Lease Amending Agreement, dated April 1, 2022, by and between the Company and 130 E 4th Partnership

A.Pursuant to a lease dated for reference January 25, 2019 (the "Original Lease") between 5th & Main Partnership (the "Original Landlord"), as landlord, and the Tenant, as tenant, the Original Landlord leased to the Tenant certain premises (the "Premises") comprising a portion of the second floor and the fifth, sixth, seventh and eighth floors of the building situate at 114 East 4th Avenue, Vancouver, British Columbia and legally described as Parcel Identifier: 030-712-181, Lot A Block 24 District Lot 200A Group 1 New Westminster District Plan EPP83574, which Premises are more particularly described in the Lease;

B.Pursuant to letter dated June 27, 2019 (the "First Modification"), the Tenant exercised its expansion option pursuant to Section 10.1 of the Original Lease;

C.Pursuant to a lease expansion and modification agreement dated for reference April 16, 2020 (the "Second Modification"), the Original Landlord and the Tenant agreed to modify the lease on the terms and conditions therein contained;

D.Pursuant to a third lease modification agreement dated for reference February 17, 2021 (the "Third Modification"), the Original Landlord and the Tenant agreed to modify the lease on the terms and conditions therein contained;

E.Pursuant to a fourth lease modification agreement dated for reference May 7, 2021 (the "Fourth Modification"), the Original Landlord and the Tenant agreed to modify the lease on the terms and conditions therein contained;

F.Pursuant to an assignment of lease dated with effect January 1, 2022 (the "First Assignment"), the Original Landlord assigned its interest in and to the Original Lease to 2000 Main Holdings Inc. and Mount Pixel Projects Limited Partnership (together, the "Subsequent Landlord"), each as to an undivided 50% interest, all on the terms and conditions therein contained;

G.Pursuant to an assignment of lease dated with effect January 1, 2022 (the "Second Assignment"), the Subsequent Landlord assigned its interest in and to the Original Lease to the Landlord, all on the terms and conditions therein contained;

H.The Original Lease, the First Modification, the Second Modification, the Third Modification, the Fourth Modification, the First Assignment and the Second Assignment are hereinafter collectively referred to as the "Lease";

I.The Landlord and the Tenant have agreed to amend the Lease and wish to confirm the “Commencement Date” for the purposes of the Lease all on the terms and conditions herein contained.

NOW THEREFORE, IN CONSIDERATION of the mutual covenants and agreements herein contained, and other good and valuable consideration, the receipt and sufficiency of which is hereby confirmed by each of the parties hereto, the parties hereto agree as follows:

Each of the parties acknowledges, confirms and agrees to and with the other that the above Recitals are true in substance and in fact.

(b)other capitalized words or phrases defined in the Lease will have the meanings set out in the Lease.

(A) The Landlord and Tenant confirm that the “Commencement Date” under the Lease is determined as February 25, 2022.

(B) The Landlord and the Tenant agree that the Lease is hereby amended by deleting Schedule B in its entirety and replacing it with Schedule B attached hereto.

As and from the date hereof, this Agreement will be read and construed along with the Lease and treated as a part thereof; and the Lease, as hereby amended, will continue to be of full force and effect; and the Landlord and the Tenant confirm and ratify the Lease as hereby amended. The parties agree that all agreements, covenants, conditions and provisos contained in the Lease, except as amended or altered herein, will be and remain unaltered and in full force and effect during the remainder of the term of the Lease, as extended or renewed from time to time.

No verbal, written, express, or implied representations, warranties, guarantees, covenants or agreements of either the Landlord or the Tenant will survive the signing of this Agreement except if they are set out in the Lease or this Agreement. This Agreement and the Lease constitute the entire agreement between the Landlord and the Tenant.

The Tenant represents and warrants that it has the right, full power and authority to agree to these amendments to the Lease and other provisions contained in this Agreement.

This Agreement may be executed in any number of counterparts with the same effect as if all parties hereto had all signed the same document. All counterparts will be construed together and will constitute one and the same original document.

This Agreement may be executed by the parties and transmitted by facsimile or e-mail and if so executed and transmitted, this Agreement will be for all purposes as effective as if the parties had delivered an executed original agreement.