an instrument in writing signed by both parties hereto.

(d)In the absence of fraud, no person, firm or corporation, or the heirs, legal representatives, successors and assigns, respectively, thereof, executing this Lease as agent, trustee, general partner or in any other representative capacity shill ever be deemed or held individually liable hereunder for any reason or cause whatsoever.

 

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(e)Each provision hereof shall extend to and shall, as the case may require, bind and inure to the benefit of Landlord and Tenant and their respective heirs, legal representatives and permitted successors and assigns.

(f)This Lease has been executed in the State of Missouri, and the validity, construction and enforcement of this Lease shall be governed by the laws of the State of Missouri.

(g)In the event of a dispute between the parties with respect to this Lease which results in a lawsuit, then the failing party shall reimburse the prevailing party for its reasonable attorney's fees.

25.PARKING. Personal vehicle parking will be provided on the exterior parking lot in designated areas in green per Exhibit “A" and is included in the Base Rent.  Twenty-one (21) personal vehicle parking spots are included as part of this lease.  Tenant will incur additional charges on a monthly basis when, for more than 3 days within a month, consecutive or not consecutive days, more than twenty-one (21) personal vehicles are parked on the Property.  The rate will be $2.10 per square foot for a 21' x 9' parking stall.

Additional exterior parking for up to twenty (20) trucks and up to thirteen (13) tractor trailers will be provided in designated areas in yellow per Exhibit "A".  Tenant will incur additional rent for exterior parking at a rate of $2.10 per square foot when, for more than 3 days, consecutive or not consecutive days, trucks and trailers exceed the aforementioned limits. Approximate exterior space is 17,415 square feet, for a monthly rate of $3,047.63.

26.AUTHORITY/FINANCIAL INFORMATION.  Tenant represents and warrants that it is authorized to execute this Lease and that this Lease constitutes a valid and binding agreement between the parties.  Further, if Tenant is a corporation, upon the request of Landlord, Tenant shall furnish within ten (10) days a corporate resolution of its board of directors authorizing the execution of this Lease.

27.LANDLORD LIABILITY.  Tenant agrees that Tenant shall look solely to Landlord's interest in the Premises in the event of any default or breach by Landlord with respect to any of the terms and provisions of this Lease or any term implied in fact or in law on the part of Landlord to be performed or observed, and no other assets of Landlord shall be subject to levy, execution or other judicial process or award for the satisfaction of Tenant's claim.

28.ACT OF GOD OR FORCE MAJEURE.  Landlord or Tenant shall not be required to perform any covenant or obligation in this Lease, or be liable in damages, so long as the performance or non-performance of the covenant or obligation is delayed, caused or prevented by an act of god or force majeure or by the other party.  An "act of God" or "force majeure" is defined for purposes of this Lease as strikes, lockouts, sit-downs, material or labor restrictions by any governmental authority, unusual transportation delays, riots, floods, washouts, explosions, earthquakes, fire, storms, weather (including wet grounds or inclement weather which prevents construction), acts of the public enemy, wars, insurrections and any other cause not reasonably within the control of the party required to perform and which by the exercise of due diligence the patty required to perform is unable wholly or in part, to prevent or overcome.  The foregoing

 

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provisions of this Section 28 shall not apply, however, to Tenant's obligation to timely pay Rent or any other monies payable by Tenant under this Lease or comply with Section 9 hereof.

29.MECHANIC'S LIENS AND OTHER LIENS.

(a)Tenant shall not suffer or permit any mechanic's lien or other lien to be filed against the Premises, or any portion thereof, by reason of work, labor, skill, services, equipment or materials supplied or claimed to have been supplied to the Premises at the request of Tenant, or anyone holding the Premises, or any portion thereof, through or under Tenant.  If any such mechanic's lien or other lien shall at any time be filed against the Premises, or any portion thereof, Tenant shall cause the same to be discharged of record within thirty (30) days after the date of filing the same.  If Tenant shall fail to discharge such mechanic's lien or liens or other lien within such period, then, in addition to any other right or remedy of Landlord, Landlord may, but shall not be obligated to, discharge the same by paying to the claimant the amount claimed to be due or by procuring the discharge of such lien as to the Premises by deposit in the court having jurisdiction of such lien, the foreclosure thereof or other proceedings with respect thereto, of a cash sum sufficient to secure the discharge of the same, or by the deposit of a bond or other security with such court continuation and sufficient in form, content and amount to procure the discharge of such lien, or in such other manner as is now or may in the future be provided by present or future law for the discharge of such lien as a lien against the Premises.  Any amount paid by Landlord, or the value of any deposit so made by Landlord, together with all costs, fees and expenses in connection therewith (including reasonable attorney's fees of Landlord), together with interest thereon at a rate equal to the lesser of eighteen percent (18%) per annum or the highest lawful rate, shall be repaid by Tenant to Landlord on demand by Landlord and if unpaid may be treated as Additional Rent.  Tenant shall indemnify and defend Landlord against and save Landlord and the Premises, and any portion thereof, harmless from all losses, costs, damages, expenses, liabilities, suits, penalties, claims, demands and obligations, including, without limitation, reasonable attorney's fees resulting from the assertion, filing, foreclosure or oilier legal proceedings with respect to any such mechanic's lien or other liens.

All materialmen, contractors, artisans, mechanics, laborers and any other person now or hereafter furnishing any labor, services, materials, supplies or equipment to Tenant with respect to the Premises, or any portion thereof, are hereby charged with notice that they must look exclusively to Tenant to obtain payment for the same.  Notice is hereby given that Landlord shall not be liable for any labor, services, materials, supplies, skill, machinery, fixtures or equipment furnished or to be finished to Tenant upon credit, and that no mechanic's lien or other lien for any such labor, services, materials, supplies, machinery, fixtures or equipment shall attach to or affect the estate or interest of Landlord in and to the Premises, or any portion thereof.

(b)The provisions of Section 29(a) above shall not apply to any mechanic's lien or other lien for labor, services, materials, supplies, machinery, fixtures or equipment furnished to the Premises in the performance of Landlord's obligations to construct the Building required by the provisions of Section 12 hereof, and Landlord does hereby agree to indemnify and defend Tenant against and save Tenant and the Premises, and any portion thereof, harmless from all losses, costs, damages, expenses, liabilities and obligations, including, without limitation, reasonable attorney’s fees resulting from the assertion, filing, foreclosure or other legal proceedings with respect to any such mechanic's lien or other lien.

 

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(c)Tenant shall not create, permit or suffer, and shall promptly discharge and satisfy of record, any other lien, encumbrance, charge, security interest, or other right or interest which shall be or become a lien, encumbrance, charge or security interest upon the Premises, or any portion thereof, or the income therefrom, or on the interest of Landlord or Tenant in the Premises, or any portion thereof, save and except for those liens, encumbrances, charge's, security interests, or other rights or interests consented to, in writing, by Landlord, or those mortgages, assignments of rents, assignments of leases and other mortgage documentation placed thereon by Landlord in financing the Premises.

30.BROKERS.  Each party hereto represents that it has not had any dealings with any real estate broker, finder or other person with respect to this Lease, and each party shall hold harmless the other from all damages or claims that may be asserted by any broker, finder or other person with whom the indemnifying party has purportedly dealt with respect to this Lease.

31.PERMITS.  Tenant shall be responsible for obtaining required business license and initial occupancy permits, if any.  Thereafter, Tenant shall, at its own expense, procure each and every permit, license, certificate, or other authorization and any renewals, extensions, or continuances of the same required in connection with the Premises or required in connection with its lawful and proper use.  Landlord, at Tenant's request, agrees to join in and consent to any application by Tenant to any governmental authority for such permits, so long as they are in accordance with the authorized use of the Premises hereunder.  Neither a failure on the part of Tenant to procure such permit, license, certificate or other authorization, nor the revocation of same, shall in any way affect the liability of Tenant for the payment of Rent nor the performance of the other terms and conditions of this Lease herein contained on Tenant's part to be observed and performed.  Notwithstanding the prior paragraph, if Tenant cannot obtain a business license for Premises due to no fault of Tenant, the Lease shall be null and void.

32.SECURITY DEPOSIT

Tenant has deposited with Landlord the sum of One Thousand Five Hundred and 00/100 Dollars ($1,500.00) as security for the full and faithful performance of every provision of this lease to be performed by Tenant.  If Tenant defaults with respect to any provision of this lease, including but not limited to the provisions relating to the payment of Rent, Landlord may use, apply or retain all or any part of this security deposit for the payment of any Rent or any other sum in default or for the payment of any other amount which Landlord may spend or become obligated to spend by reason of Tenant's default, or to compensate Landlord for any other loss, cost or damage which Landlord may suffer by reason of Tenant's default.  If any portion of said deposit is so used or applied, Tenant shall, within five (5) days after written demand therefore, deposit cash with Landlord in an amount sufficient to restore the security deposit to its original amount and Tenant's failure to do so shall be a breach of this lease.  Landlord shall not, unless otherwise required by law, be required to keep this security deposit separate from its general funds, nor pay interest to Tenant. If Landlord is, required to maintain said deposit in an interest-bearing account, Landlord will retain the maximum amount permitted under applicable law as a bookkeeping and administrative charge.  If Tenant shall fully and faithfully perform every provision of this lease to be performed by it, the security deposit or any balance thereof shall be returned to Tenant (or, at Landlord's option, to the last transferee of Tenant's interest hereunder) at the expiration of the lease

 

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term and upon Tenant's vacation of the Premises.  In the event the Building is sold, the security deposit will be transferred to the new owner.

33.EXHIBITS.  Exhibits "A", "B", and "C" are attached hereto and made a part hereof.

34.VIDEO SURVEILLANCE CAMERAS

The Tenant shall be given access to on site video surveillance cameras by the Landlord.  The cost per month is $60.00.  The Tenant shall be responsible for its own internal security against any unauthorized access into its computer systems that may occur through the video surveillance camera software or any other means.  Tenant agrees to, and hereby does, indemnify, defend and save harmless Landlord, its officers, members, agents and employees from all claims, actions, demands, damages, costs, expenses amid liabilities whatsoever, including reasonable attorneys' fees, on account of any real or claimed loss, damage or liability occurring in or at the Premises or remotely, arising out of the Use of the Video Surveillance Cameras, including but limited to, any authorized or unauthorized access to the Video Surveillance Cameras. The Landlord shall be responsible for any normal "wear and tear" repairs to the cameras or any part of the system.  However, the Tenant shall be liable for any damages caused by the Tenant to the cameras or any component of the system, and the Landlord shall be reimbursed by the Tenant for repairs needed and caused by the Tenant,

IN WITNESS WHEREOF, Landlord and Tenant have respectively executed this Lease as of the day and year first above written.

 

TENANT

 

LANDLORD

 

 

 

EVO Transportation & Energy Services, Inc.

 

Ailanthus L.L.C.

 

 

 

 

 

 

/s/ Damon Cuzick

 

/s/ Theodore J. Bergman

 

 

Theodore J. Bergman

Managing Member

 

Routine correspondence to be made to the following acting agents:

 

Ailanthus L.L.C.:

Theodore J. Bergman

tedb@willowlandscapingllc.com

Cell phone 314-575-3303

 

Evo Transportation & Energy Services, Inc

 

Damon Cuzick

dc@evotransinc.com

602-790-8971

 

 

 

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EXHIBIT "A"

 

 

 

 


 

 

EXHIBIT "B"

THIS EXHIBIT B is attached to and forms a part of a certain lease dated October 31, 2019 between Ailanthus L.L.C., as Landlord, and Evo Transportation & Energy Services, Inc., as Tenant.

WORK TO BE DONE IN/ON THE PREMISES

The Tenant agrees that, subject to delays due to causes beyond the Tenant's control, it will, at its own expense, do the following Building Standard Work:

 

1.

Paint inside area of offices.

 

2.

Repair all exterior and interior damage/oil stains or other stains to walls, doors and fixtures, including damages to exterior overhead doors and door framing from vehicular or trailer damage.

 

3.

Install new flouring as per walk thru and approval of Landlord as prepared by Michaels Flooring in proposals dated 05/06/2019.  

Any changes to Tenant's layout and interior design, if applicable, shall be prepared by Tenant at Tenant's expense and presented to the Landlord for approval.

 

 

 


 

 

EXHIBIT "C"

(Signage - terms and conditions)

Tenant is permitted one (1) sign on the exterior of the building subject to the reasonable approval of Landlord which sign shall be in compliance with applicable codes for the City Hazelwood/St. Louis County building codes and ordinances.

 

Exhibit 10.120

 

ASSIGNMENT, ASSUMPTION AND
CONSENT TO ASSIGNMENT OF LEASE AND SUBLEASES

THIS AGREEMENT is made the 26th day of May, 2021 (the “Effective Date”), by and among HP Lumina, LLC, a Texas limited liability company (“Landlord”), Atlantic Postal Services, Inc., a Delaware corporation (“Assignor”) and EVO Transportation & Energy Services, Inc., a Delaware corporation (“Assignee”).

RECITALS:

A.Assignor currently leases from Landlord certain space (the “Premises”) located at 9400 Sprinkle Road, Austin, TX 78754 (the “Property”) pursuant to that certain Master Lease dated as of April 26, 2015 between Edwards Mail Service, Inc., a Texas corporation (“Edwards”), and Landlord (as amended and assigned to Assignor pursuant to that certain Agreement to (A) Assign and Assume Master Lease, (B) Modify Master Lease (C) Assign and Assume Subleases and (D) Resolve Unpaid Lease Payment dated October 4, 2018 among Landlord, Assignor, and Edwards (the “2018 Assignment”), the “Lease”), a true and complete copy of which is attached hereto.

B.Assignor and Assignee have agreed that Assignor should assign, transfer, and deliver to the Assignee, and the Assignee has agreed to acquire and accepts, all of the Assignor’s right, title and interest in and to the Lease.

C.Edwards, by way of the authority granted by the Lease, and Man Logistics, LLC dba Keep Austin Moving, entered into that certain Commercial Lease concerning property located at 9318 Sprinkle Road, Suite A, Austin, TX 78754, with a commencement date of June 1, 2016 (“Sublease A”).

D.Edwards, by way of assignment to Edwards from Landlord, became the sub-landlord under that certain Commercial Lease with Garland Insulating, Inc., a Texas limited partnership, as “Tenant” concerning property located at 9318 Sprinkle Road, Suite B, Austin, TX 78754, with a commencement date of May 1, 2015 (“Subleases B”).

E.Edwards, by way of the authority granted by the Lease, and TexBox, LLC, a Texas limited liability company, entered into that certain Commercial Lease concerning certain property located at 9318 Sprinkle Road, Suite A, Austin, TX 78754, with a commencement date of April 12, 2015 (“Sublease C” and collectively with Sublease A and Sublease B, the “Subleases”).

F.Pursuant to the 2018 Assignment, Edwards agreed to assign, transfer, and deliver to Assignor, and Assignor agreed to acquire and accept, all of Edwards’s right, title and interest in, and obligations pursuant to, the Subleases.

G.Assignor and Assignee have agreed that Assignor should assign, transfer, and deliver to the Assignee, and the Assignee has agreed to acquire and accepts, all of the Assignor’s right, title and interest in and to the Subleases.

 


 

NOW, THEREFORE, in consideration of the mutual promises set forth herein, the sufficiency of which are hereby acknowledged, the parties agree as follows:

1.Assignment of Lease and Subleases. Assignor hereby conveys and assigns to Assignee from and after the Effective Date hereof all of Assignor’s right, title and interest in, to and under the Lease and the Subleases, subject to the provisions thereof. Assignee hereby assumes and agrees to be bound by all of Assignor’s obligations under the Lease and the Subleases from and after the Effective Date hereof (but not prior to).

2.Consent to Assignment. Landlord hereby consents to the foregoing assignment and assumption and confirms that the Lease is in full force and effect and that there is no breach or default on the part of Assignor now existing or as a consequence of the foregoing assignment and assumption. Landlord agrees to release all obligations and covenants of the Assignor under the Lease from the date hereof.

3.Representations. Assignor hereby represents and warrants to Assignee as follows: (a) Assignor is in compliance in all material respects with the terms and conditions of the Lease and the Subleases; (b) Landlord is in compliance in all material respects with the terms and conditions of the Lease, and the subtenants under the Subleases are in compliance in all material respects with the terms and conditions of the Subleases; (c) neither the Lease nor the Subleases have been amended or modified in any manner as of the date hereof except as described herein; (d) neither Landlord nor Assignor are in default of any of their respective obligations under the Lease, and no event has occurred which, with the passage of time or the giving of notice, or both, would constitute a default by either Landlord or Assignor thereunder, (e) neither any subtenant nor Assignor are in default of any of their respective obligations under the Subleases, and no event has occurred which, with the passage of time or the giving of notice, or both, would constitute a default by either any subtenant or Assignor thereunder (f) the Lease and the Subleases are in full force and effect and Assignor has full right and power to assign both the Lease and the Subleases, and (g) there is no assignment (collateral or absolute) of Assignor’s interest under the Lease or the Subleases and no further lease or sublease of the Premises is now in effect, and that, subject to the terms of the Lease and the Subleases, Assignor is the sole and lawful owner and holder of the Lease and the Subleases and the other items assigned and conveyed to Assignee hereunder, and all of such property is unencumbered. Landlord hereby represents and warrants to Assignee that, to the best of its knowledge (a) Assignor and Landlord are in compliance in all material respects with the terms and conditions of the Lease, (b) the Lease has not been amended or modified in any manner as of the date hereof except as described herein, (c) neither Landlord nor Assignor are in default of any of their respective obligations under the Lease, and no event has occurred which, with the passage of time or the giving of notice, or both, would constitute a default by either Landlord or Assignor thereunder, (d) the Lease is in full force and effect and Assignor has full right and power to assign the Lease.

4.Liability.

a.It is specifically agreed that Assignee shall be responsible to Landlord under the Lease for the discharge and performance of any and all duties and obligations to be performed and/or discharged by the tenant under the Lease arising from and after (but not prior to) the Effective Date. Landlord acknowledges that Assignee is only assuming

 

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liabilities and obligations accruing under the Lease from and after the Effective Date and that Assignor remains responsible for all liabilities and obligations accruing under the Lease prior to the Effective Date.

b.It is specifically agreed that Assignor shall remain fully liable to Landlord for the performance of all of the terms, covenants and conditions to be performed and/or discharged by the tenant under the Lease arising prior to (but not from and after) the Effective Date, and Assignor hereby agrees to save, defend, indemnify and hold harmless Assignee from and against any and all demands, claims, causes of action, actions, losses, liabilities, obligations, costs and expenses (including reasonable attorneys’ fees and court costs) arising or accruing as a result of Assignor’s failure to discharge or perform the terms, covenants and conditions to be performed and/or discharged by the tenant under the Lease or the Subleases arising prior to (but not from and after) the Effective Date.

5.Correspondence. Assignor and Assignee each shall notify the other within ten (10) days of receipt of any written claims or demands against such other party related to the Lease and/or the Subleases and provide the other party with copies of all correspondence and documentation related to same.

6.Modifications to Lease. Landlord and Assignee hereby agreed to modify the Lease as follows:

a.Article I, Section 1.01(f) of the Lease is hereby amended to read as follows: 2075 W Pinnacle Peak Rd. Suite 130, Phoenix, AZ 85027, Telephone: 480-591-4393, Email: Tom.Abood@evotransinc.com, with any notices to Tenant being copied to Scott Wheeler, CAO, Email: scott.wheeler@evotransinc.com.

b.Article I, Section 1.01(p) of the Lease is hereby amended and replaced to read as follows: Prepaid Rental (to be applied to first month’s rent): None.

7.Heirs, Assigns and Successors. This Agreement is binding upon and inures to the benefit of the heirs, assigns and successors in interest to the parties.

8.Acknowledgement of Understanding and Authority. The parties declare that they have read this Agreement, discussed it with their attorneys, and fully understand its terms; that they have not relied upon or received any representations, statements of fact, or promises from any other party or any other party’s counsel, consultants, or agents, other than the promises set forth herein; and that the persons executing this Agreement in their representative capacities as officers of the signatory party have full authority to do so.

9.Entire Agreement. The foregoing constitutes the entire agreement between the parties and may be modified only by a writing signed by all parties. The Lease and Subleases shall remain in effect and unchanged except as expressly provided herein.

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IN WITNESS WHEREOF, the parties have executed this Agreement as of the date set forth above.

 

LANDLORD

 

 

 

HP LUMINA, LLC

 

 

 

 

 

 

By:

 

Qiuying Han

Its:

 

Qiuying Han

 

 

 

 

 

 

ASSIGNOR

 

 

 

ATLANTIC POSTAL SERVICES, INC.

 

 

 

 

 

 

By:

 

/s/ Paul Waters

Its:

 

Corporate Counsel

 

 

 

 

 

 

ASSIGNEE

 

 

 

EVO TRANSPORTATION & ENERGY SERVICES, INC.

