1

2

This Tenant Handbook is designed to provide you with helpful information that will assist you in settling into your new space and will answer common questions that you may have regarding your Lease. TABLE OF CONTENTS Page

Location…………………….…………………………………………… 4

Keys………………………………………………………………………. 4 Lock Out Policy………………………………………………………. 4 Signs, Lettering, and Notices…………………………………… 5 Tenant Portal…………………….…………………………………… 5 Telecommunication Services…………………………………... 5 Low Voltage (cabling & wiring).………………………………. 5 Heating and Air Conditioning………………………………….. 6 Exhaust Maintenance……………………………………………… 6 Maintenance Service………………………………………………. 6 Postal Services………………………………………………………… 6 Payments……………………………………………………………….. 7 Certificate of Insurance……………………………………………. 8 Notifications……………………………………………………………. 8 Grease/ Oil Removal……………………………………………….. 8

Trash/ Recycling……………………………………………………… 9 Window Cleaning……………………………………………………. 9 Snow Removal………………………………………………………… 9 Smoking on the Premises………………………………………… 9 Customer Functions/Events Guidelines…….……………… 9

3

Lost and Found………………………………………………............ 10 Solicitation……………………………………………………………… 10 Construction of Space……………………………………………… 10 Emergency Phone Numbers…………………………………… 11

Fire Safety…………………………………………………………….. 11 False Alarms…………………………………………………………. 14 Person in Need of Assistance…………………………………. 14 Building Evacuation Procedures……………………………. 14 Preparing for the Unthinkable……………………………….. 15

FORMS Tenant Contact Information Form…………………………. 16 Notification Sign Up Form……………………………………. 17 Authorization for Direct Payment………………………… 18 Persons In Need Of Assistance…………………………….. 19 Overhead Signage Sample…………………………………….. 20

As always, please feel free to contact us if you have any additional questions or concerns. We can be reached at (410) 363-3434 or visit our website at www.davidsbrown.com.

4

Welcome to 400 West Baltimore 400 West Baltimore is located in the heart of the West Side Renaissance District adjacent to the Hippodrome Theatre. This project consists of national retailers such as Panera Bread, Nando’s Peri Peri, Pita Pita and State Employees Credit Union (SECU). With street level retail suites on both the north and south sides of Baltimore Street between Eutaw Street and Paca Street, it will be an important link between the Central Business District and the University of Maryland Medical Campus. We would like to welcome you to your new space at 400 West Baltimore and look forward to serving you. Location 411-426 West Baltimore Street, Baltimore, MD 21201 Keys You will be provided a key to your suite upon Occupancy Acceptance. You may change the lock if you desire. You must provide your property manager a new key to the entry door for emergency purposes. If you need assistance with this service, our service department can provide you with a quote. Lock Out Policy Tenants that request building staff to let them into locked suites are often unaware that this puts our staff members in a difficult position. We do not know every employee of your company and do not want to accidentally grant access to a former employee or an unauthorized person into your suite. For security, safety and liability reasons, the building staff (including management) has been instructed not to unlock tenant suite doors except in an extreme emergency. If one of your employees becomes locked out of your suite, we suggest that he/she contact a fellow employee for access. You may want to designate a person or persons in your office to handle such situations.

5

Also, please note that the same policy applies to after-hours access to the building. All employees must use their access cards. Signs, Lettering and Notices Overhead signage must be ordered and installed by Tenant at Tenants sole cost and expense. Tenant must send over the sign rendering with specs to Landlord for Landlord’s approval prior to placing the order for their signage. Please see preferred Sign vendor for your overhead signage. Recommended Sign Company: A&A Signs Derrick Wisner 410-662-1100

Signs and notices displayed in any public area of the building require prior approval from the property manager. Tenant Portal To locate the most current information about your property, log on to www.davidsbrown.com and click on Tenant Portal on the left hand side. You can submit a maintenance request, download your property Tenant Handbook, schedule an amenity/event and view a calendar of community events.

Telecommunication Services The following providers can offer all tenants a variety of telecommunication services:

• Comcast 1-866-682-7927 • Verizon FIOS 1-888-591-6075

These services may include dedicated internet access as well as a variety of advanced internet services. Low Voltage (cabling + wiring) All wiring associated with telephones, security systems and computer lines are the responsibility of the tenant.

6

Heating and Air Conditioning

Each suite individually controls its own HVAC system(s). The Lease requires Tenant to enter into and provide evidence of a yearly HVAC Maintenance Contract. This Contract must be maintained at all times during your Lease term. Our in-house Service Department provides this service at a competitive fee. Please feel free to contact Erika Montaldo at 410-363-3434 or email emontaldo@davidsbrown.com to request a quote for an HVAC Maintenance Contract. If you do not wish to use our in-house Service Department, please contact a Licensed HVAC contractor of your choice. Please forward the HVAC Maintenance Contract to emontaldo@davidsbrown.com.

Exhaust Maintenance Tenant shall be required to enter into a Maintenance policy with a licensed Contractor acceptable to Landlord to maintain, clean and repair the grease interceptor and exhaust fans serving the premises.

