SPRINGBROOK MEDICAL BUILDING Proposed Lease Terms

PREMISES:	The actual size will be determined in accordance with Building Owners and Managers Association ("BOMA") standards.
TERM:	Ten (10) years.
BASE RENT:	$24.50 per rentable square feet net.
ESCALATION:	Three and a half percent (3.5%) or adjusted to CPI per annum compounded
ALLOWANCE:	A tenant improvement allowance of $10.00 per useable square feet will be granted to tenants that sign a 10 year lease.
COMMISSION:	Tenant represents that tenant has not dealt with any broker in connection with this offer and agrees to indemnify and hold 75th Street Properties, LLC. harmless from all damages, liability and expense (including reasonable attorneys' fees) arising from any claims or demands of any brokers or finders and for any commission alleged to be due such brokers or finders in connection with their participation in the negotiation with Tenant of this offer.
RENEWAL:	Tenant, with twelve (12) months advanced written notice, shall have the right to renew its leasehold for a period of two successive five (5) year terms at current market rates.
COMMENCEMENT:	March 2012 or date of occupancy which is granted by the city, provided a Lease Agreement is properly executed and delivered by all parties no later than June 2012.
SECURITY DEPOSIT:	A security deposit equaling (the first months rent) is due at the time of proposed lease signing. At the time of actual lease signing, the first month's rent is then due. Both payments should be made out to 75th Street Properties, LLC. Total first year total rent of
FIRST MONTH"S RENT:	The first month's rent is prorated and due at the time of occupancy
REAL ESTATE TAXES:	2011 Real Estate Taxes are estimated at $3.25 per square foot and anticipated to increase slightly each year thereafter.
OPERATING EXPENSES:	2012 operating expenses are estimated at $6.65 per square foot and anticipated to slightly increase each year thereafter.
TENANT'S INCIDENTAL ELECTRICITY:	In addition to rent, tenant will be separately metered for electrical consumption.
HEATING, VENTALATION & AIR CONDITIONING (HVAC):	Springbrook Medical Building will utilize a variable air volume system with computerized controls.
PARKING:	The surface parking ratio at the Springbrook Medical Building is 5.00 per 1000 square feet, offered on a first come first serve basis at no additional charge.
CLEANING & MAINTENANCE:	Landlord will provide, as an operating expense of the building, a cleaning services for all common areas of the building. Tenants will provide own.
SIGNAGE:	Landlord shall provide building standard directory signage.
ACCESS / SECURITY:	Tenants of Springbrook Medical Building will enjoy 24 hours a day access. After hours access is controlled via an electronic key-fab system. Parking lots and common areas will also be well lighted for security purposes.
LIFE SAFETY:	Springbrook Medical Building will be a fully sprinklered and utilize a state-of-the-art smoke and heat detection system complete with smoke evacuation capabilities.
ADA COMPLAINCE:	Springbrook Medical Building will be in compliance with the American Disabilities Act (ADA).
RESERVATION of PREMISES:	This "Proposal" constitutes the entire agreement between the parties hereto with respect to the subject matter contained herein and supercedes all prior offers, letters of intent, proposals, agreements and understandings of any kind of nature whatsoever, written or oral, expressed or implied, and neither party has, nor shall any party make, any claim or pursue any action based on any such offer, letter of intent, proposal, agreement, and understanding. This "Proposal" of suggested business terms is being submitted to Tenant solely for its review and acceptance as a basis for further negotiations of a mutually acceptable lease agreement. The submission of the "Proposal" does not constitute an offer to enter into a lease or an agreement by Landlord to cease any efforts to market and lease the subject premises to third parties. Any lease shall become effective only upon execution and delivery thereof by both Landlord and Tenant. Landlord reserves the right to modify or withdrawal this "Proposal" without notice at any time up to the execution and delivery of a formals lease agreement to both parties.

SPRINGBROOK MEDICAL BUILDING BUILDING STANDARD SYSTEMS

Sprinkler System:	A sprinkler system main loop is ready for branch distribution and sprinkler heads. Tenant drops, relocations and added heads are to be provided by Tenant. Additional fire hose valve cabinets as required by the City of Naperville, excluding standpipe in stairwells as required by the City of Naperville, will be provided at Tenant's expense.
Life-Safety System:	Per code, Landlord shall provide the following to the common areas of the building: emergency lighting, fire alarm enunciators, strobe lighting, extinguisher, smoke detectors, fire hoses, valves and cabinets.
Heating, Ventilation and Air-Conditioning (HVAC) :	Building standard HVAC system will be based on an average electrical load of 4.0 watts per rentable square foot and one person / 100 square feet of net usable area. HVAC will be provided on an as-required basis using an integrated variable air volume system.
Plumbing:	Valve connections for domestic water, sanitary waste and vent connections will be in place at the wet columns.
Public Washrooms:	In compliance with ADA and the City of Naperville, Landlord will provide men's and women's restrooms on each floor.
Electrical:	Tenants will be individually sub-metered for electrical consumption relating to overhead lighting and outlets. Main power will be distributed from the main meter center located in the main electrical room to a service distribution panel located within the Tenant's suite. Electrical facilities will be sufficient for 6.8 watts per square foot of rentable area combined electrical load.
Telecommunications:	Telephone service shall be available for distribution from the main telephone room.
Window Treatments:	Window treatments are required on all perimeter glass windows, in building standard color. Window treatments are the responsibility of the tenant to maintain. In addition, any window treatments located within a tenant's suite will be charged (installation and purchase price) to the tenant.