 

 

 

 

 

 

By:

 

/s/ R. Scott Wheeler

Its:

 

Chief Administrative Officer

 

 

[Signature Page to Assignment, Assumption and Consent to Assignment of Lease and Subleases]

Exhibit 10.121

 

LEASE AGREEMENT

 

ARTICLE 1

 

 

1.01.

Summary of Basic Lease Provisions. When used herein, the following terms shall have the indicated meanings:

 

a.

Date of Lease:

April 26, 2015

 

 

 

b.

Landlord:

HP LUMINA, LLC, a Texas limited liability company

 

 

 

c.

Address of Landlord:

c/o HP Lumina, LLC a Texas Limited Liability Company

 

 

P.O. Box 260081, Plano, TX 75026

 

 

TEL: (469) 939-7120

 

 

EMAIL: drsamgao@yahoo.com

 

 

ATTN: Sam Gao

 

d.

Project: An industrial business park located upon the real property described on Exhibit “A”, in Austin, Travis County, Texas together with such additions and extensions as Landlord may from time to time designate as included within the Project.

 

e.

Tenant:

EDWARDS MAIL SERVICE, INC., a Texas corporation

 

 

 

f.

Tenant’s Address:

420 Erskine Street

 

 

Lubbock, Texas 79404

 

 

TEL: (806) 744-8577

 

 

EMAIL: ems.ce@sbcglobal.net

 

 

ATTN: Chuck Edwards

 

 

 

 

 

with any notices to Tenant being copied to Wade Smith of Colliers International at wade.smith@colliers.com

 

g.

Tenant’s Trade Name:Edwards Mail Service

 

h.

Premises: A building consisting of an area of approximately 27,586 square feet, located at the Project, as shown on Exhibit “B” attached hereto.

 

i.

Address of Premises: 9400 Sprinkle Road, Austin, Texas

 

j.

Permitted Use: Industrial and warehouse use related to mail services and for no other purpose.

 

k.

Lease Term: Seven (7) years, unless sooner terminated in accordance with the provisions hereinafter set forth.

 

 


 

 

l.

Commencement Date: April 26, 2015. (Notwithstanding anything to the contrary, the Commencement Date shall be updated to reflect the date of closing on the Landlord Purchase Contract, as defined below. Accordingly, the Expiration Date and all other applicable dates shall be adjusted, as appropriate.)

 

m.

Expiration Date: April 30, 2022, unless sooner terminated in accordance with the provisions hereinafter set forth.

 

n.

Prior Lease: Tenant acknowledges that, prior to the date of the Lease, it was leasing 6,000 square feet of the Premises through that certain Texas Association of Realtors Commercial Lease by and between Tenant and Wayne March, James Geister, and Sprinkle Road Business Park (collectively, the “Seller”), the predecessor of Landlord (the “Prior Lease”). Landlord has a contract with Seller to acquire ownership of the Project (the “Landlord Purchase Contract”). Accordingly, upon the full execution of this Lease and Landlord’s successful closing on the acquisition of the Project, the Prior Lease shall be deemed automatically terminated and of no further force nor effect. In addition, upon the full execution of this Lease, Landlord shall return to Taurean East, LLC (as Tenant’s affiliate), all earnest money deposits paid by Taurean East, LLC, to Seller in relation to the Landlord Purchase Contract.

 

NOTWITHSTANDING ANYTHING TO THE CONTRARY, THIS LEASE SHALL BE EXPRESSLY CONDITIONED UPON THE CLOSING OF THE LANDLORD PURCHASE CONTRACT. IN THE EVENT OF AN EXTENSION OF THE CLOSING DATE IN THE LANDLORD PURCHASE CONTRACT, THE COMMENCEMENT DATE OF THIS LEASE (AND ALL OTHER ASSOCIATED DATES) SHALL BE AUTOMATICALLY BE EXTENDED AS WELL. FURTHERMORE, IN THE EVENT THAT THE LANDLORD PURCHASE CONTRACT IS TERMINATED FOR ANY REASON, THIS LEASE SHALL AUTOMATICALLY TERMINATE AND HOLD NO FURTHER FORCE NOR EFFECT.

 

o.

Security Deposit: $16,700.00 (which will be satisfied by (i) the existing $6,700.00 security deposit that Tenant deposited with Seller under the Prior Lease, which security deposit will be transferred by Seller to Landlord at the closing on the acquisition of the Project by Landlord and (ii) an additional $10,000.00 to be deposited with Landlord either as a transfer from Taurean East, LLC, or directly from Tenant).

 

p.

Prepaid Rental (to be applied to first month’s rent): NONE

 

q.

Project Rentable Area: Presently comprises approximately 27,586 square feet of rentable area subject to expansion by the construction of additional buildings or the reduction of rentable area, if any, in the Project.

 

 

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r.

Monthly Rent:

 

From the Commencement Date through the end of the TWENTY-FOURTH (24th)  full calendar month following the Commencement Date (being through April 30, 2017), the Monthly Rent shall be $15,000.00 per month;

 

For the next TWENTY-FOUR (24) months (the Third and Fourth Lease Years - being through April 30, 2019), the Monthly Rent shall be $15,250.00 per month; and

 

For the next THIRTY SIX (36) months (the Fifth, Sixth and Seventh Lease Years - being through April 30, 2022), the Monthly Rent shall be $15,500.00 per month.

 

Until Tenant receives written notice with different instructions from the Landlord, Tenant shall make all checks payable to HP Lumina, LLC, and have them delivered to the Landlord’s address above on or before the 10th day of each month.

 

s.

Monthly Estimated Common Area Maintenance Charge: Initially estimated at $2,000.00 per month; Tenant shall be responsible for the direct payment of all Common Area Maintenance Charges for the Project starting on the Commencement Date (and no such payment will be made to Landlord unless Tenant is in an Event of Default).

 

Monthly Estimated Taxes and Insurance Premiums: Initially estimated at $4,458.33 per month; Tenant shall be responsible for the direct payment of all Taxes and Insurance Premiums for the Project starting on the Commencement Date (and no such payment will be made to Landlord unless Tenant is in an Event of Default). To this end, Landlord agrees to promptly forward any property tax statements and invoices received in connection with the Project to Tenant and that Tenant shall not be liable for any payments for which Landlord does not timely forward the applicable invoice or statement to Tenant.

 

t.

Miscellaneous: Tenant shall be responsible for the direct payment of all water/sewer and other utility changes starting on the Commencement Date for the Project (and no such payment will be made to Landlord unless Tenant is in an Event of Default).

 

u.

Guarantor(s) (jointly and severally, if more than one): Le-Mar Holdings, Inc., a Texas corporation, and Chuck Edwards, an individual (as further provided for in the Guaranty attached hereto as Exhibit F).

 

v.

Brokers: RFR COMMERCIAL represents Landlord in this transaction (“Landlord’s Broker”). COLLIERS INTERNATIONAL represents Tenant in this transaction (“Tenant’s Broker”). Tenant represents and warrants that, other than Tenant’s Broker, no other broker has represented Tenant with regard to this Lease. Tenant hereby agrees to indemnify, defend and hold Landlord harmless from all claims arising out of or resulting from any dealings between Tenant and Tenant’s Broker and any other broker or finder besides Tenant’s Broker. Landlord represents and warrants that, other than Landlord’s Broker, no other broker has represented Landlord with regard to this Lease. Landlord hereby agrees to indemnify, defend and hold Tenant harmless from all claims arising out of or resulting

 

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from any dealings between Landlord and Landlord’s Broker and any other broker or finder besides Landlord’s Broker.

 

In the event of any conflict between any Summary of Basic Lease Provisions on the one hand and the balance of this Lease on the other, the latter shall control. Each of the foregoing basic lease provisions and defined terms shall be construed in conjunction with the references thereto contained in the other provisions of this Lease and shall be limited by such other provisions. Each reference in this Lease to any of the foregoing basic lease provisions and defined terms shall be construed to incorporate each term set forth above under such basic lease provision or defined term.

 

1.02.PREMISES. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, for the rent and other charges and subject to the provisions of this Lease, the Project described in Section 1.01(d) hereof, including the Premises described in Section 1.01(h) hereof.

 

1.03.ACCEPTANCE OF PREMISES. By occupying the Premises, Tenant shall be deemed to have accepted the same, AS IS AND WITH ALL FAULTS, and to have acknowledged that the same comply fully with Landlord’s covenants and obligations hereunder. Accordingly, Landlord is not required to provide any construction improvements prior to delivery of the Premises. FURTHERMORE, LANDLORD MAKES NO WARRANTIES OR REPRESENTATIONS, AND TENANT ACKNOWLEDGES THAT NEITHER LANDLORD, NOR ITS AGENTS, EMPLOYEES, OR OTHERS ACTING UNDER IT, HAVE MADE ANY WARRANTIES OR REPRESENTATIONS, CONCERNING THE CONDITION OF THE PREMISES AND/OR PROJECT, THE SUITABILITY OF THE PREMISES AND/OR PROJECT OR ITS INTENDED USE, NOR ANY WARRANTIES REGARDING HABITABILITY, MERCHANTABILITY, OR FEASIBILITY OF THE PREMISES, ANY PREDICTIONS OF INCOME RELATING TO THE PREMISES, ITS ENVIRONMENTAL, PHYSICAL, STRUCTURAL, GEOPHYSICAL, OR OTHER CONDITION, AND TENANT HEREBY ACKNOWLEDGES AND AGREES THAT IT IS TAKING THE PREMISES ON AND “AS-IS” “WHERE-IS” “WITH ALL FAULTS” BASIS. TENANT FURTHER ACKNOWLEDGES AND AGREES THAT IT HAS PERFORMED ALL INVESTIGATIONS AND INQUIRIES CONCERNING THE PREMISES AND/OR PROJECT AS IT DEEMS NECESSARY AND TENANT AGREES TO RELEASE, DISCHARGE, AND HOLD HARMLESS LANDLORD FROM AND AGAINST ALL SUCH CONDITIONS, REPRESENTATIONS AND WARRANTIES.

 

1.04.SUBLEASES. On or about the date hereof and as a part of the closing on the acquisition of the Project by Landlord, Landlord shall conditionally assign the following leases to Tenant: (i) that certain Texas Association of Realtors Commercial Lease effective March 5, 2015 (the “Suite B Lease”), between Seller and Garland Insulating, Ltd., as tenant, as to the portion of the Premises known as 9318 Sprinkle Road, Suite B, Austin, Texas 78754, a copy of which is attached hereto as Exhibit “C-1”; and (ii) that certain Texas Association of Realtors Commercial Lease effective May 25, 2013 (the “Suite A Lease”), between Seller and Mueller Water Conditioning, Inc. and David W. Mueller, collectively, as tenant, as to the portion of the Premises known as 9318 Sprinkle Road, Suite A, a copy of which is attached hereto as Exhibit “C-2” (collectively, the Suite A Lease and the Suite B Lease being referred to herein as the “Third Party

 

4


 

Tenant Leases”). Accordingly, Tenant and Landlord hereby agrees this Lease is subject and subordinate to the rights of the tenants in the Third Party Tenant Leases and that Tenant is now the conditional “Landlord” under the Third Party Tenant Leases (subject to the limitations provided below). While the Third Party Tenant Leases are in place, neither Tenant nor Landlord shall interfere with the third party tenants’ rights of possession and quite enjoyment under the Third Party Tenant Leases; provided, however, that nothing set forth herein shall be construed to prevent Tenant from exercising its rights as the “Landlord” under the Third Party Tenant Leases, whether such rights are available at law or in equity, as a result of a default by one or more of the tenant’s under the Third Party Tenant Leases. Tenant shall indemnify, defend and hold Landlord harmless form and against any and all liability incurred or arising from Tenant’s acts or omissions in relation to its role as the conditional landlord under the Third Party Tenant Leases. The tenants under the Third Party Tenant Leases shall pay all amounts due under the Third Party Tenant Leases to Tenant and Tenant, in turn, shall be responsible to pay all amounts due under this Lease to Landlord as to the entire Project. Provided that Tenant is not in an Event of Default, Landlord shall be responsible to promptly pay to Tenant any amounts due under one or both of the Third Party Tenant Leases that is paid by the tenants thereunder to Landlord. THERE SHALL BE NO DIMINUTION OF RENTAL VALUE AND NO LIABILITY ON THE PART OF LANDLORD BY REASON OF INCONVENIENCE, ANNOYANCE OR INJURY TO TENANT ARISING FROM THE THIRD PARTY TENANT LEASES.

 

Notwithstanding the foregoing, Tenant shall not be permitted to take any actions as the conditional landlord under the Third Party Tenant Leases that would, in Landlord’s reasonable discretion (i) adversely affect Landlord or the Project, or (ii) harm the value of the Project. Furthermore, Tenant shall not have the right to extend the lease terms of the Third Party Tenant Leases beyond the Lease Term of this Lease without Landlord’s approval (which shall not be unreasonably withheld, conditioned or delayed). In addition, Tenant shall not be permitted to modify the Third Party Tenant Leases in any manner in the last year of the Lease Term of this Lease without Landlord’s approval (which shall not be unreasonably withheld, conditioned or delayed).

 

Furthermore, Tenant’s assignment right shall be limited to the collection of not more than one (1) month of rent in advance of the due date thereof. Tenant shall receive and apply such third party tenant rents towards Tenant’s obligations under the Lease. All rent from Third Party Tenant Leases received by Tenant subsequent to the occurrence of an Event of Default shall belong to and be the property of Landlord, shall be held in trust by Tenant for the benefit of Landlord, and may be applied by Tenant solely for the purposes described in the immediately preceding sentence. Tenant will provide Landlord with an accounting for all such rents upon written request therefor. Furthermore, Landlord shall have the right to revoke Tenant’s assignment rights related to the Third Party Tenant Leases if Tenant is in an Event of Default under this Lease with or without the consent of Tenant (provided that any rent received by Landlord through such Third Party Tenant Leases shall be credited towards Tenant’s Monthly Rent). Upon the occurrence of an Event of Default, Landlord may thereafter receive and collect the rents personally or through a receiver so long as such Event of Default shall exist; Tenant agrees to consent to such revocation of assignment rights. The collection of the rents and revocation of assignment rights shall in no way waive the right of Landlord to exercise any other right or remedy available to Landlord due to Tenant’s Event of Default.

 

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1.05.Security. Landlord shall have no obligation or responsibility to provide any police or security service for the Project (including, without limitation, the Premises). Tenant and its customers, guests, contractors and employees shall assume all risks to their persons and property while in, on, or about the Project (including, without limitation, the Premises), whether or not security service is furnished.

 

ARTICLE 2

 

2.01.TERM AND COMMENCEMENT. Subject to the other provisions hereof, and any exhibits hereto, this Lease shall be for a term equal to the Lease Term set forth in Section 1.01(k) and expiring on the Expiration Date set forth in Section 1.01(m) hereof.

 

Within five (5) days after the Commencement Date and at any time thereafter upon the request of Landlord, Tenant shall execute and deliver to Landlord a declaration (in the form to be submitted by Landlord) specifying the date upon which the same occurred.

 

ARTICLE 3

 

3.01.MONTHLY RENT. Tenant, in consideration for this Lease, agrees to pay to Landlord Monthly Rent in monthly installments in the amounts specified in Section 1.01(r) hereof, payable at Landlord’s address herein provided in legal tender of the United States of America, without notice, demand, counter-claim, set-off or abatement, in advance. The first such monthly installment shall be due and payable on the Commencement Date or the execution of this Lease, whichever is later, and subsequent installments shall be due and payable on or before the first day of each succeeding calendar month during the Term; provided that if the Commencement Date is a date other than the first day of a calendar month, then Tenant shall be required to pay only a pro rata share of the Monthly Rent due for such month. In addition, Tenant shall pay a $50.00 fee on any checks returned due to insufficient funds.

 

3.02.LATE CHARGE. It is understood that the Monthly Rent payments are payable on or before the first (0) day of each month, without offset or deduction of any nature. In the event any Monthly Rent or other amount due by Tenant under this Lease is not received within five (5) days after its due date for any reason whatsoever, Tenant agrees to pay a late charge of five percent (5%) of the past due amount to cover the Landlord’s administrative costs in handling the late payment; and it is further agreed that these past due amounts shall bear interest from the date due until paid at the lesser of twelve percent (12%) per annum or the maximum non-usurious rate of interest (the “Maximum Rate”) permitted by the applicable laws of the State of Texas and the United States of America..

 

3.03.SECURITY DEPOSIT. Tenant shall deposit with Landlord on the closing date of the Landlord Purchase Contract the sum set forth in Section 1.01(o) hereof as a Security Deposit on the understanding: (a) that the Security Deposit or any portion thereof may be applied to the curing of any default, without prejudice to any other remedy or remedies which the Landlord may have on account thereof, and upon such application Tenant shall pay Landlord on demand the amount so applied which shall be added to the Security Deposit so the same will be restored to its

 

6


 

original amount; (b) that Landlord shall not be obligated to hold the Security Deposit as a separate fund, but may commingle it with other funds; and (c) that if Tenant is not in default, the remaining balance of the Security Deposit shall be returned to Tenant, without interest, within thirty (30) days after the expiration of the Term or upon the acquisition of the Project by Tenant (or its affiliate), whichever comes first; provided, however, Landlord shall have the right to retain and expend such remaining balance for cleaning and repairing the Premises if Tenant shall fail to deliver the Premises at the expiration of the Term (but not in the event of a purchase of the Project by Tenant or its affiliate) in a neat and clean condition and in as good a condition as existed at the date of possession of same by Tenant, ordinary wear and tear only excepted.

 

ARTICLE 4

 

4.01.COMMON AREA. The term “Common Area” is defined for all purposes of this Lease to means that part of the Project intended for the common use or benefit of all tenants of the Project, including among other facilities (as such may be applicable to the Project) parking areas, landscaping, curbs, loading area, sidewalks, malls and promenades (enclosed or otherwise), roofs, gutters and downspouts, sprinkler risers serving all or any buildings in the Project, drainage facilities, detention ponds, lighting facilities, drinking fountains, public toilets, Project signs, service areas, common utility lines, pipes and conduits and the like. Subject to the rights of tenants under the Third Party Tenant Leases and compliance with all applicable city codes and ordinances, Tenant, and its employees and customers shall have the exclusive right to use the Common Area.

 

4.02.COMMON AREA MAINTENANCE CHARGES. Tenant shall be responsible for the commercially reasonable operation, management, and maintenance of the Common Area, the Premises and the Project (the “Common Area Maintenance Charges”). Accordingly, throughout the Lease Term, Tenant shall, at its sole cost and expense, repair and maintain the Project (including Common Area parking areas, landscaping, signage, and drives) in good condition and state of repair and with appropriate lighting to maintain a safe and secure environment in accordance with all applicable laws, rules, ordinances, orders, and regulations of any federal, state, county, municipal, and other governmental entities having jurisdiction over the Project, and all applicable rules, orders, and regulations of the insurance underwriting board having jurisdiction over the insurance companies insuring all or any part of the Project as part of the Common Area Maintenance Charges; provided, however, that in no event shall this Lease require Tenant to improve the condition of the Project or maintain the Project beyond that condition which exists as of the date of this Lease.

 

In addition, Common Area Maintenance Charges shall include and Tenant shall be responsible for, and shall bear all costs and expenses associated with, any and all alterations to the Project which may be required by all federal, state, and local laws and ordinances providing for proper facilities for the disabled, including, without limitation, the Americans With Disabilities Act of 1990 (collectively, the “ADA”), and for the accommodation of disabled individuals who may be employed from time to time by Tenant, or any disabled customers, clients, guests, or invitees or sublessees. Tenant shall indemnify, defend and hold Landlord harmless from and against any and all liability incurred arising from the failure of the Project to conform with the ADA, including the cost of making any alterations, renovations or accommodations required by the ADA or any government enforcement agency, or any courts, and any and all fines, civil

 

7


 

penalties, and damages awarded against Landlord resulting from the violation of the ADA, and all reasonable legal expenses and court costs incurred while this Lease is in effect in defending claims made under the ADA, including without limitation reasonable consultants’ and attorneys’ fees, expenses and court costs. The terms and provisions of this paragraph shall survive the termination or expiration this Lease.

 

In the event that a third party tenant associated with the Third Party Tenant Leases is not performing its repair and maintenance obligations under the Third Party Tenant Leases, Tenant shall be fully responsible for such repairs and maintenance but Landlord shall reasonably cooperate with Tenant (provided that Landlord shall not be required to provide any monetary assistance) in enforcing the Third Party Tenant Lease obligations on such third party tenant.

 

Accordingly, Landlord shall not be required to furnish any services or facilities or make any repairs to the Project. Without diminishing the foregoing obligations of Tenant, should Tenant fail to commence to make any reasonably required and necessary repairs within ten (10) business days after written notification by Landlord of such failure, Landlord may, but shall in no event be required to, make such repairs for Tenant’s benefit, and the expense thereof shall constitute additional rent which shall be immediately paid by Tenant to Landlord upon demand along with a fifteen percent (15%) administrative charge. In addition, Landlord shall have any and all other remedies provided hereunder for a default by Tenant should Tenant fail to comply with the foregoing.

