Lease of First Floor Offices, South Block, West Block and Lower Ground Offices, South Block, The Courtyard, 16-18 West Street, Farnham, Surrey, GU9 7DR, dated September 21, 2017, by and between Ecclesiastical Insurance Office PLC and Aerohive Networks Europe Limited

3.1.2 if required by the Landlord to pay the rents by banker's standing order or otherwise as the Landlord reasonably requires;

to pay to the Landlord on demand and on an indemnity basis all Costs which may be properly incurred by the Landlord in connection with or in contemplation of: -

If the Principal Rent is not paid to the Landlord by the due date or if any other sums payable to the Landlord under this Lease are not paid 14 days from the due date (whether demanded or not), or are tendered but the Landlord reasonably refuses to accept them so as to preserve its rights, to pay the Landlord (without prejudice to any right or remedy of the Landlord) interest at the Interest Rate on such sums from the due date until the date of actual payment inclusive of both dates;

provided that the Landlord causes as little inconvenience as reasonably practicable and as soon as reasonably practicable makes good any damage to the Premises caused by the exercise of these rights to the reasonable satisfaction of the Tenant;

not without the Landlord's Permission to affix to or display so as to be visible from outside the Premises any sign, signboard, advertisement, hoarding, fascia, poster, placard, bill, notice or other notification (except such notification as is required by law), pole, aerial or satellite dish;

within one month after any assignment, underlease, assignment of an underlease, charge or other devolution of an interest under this Lease, to produce to the Landlord's solicitors a certified copy of the relevant document and pay his reasonable registration fee;

to indemnify the Landlord against all Costs arising directly or indirectly out of use of the Premises or anything done or omitted to be done on them, or any breach of the Tenant's obligations in this Lease Provided the Landlord takes all reasonable steps to mitigate any loss;

not to place on or within the Common Parts any goods or other items or cause any obstruction of the Common Parts;

to observe and perform the matters (if any) contained or referred to in the documents listed in Part 4of Schedule 1 so far as they are still subsisting and capable of taking effect and relate to the Premises.

The Landlord covenants with the Tenant: -

that the Tenant may peaceably and quietly hold and enjoy the Premises during the Term without any interruption or disturbance by the Landlord or any person rightfully claiming through or under the Landlord;

to observe and perform its obligations in Schedule 3.

then the Principal Rent, or a fair proportion according to the nature and extent of the damage, will be suspended to the extent (but not otherwise) that the insurers meet the Landlord's claim under the policy for loss of rent from the date of the damage or destruction until the Premises are again fit for occupation and use and accessible or until the expiry of the period covered for loss of rent under the insurance policy effected by the Landlord (whichever period is the shorter).

If the Premises are Premises or the Common Parts are damaged or destroyed by a risk against which the Landlord is obliged to insure then subject to: -

the Landlord will use all insurance proceeds received (other than in respect of loss of rent, costs and fees) as soon as reasonably practicable in rebuilding or reinstating the Premises or the Common Parts, as the case may be, so far as reasonably practicable to the same or a reasonably equivalent state as before such damage or destruction.

If, following damage or destruction by any of the Insured Risks , the Premises are Premises or the Common Parts are not reinstated so far as reasonably practicable so as to render the Premises fit for occupation and use by the date six months prior to the end of the period which is covered by loss of rent insurance then either the Landlord or the Tenant may by giving not less than six months' written notice to the other at any time after such date determine the Term, and upon expiry of such notice unless the Premises have Premises or the Common Parts have been reinstated to the extent necessary to render the Premises fit for occupation and use the Term will immediately end, but without prejudice to the rights of either party against the other in respect of any prior breach of any obligation contained in this Lease and in the event of such determination (or if the rebuilding or reinstatement of the Premises is prevented or frustrated by any other reason) the Landlord is entitled to receive the whole of any insurance monies paid in respect of the Premises for the Landlord's own benefit.

Any dispute under this Clause 5 will be referred to Arbitration.

lf: -

6.1.2 the Tenant breaches any material covenant or term of this Lease; or

then the Landlord may re-enter the Premises or any part of them in the name of the whole at which time this Lease will immediately end, but without prejudice to any right or remedy of the Landlord in respect of any breach of the Tenant's obligations contained in this Lease.

The operation of section 62 of the Law of Property Act 1925 is excluded from this Lease, the only rights granted to the Tenant are those set out in this Lease and the Tenant is not entitled to any other rights affecting any adjoining property.

The Tenant is not entitled to the benefit of or the right to enforce or to prevent the release or modification of any covenant, agreement or condition entered into by any tenant of the Landlord in respect of any adjoining or nearby property of the Landlord.

If any dispute arises between the Tenant and the tenants or occupiers of any adjoining or nearby property of the Landlord in connection with the Premises and any of that adjoining or nearby property, it is to be decided by the Landlord or in such manner as the Landlord directs.

Where this Lease provides for reference to Arbitration then the arbitration will be conducted as follows: -

A person who is not a party to this Lease has no right under the Contracts (Rights of Third Parties) Act 1999 to enforce any term of this Lease but this does not affect any right or remedy of a third party which exists or is available apart from that Act.

Any walls which divide the Premises from any adjacent premises are deemed to be party walls within the meaning of section 38 of the Law of Property Act 1925.

Nothing contained in this Lease or implied gives the Tenant the benefit of or the right to enforce or to have enforced or to prevent the release or modification of any covenant, agreement or condition entered into by any purchaser from or by any lessee or occupier of the Landlord in respect of property not demised by this Lease.

If any dispute arises between the Tenant and the tenants or occupiers of any adjoining property of the Landlord in connection with the Premises and any of that adjoining property, it is to be decided by the Landlord or in such manner as the Landlord directs or as required.

