ILLUMINATION FOUNDATION & DYER 18, LLC

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A I R C R soma" STANDARD INDUSTRIAL/COMMERCIAL SINGLE -TENANT LEASE - NET (DO NOT USE THIS FORM FOR MULTI -TENANT BUILDINGS) 1. Basic Provislons("Basic Provisions"). 1.1 Parties. This Lease ('Lease"), dated for reference purposes only July 13, 2020 , is made byand between DYER 18, LLC ("Lessor")and ILLUMINATION FOUNDATION ("Lessee"), (collectively the"Parties," or individually a"Party"). 1.2 Premises: That certain real property, including all improvements therein or to be provided by lessor under the terms of this Lease, commonly known as (street address, city, state, zip): _ 1815 EAST CARNEGIE AVENUE, SANTA ANA, CA 92705 ("Premises"). The Premises are located in the County of ORANGE , and are generally described as (describe briefly the nature of the property and, If applicable, the "Project," If the property Is located within a Project): AN APPROXIMATE 29 503 SQUARE FOOT —FREESTANDING INDUSTRIAL BUILDING . (Seealso Paragraph 2) 1.3 Term: 15 yearsand 0 months ("Original Term")commencing Ju1y13 . 2020 ("Commencement Date") andending _ July 12 , 2035 ("Expiration Date"). (See also Paragraph 3) 1.4 Early Possession: If the Premises are available Lessee may have non-exclusive possession of the Premises commencing N/A ("Early Possession Date"). (See also Paragraphs 3.2 and 3.3) 1.5 Base Rent: $ 6 1 , 666. 00 per month ("Base Rent"), payable on the 1ST day of each month commencing SEE ADDENDUM (See also Paragraph 4) ❑ If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted. See Paragraph SEE ADDENDUM 1.6 Base Rent and Other Monies Paid Upon Execution: (a) Base Rent: $61, 666.00 fortheperiod 1ST MONTH RENT (b) Security Deposit: $61,666.00 ("Security Deposit"). (See also Paragraph 5) (c) Association Fees: for the period (d) Other: for (a) Total Due Upon Execution of this Lease: $123,332 1.7 Agreed Use: _A HOMELESS NAVIGATION AND RECUPERATIVE CARE CENTER, CLINIC AND ANCILLARY OFFICE SPACE .(See also Paragraph 6) 1.8 Insuring Party. Lessor is the "Insuring Party" unless otherwise stated herein. (See also Paragraph 81 1.9 Real Estate Brokers. (See also Paragraph 15 and 2S) (a) Representation: Each Party acknowledges receiving a Disclosure Regarding Real Estate Agency Relationship, confirms and consents to the following agency relationships in this Lease with the following real estate brokers ("Broker(sl") and/or their agents ("Agent(s)"): Lessor's Brokerage Firm N/A License No. Isthe brokerof(check one): the Lessor;or1:1 both the Lessee and Lessor(dual agent). Lessor's Agent N/A License No. is (check one): 0 the Lessor's agent (salesperson or broker associate); or ❑ both the Lessee's Agent and the Lessor's Agent (dual agent). Lessee's Brokerage Firm N/A License No. Is the broker of (check one): the Lessee; or ❑ both the Lessee and Lessor (dual agent). Lessee's Agent N/A License No. is (check one): ❑ the Lessee's Agent (salesperson or broker associate); or I'� L—' both the Lessee's Agent and the Lessor's Agent (dual agent). (b) Payment to Broken. Upon execution and delivery of this Lease by both Parties, Lessor shall pay to the Brokers the brokerage fee agreed to in a separate written agreement (or if there is no such agreement, the sum of or % of the total Base Rent) for the brokerage services rendered by the Brokers. 1.10 Guarantor. Thepayment of Base Rent obligations of the Lessee under this Lease, and any damage to the Property in excess of fifth -thousand dollars ($50,000)-.l,__.:__-. f the I _..__ wndw lihic 1 Paco are to be guaranteed by THE CITY OF SANTA ANA ("Guarantor"). (See also Paragraph 37) 1.11 Attachments. Attached hereto are the following, all of which constitute a part of this Lease: 9 an Addendum consisting of Paragraphs 51 through 70 El a plot plan depicting the Premises; a current set of the Rules and Regulations; a Work Letter; other (specify): Guaranty —Exhibit C 2. Premises. 2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and upon all of the terms, covenants and conditions set forth in this Lease. While the approximate square footage of the Premises may have been used in the marketing of the Premises for ITZ INITIALS C) 2019 AIR CRE. All Rights Reserved. Last Edited: 7/13/202010:35 AM STN-27.30, Revised 11-25-2019 Page 1 of 16