 

Upon Landlord’s written request, Tenant shall provide a detailed written summary accounting of its Common Area Maintenance Charges to Landlord for Landlord’s review and approval. Tenant shall also supply any supporting invoices related to such accounting upon Landlord’s reasonable request. Except in Tenant’s Event of Default, such accounting requirements shall be limited to twice each calendar year.

 

4.03.PARKING. Tenant and Tenant’s employees shall have access to unreserved parking spaces that are generally available at the Project. All parking described herein shall be at no additional cost to Tenant. Notwithstanding the foregoing, Tenant’s parking rights shall be subordinate to the parking rights provided in the Third Party Tenant Leases.

 

ARTICLE 5

 

5.01.USE. The Premises may be used only for the purposes set forth in Section 1.01(j) hereof and for no other purpose (except as may be set forth in the Third Party Tenant Leases).

 

5.02.USES PROHIBITED. Tenant shall not, without Landlord’s prior written consent, keep anything within the Premises or use the Premises for any purpose that increases the insurance premium cost or invalidates any insurance policy carried on the Premises or other parts of the Project. All property kept, stored or maintained within the Premises by Tenant shall be at Tenant’s sole risk. Tenant shall not (a) permit any objectionable or unpleasant odors to emanate from the Premises; (b) place or permit any radio, television, loudspeaker or amplifier on the roof or outside the Premises or where the same can be seen or heard from outside the Premises other than any that may currently exist; (c) operate any nightclub, bar or other business serving alcoholic beverages,

 

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adult bookstore, massage parlor, head shop, any adult entertainment or sexually oriented business; or (d) do anything which would tend to injure the reputation of the Project.

 

Tenant shall take good care of the Project and keep the same free from waste at all times. Tenant shall keep the Project and sidewalks, service-ways and loading areas adjacent to the Project neat, clean and free from dirt or rubbish at all times, and shall store all trash and garbage within the Project, and provide for the regular pick-up of such trash and garbage at Tenant’s expense. Receiving and delivery of goods and merchandise and removal of garbage and trash shall be made only in the manner and areas prescribed by Landlord. Tenant shall not operate an incinerator or bum trash or garbage within the Project. Tenant shall procure at its sole expense all permits and licenses required for the transaction of business in the Premises and otherwise comply with all applicable laws, ordinances, and governmental regulations.

 

ARTICLE 6

 

6.01.LANDLORD’S REPAIRS. Pursuant to Section 4.02, Landlord shall not be responsible for any repairs or maintenance for the Project. Pursuant to Section 1.04, any and all of Landlord’s repair and maintenance obligations set forth in the Third Party Tenant Leases shall hereby be assigned to Tenant.

 

Notwithstanding the foregoing, in the event that Landlord determines, in its reasonable discretion, that a capital improvement is required to be made to the Project and Landlord elects to pay for such capital improvement, Tenant shall be responsible for the reimbursement of any insurance deductibles paid by Landlord in relation to such capital improvement as an additional closing cost in the event that Tenant acquires the Project under the Purchase Option.

 

6.02.TENANT’S REPAIRS. Pursuant to Section 4.02, Tenant shall keep the Project and its Common Areas in good, clean and habitable condition and shall at its sole cost and expense keep the Premises free of insects, rodents, vermin and other pests and make all needed repairs and replacements, including replacement of cracked or broken glass (but not any replacements which constitute a capital improvement). Notwithstanding the foregoing, it is understood that Tenant’s responsibilities herein include, but are not limited to, the repair and maintenance of the foundation, exterior/interior walls, plate glass windows, doors and other exterior openings, windows and door frames, molding, locks and hardware, plumbing and any other pipes, wiring and structural components, equipment and nonstructural items located in, under and above the Premises, including paint, ceiling tiles, wall and floor coverings, glass, doors, windows, lighting (bulbs, ballasts and fixtures), heating, air conditioning, plumbing, sprinklers and other electrical, mechanical and electromotive installation, fixtures, all utility repairs to ducts, conduits, and any sewer stoppage located in, under and above the Project, structure and roof of the Project; provided, however, that Tenant’s foregoing maintenance and repair obligations shall not be construed to require Tenant to make any repairs or replacements which would constitute capital improvements. If any repairs required to be made by Tenant hereunder are not commenced within ten (10) business days after written notice delivered to Tenant by Landlord, Landlord may, at its option, make such repairs without liability to Tenant for any loss or damage which may result to its stock or business by reason of such repairs. Tenant shall pay to Landlord upon demand, as additional rent, the cost of such repairs plus fifteen

 

9


 

percent (15%). At the expiration of this Lease, all HVAC, plumbing, electrical and mechanical equipment and fixtures shall remain in the Project and become the property of Landlord (unless Landlord requests the items removal) and Tenant shall surrender the Premises in good condition, excepting reasonable wear and tear.

 

6.03.FIRE EQUIPMENT. Tenant agrees to supply and maintain at its own expense any fire extinguishers, or other fire prevention equipment required by law, rules, orders, ordinances, and regulations of any city, county, or state in which the Premises are located and/or required by any insurance carrier, underwriters association, bureau, or any other similar body having jurisdiction involving the Premises. Additionally, Tenant agrees to comply, at its own expense, with all recommendations of any such authority.

 

ARTICLE 7

 

7.01.ALTERATIONS. ANY ALTERATIONS TO THE PREMISES MUST BE PRE-APPROVED BY THE LANDLORD IN WRITING. Tenant shall not make any permanent or structural alterations, additions or improvements to the Premises without the prior written consent of Landlord, except for the installation of unattached, movable trade fixtures that may be installed without drilling, cutting or otherwise defacing the Premises. All alterations, additions, improvements and fixtures (other than Tenant’s unattached, readily movable furniture and office equipment) that may be made or installed by either party upon the Premises shall remain upon and be surrendered with the Premises and become the property of Landlord at the termination of this Lease. Notwithstanding the foregoing, if Landlord requests the removal of such alterations, additions or improvements, Tenant shall remove the same and restore the Premises to their original condition at Tenant’s expense.

 

ARTICLE 8

 

8.01.LANDLORD’S RIGHT OF ACCESS. Landlord shall have the right to enter upon the Premises at any time for the purpose of (a) inspecting the Premises, or (b) making repairs to the Premises, or repairs, alterations or additions to adjacent premises, or (c) showing the Premises to prospective purchasers, tenants or lenders. Tenant will permit Landlord to place and maintain “For Rent” or “For Lease” signs on the Premises during the last one hundred eighty (180) days of the Term, it being understood that such signs shall in no way affect Tenant’s obligations under any other provision of this Lease.

 

8.02.USE OF ROOF. The roof may be covered by a roof warranty that requires the roofing contractor to approve and supervise all roof penetrations. Therefore, no one is allowed to make any roof penetrations without the express written approval and on-site supervision of the roofing contractor. The Tenant will be charged and hereby agrees to pay a $500 penalty for each unauthorized or unsupervised roof penetration above the Tenant’s Premises. The Tenant must notify Landlord in writing at least 24 hours prior to performing or obtaining any work on the roof and arrange for the roofing contractor to review and supervise such work.

 

 

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ARTICLE 9

 

9.01.SIGNS. All signs shall be kept in good condition and in proper operating order at all times and shall comply with all applicable city codes and ordinances. Upon the expiration or earlier termination of this Lease (other than as a result of the acquisition of the Project by Tenant or its affiliate), Tenant shall remove any signs and restore the surface to which the sign was attached to its original condition at Tenant’s expense. In the event Tenant fails to remove the sign within three (3) days from expiration or earlier termination of this Lease, the sign shall become the property of Landlord without any credit or compensation to Tenant, and Landlord may, but is not obligated to, remove and store or dispose of the sign and Tenant shall be liable to Landlord for all costs incurred by Landlord in connection therewith. Tenant shall indemnify and hold Landlord harmless from all loss, damage, cost, expense and liability in connection with such removal, storage or disposal. Tenant also acknowledges that any new signs not approved by Landlord in writing, may be removed by Landlord without notice or liability to Tenant.

 

ARTICLE 10

 

10.01.UTILITIES. Tenant agrees to maintain the necessary mains, conduits and other facilities necessary to supply water, gas, electricity, telephone and sewerage service to the Premises for the benefit of itself and the Third Party Tenant Leases. Tenant shall promptly pay all charges for electricity, water, gas, telephone, sewerage service and other utilities furnished to the Premises.

 

10.02.INTERRUPTION OF SERVICE. No interruption or malfunction of any utility services (including, without limitation, interruption of such utilities as a result of the enactment or promulgation, regardless of the ultimate validity or enforceability thereof, of any federal, state or local law, statute, ordinance, decree, order, guideline or regulation now or hereafter enacted or promulgated by any governmental, quasi-governmental, regulatory or executive authority) shall constitute an eviction or disturbance of Tenant’s use and possession of the Premises or a breach by Landlord of any of its obligations hereunder or render Landlord liable for any damages (including, without limitation, consequential or special damages) or entitle Tenant to be relieved of any of its obligations hereunder (including the obligation to pay Rent) or grant Tenant any right or set-off or recoupment.

 

ARTICLE 11

 

11.01.INDEMNITY. Except due to Landlord’s gross negligence or willful misconduct, Landlord shall not be liable to Tenant or to Tenant’s employees, agents, or visitors, or to any other person whomsoever, for any injury to persons or damage to property (i) in, on or about the Premises or (ii) in, on or about the Project and/or Common Area, (iii) arising out of any breach or default by Tenant in the performance of its obligations hereunder, or (iv) arising out of a violation of the Third Party Tenant Leases due to Tenant’s acts or omissions. TENANT HEREBY AGREES TO INDEMNIFY LANDLORD AND HOLD LANDLORD HARMLESS FROM ANY LOSS, EXPENSE OR CLAIM ARISING OUT OF ANY INJURY TO PERSONS OR DAMAGE TO PROPERTY (i) IN, ON OR ABOUT THE PREMISES OR (ii) IN, ON OR ABOUT THE COMMON AREA OR PROJECT, OR (iii) RELATED TO THE THIRD

 

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PARTY TENANT LEASES, CAUSED BY THE NEGLIGENCE OR MISCONDUCT OF TENANT, ITS EMPLOYEES, SUBTENANTS, LICENSEES OR CONCESSIONAIRES, OR OF ANY OTHER PERSON ENTERING THE PROJECT UNDER EXPRESS OR IMPLIED INVITATION OF TENANT, OR ARISING OUT OF THE USE OF THE PROJECT BY TENANT AND THE CONDUCT OF ITS BUSINESS THEREIN, OR ARISING OUT OF ANY BREACH OR DEFAULT BY TENANT IN THE PERFORMANCE OF ITS OBLIGATIONS HEREUNDER. Landlord and Landlord’s agents and employees shall not be liable to Tenant for any injury or death to persons or damage or destruction to property sustained by Tenant or any persons claiming through Tenant resulting from the Premises or other portions of the Project caused by repair or defect in or failure of any structural element of the Project or of any equipment, pipes or wiring, or broken glass, or by the backing up of drains, or by gas, water, steam, electricity or oil leaking, escaping or flowing into the Premises, nor shall Landlord be liable to Tenant for any loss or damage that may be occasioned by or through the acts or omissions of other tenants of the Project or of any other persons whomsoever, excepting only the negligence or willful misconduct of the duly authorized employees and agents of Landlord.

 

ARTICLE 12

 

12.01.TENANT INSURANCE. Tenant agrees to take out and maintain at all times during the Lease Term a policy of fire and extended coverage insurance on its alterations and other personal property placed at the Premises (including, but not limited to the rooftop HVAC and plate glass). Such policy shall contain a replacement cost endorsement. In the event that either Landlord or Tenant sustains a loss by reason of fire or other casualty which is covered (or could have been covered) by fire and extended coverage insurance policy or other insurance policy or rider thereto, and such fire or casualty is caused in whole or in part by acts or omissions of the other party, its agents, servants or employees, then the party sustaining such loss agrees to look solely to its insurance proceeds (if any); and such party shall have no claim or right of recovery against the other party to this Lease, or its agents, servants or employees; and no third party shall have any claim or right of recovery by way of subrogation or assignment or otherwise. Such insurance policy shall contain a loss payable clause designating Tenant and Landlord as loss payees as their respective interests may appear. Tenant shall be responsible for the safety and personal wellbeing of Tenant’s employees, both within the Premises and in the Common Area.

 

Tenant will take out and maintain, at its own cost and expense, commercial general liability insurance coverage in a minimum amount of $2,000,000.00 combined single limit and shall include products liability coverage. Such policy shall name Landlord and Tenant as the insureds. If written on a separate policy from the commercial general liability policy, such policy shall name Landlord as an additional insured.

 

The policies of insurance required to be maintained by Tenant under the terms of this Lease are referred to in this Section in the singular as a “Required Policy” and in the plural as “Required Policies”. All Required Policies shall be in a form and with a company reasonably acceptable to Landlord and shall be endorsed so as to be non-cancelable with respect to Landlord and not subject to material change except upon ten (10) days prior written notice to Landlord given in the manner set forth in Article 23, below. Tenant agrees to initially deliver to Landlord a duplicate original or

 

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certificate of each Required Policy upon tender of possession of the Premises to Tenant and at all times during the lease term, to maintain a duplicate original or a certificate of all Required Policies on deposit with Landlord.

 

Landlord and Tenant each hereby release the other from any and all liability or responsibility to the other, or to any other party claiming through or under them by way of subrogation or otherwise, for any loss or damage to property caused by a casualty which is insurable under standard fire and extended coverage insurance; provided, however, that this mutual waiver shall be applicable only with respect to a loss or damage occurring during the time when property insurance policies, which are readily available in the marketplace, contain a clause or permit an endorsement to the effect that any such release shall not adversely affect or impair the policy or the right of the insured party to receive proceeds under the policy; provided further, that this release shall not be applicable to the portion of any damage which is not reimbursed by the damaged party’s insurer because of the “deductible” in the damaged party’s insurance coverage.

 

ARTICLE 13

 

13.01.CASUALTY.

 

(a)Tenant shall give immediate written notice to Landlord of any damage caused to the Premises by fire or other casualty. In the event that the Premises shall be damaged or destroyed by fire or other casualty insurable under standard fire and extended coverage insurance, Landlord shall proceed with reasonable diligence and at its sole cost and expense to rebuild and repair the Premises provided that Landlord shall only be required to spend such amounts that it directly receives from its insurance proceeds towards such repairs. Tenant and Landlord agree to use good faith and commercially reasonable efforts to negotiate a future credit amount towards the purchase price in relation to the Option to Purchase if Landlord is unable to restore the Premises to substantially the condition that existed prior to such casualty, exclusive of any alterations, additions, improvements, fixtures and equipment installed by Tenant. In the event that the Premises are damaged or destroyed by fire or other casualty (whether total or partial), Tenant (and not Landlord) shall have the option to elect to exercise the Option to Purchase (if such Option to Purchase is available at such time), and instruct Landlord not to restore the Premises, and receive all insurance proceeds received by Tenant and/or Landlord as a result of such casualty event.

 

(b)Landlord’s obligation to rebuild and repair shall in any event be limited to restoring the Premises to substantially the condition which existed prior to such casualty, exclusive of any alterations, additions, improvements, fixtures and equipment installed by Tenant. Tenant agrees that promptly after completion of such work by Landlord, Tenant will proceed with reasonable diligence and at Tenant’s sole cost and expense to restore, repair and replace all alterations, additions, improvements, fixtures, signs and equipment installed by Tenant. Tenant agrees that during any period of reconstruction or repair of the Premises, Tenant will continue the operation of its business within the Premises to the extent practicable. During the period from the occurrence of the casualty until Landlord’s repairs are completed, the Monthly Rent shall be reduced to such extent as may be fair and reasonable under the circumstances; however, there shall be no abatement of the other rent or payment obligations provided for herein. Notwithstanding

 

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anything to the contrary, Tenant rather than Landlord shall be solely responsible for the cost and expense of all rebuilds and repairs in the event that such casualty was due to Tenant’s acts or omissions (provided however, that Landlord shall assign all net proceeds received by Landlord, if any, from its insurance provider to Tenant).

 

ARTICLE 14

 

14.01.CONDEMNATION - PREMISES.

 

(a)If there shall be taken during the Term of this Lease all of the Premises, by any authority having the power of condemnation, then and in that event, this Lease shall terminate, and the date of such termination shall be, at Landlord’s election, the earlier of either the date upon which possession shall be tendered to such authority by Landlord or the date upon which possession is taken by such authority. If more than thirty percent (30%) of the Premises should be so taken, then Tenant (and not Landlord) shall have the right to elect, by written notice given to Landlord within thirty (30) days of such event, to: (i) terminate this Lease; (ii) continue with this Lease in full force and effect and cause Landlord to, at Landlord’s expense, restore and reconstruct the Premises in a manner consistent with subsection (b) below (and if such restoration or reconstruction is not completed within one hundred twenty (120) days thereafter, then Tenant shall then be entitled to elect to terminate this Lease or to afford Landlord additional time to complete such restoration or reconstruction); or (iii) continue with this Lease in full force and effect, exercise the Option to Purchase (if such Option to Purchase is available at such time), and instruct Landlord to not restore or reconstruct the Premises, and receive a credit at closing against the purchase price equal to all sums received by Landlord in the way of condemnation proceeds (together with an assignment of any additional condemnation proceeds from Landlord, to the extent that such condemnation proceeds have not been received by Landlord as of the date of closing and have not been already applied as a credit at closing). If less than thirty percent (30%) of the Premises should be taken, then Landlord shall restore the Premises pursuant to subsection (b) below.

 

(b)If this Lease is continued in full force and effect pursuant to subsection (a) above, then the Monthly Rent shall be reduced in proportion to the area of the Premises so taken. When any such reduction in Monthly Rent has been reasonably computed by Landlord, Landlord shall notify Tenant as to the amount of such Monthly Rent (together with reasonable backup documentation) and such sum shall be due and payable by Tenant to Landlord as the new Monthly Rent. At the request of Landlord, Tenant will execute a letter or other memorandum setting forth the amount of such Monthly Rent payable by Tenant. In the event that this Lease then continues in effect, upon Landlord’s collection of the entire sum due and payable by such authority to Landlord by way of compensation and damages, Landlord shall restore the remaining portion of the Premises so as to constitute such portion an enclosed building, with such nature of building improvements and facilities as Landlord furnished to Tenant at or prior to commencement of the Term; provided, however, that Landlord shall not be obligated to expend for such restoration any sums in excess of the amount actually received by Landlord from the condemning authority. Such restoration work shall be performed by Landlord within a reasonable period of time with reasonable allowance for excusable delays. Neither the restoration work, if any, by Landlord with respect to the Premises nor the restoration work, if any, by Landlord with respect to any other portion of the Project shall constitute an eviction or disturbance of Tenant’s use and possession of

 

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the Premises or Project or a breach by Landlord of any of its obligations hereunder or render Landlord liable for damages or entitle Tenant to be relieved of any of its obligations hereunder (with the exception of the aforesaid proportionate reduction in Monthly Rent) or grant Tenant any right of offset or recoupment. Tenant shall have no interest in any award with respect to the Premises, the unexpired portion of the Term or the improvements to the Premises made or paid for by Landlord; provided, however, that Tenant shall be entitled to any award attributable to Tenant’s leasehold interest in the Premises as long as such separate award does not reduce the amount of the award that would otherwise be awarded to Landlord.

 

ARTICLE 15

 

15.01.ASSIGNMENT AND SUBLETTING. Tenant shall not assign this Lease without the prior written consent of Landlord (which may not be unreasonably withheld, conditioned or delayed), but may sublet the Premises or any part thereof, or grant any license, concession or other right of occupancy of any portion of the Premises provided that the same does not constitute an assignment of this Lease. Consent by Landlord to one or more assignments or sublettings shall not operate as a waiver of Landlord’s rights as to any subsequent assignments or sublettings. If Tenant is a corporation and if at any time during the Term of this Lease or any renewal or extension thereof, the person or persons who own a majority of either the outstanding voting shares or all outstanding shares of capital stock of Tenant at the time of execution of this Lease cease to own a majority of such shares (except as the result of transfers by devise or descent), the loss of a majority of such shares shall be deemed as assignment of this Lease by Tenant and therefore subject in all respects to the provisions of this Section.

 

Notwithstanding any assignment or subletting, Tenant and any Guarantor shall at all times remain fully responsible and liable for the payment of the Monthly Rent and all other payment obligations herein specified and for compliance with all of the other obligations under this Lease.

 

In the event of the transfer and assignment by Landlord of its interest in this Lease and in the Project containing the Premises, Tenant agrees to look solely to such successor in interest of the Landlord for performance of obligations arising from and after the date of such transfer. Any security hereunder shall be assigned and transferred by Landlord to such successor in interest, and Landlord shall thereby be discharged of any further obligation relating thereto.