The Tenant shall have no liability to the Landlord or any other party or regulatory authority under or pursuant to the covenants in clause 3.6.1 or otherwise under this Lease in respect of any Historic Contamination

All those premises known as First Floor Offices, South Block, West Block and Lower Ground Office, South Block, The Courtyard, 16-18 West Street, Farnham, Surrey, GU9 7DR shown edged red on Plans 1 - 5. The Premises include: -

The right, subject to temporary interruption for repair, alteration, rebuilding or replacement, for the Tenant and all persons expressly or by implication authorised by him, in common with the Landlord and all other persons having a like right, to use all appropriate areas of the Common Parts for all proper purposes in connection with the use and enjoyment of the Premises at such times as they are open in accordance with the Landlord's obligations in this Lease.

The right, subject to temporary interruption for repair, alteration or replacement, in common with the Landlord and all other persons having a like right, to the free passage and running of Amenities to and from the Premises through the Conducting Media in, on, over or under the Estate and not exclusively serving the Premises.

The right of support and protection for the benefit of the Premises that is now enjoyed from all other parts of the Estate.

The right to have a sign displayed in any nameboard which may be provided by the Landlord at the entrance to the Estate showing the Tenant's name and any other details approved by the Landlord, whose approval may not be unreasonably withheld or delayed.

The right to use 37 car parking bays in the Parking Area on the Estate or such other car parking bays as the Landlord from time to time designates in writing.

The right to use with or without vehicles over and along the Accessway and Service Area subject to and conditional upon compliance by the Tenant with all reasonable rules regulations and directions which the landlord may from time to time impose in relation to the use of the Accessway Provided

that the Landlord may temporarily suspend the use of the Accessway and Service Area for such periods as shall be reasonably necessary to carry out repairs, maintenance and resurfacing and/or any other reasonable purpose provided that the Landlord shall use reasonable endeavours to cause the minimum disruption to the Tenant and, where practicable, to provide reasonable alternative routes of access and servicing agreements.

subject to the right of the Landlord to temporarily suspend the use of the Accessway and/or the Service Area for such periods as shall be reasonably necessary for the purpose of carrying out repairs maintenance and resurfacing and/or for any other reasonable purpose provided that the Landlord shall use its reasonable endeavours to cause the minimum of disruption to the Tenant.

The right to the free and uninterrupted passage and running of Amenities from and to other parts of the Estate or any other adjoining or nearby property of the Landlord through the Conducting Media that may at any time be constructed in, on, over or under the Premises.

The right to construct and maintain Conducting Media for the provision of services or supplies for the benefit of any part of the Estate or any other adjoining or nearby property of the Landlord, the Landlord making good any damage caused by the exercise of the right.

The rights of entry on the Premises as referred to in Clause 3.10.

The right to erect scaffolding for any reasonable purpose connected with the Estate even if it restricts the access to or use and enjoyment of the Premises but not so as to materially restrict such access, use and enjoyment.

The rights of light, air, support, shelter, protection and all other easements and rights at the date of this Lease belonging to or enjoyed by other parts of the Estate or any other adjoining or nearby property of the Landlord.

Full right and liberty at any time after the date of this Lease: -

in any manner as the Landlord thinks fit even if doing so may obstruct, affect, or interfere with the amenity of or access to the Premises or the passage of light and air to the Premises, but provided they do not materially affect the Premises or the use and enjoyment of the Premises.

The right, upon giving reasonable prior notice to the Tenant (except in case of emergency), to enter upon the Premises for the purpose of inspecting and executing repairs, additions, alterations and other works to or on any adjoining or neighbouring premises (whether or not owned by the Landlord) or to any Conducting Media within the Premises the person exercising such right causing as little damage, disturbance or inconvenience as reasonably possible to the Tenant or the business being carried on upon the Premises and making good any damage to the Premises caused by the exercise of this right.

3.2.10 the Guarantor would but for this provision have been released by any act or thing (other

If this Lease is disclaimed or forfeited and if so required by the Landlord within six months of the forfeiture or the Landlord receiving notice of the disclaimer the Guarantor will (at the option of the Landlord): -

but the Landlord must use reasonable endeavours to prevent interruptions in the provision of the Services and to resume them as soon as reasonably practicable after being advised of any failure or interruption;

or if (at the discretion of the Landlord) the Landlord or a person connected with or employed by the Landlord manages the Common Parts as aforesaid itself, a charge of ten per centum of the Landlord's Costs otherwise incurred will be made;

The Landlord must keep proper books of account in respect of the Landlord's Costs and as soon as reasonably practicable after the end of each Accounting Period prepare and submit to the Tenant a written account showing: -

and, save in the case of manifest error, any account is conclusive for the purposes of this Lease.

If on preparation of the account in respect of any Accounting Period the sums paid on account of the Service Charge by the Tenant for that Accounting Period under the provisions of paragraph 4.1 are greater or less than the Service Charge in respect of that Accounting Period then: -

The provisions of this paragraph continue to apply notwithstanding that the Term has come to an end but only in respect of the period down to the end of the Term.

Any account or statement submitted to the Tenant under the provisions of this Schedule if signed by or on behalf of the Landlord is conclusive evidence for the purposes of this Lease of the matters of fact covered by such account or statement provided that the Landlord will upon request and payment of a reasonable inspection fee, permit the Tenant to inspect at any time up to two months after delivery of an account or a statement the books of account in respect of the Landlord's Costs and the vouchers and receipts for items included in them.

Omission of any expenditure incurred or deemed incurred from a written account of the Landlord's Costs for the preceding Accounting Period is not to preclude the inclusion of that expenditure in any subsequent written account.