 

ARTICLE 16

 

16.01.TAXES AND INSURANCE. Commencing the first month of the Commencement Date, Tenant covenants and agrees to directly pay at its own expense for all “Taxes” and “Insurance Premiums” (as such quoted terms are hereinafter defined) for the Project, as may be adjusted from time to time by Landlord, pursuant to the provisions hereinafter stated. Landlord, after receipt of any tax notice or insurance bill on the Project, shall promptly furnish Tenant with a copy of such document. Provided that Landlord timely complies with the foregoing sentence, Tenant covenants and agrees to pay, before they become delinquent, all Taxes and Insurance Premiums affecting the Project during the Lease Term. During any partial calendar year that this Lease is in effect, the Taxes and Insurance Premiums shall be prorated between the parties. Furthermore, Tenant shall also pay prior to delinquency all personal property taxes accruing on

 

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any personal property located on the Premises. If Tenant desires to contest any ad valorem real property taxes or assessments or the validity of any tax and gives Landlord written notice of this intention, then Tenant may contest the assessment or tax without being in default hereunder; provided, however, that Tenant shall either provide an escrow or post a bond with Landlord, or otherwise provide for the payment of such taxes or assessments reasonably acceptable to Landlord, so that Landlord may insure the payment of such Taxes if Tenant’s contests of any taxes or assessment shall fail. Landlord agrees to cooperate with any such effort by Tenant, but without expense to Landlord. Tenant agrees to indemnify Landlord and hold Landlord harmless from all costs, expenses and damages whatsoever arising out of any such contest by Tenant.

 

The term “Taxes,” as used herein, shall mean all taxes, assessments, impositions, levies, charges, excise fees, licenses and other sums (whether now existing or hereafter arising, whether foreseen and whether made under the present system of real estate taxation or some other system), levied, assessed, charged, or imposed by any governmental authority or other taxing authority, or which accrue on the Project for each calendar year (or portion thereof) during the term of this Lease, including, without limitation, all penalties, interest, and other charges (with respect to taxes) payable by reason of delay and/or failure or refusal of Tenant to make timely payment as required under this Lease. If at any time during the term of this Lease, there shall be levied, assessed or imposed on Landlord a capital levy or other tax directly on the rents received from the Project and/or a franchise tax, gross margin tax, assessment, levy or charge measured by or based, in whole or in part, upon such rents, then all such taxes, assessments, levies or charges, or the part, thereof so measured or based, shall be deemed to be included within the term “Taxes” for purposed hereof “Taxes” shall include any fees or costs incurred by Landlord in connection with any tax protest or contest. In no event shall the term “Taxes” be deemed to include any of Landlord’s income taxes or the estate, inheritance, or gift taxes of any party constituting Landlord or any constituent portion of Landlord.

 

The term “Insurance Premiums” shall mean the total annual insurance premiums which accrue on all fire and extended coverage insurance, boiler insurance, public liability and property damage insurance, rent insurance, and any other insurance which, from time to time, may, at Landlord’s election, be carried by Landlord with respect to the Project during any applicable calendar year (or portion thereof) occurring during the term of this Lease.

 

Notwithstanding the foregoing, Landlord, in its sole discretion, shall elect whether Tenant must pay such Taxes and Insurance Premiums on an annual basis to the appropriate parties or in advance to Landlord on a monthly basis based on the estimates provided for in Section 1.01(s). Landlord shall have the right to adjust such monthly estimate on an annual basis in its reasonable discretion. In the event that Landlord elects to permit Tenant to make such payments on an annual basis, Tenant shall provide proof of such escrowed amounts upon demand by Landlord and proof of payment in full once such amounts are paid.

 

 

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ARTICLE 17

 

17.01.DEFAULT. As used in this Lease, the term “Event of Default” shall mean any one of the following:

 

 

a.

Tenant shall fail to pay any installment of Monthly Rent or any other obligation hereunder involving the payment of money and such failure continues for five (5) business days after receipt of notice and opportunity to cure;

 

 

b.

Tenant shall fail to comply with any term, provision or covenant of this Lease, other than as described in subsection (a) above and such failure continues for thirty (30) days after receipt of notice and opportunity to cure;

 

 

c.

Tenant or any Guarantor under this Lease shall become insolvent or unable to pay its debts as they become due, or shall make a transfer of its property that is fraudulent under any bankruptcy, fraudulent conveyance or similar law, or shall make an assignment for the benefit of creditors;

 

 

d.

Tenant or any Guarantor takes any action to file a petition under any section or chapter of the United States Bankruptcy Code, as amended from time to time, or under any similar law or statute of the United States or any state thereof;

 

 

e.

Tenant fails to secure the dismissal of a petition that is filed against Tenant under any section or chapter of the United States Bankruptcy Code, as amended from time to time, or under any similar law or statute of the United States or any state thereof within thirty (30) days thereafter;

 

 

f.

Tenant fails the secure the dismissal of an appointment of a receiver or trustee to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease or the attachment, execution or other judicial service of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease within thirty (30) days thereafter;

 

 

g.

Tenant shall do or permit to be done anything which creates a lien upon the Premises which is not bonded out or released within ten (10) business days of notice; or Any representation or warranty by Tenant in this Lease or in any certificate, statement or other document furnished pursuant to or under this Lease, including, without limitation, financial statements, proves to be or becomes incorrect in any material respect.

 

17.02.RIGHTS UPON DEFAULT. Upon the occurrence of an Event of Default, Landlord may, at Landlord’s option, without any notice or demand whatsoever (any such notice and demand being expressly waived by Tenant) in addition to any other remedy or right given hereunder or by law or equity, do any one or more of the following: (a) enter and take possession of the Premises, after which Landlord may relet the Premises on behalf of Tenant and receive the rent directly by

 

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reason of the reletting, and Tenant agrees to reimburse Landlord for any expenditures made in order to relet; (b) enter the Premises and perform Tenant’s obligations and Tenant agrees to reimburse Landlord for any expenditures made to satisfy Tenant’s obligations; (c) terminate this lease by written notice and sue for damages; or (d) terminate the Tenant’s right of possession and sue for rent. Landlord may, subject to compliance with applicable law, enter and take possession of the Premises by self-help, by picking or changing locks if necessary, and may lock out Tenant or any other person who may be occupying the Premises, until the default is cured, without being liable for damages.

 

Any personal property, inventory or equipment left in the Premises shall be deemed abandoned.

 

It is hereby expressly stipulated by Landlord and Tenant that any of the above listed actions, including, without limitation, termination of this Lease, termination of Tenant’s right to possession, and re-entry by Landlord, will not affect the obligations of Tenant for the unexpired term of this Lease, including the obligations to pay unaccrued Monthly Rent and Other Charges (as hereinafter defined) provided in this Lease for the remaining portion of the Term of the Lease. 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 by Tenant, whether by agreement or by operation of law. It is understood that such surrender can be effected only by the written agreement of Landlord and Tenant or by order of a court having jurisdiction. No such alteration of security devices and no removal or other exercise of dominion by Landlord over the property of Tenant or others at the Premises shall be deemed unauthorized or constitute a conversion. Tenant hereby consents, after any Event of Default, to the exercise of dominion over Tenant’s property within the Premises. All claims for damages by reason of such re-entry and/or repossession and/or alteration of locks or other security devices are hereby waived, as are all claims for damages by reason of any distress warrant, forcible detainer proceedings, sequestration proceedings or other legal process. Tenant agrees that any re-entry by Landlord may be pursuant to a judgment obtained in forcible detainer proceedings or other legal proceedings or pursuant to a statute authorizing the same, as Landlord may elect, and Landlord shall not be liable in trespass or otherwise except as otherwise provided by applicable law.

 

In the event that Landlord alters locks or other security devices at the Premises, without terminating the Lease, or Tenant’s right to possession, Landlord need not give the Tenant new keys to the Premises until Tenant has cured all defaults hereunder, unless otherwise required by applicable law. Furthermore, in the event that Landlord elects to repossess the Premises without terminating the Lease, Tenant shall be liable for and shall pay to Landlord at Austin, Travis County, Texas, all Monthly Rent and Other Charges accrued to the date of such repossession, plus Monthly Rent and Other Charges required to be paid by Tenant to Landlord during the remainder of the Term until the date of Expiration of the Term, minus any net sums thereafter received by Landlord through reletting the Premises during said period (after deducting expenses incurred by Landlord). Actions to collect amounts due by Tenant as provided in this paragraph may be brought from time to time by Landlord during the aforesaid period, on one or more occasions, without the necessity of Landlord’s waiting until expiration of the Term and in no event shall Tenant be entitled to any excess of any Rent obtained by reletting over and above the Rent provided for in this Lease.

 

 

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In the event that Landlord elects to terminate this Lease by reason of an Event of Default, then notwithstanding such termination, Tenant shall be liable for and shall pay to the Landlord, at Austin, Travis County, Texas, the sum of all Monthly Rent and other indebtedness accrued to the date of such termination, plus, as damages, an amount equal to the total of the Monthly Rent and Other Charges (as hereinafter defined) provided in this Lease for the remaining portion of the Term of the Lease (had such term not been terminated by Landlord prior to the date of expiration), less the reasonable rental value of the Premises for such period, such amount to be discounted to present value at the rate of six percent (6%) per annum.

 

Landlord may relet the whole or any portion of the Premises for any period, to any tenant and for any use and purpose without being deemed to have terminated this Lease or accepted a surrender hereof. ANY RELETTING SHALL BE UPON SUCH TERMS AS LANDLORD DEEMS ECONOMICALLY ADVISABLE IN ITS SOLE DISCRETION AND, IN MAKING SUCH RELETTING, LANDLORD SHALL BE PERMITTED TO OFFER TERMS AND CONCESSIONS REQUIRED BY THE NEW TENANT WITHOUT DIMINISHING TENANT’S LIABILITY HEREUNDER OR BEING DEEMED TO HAVE FAILED TO MITIGATE DAMAGES. NOTHING HEREIN CONTAINED SHALL REQUIRE LANDLORD TO OFFER THE PREMISES IN PREFERENCE TO OR AT THE SAME TIME AS UNLEASED SPACE IN THE PROJECT, AND LANDLORD MAY USE GREATER EFFORTS TO LET SUCH UNLEASED SPACE IN PREFERENCE TO THE PREMISES WITHOUT DIMINISHING THE AMOUNT RECOVERABLE HEREUNDER OR BEING DEEMED TO HAVE FAILED TO MITIGATE DAMAGES.

 

It is expressly agreed that in determining the “Monthly Rent and Other Charges” provided in this Lease there shall be added to the Monthly Rent, a sum equal to all of Tenant other payment obligations including payment of all Common Area Maintenance Charges, Taxes and Insurance Premiums.

 

It is further agreed that Tenant shall compensate Landlord for all expenses reasonably incurred by Landlord in repossession, including, without limitation (i) any increase in insurance premiums caused by the vacancy of the Premises, (ii) all expenses incurred by Landlord in reletting, including, without limitation, repairs, remodeling, replacements, advertisements and brokerage fees, (iii) all concessions granted to a new tenant upon reletting, including, without limitation, renewal options, (iv) all losses incurred by Landlord as a direct or indirect result of Tenant’s default, including, without limitation, renewal options, and any reasonably quantifiable adverse effects related to the Third Party Tenant Leases and (v) a reasonable allowance for Landlord’s administrative efforts, salaries and overhead attributable directly or indirectly to Tenant’s default and Landlord’s pursuing the rights and remedies provided herein and under applicable law. Landlord may restrain or enjoin any breach or threatened breach of any covenant, duty or obligation of Tenant herein contained without the necessity of proving the inadequacy of any legal remedy or irreparable harm. The remedies of Landlord hereunder shall be deemed cumulative and not exclusive of each other. If, on account of any breach or default by Tenant in its obligations hereunder, Landlord shall employ an attorney to present, enforce or defend any of Landlord’s rights or remedies hereunder, Tenant agrees to pay any reasonable attorney’s fees incurred by Landlord.

 

 

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17.03.LENDER RIGHTS. To secure Landlord’s lender, if any, against the impacts of an Event of Default hereunder, Tenant agrees that it shall execute such agreement(s) as Landlord’s lender may reasonably require to effectuate a collateral assignment of rents with respect to the rents payable to Tenant pursuant to the Third Party Tenant Leases.

 

ARTICLE 18

 

18.01.INTENTIONALLY OMITTED.

 

ARTICLE 19

 

19.01.HOLDING OVER. In the event Tenant remains in possession of the Premises after the expiration of this Lease and without the execution of a new Lease, Tenant shall be deemed to be occupying the Premises as a Tenant at will at a rent equal to (i) the Monthly Rent herein provided plus twenty-five percent (25%) of such amount for the first two (2) calendar months after the expiration of this Lease, and (ii) the Monthly Rent herein provided plus fifty percent (50%) of such amount for the third (3rd) and all subsequent calendar months after the expiration of this Lease, and subject to all the conditions, provisions and obligations of this Lease insofar as the same are applicable to a tenancy at will. Nothing herein contained shall constitute consent to any such holding over.

 

ARTICLE 20

 

20.01.SUBORDINATION; ATTORNMENT. Tenant accepts this Lease subject and subordinate to any mortgage, deed of trust or other lien presently existing or hereafter placed upon the Premises, and to any renewals and extensions thereof. Landlord is hereby irrevocably vested with full power and authority to subordinate this Lease to any mortgage, deed of trust or other lien hereafter placed upon the Premises or the Project as a whole, and Tenant agrees upon demand to execute such further instruments subordinating this Lease as Landlord may request. If any ground or similar such lease, mortgage, deed of trust or security agreement is enforced by the ground lessor, the mortgagee, the trustee, or the secured party, Tenant shall, upon request, attorn to the lessor under such lease or the mortgagee or purchaser at such foreclosure sale, or any person or party succeeding to the interest of Landlord as a result of such enforcement, as the case may be, and execute instrument(s) confirming such attornment. At any time when the holder of an outstanding mortgage, deed of trust or other lien covering Landlord’s interest in the Premises has given Tenant written notice of its interest in this Lease, Tenant may not exercise any remedies for default by Landlord hereunder unless and until the holder of the indebtedness secured by such mortgage, deed of trust or other lien shall have received written notice of such default and a reasonable time for curing such default shall thereafter have elapsed.

 

 

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ARTICLE 21

 

21.01.PURCHASE OPTION. So long as Tenant is not then in default under the terms of this Lease, Tenant (or its affiliate) shall have the option to purchase the Project, along with the associated land and improvements (the “Purchase Option”), during the following periods of the Lease Term and for the applicable purchase price indicated:

 

 

1)

Tenant shall not have a right to acquire the Project under the Purchase Option prior to May 31, 2016.

 

2)

If Tenant closes on the acquisition of the Project between June 1, 2016 and August 31, 2016, then the purchase price shall be $2,225,000.00.

 

3)

If Tenant closes on the acquisition of the Project between September 1, 2016 and May 31, 2017, then the purchase price shall be $2,275,000.00.

 

4)

If Tenant closes on the acquisition of the Project between June 1, 2017 and May 31, 2018, then the purchase price shall be $2,325,000.00.

If Tenant (or its affiliate) fails to close on the purchase of the Project by May 31, 2018, then this Purchase Option shall automatically terminate and have no further force nor effect. Tenant shall exercise the Option to Purchase by providing written notice to Landlord thereof (the “Exercise Notice”), which Exercise Notice shall include Tenant’s desired closing date (the “Closing Date”), which Closing Date shall be not earlier than fifteen (15) days following the date of the Exercise Notice. If Tenant (or its affiliate) exercises its Option to Purchase, then the terms of the purchase and sale shall be as follows: (i) the purchase price for the Project shall be the applicable purchase price set forth above, and shall be payable in cash at the closing of the acquisition of the Project by Tenant (or its affiliate) (the “Closing”); (ii) the Closing shall occur at and the owner’s policy of title insurance shall be issued by, Chicago Title Company, 14160 N. Dallas Parkway, Suite 810, Dallas, Texas 75245, Attn: Leslie Wheeler; 214-389-2401; 1wheeler@ctt-tx.com (the “Title Company”); (iii) all costs at Closing will be borne by Tenant, except that Landlord will pay for any real estate commissions incurred by it through separate commission agreements, the cost of the standard owner’s policy of title insurance issued by the Title Company, and one-half of the escrow fees for the Title Company; (iv) Tenant shall pay to Landlord any final rent then due; (v) at the Closing, Landlord shall execute and deliver a special warranty deed in the form of Exhibit D-1 attached hereto and incorporated herein and subject only to the exceptions expressly set forth in the title commitment issued by the Title Company, which title commitment will be procured by Tenant and delivered to Landlord prior to the Closing; (vi) at the Closing, Landlord shall also execute and deliver (a) a standard bill of sale (conveying tangible personal property) and assignment of intangible property (conveying intangible personal property), both without warranty, and in forms attached hereto as Exhibit D-2 and (b) a standard owner’s affidavit and other documentation requested by the Title Company. Landlord shall not be required to provide a prorated credit for any taxes or other items typically prorated at closing if such items are already the responsibility of Tenant to pay as part of Tenant’s Lease obligations.

 

21.02.MEMORANDUM OF OPTION. Simultaneously with the execution of this Lease, Landlord and Tenant shall both execute the memorandum of the Option to Purchase (the “Memorandum”) attached to this Lease as Exhibit E and Tenant shall be entitled to cause the same to be filed of record in the real property records of Travis County, Texas at Tenant’s expense. Such Memorandum shall remain of record until the earlier of: (i) such time as Tenant either acquires the

 

21


 

Project; (ii) the expiration of the Option to Purchase; or (iii) the earlier termination of this Lease. If this Lease is terminated prior to the acquisition of the Project by Tenant (or its affiliate), or the Option to Purchase expires, then, in either such case, Landlord and Tenant shall cooperate to execute and record a termination of the Memorandum.

 

ARTICLE 22

 

22.01.HAZARDOUS MATERIALS. Tenant shall not, without Landlord’s prior written consent, keep anything within the Premises or use the Premises for any purpose which either (a) creates a risk of toxic or otherwise hazardous substances in violation of applicable Environmental Laws, or (b) invalidates any insurance policy or materially increases the insurance premium cost for any insurance policy carried on the Leased. Tenant’s operations in the Premises, as well as all property, substances and other materials kept, stored, allowed to be brought within, or disposed from the Premises shall comply in all respects with all federal, state, and municipal laws, ordinances, codes and regulations relating to the protection of the environment and natural resources, now existing or hereafter enacted (collectively, the “Environmental Laws”), including without limitation the following: (i) the federal Comprehensive Environmental Response, Compensation and Liability Act of 1980 (often referred to as “CERCLA”), as amended by the Superfund Amendments and Reauthorization Act of 1986, as same may have been further amended or may be further amended from time to time, (ii) the federal Resource Conservation and Recovery Act of 1976, as amended by the Used Oil Recycling Act of 1980, the Solid Waste Disposal Act Amendments of 1980, and the Hazardous and Solid Waste Amendments of 1984, as same may have been further amended or may be further amended from time to time, (iii) the federal Water Pollution Control Act of 1972 (often referred to as the “Clean Water Act”), as same may have been amended or may be amended from time to time, (iv) the federal Spill Compensation and Control Act of 1976, as same may have been amended or may be amended from time to time, and (v) any and all other federal, state, county, and municipal laws, ordinances, codes and regulations which relate in any way to the matters regulated by CERCLA and/or any other above-mentioned federal legislation. All property kept, stored or allowed to be brought within the Premises shall be at Tenant’s sole risk. Tenant shall immediately notify Landlord in the event Tenant becomes aware of any actual or potential environmental hazard or any actual or alleged violation of one or more Environmental Laws. Tenant shall indemnify Landlord and hold Landlord harmless from and against any and all liability, liens, claims, demands, damages, expenses, fees, costs, fines, penalties, suits, proceedings, actions and causes of action (including without limitation all attorneys’ fees and expenses) arising out of or relating to, directly or indirectly, any violation or alleged violation by Tenant or any party accessing the Premises by or through Tenant of any one or more of the Environmental Laws occurring during the Lease Term, except for any violations of Environmental Laws to the extent caused by Landlord or its agents or representatives. This indemnification shall survive the expiration or termination of this Lease (unless this Lease is terminated as a result of the acquisition of the Project by Tenant or its affiliate).

 

 

22


 

 

ARTICLE 23

 

23.01.EXHIBITS. Exhibits A, B, C-1, C-2, D-1, D-2, E and F attached hereto are incorporated herein by reference.

 

23.02.SEVERABILITY. If any term or provision of this Lease shall, to any extent, be held invalid or unenforceable by a final judgment of a court of competent jurisdiction, the remainder of this Lease shall not be affected thereby.

 

23.03.ESTOPPEL CERTIFICATE. Tenant shall promptly upon request from Landlord execute and acknowledge a certificate containing such information as may be reasonably requested for the benefit of Landlord, any prospective purchaser or any current or prospective mortgagee of all or any portion of the Project.

 

23.04.LANDLORD’S LIABILITY AND AUTHORITY. The liability of Landlord to Tenant for any default by Landlord under the terms of this Lease shall be limited to the interest of Landlord in the Project, it being intended that Landlord, its officers, directors and employees shall not be personally liable for any judgment or deficiency. Whenever in this Lease there is imposed upon Landlord the obligation to act in good faith or to use its best efforts, reasonable efforts, or diligence, Landlord shall be required to do so only to the extent the same is economically feasible and otherwise will not impose upon Landlord undue financial or other burdens.

 

23.05.PARTIES AND SUCCESSORS. Subject to the limitations and conditions set forth elsewhere herein, this Lease shall bind and inure to the benefit of the respective heirs, legal representatives, successors, and permitted assigns and/or sublessees of the parties hereto.

 

23.06.NOTICE. Any notice, consent, approval or request required or permitted to be delivered by Landlord or Tenant in connection with this Lease must be in writing and may be given by Landlord or Tenant or their respective counsel by certified or registered mail, email, hand delivery or by overnight courier and shall be deemed to be received: (a) if given by certified or registered mail, three (3) days after being deposited in the United States mail, postage prepaid, certified mail, return receipt requested; or (b) if given by email transmission (followed by U.S. mail), upon the date and time of such transmission; or (c) if given by hand delivery, when such notice is received by the party to whom it is addressed; or (d) if given by an overnight courier or delivery service, when deposited with such courier. Notices shall be sent to Landlord or Tenant or their respective counsel at the address or email address set forth in Sections 1.01(c) and 1.01(f). Notices from any party hereto may be sent by such party’s legal counsel. Landlord, Tenant or their respective counsel shall have the right to change its address by giving five (5) days’ written notice to the other parties. For purposes of this Lease, notices to or from each parties’ respective counsel shall be deemed to be notice to or from such party, as applicable.

 

23.07.INTENTIONALLY OMITTED.

 

23.08.CAPTIONS. The captions in this Lease are inserted only for reference and as a matter of convenience, and they in no way define, limit, or describe the scope of this Lease or the intent of any provision hereof.

 

23


 

 

23.09.NUMBER AND GENDER. All genders used in this Lease shall include the other genders, the singular shall include the plural, and the plural shall include the singular, whenever and as often as may be appropriate.

 

23.10GOVERNING LAW AND COMPLIANCE. THIS LEASE SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF TEXAS. THE OBLIGATIONS OF TENANT SHALL BE PERFORMABLE IN TRAVIS COUNTY, TEXAS, AND VENUE FOR ANY ACTION TO ENFORCE SUCH OBLIGATIONS SHALL BE PROPERLY LAID THERE. Landlord and Tenant agree that each provision of this Lease for determining charges, amounts and additional rent payable by Tenant (including, without limitation, payments of Common Area Maintenance Charges, Taxes, Insurance Premiums and other operating expenses) are commercially reasonable and valid.

 

23.11WAIVER OF JURY TRIAL. TO THE MAXIMUM EXTENT PERMITTED BY LAW, LANDLORD AND TENANT EACH WAIVE 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.

 

23.12INABILITY TO PERFORM. Notwithstanding Section 23.15 hereof, whenever a period of time is herein prescribed for the taking of any action by Landlord or Tenant, such party shall not be liable or responsible for, and there shall be excluded from the computation of such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, governmental laws, regulations or restrictions, or any other cause whatsoever beyond the control of Landlord/Tenant, and such nonperformance or delay in performance by Landlord/Tenant shall not constitute a breach or default by Landlord/Tenant under this Lease nor give rise to any claim against Landlord/Tenant for damage or constitute a total or partial eviction, constructive or otherwise.

 

23.13INTENTIONALLY OMITTED.

 

23.14MEMORANDUM OF LEASE. Without the prior written consent of Landlord (which may be granted or withheld in Landlord’s sole discretion), Tenant shall not record this Lease or a memorandum or other instrument with respect to this Lease. Upon the date of execution of this Lease, or at any time thereafter, and at the request of Landlord, Tenant and Landlord shall execute a memorandum in recordable form setting forth the material terms and conditions of this Lease.

 

23.15TIME OF ESSENCE. Time is of the essence of this Lease and each and all of its provisions in which performance is a factor.

 

23.16ATTORNEY’S FEES. If either party hereto institutes any action or proceeding to enforce any provision hereof by reason of any alleged breach of any provision of this Lease, the

 

24


 

prevailing party shall be entitled to receive from the losing party all reasonable attorneys’ fees and all court costs in connection with such proceeding.

 

23.17INTENTIONALLY OMITTED.

 

23.18INTENTIONALLY OMITTED.

 

23.19INTENTIONALLY OMITTED.

 

23.20INTENTIONALLY OMITTED.

 

23.21ENTIRE AGREEMENT. This Lease, including all Exhibits attached hereto (which Exhibits are hereby incorporated herein and shall constitute a portion hereof), contains the entire agreement between Landlord and Tenant with respect to the subject matter hereof. Tenant hereby acknowledges and agrees that neither Landlord nor Landlord’s agents or representatives have made any representations, warranties, or promises with respect to the Project, the Premises, Landlord’s services, or any other matter except as herein expressly set forth, and no rights, easements, or licenses are acquired by Tenant by implication or otherwise except as expressly set forth in this Lease. The taking of possession of the Premises by Tenant shall be conclusive evidence, as against Tenant, that Tenant accepts the Premises and the Project, and that same were in good and satisfactory condition at the time such possession was so taken. Further, the terms and provisions of this Lease shall not be construed against or in favor of a party hereto merely because such party is the “Landlord” or the “Tenant” hereunder or such party or its counsel is the draftsman of this Lease.

 

[Signature Page Follows]

 

 

 

25


 

 

EXECUTED as of the date hereinabove stated.

 

LANDLORD:

 

 

HP LUMINA, LLC, a Texas limited liability company

 

 

 

 

BY:

/s/ Qiuying Han

NAME:

Qiuying Han

TITLE:

Member

 

 

 

 

TENANT:

 

 

EDWARDS MAIL SERYACE, INC., a Texas corporation

 

 

BY:

/s/ Tracey Edwards

NAME:

Tracey Edwards

TITLE:

Vice President

 

 

 

 

GUARANTORS:

 

 

LE-MAR HOJDINGS, INC., a Texas corporation

 

 

BY:

/s/ Chuck Edwards

NAME:

Chuck Edwards

TITLE:

President, CEO

 

 

 

 

/s/ Chuck Edwards

CHUCK EDWARDS. an individual

 

 

 

26


 

 

EXHIBIT “A”

Real Property

 

LEGAL DESCRIPTION

 

FIELD NOTES FOR 7.319 ACRES OF LAND OUT OF THE JAMES RICE SURVEY NO. 31, TRAVIS COUNTY, TEXAS; BEING ALL OF A 7.324-ACRE TRACT AS CONVEYED TO SPRINKLE WAREHOUSE PARTNERS BY SPECIAL WARRANTY DEED WITH VENDOR’S LIEN RECORDED IN VOLUME 12075, PAGE 1209 OF THE REAL PROPERTY RECORDS OF TRAVIS COUNTY, TEXAS; SAID 7.319 ACRES OF LAND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS:

 

BEGINNING at a 1-1/2” iron pipe found on the west right-of-way line of Sprinkle Road, at the northeast corner of a 0.50-acre tract as conveyed to the Carl W. and Annie R. Goericke Living Trust by instrument recorded in Document No. 2008077531 of the Official Public Records of Travis County, Texas, at the southeast corner of the above described Sprinkle Warehouse 7.324-acre tract, for the southeast corner and POINT OF BEGINNING of the herein described tract;

 

THENCE, with the north line of said Goericke Living Trust tract and the south line of said Sprinkle Warehouse tract, N62°31’24”W a distance of 760.44 feet to a %” iron pipe found on the east line of a 9.845-acre tract as conveyed to Ing-Chau Wu by instrument recorded in Volume 12937, Page 2665 of the Real Property Records of Travis County, Texas, at the southwest corner of said Sprinkle Warehouse tract, for the southwest corner of this tract;

 

THENCE, with the east line of said Wu tract and the west line of said Sprinkle Warehouse tract, N27°49’53”E a distance of 419.57 feet to a 1/2” iron rod found on the south line of a 17.40-acre tract as conveyed to Rhodes/Ferguson Lane, Ltd by instrument recorded in Volume 12377, Page 390 of the Real Property Records of Travis County, Texas, at the northwest corner of said Sprinkle Warehouse tract, for the northwest corner of this tract;

 

THENCE, with the south line of said Rhodes/Ferguson Lane tract and the north line of said Sprinkle Warehouse tract, S62°33’37”E a distance of 758.43 feet to a 1-14” iron pipe found on the west right-of-way line of said Sprinkle Road, at the northeast corner of said Sprinkle Warehouse tract, for the northeast corner of this tract;

 

THENCE, with the west right-of-way line of said Sprinkle Road and the east line of said Sprinkle Warehouse tract S27°33’25”W a distance of 420.05 feet to the POINT OF BEGINNING, and containing 7.319 acres of land, more or less.

 

 

 

27


 

 

EXHIBIT “B”

Premises/Site Plan

 

 

 

28


 

 

EXHIBIT “C-1”

Third Party Tenant Lease No. 1

 

 

 

29


 

 

EXHIBIT “C-2”

Third Party Tenant Lease No. 2

 

 

 

30


 

 

EXHIBIT “D-1”

Form of Special Warranty Deed

 

NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL PERSON, YOU MAY REMOVE OR STRIKE ANY OF THE FOLLOWING INFORMATION FROM THIS INSTRUMENT BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVERS’ LICENSE NUMBER.

 

SPECIAL WARRANTY DEED

 

THE STATE OF TEXAS

§

 

 

§

KNOW ALL MEN BY THESE PRESENTS:

COUNTY OF TRAVIS

§

 

 

That HP Lumina, LLC, a Texas limited liability company (hereinafter referred to as “Grantor”), for and in consideration of the sum of TEN AND NO/100 DOLLARS ($10.00) and other valuable consideration to the undersigned paid by the Grantee herein named, the receipt of which is hereby acknowledged, has GRANTED, SOLD AND CONVEYED, and by these presents does GRANT, SELL AND CONVEY unto Taurean East, LLC, a Texas limited liability company [OR AFFILIATE], whose mailing address is _____________________,Lubbock, Texas ___________________ (herein referred to as “Grantee”), that certain real property located in Travis County, Texas, more particularly described on Exhibit A attached hereto and made a part hereof (“Land”), together with all and singular the rights, benefits, privileges, remainders, reversions, easements, tenements, hereditaments, appurtenances, titles and interests of Grantor appurtenant thereto, including, without limitation, any right, title and interest of Grantor, but without warranty, whether statutory, express or implied, in and to: (i) adjacent strips and gores, if any, between the Land and abutting properties; and (ii) public adjacent streets or rights-of-way, either at law or in equity, in possession or expectancy (all of the above described properties being hereinafter collectively referred to as the “Property”).

 

This conveyance is made and accepted subject to: (a) any and all laws, regulations and ordinances related to the Property, including, without limitation, zoning laws and regulations and ordinances of municipal and other governmental authorities; (b) general real estate taxes on the Property for the current year which have been prorated and Grantee assumes and agrees to pay; and (c) the matters set forth on Exhibit B attached hereto and made a part hereof for all purposes (all of the foregoing being hereinafter collectively referred to as the “Permitted Encumbrances”).

 

TO HAVE AND TO HOLD the Property (together with all and singular the rights and appurtenances thereto in anywise belonging) unto Grantee, its successors and assigns forever, subject only to the Permitted Encumbrances; and Grantor does hereby bind itself and its heirs, legal and personal representatives, successors and assigns to WARRANT AND FOREVER DEFEND all and singular the Property unto Grantee, its successors and assigns, against every person whomsoever lawfully claiming or to claim the same or any part thereof by, through or under Grantor, but not otherwise, subject, however, to the Permitted Encumbrances.

 

 

31


 

 

NOTWITHSTANDING ANYTHING TO THE CONTRARY, GRANTEE ACKNOWLEDGES THAT THE CONVEYANCE OF THE PROPERTY IS SPECIFICALLY MADE “AS-IS”, “WHERE-IS” AND “WITH ALL FAULTS”, WITHOUT ANY REPRESENTATIONS OR WARRANTIES EXPRESS OR IMPLIED (EXCEPT FOR THE SPECIAL WARRANTY OF TITLE SET FORTH IN THIS DEED), INCLUDING WITHOUT LIMITATION, IMPLIED WARRANTIES OF FITNESS FOR ANY PARTICULAR PURPOSE OR MERCHANTABILITY OR ANY OTHER WARRANTIES WHATSOEVER CONTAINED IN OR CREATED BY THE TEXAS BUSINESS AND COMMERCE CODE OR OTHERWISE. EXCEPT AS EXPRESSLY SET FORTH HEREIN, GRANTOR SHALL HAVE NO LIABILITY TO GRANTEE, AND GRANTEE HEREBY RELEASES GRANTOR FROM ANY LIABILITY (INCLUDING CONTRACTUAL AND/OR STATUTORY ACTIONS FOR CONTRIBUTION OR INDEMNITY), FOR, CONCERNING OR REGARDING (1) THE NATURE AND CONDITION OF THE PROPERTY, INCLUDING THE SUITABILITY THEREOF FOR ANY ACTIVITY OR USE; (2) ANY IMPROVEMENTS OR SUBSTANCES LOCATED THEREON; OR (3) THE COMPLIANCE OF THE PROPERTY WITH ANY LAWS, RULES, ORDINANCES OR REGULATIONS OF ANY GOVERNMENT OR OTHER BODY.

 

(Executed on the following page)

 

 

 

32


 

 

EFFECTIVE on the _______ day of _____________, 201__.

 

HP LUMINA, LLC,

a Texas limited liability company

 

 

 

 

By:

 

Name:

 

Title:

 

 

THE STATE OF TEXAS

§

 

§

COUNTY OF TRAVIS

§

 

This instrument was acknowledged before me on this ____ day of ______________, 201_, by _____________________, the _________________________ of HP Lumina, LLC, a Texas limited liability company, on behalf of said company.

 

 

Notary Public, State of Texas

 

AFTER RECORDING, RETURN TO:

 

McElree & Smith, P.C.

Attn: David A. Heidenreich

600 N. Pearl Street, Suite 1600

Dallas, Texas 75201

 

 

 

 

33


 

 

EXHIBIT “A”

 

TO

 

SPECIAL WARRANTY DEED

 

Legal Description

 

 

 

34


 

 

EXHIBIT “B”

 

TO

 

SPECIAL WARRANTY DEED

 

Permitted Encumbrances

 

 

 

35


 

 

 

EXHIBIT “D-2”

Form of Bill of Sale and Assignment of Intangible Property

 

BILL OF SALE

 

For good and valuable consideration the receipt of which is hereby acknowledged, _____________________, a _____________________________ (“Seller”) does hereby sell, transfer and convey to _________________________, a _____________________________ (“Purchaser”), without warranty, all personal property located on or in or used in connection with the Property described on Exhibit A attached hereto, including, without limitation, those items described in Schedule I attached hereto and incorporated herein by this reference. This conveyance is made on a strictly AS-IS, WHERE-IS basis.

 

Dated as of

 

, 2015.

 

SELLER:

 

 

 

 

 

By:

 

Name:

 

Title:

 

 

 

 

 

36


 

 

Exhibit A to Bill of Sale

 

Description of Property

 

 

 

 

Exhibit A


 

 

Schedule I to Bill of Sale

 

Personal Property

 

 

 

 

Exhibit A


 

 

 

ASSIGNMENT OF INTANGIBLE PROPERTY

 

For valuable consideration, the receipt and sufficiency of which is hereby acknowledged, _______________________________, a ___________________________________, having an address of __________________________________ (“Assignor”), hereby assign to ___________________ a ____________________________, having an address of _________________________ (“Assignee”), all of Assignor’s right, title and interest, if any and to the extent assignable, in and to the following categories of intangible property related to that certain property located in Travis County, Texas, as more particularly described on Exhibit A attached hereto and made a part hereof (the “Land”), which remain valid or in effect as of the date hereof:

 

(a)Any and all plans and reports, including, without limitation, those identified on Schedule I attached hereto and incorporated herein;

 

(b)Any construction documents identified on Schedule II attached hereto and incorporated herein;

 

(c)All agreements identified on Schedule III attached hereto and incorporated herein (the “Agreements”);

 

(d)Any and all easements, licenses, development rights, entitlements, permits (grading, foundation, building or otherwise), credits, certificates of occupancy and similar items relating to the Land or any of the foregoing (the “Permits”); and

 

(e)All records, instruments, documents, general intangibles and other rights of any kind or nature, claims, choses in action, rights and causes of action relating to or owned or held in connection with the Land.

 

This conveyance is made on a strictly AS-IS, WHERE-IS basis. Assignee accepts this Assignment and hereby assumes and agrees to perform from and after the date hereof all of the covenants, agreements and obligations of Assignor under the Agreements and the Permits. Assignee agrees to indemnify, defend and hold Assignor harmless, from any loss, cost, claim, liability, expense or demand of any nature under the Agreements (including reasonable attorneys’ fees) arising or accruing on or after the date hereof. Assignor agrees to indemnify, defend and hold Assignee harmless, from any loss, cost, claim, liability, expense or demand of any nature under the Agreements (including reasonable attorneys’ fees) arising or accruing before the date hereof. This Assignment shall be binding on and inure to the benefit of the parties herein and their successors and assigns. This Assignment shall be governed by and construed in accordance with the laws of the State of Texas. Nothing in this Assignment is intended to, or shall be construed to, confer upon or give to any person, firm or corporation other than the parties hereto any right, remedy or claim under or by reason of this instrument. All terms and conditions in this instrument shall be for the sole and exclusive benefit of the parties hereto.

 

 

 

 


 

 

 

Dated as of

 

, 2015.

 

ASSIGNOR:

 

 

By:

 

Name:

 

Title:

 

 

ASSIGNEE:

 

 

 

By:

 

Name:

 

Title:

 

 

 

 


 

 

EXHIBIT “A”

 

LAND

 

 

 

 

Exhibit “A”


 

 

 

SCHEDULE I

 

PLANS AND REPORTS

 

 

 

Schedule I


 

 

SCHEDULE II

 

CONSTRUCTION DOCUMENTS

 

 

 

Schedule II


 

 

SCHEDULE III

 

AGREEMENTS

 

 

 

Schedule III


 

 

EXHIBIT “E”

Form of Memorandum of Lease

 

NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL PERSON, YOU MAY REMOVE OR STRIKE ANY OF THE FOLLOWING INFORMATION FROM THIS INSTRUMENT BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVERS’ LICENSE NUMBER.

 

MEMORANDUM OF OPTION TO PURCHASE

 

THE STATE OF TEXAS

§

 

 

§

KNOW ALL MEN BY THESE PRESENTS:

COUNTY OF TRAVIS

§

 

 

BY THIS MEMORANDUM OF OPTION TO PURCHASE (“Memorandum”), entered into as of the ________ day of __________________, 2015, HP Lumina, LLC, Texas ______________________ limited liability company (“Lumina”), and Edwards Mail Service, Inc. (“Edwards”), declare and agree as follows:

 

1.On or about the date hereof, Lumina and Edwards entered into that certain Lease Agreement (the “Lease”) whereby Edwards leased from Lumina that certain real property more particularly described on Exhibit A, attached hereto and incorporated herein (the “Property”).

 

2.In the Lease, Lumina granted to Edwards the option to acquire the Property (the “Option”).

 

3.The terms and conditions for the exercise of the foregoing Option are set forth in the Lease, which terms and conditions are fully incorporated herein by reference as if fully set forth herein. This Memorandum is not intended to change any of the terms of the Lease.

 

4.Until terminated in accordance with the terms of the Lease, the Option is a continuing right which encumbers the Property. For purposes hereof, the current address for Edwards is 420 Erskine Street, Lubbock, Texas 79404.

 

5.Notwithstanding the foregoing, under no circumstances shall the Option survive beyond May 31, 2018, and such Option may terminate earlier as provided in the Lease.

 

6.This Memorandum may be executed in multiple counterparts, each of which, when considered together, shall constitute one original document.

 

[Signatures begin on following page]

 

 

 


 

 

IN WITNESS WHEREOF, the parties have executed this Memorandum of Option to Purchase as of the date first set forth above.

 

LUMINA:

 

HP LUMINA, LLC,

a Texas limited liability company

 

 

By:

 

Name:

 

Title:

 

 

STATE OF TEXAS

)

 

 

)

ss:

COUNTY OF TRAVIS

)

 

 

Acknowledged before me, the undersigned authority, on this the ____________ day of __________, 2015, by _____________, the ________________ of HP Lumina, LLC, a Texas limited liability company, on behalf of said limited liability company.

 

WITNESS my hand and official seal.

 

 

Notary Public — State of Texas

 

[Executed on the following page by Edwards Mail Service, Inc.]

 

 

 


 

 

 

EDWARDS:

 

EDWARDS MAIL SERVICE, INC.

 

 

By:

 

Name:

 

Title:

 

 

STATE OF TEXAS

)

 

 

)

ss:

COUNTY OF LUBBOCK

)

 

 

Acknowledged before me, the undersigned authority, on this the _____ day of __________, 2015, by ___________, the ________________ of Edwards Mail Service, Inc., a Texas corporation, on behalf of said corporation.

 

WITNESS my hand and official seal.

 

Notary Public — State of Texas

 

AFTER RECORDING, RETURN TO:

 

McElree & Smith, P.C.

Attn: David A. Heidenreich

600 N. Pearl Street, Suite 1600

Dallas, Texas 75201

 

 

 


 

 

EXHIBIT “F”

 

Guaranty

 

In order to induce HP LUMINA, LLC (“Landlord”), to execute the foregoing Lease (the same, as amended, modified, renewed, extended or supplemented from time to time, is herein called the “Lease”) with EDWARDS MAIL SERVICE, INC. (“Tenant”), for a certain Premises in the City of Austin, Travis County, Texas, the undersigned (whether one or more than one) has guaranteed, and by this instrument does hereby guarantee, the payment and performance of all liabilities, obligations and duties (including, but not limited to, payment of rent) imposed upon Tenant under the terms of the Lease.

 

The undersigned hereby waives notice of acceptance of this Guaranty and all other notices in connection herewith or in connection with the liabilities, obligations and duties guaranteed hereby, including notices of default by Tenant under the Lease, and waives diligence, presentment and suit on the part of Landlord in the enforcement of any liability, obligation or duty guaranteed hereby.

 

The undersigned further agrees that Landlord shall not be first required to enforce against Tenant or any other person any liability, obligation or duly guaranteed hereby before seeking enforcement thereof against the undersigned. Suit may be brought and maintained against the undersigned by Landlord to enforce any liability, obligation or duty guaranteed hereby without joinder of Tenant or any other person. The liability of the undersigned shall not be affected by any indulgence, compromises, settlement or variation of terms which may be extended to Tenant by Landlord or agreed upon by Landlord and Tenant, and shall not be impaired, modified, changed, released or limited in any manner whatsoever by any impairment, modification, change, release, or limitation of the liability of Tenant or its estate in bankruptcy, or of any remedy for the enforcement thereof, resulting from the operation of any present or future provision of the federal Bankruptcy Code, or any similar law or statute of the United States or any state thereof. Landlord and Tenant, without notice to or consent by the undersigned, may at any time or times enter into such extensions, renewals, amendments, assignments, subleases or other covenants with respect to the Lease as they may deem appropriate, and the undersigned shall not be released thereby, but shall continue to be fully liable for the payment and performance of all liabilities, obligations and duties of Tenant under the Lease.

 

It is understood that other agreements similar to this Guaranty may, at Landlord’s sole option and discretion, be executed by other persons with respect to the Lease This Guaranty shall be cumulative of any such agreements and the liabilities and obligations of the undersigned hereunder shall in no event be affected or diminished by reason of such other agreements. Moreover, in the event Landlord obtains another signature of more than one guarantor on this page or by obtaining additional guarantee agreements, or both, the undersigned agrees that Landlord, in Landlord’s sole discretion, may (i) bring suit against all guarantors of the Lease jointly and severally or against any one or more of them, (ii) compound or settle with any one or more of the guarantors for such consideration as Landlord may deem proper, and (iii) release one or more of the guarantors from liability. The undersigned further agrees that no such action shall impair the

 


 

rights of Landlord to enforce the Lease against any remaining guarantor or guarantors, including the undersigned.

 

If the party executing this Guaranty is a corporation, then the undersigned officer, in his capacity as an officer only, represents and warrants that the Board of Directors of such corporation, in a duly held meeting, has determined that this Guaranty may reasonably be expected to benefit the corporation.

 

The undersigned agrees that if Landlord shall employ an attorney to present, enforce or defend all of Landlord’s rights or remedies hereunder, the undersigned shall pay any reasonable attorney’s fees incurred by Landlord in such connection.

 

This Guaranty shall be binding upon the undersigned and the successors, heirs, executors and administrators of the undersigned, and shall inure to the benefit of Landlord and Landlord’s heirs, executors, administrators and assigns.

 

Executed this _________ day of ___________________, 2015 to be effective the same day as the effective date of the Lease.

 

GUARANTORS:

 

 

By:

/s/ Chuck Edwards

 

 

Chuck Edwards, an individual

 

Address:

420 Erskine St.

Lubbock, TX 79403

 

SS#/Taxpayer Identification Number:                

 

 

Le-Mar Holdings, Inc.

a Texas corporation

 

 

By:

/s/ Chuck Edwards

 

Name:

Chuck Edwards

Title:

President, CEO

EIN/Taxpayer Identification Number:                

 

 

2

Exhibit 10.122

 

EXECUTIVE EMPLOYMENT AGREEMENT

This Executive Employment Agreement (the "Agreement”) is entered into and effective as of June 21, 2021 (the “Effective Date”), by and between EVO Transportation & Energy Services, Inc. (the “Company”) and Patrick Seul, a Minnesota resident (“Executive”).

1. Duties and Scope of Employment.

(a) Positions and Duties. During the Employment Term (as defined below), Executive will be employed as Executive Vice President, General Counsel and Secretary of the Company and will report directly to the CEO. Employee has day-to-day management responsibility to supervise, manage and make efficient the Company’s legal functions in support of its geographic operational structure. The legal functions shall include such items as are determined by the Chief Executive Officer but include:

 

Corporate transactions and contracts

 

SEC disclosure and compliance

 

Litigation management

 

Corporate records

 

Regulatory compliance oversight

Executive’s authority, duties, and responsibilities will correspond to Executive’s position and will include any particular authority, duties, and responsibilities consistent with the Executive’s position that the Company may reasonably assign to Executive from time to time.

(b) Obligations. During the Employment Term, Executive is required to faithfully and conscientiously perform his assigned duties and to diligently observe all of his obligations to the Company. Executive agrees to devote his full business time and efforts, energy and skill to his employment at the Company, and Executive agrees to apply all his skill and experience to the performance of his duties and advancing the Company’s interests. The foregoing shall not preclude Executive from (A) engaging in civic, charitable, educational or religious activities (including serving as a director, trustee or officer) or (B) engaging in investments, including but not limited to real estate investments and acting as the general partner or manager thereof, as long as such activities do not materially interfere or conflict with Executive’s responsibilities to or his abilities to perform his duties hereunder.  During the Employment Term, Executive may not perform services as an employee or consultant of any other competitive organization and Executive will not assist any other person or organization in competing with the Company or in preparing to engage in competition with the business or proposed business of the Company. Executive shall comply in all material respects with and be bound by Company’s operating policies, procedures, and practices from time to time in effect during his employment that apply to all executive-level employees of the Company. By signing this Agreement, Executive confirms to the Company that he has no contractual commitments or other legal obligations that would prohibit him from performing his duties for the Company.

 

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(c) Employment Term. The term of this Agreement shall be three (3) years commencing on the Effective Date, unless terminated earlier pursuant to the terms herein (the “Initial Term”). Unless earlier terminated pursuant to the terms herein, the Initial Term shall be automatically renewed for consecutive additional one-year terms (each, a “Renewal Term”) upon the expiration of the Initial Term or any Renewal Term unless the Company or Executive delivers to the other at least 90 days prior to the expiration of the Initial Term or the then-current Renewal Term, as the case may be, a written notice specifying that the term of Executive’s employment will not be renewed at the end of the Initial Term or the then-current Renewal Term, as the case may be. Like the Initial Term, the then-current Renewal Term is subject to earlier termination pursuant to the terms herein. The Executive’s period of employment hereunder is referred herein as the “Employment Term,” whether the Initial Term or the shorter period through the date of an earlier termination thereof as provided elsewhere herein. The notice of non-renewal given by the Company is referred to herein as the “Company’s Non-Renewal.” The notice of non-renewal given by Executive is referred to herein as the “Executive’s Non-Renewal.”

(d) Place of Performance. Executive will primarily office from his current home office in the Minneapolis, Minnesota area but will spend at least (but not more than, except is Executive’s discretion) three consecutive business days (inclusive of travel time) per month physically present at the Company’s corporate headquarters in the Phoenix, Arizona area or at the other business or operations offices of the Company; provided however, for so long as the pandemic known as COVID-19 is causing recommended travel restrictions as pronounced by the Centers for Disease Control, the Executive’s physical presence in the Phoenix headquarters or other business or operations offices of the Company may be less than three consecutive business days per month.  Executive understands and agrees that his duties will include reasonable travel, including but not limited to travel to offices of the Company, its Affiliates, and such other business travel as is reasonably necessary and appropriate to the performance of Executive’s duties hereunder, subject to reimbursement of expenses pursuant to Section 6 below.

2. At-Will Employment. The parties agree that Executive’s employment with the Company will be “at-will” employment and may be terminated at any time, upon written notice, either by the Company without Cause (in any such case, “Company’s At-Will Termination”) or by Executive without Good Reason (in any such case, “Executive’s At-Will Termination”). Executive understands and agrees that neither his job performance for, nor promotions, commendations, bonuses or the like from, the Company give rise to or in any way serve as the basis for modification, amendment, or extension, by implication or otherwise, of his employment with the Company. However, as described in this Agreement, Executive may be entitled to Severance Pay (defined below) and Severance Benefits (defined below) depending upon the circumstances of the termination of the Employment Term as set forth in Section 7(b) below.

3. Compensation.

(a) Initial Base Salary. During the Employment Term, the Company will pay Executive an annual base salary as compensation for his services (the “Base Salary”) at the initial rate of $250,000. The Base Salary will be paid periodically in accordance with the Company’s normal payroll practices. The Base Salary will be subject to review and increases will be made based upon the Company’s standard practices, provided that if the base salary of two or more executive-level employees (Executive Vice President or Chief title) is increased in a single

 

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calendar year, the Executive’s Base Salary will be increased by a percentage equal to or greater than the average percentage by which such other executive-level employees base salary is increased.

(b) Annual Incentive Bonus. During the Employment Term, Executive will be eligible to earn an annual incentive bonus (an “Annual Bonus”) under the same or substantially same bonus arrangement, plan or program as in effect for other executive-level employees of the Company from time to time and based upon the same general objective standards as are applied to the other executive-level employees of Company, provided that Executive’s personal performance objectives shall be unique to his role as General Counsel. Consistent therewith, the Board (or a committee of the Board or Chief Executive Officer, if applicable) will determine Executive’s target bonus opportunity and the criteria for earning such bonus, as well as Executive’s achievement of such criteria, and the amount of the Annual Bonus earned and payable to Executive for such year. Notwithstanding the foregoing, the target bonus opportunity shall not be less than 50% of Base Salary.  Any Annual Bonus that is earned and becomes payable pursuant to this Section 3(b) will be paid no later than March 15 of the calendar year immediately following the calendar year to which the Annual Bonus relates. Executive’s Annual Bonus for calendar year 2021 shall be prorated on a weekly basis for his period of employment in such year but shall not be less than $75,000 (which amount will not be subject to proration). Executive must remain employed by the Company through December 31 of the applicable calendar year to be eligible to earn an Annual Bonus for such year; provided, however, that if the Employment Term ends prior to December 31 by reason of either termination by Executive for Good Reason or by the Company’s At-Will Termination, the Annual Bonus for such partial calendar year shall be prorated on a weekly basis for his period of employment in such year. The determinations of the Board (or a committee thereof or Chief Executive Officer) with respect to the Annual Bonus will be final and binding unless there is direct evidence that the determination was in violation of the terms and provision of this Section 3(b) or the applicable program, plan or arrangement.

(c) Equity. During the Employment Term, Executive will be eligible to receive awards of stock options pursuant to the same or substantially same stock option arrangement, plan or program as in effect for other executive-level employees of the Company from time to time and based upon the same objective standards as are applied to the other executive-level employees of Company. Consistent therewith, the Board (or a committee of the Board, if applicable) will determine whether Executive will be granted any such equity awards and the terms of any such award in accordance with the terms of the applicable program, plan or arrangement that may be in effect from time to time. Upon Employee’s termination from the Company by the Executive for Good Reason, by the Company’s At-Will Termination, or by the Company’s Non-Renewal, Employee shall retain all Company shares and vested stock options.

(d) Initial Equity Grant. Employee shall receive options to purchase 750,000 shares of the Company’s common stock at a strike price equivalent to the strike price determined to be used in 2021 for equity incentives for board members and executive but in no case shall be higher than a $2.50 strike price; 250,000 options shall vest upon issuance and the remainder vest 250,000 each in two immediately succeeding anniversaries of the Effective Date, with such options governed by the EVO Transportation & Energy Services, Inc. 2018 Stock Incentive Plan (“Company Stock Option Plan”).

 

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(ii) Notwithstanding anything to the contrary contained in Section 12 of Company Stock Option Plan, all vested stock options issued under this Agreement, shall be exercisable by the Executive during the full option period associated with the such options (10 years) if termination of employment is the result of (A) Death, Disability, Retirement (as defined in the Company Stock Option Plan), (B) termination by Executive for Good Reason (in which case all non-vested stock options issued under this Agreement will immediately vest) or by the Company’s At-Will Termination or (C) the Company’s Non-Renewal or the Executive’s Non-Renewal. This Section 3(d)(ii) shall apply to and control any options issued by the Company to Executive regardless of whether the grant certificate contains this provision.

(iii) The Company represents and warrants that (A) the Company Stock Option Plan is in full force and effect and has not been modified or amended since the date thereof and (B) as of the date hereof the Company has authorized for issuance and reserved the requisite number of shares under the Company Stock Option Plan to fulfill its obligations to Executive under this Section 3(d).

4. Employee Benefits. During the Employment Term, Executive will be entitled to participate in the employee benefit plans and programs currently and hereafter maintained by the Company of general applicability to other executive-level employees and to employees generally of the Company, subject to eligibility requirements and the applicable terms and conditions of the subject plan or program and the determination of any committee uniformly administering such plan or program. The Company reserves the right to cancel or change the benefit plans and programs it offers to its employees at any time. In addition, the Company will cause Executive to be covered by (i) a directors and officers liability insurance policy in an amount and scope of coverage customary for the size and industry of the Company’s business (but in no event less than the currently in force policy) and (ii) an employed lawyers professional liability insurance policy in an amount and scope of coverage customary for the size and industry of the Company’s business (but in no event less than $2,000,000), in both cases commencing on the date of this Agreement. The Company agrees to indemnify Executive (including advance of expenses) and hold Executive harmless to the fullest extent permitted by applicable law and the bylaws of the Company against and in respect to any and all actions, suits, proceedings, claims, demands, judgments, costs, expenses (including reasonable attorneys’ fees), losses, and damages resulting from Executive’s good faith performance of Executive’s duties and obligations with the Company.

5. Vacation. During the Employment Term, Executive will be entitled to paid vacation or paid time off of not less than 30 days per calendar year, prorated for any partial calendar year of employment, in accordance with the Company’s standard vacation or paid time off policy (including, without limitation, its policy on the maximum accrual, carry-over and payout), with the timing and duration of specific vacations mutually and reasonably agreed to by Executive and the Company.

 

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6. Expenses. During the Employment Term, the Company will reimburse Executive for reasonable travel, lodging, meal, entertainment or other expenses incurred by Executive in the furtherance of or in connection with the performance of Executive’s duties hereunder, in accordance with the Company’s expense reimbursement policy as in effect from time to time. Such reimbursement shall include such accommodations in the Phoenix area as are agreed by the Company and the Executive, up to $500 per month for private office space in the Minneapolis area , professional association fees (including without limitation Association of Corporate Counsel) and state licensure fees, continuing legal educations costs and other similar items.

7. Accrued Obligations; Severance; COBRA.

(a) Accrued Obligations. Upon the termination or expiration of the Employment Term for any reason, Company shall pay to Executive the following: (i) all unpaid Base Salary through the last day of the Employment Term; (ii) all unreimbursed expenses that otherwise are payable to Executive pursuant to Section 6 above, and (iii) all other accrued payments or benefits to which Executive is entitled and has earned under the terms of any applicable compensation, bonus, award or similar arrangement, plan or program, subject to Section 3(b) with respect to bonus accrual and eligibility (collectively, the “Accrued Obligations”). The Accrued Obligations shall be paid to Executive in a lump sum in cash within thirty (30) days following the termination or expiration of the Employment Term, unless otherwise required by law or the terms of the applicable arrangement, plan or program, in which case the same shall be paid as soon as permitted thereunder.

(b) Severance. If the Employment Term ends by reason of termination by Executive for Good Reason, by the Company’s At-Will Termination, or by the Company’s Non-Renewal, the Company shall pay to Executive (“Severance Pay”) an amount equal to twelve (12) months base salary. The Severance Pay shall be paid by the Company to Executive in substantially equal monthly installments, without reduction or set off (other than as provided in Section 11(a) below), in accordance with the Company’s standard payroll procedures, commencing on the 60th day following the termination or expiration of the Employment Term, provided that the revocation period(s) set forth in the Release Agreement set forth in Section 8(a) below have expired without revocation. If the Employment Terms ends by reason of termination by the Company for Cause, by Executive’s Non-Renewal of the Initial Term or any Renewal Term, by Executive’s At-Will Termination, or due to Executive’s death or disability, no Severance Pay will be owing or paid to Executive.

(c) COBRA. If the Employment Term ends by reason of termination by Executive for Good Reason, by the Company’s At-Will Termination, or by the Company’s Non-Renewal, to the extent Executive and Executive’s spouse and/or dependent children properly (and timely) elect COBRA continuation coverage under the Company’s group health insurance plan, the Company shall pay, on Executive’s behalf, the portion of the premiums due for such coverage representing the Company’s contribution to health insurance premiums for the Executive for a period beginning on the date the Employment Term so ended and ending on the earliest to occur of (as applicable, “Severance Benefits”) (i) the date on which Executive is no longer entitled to COBRA continuation coverage under the Company’s group health insurance plan, (ii) the last day of the month that includes or immediately precedes the first day that Executive is covered under another employer’s group health insurance plan or (iii) the last day of the month in which

 

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Executive receives his final Severance Pay payment; provided, however, that notwithstanding the foregoing or any other provision in this Agreement to the contrary, the Company may unilaterally amend this Section 7(c) or eliminate the benefit provided hereunder, upon written notice to Executive, but only if and to the extent necessary to avoid the imposition of excise taxes, penalties or similar charges on the Company, including, without limitation, under Code Section 4980D. If the Employment Term ends by reason of termination by the Company for Cause, by the Company’s Non-Renewal or Executive’s Non-Renewal of the Initial Term or any Renewal Term, by Executive’s At-Will Termination, or due to Executive’s death or disability, no Severance Benefits will be owing to Executive.

8. Conditions to Receipt of Severance Pay and Severance Benefits.

(a) Release of Claims. The receipt of Severance Pay and Severance Benefits will be subject to Executive signing, delivering, not revoking and complying with a general release and waiver of claims in favor of the Company and its officers, directors and affiliates in substantially the form attached hereto as Exhibit A.

(b) Compliance with Covenants. The receipt of Severance Pay and Severance Benefits will be subject to Executive’s compliance with Sections 9(a), 9(b), 9(c) and 9(d) of this Agreement. In the event Executive breaches any of Sections 9(a), 9(b), 9(c) or 9(d), (i) all remaining payments of Severance Pay and/or Severance Benefits to which Executive otherwise is entitled pursuant to Section 7(b) and Section 7(c) will immediately cease, and (ii) Executive will repay, or cause to be repaid, to the Company the full amount of any payments of Severance Pay and Severance Benefits previously paid by the Company to Executive or on behalf of Executive pursuant to Section 7(b) and/or Section 7(c) prior to the date of such breach.

9. Restrictive Covenants.

(a) Non-Competition. In recognition of the consideration provided herein, and in connection with the protection of the Company’s trade secrets and customer contacts, Executive agrees that, during the Employment Term and ending on the later to occur of (i) the six (6) month anniversary following the termination or expiration of the Employment Term or (ii) the last day of the Severance Pay period as set forth in Section 7(b) (as applicable, the “Restricted Period”), Executive shall not either directly or indirectly, whether for consideration or otherwise: (i) engage in (except on behalf of the Company or any of its Affiliates), or compete with the Company or any of its Affiliates in, a Competing Business anywhere in the Territory (any such entity, a “Competing Entity”); or (ii) form or assist others in forming, be employed by, perform services for, become an officer, director, member or partner of, or participant in, or consultant or independent contractor to, invest in or own any interest in (whether through equity or debt securities), assist (financially or otherwise) or lend Executive’s name, counsel or assistance to, any Competing Entity. Notwithstanding the foregoing, nothing in this Agreement will prohibit or restrict Executive from practicing law or otherwise conflict with Rule 5.6 of the Minnesota Rules of Professional Conduct.

 

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(b) Non-Solicitation. In recognition of the consideration provided herein, Executive agrees that, during the Restricted Period, Executive shall not either directly or indirectly, whether for consideration or otherwise: (i) solicit or accept business from any customer of the Company for the purpose of providing goods or services in a Competing Business or solicit or induce any customer of the Company to terminate, reduce or alter in a manner adverse to the Company, any existing business arrangement or agreement with the Company, (ii) be employed by any customer of the Company or (iii) solicit, hire, attempt to solicit or attempt to hire any person who is or was an employee of the Company or any of its Affiliates at any time during the twelve (12) months prior to such solicitation or hire. The restrictions set forth in this Section 9(b) shall not prohibit any form of general advertising or solicitation that is not directed at a specific person or entity or does not relate to a Competing Business.

(c) Non-Disclosure and Non-Use of Confidential Information. At all times both during the Employment Term and for one (1) year thereafter (except with regard to trade secrets, for so long as such information remains a trade secret), Executive agrees that he will not, either directly or indirectly, (i) divulge, use, disclose (in any way or in any manner, including by posting on the Internet), reproduce, distribute, or reverse engineer or otherwise provide Confidential Information to any person, firm, corporation, reporter, author, producer or similar person or entity; (ii) take any action that would make available Confidential Information to the general public in any form; (iii) take any action that uses Confidential Information to solicit any customer of the Company or prospective customer (with whom the Company has had a substantive discussion on it becoming a customer of the Company within the immediately preceding twelve (12) months) in violation of Section 9(b); or (iv) take any action that uses Confidential Information for solicitation of, or marketing for, any service or product on Executive’s behalf or on behalf of any entity other than the Company or its Affiliates with which Executive was in fact associated, except (A) as required in connection with the performance of such Executive’s duties to the Company or any of its Affiliates, (B) as required to be included in any report, statement or testimony requested by any municipal, state or national regulatory body having jurisdiction over Executive, (C) as required in response to any summons or subpoena or in connection with any litigation, (D) to the extent necessary in order to comply with any law, order, regulation, ruling or governmental request applicable to Executive, (E) as required in connection with an audit by any taxing authority, or (F) as permitted by the express written consent of the Company.

(i) In the event Executive is required to disclose Confidential Information pursuant to any of the foregoing exceptions, Executive shall promptly notify the Company of such pending disclosure and assist the Company (at the Company’s sole expense, which will be advanced to Executive concurrently with such assistance) in seeking a protective order or in objecting to such request, summons or subpoena with regard to the Confidential Information. If the Company does not obtain such relief prior to the time that Executive is required to disclose such Confidential Information, Executive may disclose that portion of the Confidential Information (A) which counsel to Executive advises Executive that he is required to disclose or (B) which could subject Executive to be liable for contempt or suffer censure or penalty. In such cases, Executive shall promptly provide the Company with a copy of the Confidential Information so disclosed. This provision applies without limitation to unauthorized use of Confidential Information in any medium, including film, videotape, audiotape and writings of any kind (including books, articles, emails, texts, blogs and websites).

 

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(ii) Executive is hereby notified, pursuant to the federal Defend Trade Secrets Act of 2016 (“DTSA”), that an individual shall not be held criminally or civilly liable under any federal or state trade secret law for the disclosure of a trade secret that is made (A) in confidence to a federal, state, or local government official, either directly or indirectly, or to an attorney, and (B) solely for the purpose of reporting or investigating a suspected violation of law; or (C) where the disclosure of a trade secret is made in a complaint or other document filed in a lawsuit or other proceeding, if such filing is made under seal. In addition, Executive is hereby notified under the DTSA that, if an individual files a lawsuit for retaliation by an employer for reporting a suspected violation of law, the individual may disclose a trade secret to his or her attorney and use the trade secret information in the court proceeding if the individual (Y) files any document containing the trade secret under seal; and (Z) does not disclose the trade secret, except pursuant to court order.

(d) Inventions and Patents; Third Party Information. The results and proceeds of Executive’s services to the Company (whether prior to or during the Employment Term), including, without limitation, any works of authorship related to the Company resulting from Executive’s services during Executive’s employment with the Company and any works in progress will be works-made-for-hire. Works made for hire shall not include Executive’s image, likeness, or social media accounts. The Company will be deemed the sole owner throughout the universe of such works-made-for-hire and any and all rights of whatsoever nature therein, whether or not now or hereafter known, existing, contemplated, recognized or developed, with the right to use the same in perpetuity in any manner the Company determines in its sole discretion without any further payment to Executive whatsoever. If, for any reason, any of such results and proceeds will not legally be a work-made-for-hire or there are any rights which do not accrue to the Company under the preceding sentence, then Executive hereby irrevocably assigns and agrees to assign to the Company any and all of Executive’s right, title and interest thereto, including, without limitation, any and all copyrights, patents, trade secrets, trademarks and/or other rights of whatsoever nature therein, whether or not now or hereafter known, existing, contemplated, recognized or developed. The Company will have the right to use the same in perpetuity throughout the universe in any manner the Company determines without any further payment to Executive whatsoever. Executive will, from time to time, as may be reasonably requested by the Company, and at the Company’s sole expense, sign such documents and assist the Company to establish or document the Company’s exclusive ownership of any and all rights in any such results and proceeds, including, without limitation, the execution of appropriate copyright or patent applications or assignments. To the extent Executive has any rights in any such results and proceeds that cannot be assigned in the manner described above, Executive unconditionally and irrevocably waives the right to enforce such unassignable rights. This Section 9(d) is subject to, and will not be deemed to limit, restrict or constitute any waiver by the Company of, any rights of ownership to which the Company may be entitled by operation of law by virtue of the Company being Executive’s employer. This Agreement does not apply to an invention or other works of authorship for which no equipment, supplies, facility or trade secret information of the Company was used and which was developed entirely on Executive’s own time, and (i) which does not relate (A) directly to the business of the Company or (B) to the Company’s actual or demonstrably anticipated research or development, or (ii) which does not result from any work performed by Executive for the Company hereunder.

 

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(e) Enforcement; Remedies. Executive acknowledges that the covenants set forth in Sections 9(a), 9(b), 9(c) and 9(d) impose a reasonable restraint on Executive in light of the business and activities of the Company and its Affiliates. Executive acknowledges that a breach of Sections 9(a), 9(b), 9(c) or 9(d) by Executive may cause serious and potentially irreparable harm to the Company and its Affiliates. Executive therefore acknowledges that a breach of Sections 9(a), 9(b), 9(c) or 9(d) by Executive cannot be adequately compensated in an action for damages at law, and equitable relief may be necessary to protect the Company and its Affiliates from a violation of this Agreement and from the harm which this Agreement is intended to prevent. By reason thereof, Executive acknowledges that the Company may be entitled, in addition to any other remedies it may have under this Agreement or otherwise, to preliminary and permanent injunctive and other equitable relief to prevent or curtail any breach or threatened breach of this Agreement. Executive acknowledges, however, that no specification in this Agreement of a specific legal or equitable remedy may be construed as a waiver of or prohibition against pursuing other legal or equitable remedies in the event of a breach of this Agreement by Executive.

(f) Modification. In the event that any provision or term of this Sections 9(a), 9(b), 9(c) or 9(d), or any word, phrase, clause, sentence or other portion thereof (including, without limitation, the geographic and temporal restrictions and provisions contained in Sections 9(a) or 9(b)) is held to be unenforceable or invalid for any reason, such provision or portion thereof will be modified or deleted in such a manner as to be effective for the maximum period of time, the maximum geographical area, and otherwise to the maximum extent as to which it may be enforceable under applicable law. Such modified restriction(s) shall be enforced by a court having jurisdiction. In the event that such modification is not possible, because each of Executive’s obligations in Sections 9(a), 9(b), 9(c) and 9(d) is a separate and independent covenant, any unenforceable obligation shall be severed and all remaining obligations shall be enforceable.

10. Definitions. For purposes of this Agreement, the following defined terms have the following meanings:

(a) “Affiliate” means, with respect to the Company, any corporation, limited liability company, partnership, business trust or organization, or other entity directly or indirectly controlling, controlled by or under common control with the Company, where control means holding more than 50% of both the voting interests of the entity and the authority to direct the management and policies of the entity.

(b) “Cause” means any of the following: (i) Executive’s conviction of, or plea of guilty or nolo contendere to, a misdemeanor involving dishonesty, wrongful taking of property, immoral conduct, bribery or extortion or any felony; (ii) willful material misconduct by Executive in connection with the business of the Company and its Affiliates; (iii) Executive’s continued and willful failure to perform substantially his responsibilities to the Company under this Agreement; (iv) Executive’s material breach of this Agreement; (v) Executive’s fraud, theft or material dishonesty against the Company, its Affiliates or its customers; (vi) Executive’s willful and material breach of the Company’s written code of conduct and business ethics or other material written policy, procedure or guideline in effect from time to time and applicable to the Company’s employees generally relating to personal conduct; or (vii) Executive’s willful attempt

 

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to obstruct or willful failure to cooperate when with any investigation authorized by the Board or any governmental or self-regulatory entity. Any determination of Cause by the Company shall be made by a resolution approved by a majority of the independent members of the Board, provided that with respect to Sections 9(a)(ii), 9(a)(iii), 9(a)(iv), 9(a)(vi) and 9(a)(vii) and notwithstanding any other provision of this Agreement to the contrary, Company shall not terminate the Employment Term for Cause unless (x) the Company notifies Executive in writing of such determination within ninety (90) days following the Company’s first knowledge of the existence thereof (which notice specifically identifies the reasons and details therefore), (y) Executive fails to remedy the same within thirty (30) days after the date on which he received such notice (the “Remedial Period”), and (z) the Company terminates the Employment Term for Cause within thirty (30) days after the end of the Remedial Period.

(c) “Code” means the Internal Revenue Code of 1986, as amended.

(d) “Competing Business” means (i) a business that is engaged in the acquisition or operation of compressed natural gas fueling stations, (ii) a business that is engaged in providing freight trucking services the United States Postal Service, or (iii) any other business in which the Company or any of its Affiliates is then-currently engaged or was engaged at any time in the twelve (12) month period prior to Executive’s last day of employment with the Company and from which the Company derives more than 10 percent of its total revenues.

(e) “Confidential Information” means confidential or proprietary information and/or techniques of the Company or its Affiliates entrusted to, developed by, or made available by the Company or any of its Affiliates to Executive during the Employment Term, whether in writing, in computer form, reduced to a tangible form in any medium, or conveyed orally, that is not generally known by others in the form in which it is or was used by the Company or its Affiliates. Examples of Confidential Information include, without limitation: (i) sales, sales volume, sales methods, sales proposals, business plans or statements of work; (ii) customers of the Company, prospective customer (with whom the Company has had a substantive discussion on it becoming a customer of the Company within the immediately preceding twelve (12) months), and customer records, including contact and preference information; (iii) costs of goods or services charged by vendors and suppliers to the Company; (iii) prices charged to specific customers and non-public general price lists and similar pricing information; (iv) terms of contracts with customer; (vii) non- public information and materials describing or relating to the financial condition and affairs of the Company or its Affiliates, including but not limited to, financial statements, budgets, projections financial and/or investment performance information, research reports, personnel matters, products, services, operating procedures, organizational responsibilities and marketing matters, policies or procedures; (viii) non-public information and materials describing existing or new processes, products and services of the Company or its Affiliates, including marketing materials, analytical data and techniques, and product, service or marketing concepts under development, and the status of such development; (ix) the business or strategic plans of the Company or its Affiliates; (x) the information technology systems, network designs, computer program code, and application practices of the Company or its Affiliates; (xi) acquisition candidates of the Company or its Affiliates or any studies or assessments relating thereto; and (xii) trademarks, service marks, trade secrets, trade names and logos. In addition and notwithstanding the foregoing, Confidential Information does not include either (y) information that, other than as a result of a breach by Executive of this Agreement, is or becomes generally

 

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known to and available for use by the public and (z) information that is, at any time, either on the Company’s website or is in brochures, advertising and other materials furnished or provided to customers of the Company and prospective customer (with whom the Company has had a substantive discussion on it becoming a customer of the Company within the immediately preceding twelve (12) months).

(f) “Disability” means Executive’s inability to perform one or more essential functions of his position, after taking into account reasonable accommodations, by reason of any medically diagnosed physical or mental impairment and such inability continues for a period of at least 90 consecutive calendar days. A determination of such Disability will be made by a physician reasonably acceptable to the Company and Executive (or, if applicable, his spouse or legal representative).

(g) “Good Reason” means the occurrence of any of the following events, without the written consent of Executive:

(i) any reduction in Executive’s Base Salary (as it may have been increased after the Effective Date), except by no more than ten percent (10%) as part of an across the board salary reduction uniformly applied to all executive-level employees of the Company;

(ii) any material reduction in the employee benefits provided to Executive except as part of an across the board austerity or similar measure applied to all executive-level employees of the Company;

(iii) any material reduction in Executive’s authority, duties or responsibilities or the assignment to Executive of any duties that are inconsistent with his position, including travel requirements inconsistent with Section 1(d) hereof;

(iv) the Company’s chief executive officer as of the Effective Date is no longer serving as the Company’s chief executive officer (provided, however, that if Executive terminates the Employment Term for this Good Reason after following the process described at the end of this paragraph, Severance Pay described in Section 7(b) shall be calculated and paid on a six month period rather than the 12 month period described therein); or

(v) any other action or inaction that constitutes a material breach by the Company of this Agreement or any other agreement under which Executive provides services to the Company or any of its Affiliates.

Notwithstanding any other provision of this Agreement to the contrary, Executive shall not terminate the Employment Term for Good Reason unless (A) Executive notifies the Company in writing of the condition that Executive believes constitutes Good Reason within ninety (90) days following the Executive’s first knowledge of the existence thereof (which notice specifically identifies such condition and the details regarding its existence), (ii) the Company fails to remedy such condition within thirty (30) days after the date on which it receives such notice (the “Remedial Period”), and (iii) Executive terminates the Employment Term within thirty (30) days after the end of the Remedial Period for Good Reason.

 

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(h) “Section 409A” means Section 409A of the Code and the Treasury Regulations issued thereunder.

(i) “Territory” means any State in the United States in which the Company and its Affiliates then-currently conduct their business or have conducted their business generating greater than $100,000 in revenues at any time in the prior twelve (12) months.

11. Tax Matters; Withholding. All payments made pursuant to this Agreement will be subject to withholding of taxes as required by applicable law.

(a) Responsibility. Notwithstanding anything to the contrary herein, the Company makes no representations or warranties to Executive with respect to any tax, economic or legal consequences of this Agreement or any payments or other benefits provided hereunder, including without limitation under Section 409A, and no provision of the Agreement shall be interpreted or construed to transfer any liability for failure to comply with Section 409A or any other legal requirement from Executive or any other individual to the Company or any of its Affiliates, except as provided below. Executive, by executing this Agreement, shall be deemed to have waived any claim against the Company and its Affiliates with respect to any such tax, economic or legal consequences; provided, however, if any amount payable pursuant to this Agreement is included in Executive’s gross income under Section 409A(a)(1)(A) of the Code, then (i) Executive shall be responsible for the payment of the income taxes imposed on such payment and the amount of interest under Section 409A(a)(1)(B)(i)(I) of the Code and (ii) the Company shall be responsible for the payment of the amount due under Section 409A(a)(1)(B)(i)(II) of the Code within 30 days after such time as a final determination is made that such amount is due and payable by Executive (whether by an agreed assessment, a decision upon administrative appeal, or a decision by a court having jurisdiction). The parties intend that the payment under the preceding clause (ii) will comply with Treasury Regulation Sections 1.409A-3(i)(1)(i), 1.409A-3(i)(1)(v) and 1.409A-3(i)(1)(v).

(b) Section 409A. The parties intend that this Agreement and the payments and other benefits provided hereunder be exempt from the requirements of Section 409A to the maximum extent possible, whether pursuant to the short-term deferral exception described in Treasury Regulations Section 1.409A-1(b)(4), the involuntary separation pay plan exception described in Treasury Regulations Section 1.409A-1(b)(9)(iii), or otherwise. To the extent Section 409A is applicable to this Agreement and any such payments and benefits, the parties intend that this Agreement and such payments and benefits comply with the deferral, payout and other limitations and restrictions imposed under Section 409A. Notwithstanding any other provision of this Agreement to the contrary, this Agreement shall be interpreted, operated and administered in a manner consistent with such intentions. Without limiting the generality of the foregoing, and notwithstanding any other provision of this Agreement to the contrary:

 

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(i) if at the time Executive’s employment hereunder terminates, Executive is a “specified employee,” as defined in Treasury Regulations Section 1.409A-1(i) and determined using the identification methodology selected by the Company from time to time, or if none, the default methodology, then to the extent necessary to avoid subjecting Executive to the imposition of any additional tax under Section 409A, any and all amounts payable under this Agreement on account of such termination of employment that would (but for this provision) be payable within six (6) months following the date of termination, shall instead be paid in a lump sum on the first day of the seventh month following the date on which Executive’s employment terminates or, if earlier, upon Executive’s death;

(ii) a termination of employment shall not be deemed to have occurred for purposes of any provision of this Agreement providing for the payment of amounts or benefits upon or following a termination of employment unless such termination is also a “separation from service,” as defined in Treasury Regulations Section 1.409A-1(h) after giving effect to the presumptions contained therein, and, for purposes of any such provision of this Agreement, references to “terminate,” “termination,” “termination of employment” and like terms shall mean separation from service;

(iii) each payment made under this Agreement shall be treated as a separate payment and the right to a series of installment payments under this Agreement shall be treated as a right to a series of separate payments; and

(iv) with regard to any provision in this Agreement that provides for reimbursement of expenses or in-kind benefits, except for any expense, reimbursement or in-kind benefit provided pursuant to this Agreement that does not constitute a “deferral of compensation,” within the meaning of Treasury Regulations Section 1.409A-1(b), (A) the right to reimbursement or in-kind benefits shall not be subject to liquidation or exchange for another benefit, (B) the amount of expenses eligible for reimbursement, or in-kind benefits provided, during any taxable year shall not affect the expenses eligible for reimbursement, or in-kind benefits to be provided, in any other taxable year, and (C) such payments shall be made no later than two and a half months after the end of the calendar year in which the expenses were incurred.

(c) Limitation on Payments Under Certain Circumstances.

(i) Notwithstanding any other provision of this Agreement to the contrary, in the event that Executive becomes entitled to receive or receives any payments, options, awards or benefits (including, without limitation, the monetary value of any non-cash benefits and the accelerated vesting of stock awards) under any agreement, arrangement, plan or program with the Company or any person affiliated with the Company (collectively, the “Payments”), that may separately or in the aggregate constitute “parachute payments” within the meaning of Code Section 280G and the Treasury regulations promulgated thereunder (“Section 280G”) and it is determined that, but for this Section 11(c)(i), any of the Payments will be subject to any excise tax pursuant to Code Section 4999 or any similar or successor provision (the “Excise Tax”), the Company shall pay to Executive either (i) the full amount of the Payments or (ii) an amount equal to the Payments reduced by the minimum amount necessary to prevent any portion of the Payments from being an “excess parachute payment” (within the meaning of Section 280G) (the “Capped Payments”), whichever of the foregoing amounts results in the receipt by Executive, on an after-tax basis

 

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(with consideration of all taxes incurred in connection with the Payments, including the Excise Tax), of the greatest amount of Payments notwithstanding that all or some portion of the Payments may be subject to the Excise Tax. For purposes of determining whether Executive would receive a greater after-tax benefit from the Capped Payments than from receipt of the full amount of the Payments and for purposes of Section 11(c)(iii) (if applicable), Executive shall be deemed to pay federal, state and local taxes at the highest marginal rate of taxation for the applicable calendar year.

(ii) All computations and determinations called for by Sections 11(c)(i) and 11(c)(iii) shall be made and reported in writing to the Company and Executive by a third-party service provider selected by the Company and Executive (the “Tax Advisor”), and all such computations and determinations shall be conclusive and binding on the Company and Executive. For purposes of such calculations and determinations, the Tax Advisor may rely on reasonable, good faith interpretations concerning the application of Code Sections 280G and 4999. The Company and Executive shall furnish to the Tax Advisor such information and documents as the Tax Advisor may reasonably request in order to make their required calculations and determinations. The Company shall bear all fees and expenses charged by the Tax Advisor in connection with its services.

(iii) In the event that Section 11(c)(i) applies and a reduction is required to be applied to the Payments thereunder, the Payments shall be reduced by the Company in a manner and order of priority that provides Executive with the largest net after-tax value; provided that payments of equal after-tax present value shall be reduced in the reverse order of payment. Notwithstanding anything to the contrary herein, any such reduction shall be structured in a manner intended to comply with Section 409A.

12. Assignment. This Agreement and Executive’s rights under this Agreement are personal to Executive and shall not be assignable by Executive. The Company may, by written notice to Executive, assign this Agreement to any affiliated or successor to all or substantially all of the business and assets the Company and then only so long as such affiliate or successor assumes and agrees, in such form and substance as is reasonably satisfactory to Executive, to perform all of the Company’s duties, responsibilities, obligations and liabilities hereunder, including without limitation upon the termination of the Employment Term; provided, however, the termination of Executive’s employment hereunder by such affiliate or successor and the immediate hiring and continuation of Executive’s employment by such affiliate or successor upon the identical terms and provisions of this Agreement shall not be deemed to constitute a termination of the Employment Term. All of the terms and provisions of this Agreement shall be binding upon and inure to the benefit of and be enforceable by the parties hereto and their respective successors and permitted assigns.

13. Notices. All notices, requests, demands and other communications called for hereunder will be in writing and will be deemed given (a) on the date of delivery if delivered personally, (b) one (1) day after being sent by a reputable commercial overnight service, (c) four (4) days after being mailed by registered or certified mail, return receipt requested, prepaid and addressed to the parties or their successors at the following addresses, (d) or, if by electronic communication, when sent to the email address set forth below for each party or at such other addresses as the parties may later designate in writing:

 

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If to the Company:

EVO Transportation & Energy Services, Inc.

2075 W. Pinnacle Rd.
Phoenix, AZ 85027
Attention: Thomas Abood tom.abood@evotransinc.com

If to Executive:

Patrick Seul

5349 Emerson Ave S.

Minneapolis, MN 55419

14. Severability. In the event that any provision hereof becomes or is declared by a court of competent jurisdiction to be illegal, unenforceable or void, this Agreement will continue in full force and effect without said provision.

15. Integration. This Agreement represents the entire agreement and understanding between the parties as to the subject matter herein and supersedes all prior or contemporaneous agreements whether written or oral. No waiver, alteration or modification of any of the provisions of this Agreement will be binding unless in writing that specifically refers to this Agreement and is signed by Executive and a duly authorized representative of the Company.

16. Waiver of Breach. The waiver of a breach of any term or provision of this Agreement must be in writing and will not operate as or be construed to be a waiver of any other previous or subsequent breach of this Agreement.

17. Headings. All captions and section headings used in this Agreement are for convenient reference only and do not form a part of this Agreement.

18. Governing Law. This Agreement will be construed and interpreted in accordance with, and any dispute or controversy arising from any breach or asserted breach of this Agreement will be governed by, the laws of the State of Arizona without regard to any choice of law rules. Any action brought to enforce or interpret this Agreement must be brought in the state or federal courts located in Maricopa County, Arizona, and the parties hereby consent to the jurisdiction and venue of such courts in the event of any dispute. Each of the parties knowingly and voluntarily waives all right to trial by jury in any action or proceeding arising out of or relating to this Agreement, Executive’s employment by the Company, or for recognition or enforcement of any judgment.

19. Acknowledgment. Executive acknowledges that he has had the opportunity to discuss this Agreement with and obtain advice from his private attorney, has had sufficient time to, and has carefully read and fully understands all the provisions of this Agreement, and is knowingly and voluntarily entering into this Agreement.

 

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20. Counterparts. This Agreement may be executed in counterparts, and may delivered personally or by facsimile or electronic transmission, and each counterpart will have the same force and effect as an original and will constitute an effective, binding agreement on the part of each of the undersigned parties.

 

{Signature Page Follows}

 

 

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IN WITNESS WHEREOF, each of the parties has executed this Employment Agreement, in the case of the Company by its duly authorized officer, as of the Effective Date in the preamble hereof.

 

COMPANY:

 

EXECUTIVE:

EVO Transportation & Energy Services, Inc.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

By:

 

/s/ Thomas J. Abood

 

By:

 

/s/ Patrick Seul

Name:

 

Thomas J. Abood

 

Name:

 

Patrick Seul

Title:

 

Chief Executive Officer

 

 

 

 

 

 

 

 


 

 

Exhibit A

Form of Release

[Date]

[Via _____________]

Personal and Confidential

Executive

[Executive Address]

Re:

Separation Agreement and Release

Dear Executive:

As you know, your employment with EVO Transportation & Energy Services, Inc. (the “Company”) ended effective at the close of business on [Date] pursuant to Section 2 of your Executive Employment Agreement with the Company dated ______________ (the “Employment Agreement”).  The purpose of this Separation Agreement and Release letter (“Agreement”) is to set forth the specific separation pay and benefits that the Company will provide you as set forth in Section 2 of your Employment Agreement in exchange for your agreement to the terms and conditions of this Agreement.  Capitalized terms used but not defined in this Agreement have the meanings assigned to them in the Employment Agreement.  

By your signature below, you agree to the following terms and conditions:

1.End of Employment.  Your employment with the Company ended effective at the close of business on [Date].  Upon your receipt of your final paycheck, which includes payment for services through [Date], you will have received all wages, compensation and benefits owed to you by virtue of your employment with the Company or termination thereof.  If applicable, information regarding your right to elect COBRA coverage will be sent to you via separate letter.  

You are not eligible for any other payments or benefits by virtue of your employment with the Company or termination thereof except for those expressly described in this Agreement.  You will not receive the separation pay and benefits described in Section 2 of this Agreement if you (i) do not sign this Agreement and return it to the Company by the Offer Expiration, (ii) rescind this Agreement after signing it, or (iii) violate any of the terms and conditions set forth in this Agreement.

2.Separation Pay and Benefits.  Specifically in consideration of your signing this Agreement and subject to the limitations, obligations, and other provisions contained in this Agreement, the Company agrees as follows:

a.[See Employment Agreement]

 

 


 

3.Release of Claims.  Specifically in consideration of the separation pay and benefits described in Section 2, and the release provided to you by the Company below, by signing this Agreement you, for yourself and anyone who has or obtains legal rights or claims through you, agree to the following:

a.You hereby do release and forever discharge the “Released Parties” (as defined in Section 2.e. below) of and from any and all manner of claims, demands, actions, causes of action, administrative claims, liability, damages, claims for punitive or liquidated damages, claims for attorney’s fees, costs and disbursements, individual or class action claims, or demands of any kind whatsoever, you have or might have against them or any of them, whether known or unknown, in law or equity, contract or tort, arising out of or in connection with your employment or independent contractor engagement with the Company, or the termination of that employment or engagement, or otherwise, and however originating or existing, from the beginning of time through the date of your signing this Agreement.

b.This release includes, without limiting the generality of the foregoing, any claims you may have for, wages, bonuses, commissions, penalties, deferred compensation, vacation, sick, and/or paid time off (PTO) pay, separation pay and/or benefits; tortious conduct, defamation, libel, slander, invasion of privacy, negligence, emotional distress; breach of implied or express contract, estoppel; wrongful discharge (based on contract, common law, or statute, including any federal, state or local statute or ordinance prohibiting discrimination or retaliation in employment); violation of any of the following: the United States Constitution, the Arizona Constitution, the Age Discrimination in Employment Act, 29 U.S.C. § 621 et seq., Arizona Fair Employment Act, Arizona Wage Claim and Payment Law, Arizona Business Closing and Mass Layoff Law, Arizona Cessation of Health Care Benefits Law, Arizona Family and Medical Leave Law, Arizona Personnel Records Statute, Arizona Employment Peace Act, any paid sick leave law, any local human rights ordinance, Title VII of the Civil Rights Act, 42 U.S.C. § 2000e et seq., the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq., the Employee Retirement Income Security Act of 1974, 29 U.S.C. § 1001 et seq., the Family and Medical Leave Act, 29 U.S.C. § 2601 et seq., the National Labor Relations Act, 29 U.S.C. § 151 et seq., the Sarbanes-Oxley Act, 15 U.S.C. § 7201 et  seq.; any claim for retaliation; all waivable claims arising under Arizona and local statutes.  You hereby waive any and all relief not provided for in this Agreement.  You understand and agree that, by signing this Agreement, you waive and release any claim to employment with the Company.

c.If you file, or have filed on your behalf, a charge, complaint, or action, you agree that the payments and benefits described above in Section 1 are in complete satisfaction of any and all claims in connection with such charge, complaint, or action and you waive, and agree not to take, any award of money or other damages from such charge, complaint, or action.  Notwithstanding the foregoing, you do not waive your right to receive and fully retain a monetary award from a government-administered whistleblower award program for providing information directly to a governmental agency.  

d.You are not, by signing this Agreement, releasing or waiving (1) any vested interest you may have in any stock options, warrants or other equity, or 401(k) or profit sharing plan by virtue of your employment with the Company, (2) any rights or claims that may arise after the Agreement is signed, (3) the post-employment payments and benefits specifically promised to you under Section 1 of this Agreement, (4) the right to institute legal action for the purpose of enforcing

 

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the provisions of this Agreement, (5) any rights you have to workers compensation benefits, (6) any rights you have under unemployment compensation benefits laws, (7) the right to file a charge or complaint with a governmental agency such as the Equal Employment Opportunity Commission (“EEOC”), the National Labor Relations Board (“NLRB”), the Occupational Safety and Health Administration (“OSHA”), the Securities and Exchange Commission (“SEC”) or any other federal, state or local governmental agency, subject to Section 2(c) above, (8) the right to communicate with, testify, assist, or participate in an investigation, hearing, or proceeding conducted by, the EEOC, NLRB, OSHA, SEC or other governmental agency, (9) any rights you may have under the Consolidated Omnibus Budget Reconciliation Act (“COBRA”), or (10) any rights arising under any agreements between you and the Company related to any equity interests you may have in the Company.

e.The “Released Parties,” as used in this Agreement, shall mean the Company and its parent, subsidiaries, divisions, affiliated entities, insurers, if any, and its and their present and former officers, directors, shareholders, trustees, employees, agents, attorneys, representatives and consultants, and the successors and assigns of each, whether in their individual or official capacities, and the current and former trustees or administrators of any pension or other benefit plan applicable to the employees or former employees of the Released Parties in their official and individual capacities.

f.In consideration for the promises, including the Release of Claims of the Company by you, the Company agrees to release and forever discharge you of and from any and all manner of claims, demands, actions, causes of action, administrative claims, liability, damages, claims for punitive or liquidated damages, claims for attorneys’ fees, costs and disbursements, demands of any kind whatsoever (collectively “Claims”), which it has or might have against you or your agents, servants, heirs, or legal representatives, whether known or unknown, in law or equity, contract or tort, to the extent arising out of or in connection with your employment or independent contractor engagement with the Company, and however originating or existing, from the beginning of time through the date of execution of this Agreement, except for those Claims arising from fraudulent or intentional misconduct by you.

4.Notice of Right to Consult Attorney and Twenty-One (21) Calendar Day Consideration Period.  By signing this Agreement, you acknowledge and agree that the Company has informed you by this Agreement that (1) you have the right to consult with an attorney of your choice prior to signing this Agreement, and (2) you are entitled to at least Twenty-One (21) calendar days from your receipt of this Agreement to consider whether the terms are acceptable to you.  You have the right, if you choose, to sign this Agreement prior to the expiration of the Twenty-One (21) day period.

5.Notification of Rights under the Federal Age Discrimination in Employment Act (29 U.S.C. § 621 et seq.).  You are hereby notified of your right to rescind the release of claims contained in Section 3 with regard to claims arising under the federal Age Discrimination in Employment Act, 29 U.S.C. § 621 et seq.), within seven (7) calendar days of your signing this Agreement.  In order to be effective, the rescission must (a) be in writing; (b) delivered to John P. Yeros, CEO, EVO Transportation & Energy Services, Inc., 8285 West Lake Pleasant Parkway, Peoria, AZ 85382, by hand or mail within the required period; and (c) if delivered by mail, the rescission must be postmarked within the required period, properly addressed to John P. Yeros, as

 

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set forth above, and sent by certified mail, return receipt requested.  You understand and agree that if you rescind any part of this Agreement in accordance with this Section 5, the Company will have no obligation to provide you the payments and benefits described in Section 2 of this Agreement and you will be obligated to return to the Company any payment(s) and benefits already received in connection with Section 2 of this Agreement.

6.Return of Property.  You acknowledge and agree that all documents and materials relating to the business of, or the services provided by, the Company are the sole property of the Company.  You agree and represent that you have returned to the Company all of its property, including but not limited to, all data, files, documents and property within your possession or control, which in any manner relate to the business of, or the duties and services you performed on behalf of the Company.  

7.On-Going Obligations.  If you breach any term of this Agreement or Section 9 of your Employment Agreement, the Company shall be entitled to its available legal and equitable remedies, including but not limited to suspending and recovering any and all payments and benefits made or to be made under Section 2 of this Agreement.  If the Company seeks and/or obtains relief from an alleged breach of this Agreement, all of the provisions of this Agreement shall remain in full force and effect.

8.Cooperation.  You agree that through ______________ [THE SEVERANCE PERIOD], you will respond to the Company in a timely and helpful manner via email or telephone should it have questions for you regarding your work for the Company such as, but not limited to, status of projects, location of data and documents, and passwords, provided that such questions must be reasonable in volume and time commitment.  

9.Non-Disparagement and Confidentiality.  The Company and you promise and agree not to disparage one another or the Released Parties, the Company’s employees, products or services.  You further promise and agree not to disclose or discuss, directly or indirectly, in any manner whatsoever, any information regarding the substance and/or nature of any dispute between the Company and any employee or former employee, including yourself.  You agree that the only people with whom you may discuss this confidential information are your legal and financial advisors and your spouse, if applicable, provided they agree to keep the information confidential, federal and state tax authorities, the state unemployment compensation department, other government agencies, or as otherwise required by law.  The Company and you will reach a mutually agreeable statement regarding any termination under the Agreement.

10.Remedies.  If either party breaches any term of this Agreement or the Employment Agreement, the prevailing party shall be entitled to its available legal and equitable remedies. For Company, this also includes but is not limited to suspending and recovering any and all payments and benefits made or to be made under Section 2 of this Agreement.  If the Company seeks and/or obtains relief from an alleged breach of this Agreement, all of the provisions of this Agreement shall remain in full force and effect.

 

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11.Non-Admission.  It is expressly understood that this Agreement does not constitute, nor shall it be construed as, an admission by the Released Parties or you of any liability or unlawful conduct whatsoever.  The Released Parties and you specifically deny any liability or unlawful conduct.

12.Successors and Assigns.  This Agreement is personal to you and may not be assigned by you without the written agreement of the Company.  The rights and obligations of this Agreement shall inure to the successors and assigns of the Released Parties.

13.Enforceability.  If a court finds any term of this Agreement to be invalid, unenforceable, or void, the parties agree that the court shall modify such term to make it enforceable to the maximum extent possible.  If the term cannot be modified, the parties agree that the term shall be severed and all other terms of this Agreement shall remain in effect.

14.Law, Jurisdiction and Venue, Jury Trial Waiver.  This Agreement will be construed and interpreted in accordance with, and any dispute or controversy arising from any breach or asserted breach of this Agreement will be governed by, the laws of the State of Arizona, without regard to any choice of law rules.  Any action brought to enforce or interpret this Agreement must be brought in the state or federal courts located in Maricopa County, Arizona, and the parties hereby consent to the jurisdiction and venue of such courts in the event of any dispute.  Each of the parties knowingly and voluntarily waives all right to trial by jury in any action or proceeding arising out of or relating to this Agreement or for recognition or enforcement of any judgment.

15.Full Agreement.  This Agreement contains the full agreement between you and the Released Parties as to your employment with the Company or termination thereof and may not be modified, altered, or changed in any way except by written agreement signed by both parties.  The parties agree that this Agreement supersedes and terminates any and all other written and oral agreements and understandings between the parties as to your employment with the Company or termination thereof.  Notwithstanding the foregoing, if you have previously signed an agreement or agreements with the Company containing confidentiality, trade secret, noncompetition, nonsolicitation, intellectual property, return of property, and/or similar provisions your obligations under such agreement(s) (including, without limitation, under Section 9 of your Employment Agreement) shall continue in full force and effect according to their terms and will survive the termination of your employment.

16.Counterparts. This Agreement may be executed by facsimile or electronic transmission and in counterparts, each of which shall be deemed an original and all of which shall constitute one instrument.

17.Acknowledgment of Reading and Understanding.  By signing this Agreement, you acknowledge that you have read this Agreement, including the release of claims contained in Section 3, and understand that the release of claims is a full and final release of all claims you may have against the Company and the other entities and individuals covered by the release.  By signing, you also acknowledge and agree that you have entered into this Agreement knowingly and voluntarily.

 

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The deadline for accepting this Agreement is 5:00 p.m. on the 22nd calendar day following your receipt of this Agreement (the “Offer Expiration”).  If not accepted by such time, the offer contained herein will expire.  After you have reviewed this Agreement and obtained whatever advice and counsel you consider appropriate regarding it, please evidence your agreement to the provisions set forth in this Agreement by dating and signing the Agreement.  Please then return a signed Agreement to me no later than the Offer Expiration.  Please keep a copy for your records.

We wish you all the best.

Sincerely,

EVO Transportation & Energy Services, Inc.

ACKNOWLEDGMENT AND SIGNATURE

By signing below, I, _______________, acknowledge and agree to the following:

 

I have had adequate time to consider whether to sign this Separation Agreement and Release.

 

I have read this Separation Agreement and Release carefully.

 

I understand and agree to all of the terms of the Separation Agreement and Release.

 

I am knowingly and voluntarily releasing my claims against the Company and the other persons and entities defined as the Released Parties.

 

I have not, in signing this Agreement, relied upon any statements or explanations made by the Company except as for those specifically set forth in this Separation Agreement and Release.

 

I intend this Separation Agreement and Release to be legally binding.

 

I am signing this Separation Agreement and Release on or after my last day of employment with the Company.

Accepted this        day of                                 , 20__.

_______________________________

 

A-6

Exhibit 21.1

 

Subsidiaries of the Registrant*

 

Subsidiaries

 

State of Incorporation/Organization

Titan CNG LLC

 

Delaware

Environmental Alternative Fuels, LLC (subsidiary of EVO Holding Company, LLC

 

Delaware

EVO CNG, LLC (subsidiary of Environmental Alternative Fuels, LLC)

 

Delaware

Titan El Toro LLC (subsidiary of Titan CNG LLC)

 

Delaware

Titan Diamond Bar LLC (subsidiary of Titan CNG LLC)

 

Delaware

Titan Blaine LLC (subsidiary of Titan CNG LLC)

 

Minnesota

Thunder Ridge Transport, Inc.

 

Missouri

Sheehy Mail Contractors, Inc.

 

Wisconsin

Ursa Major Corporation

 

Wisconsin

EVO Equipment Leasing, LLC

 

Delaware

J.B. Lease Corporation (subsidiary of EVO Equipment Leasing, LLC)

 

Wisconsin

W.E. Graham, Inc.

 

Tennessee

Courtlandt and Brown Enterprises L.L.C.

 

New Jersey

Finkle Transport Inc.

 

New Jersey

EVO Logistics, LLC

 

Delaware

EVO Holding Company, LLC

 

Delaware

EVO Services Group, LLC

 

Delaware

EVO Equipment Leasing, LLC

 

Delaware

Thunder Ridge Logistics, LLC (subsidiary of Thunder Ridge Transport, Inc.)

 

Missouri

Ritter Transportation Systems, Inc. (subsidiary of EVO Holding Company, LLC)

 

Maryland

John W. Ritter Trucking, Inc. (subsidiary of EVO Holding Company, LLC)

 

Maryland

Ritter Transport, Inc. (subsidiary of EVO Holding Company, LLC)

 

Maryland

Johmar Leasing Company, LLC (subsidiary of EVO Holding Company, LLC)

 

Maryland

 

Exhibit 31.1

 

Certification of Principal Executive Officer

Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

and Securities and Exchange Commission Release 34-46427

 

I, Thomas J. Abood, certify that:

 

1. I have reviewed this Annual Report on Form 10-K of EVO Transportation & Energy Services, 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: August 10, 2021

 

/s/ Thomas J. Abood

 

 

Thomas J. Abood

 

 

Chief Executive Officer

 

 

(Principal Executive Officer)

 

Exhibit 31.2

 

Certification of Principal Financial Officer

Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

and Securities and Exchange Commission Release 34-46427

 

I, Eugene Putnam, certify that:

 

1. I have reviewed this Annual Report on Form 10-K of EVO Transportation & Energy Services, 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: August 10, 2021

 

/s/ Eugene Putnam

 

 

Eugene Putnam

 

 

Chief Financial Officer

 

 

(Principal Financial Officer)

 

Exhibit 32.1

 

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

 

In connection with the Annual Report of EVO Transportation & Energy Services, Inc. (the “Company”) on Form 10-K for the fiscal year ended December 31, 2019, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Thomas J. Abood, Chief Executive Officer (Principal Executive Officer) of the Company, hereby certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, 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.

 

A signed original of this written statement has been provided to the Company and will be retained by the Company and furnished to the SEC or its staff upon request.

 

/s/ Thomas J. Abood

 

 

Thomas J. Abood

 

 

Chief Executive Officer

 

 

(Principal Executive Officer)

 

 

August 10, 2021

 

 

 

Exhibit 32.2

 

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

 

In connection with the Annual Report of EVO Transportation & Energy Services, Inc. (the “Company”) on Form 10-K for the fiscal year ended December 31, 2019, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Eugene Putnam, Chief Financial Officer (Principal Financial Officer) of the Company, hereby certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, 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.

 

A signed original of this written statement has been provided to the Company and will be retained by the Company and furnished to the SEC or its staff upon request.

 

/s/ Eugene Putnam

 

 

Eugene Putnam

 

 

Chief Financial Officer

 

 

(Principal Financial Officer)

 

 

August 10, 2021