Maintenance Service

400 West Baltimore prides itself on an efficient Service Department and has a staff to routinely deal with the maintenance and operation of the building. We will do everything practical to keep the building well maintained. Your assistance in this area is appreciated, as we may not be aware of the item of concern in the building or on the grounds. Service Requests can be made by going to the Tenant Portal or emailing service@davidsbrown.com or during normal business hours by calling David S. Brown Enterprises’ Service Department at 410-363-3434. Should you have a maintenance emergency during off hours or on weekends, please call 410-363-3434 and follow the prompts to leave a message and the appropriate personnel will be contacted.

Postal Services

The U.S. Postal Service will pick up and drop off mail at your suite Monday through Friday. Your company’s mailing address should be as follows:

(Company Name) 411-423 West Baltimore Street (Your Suite Number) Baltimore, MD 21201

7

Payments

All payments should be made payable to and sent to the following address:

Balti-West 400, LLC P.O. Box 548 Owings Mills, MD 21117

We do not invoice for rent. It will be your responsibility to mail your payment prior to its due date. David S. Brown also offers the opportunity of paying your rent electronically (ACH) by deducting directly from your account on a specified date by setting up ACH. A form is provided under the FORMS section. If setting up ACH, the form must be received by the 20th of the month for ACH to be activated by the 1st of the following month. Returned Checks

There is a $35.00 service fee for checks returned by your bank. A replacement money order or certified check will be required after a check is returned by your bank. Our office is not permitted to resubmit a dishonored check. Personal/Company checks will no longer be accepted if a personal/company check has been dishonored three-time (3). Late fees will be access if money order or certified check is not received by the 5th of the month.

Because we do not render monthly invoices, please keep in mind that your rent is due on the first day of every month. Should you have any questions regarding your account, please contact your Lease Administrator, Jennifer Miller at 410-581-2462 or jmiller@davidsbrown.com or 410-363-3434 and the receptionist will put you in contact with your Lease Administrator.

Commencement Letter

Your Lease Administrator at David S. Brown Enterprises will send you a detailed Welcome Packet including a commencement letter following occupancy to confirm base rent, applicable expenses and your actual commencement date. Recovery Escrows Recovery Escrows are reviewed and adjusted at the time of rent increases. If you have any questions about your recoveries, please contact your Lease Administrator.

8

Certificate of Insurance

Per your Lease Agreement, please secure and submit a Certificate of Insurance (COI) on behalf of the Tenant and any contractors that may work within the premises. The COI must list both Balti-West 400, LLC and David S. Brown Enterprises, LTD as Additional Insured. Please provide the insurance section of your Lease Agreement to your insurance provider so they can prepare the COI.

Once you have secured your COI, please mail or email a copy to:

Jennifer Miller David S. Brown Enterprises, LTD 100 Painters Mill Road, Suite 900 Owings Mills, MD 21117 jmiller@davidsbrown.com

Notifications

You may register to receive emails and notifications directly from us by going to www.davidsbrown.com and click on Tenant Portal on the left hand side. Please select your property/building and fill out the form. Additionally, you can sign up employees in your office by using the notifications form in the FORMS section of this handbook. Employees can update their email preferences or unsubscribe at any time by clicking on the links on the bottom on the emails. Please contact us with any changes to contact information so we can properly notify you via email or phone in case of emergencies.

Grease/ Oil Removal

Tenant must obtain and maintain a Grease/ Oil disposal service throughout their entire Lease Term. Prior to placement of Grease/Oil disposal container, Landlord must approve of container location. Your Grease/ Oil disposal container should be labeled with Tenants name and be shut and locked at all times.

When disposing of grease/ oil, Tenant must transport grease/oil from Premises to disposal container via a Transport cart to avoid spillage on/ around the property and to ensure employee safety from grease spillage during transfer.

9

Please be advised that any overflows of the grease/ oil container, improper disposal and/ or messes created by Tenant of grease/ oil that requires Landlord to cleanup will be billed to Tenant and paid for by Tenant at Tenants sole cost and expense.

**No grease/ oil should be disposed of down a sewer or storm drain as it violates city and county codes and will cause major issues for the site as well as an environmental hazard. **

Recommended Grease/ Oil Disposal Companies:

Valley Proteins, Inc: (540) 877-2590

Mopac Rendering: (717) 428-1175

Trash/ Recycling

Tenant, at its sole cost and expense, shall provide its own dumpster to be located in an area designated by Landlord. Tenant shall ensure that the dumpster area remains neat and clean from trash and refuse and is properly scheduled to avoid overloading. Tenant shall appropriately screen the dumpster.

Window Cleaning

Exterior window cleaning will be scheduled semi-annually. You will be informed by memorandum prior to the scheduled date of each cleaning.

Snow Removal

Snow removal is provided by David S. Brown Enterprises and will be billed in accordance with your Lease Agreement.

Smoking on the Premises

Smoking and vaping is prohibited in tenant’s suites and any area inside the buildings such as public areas of the building including loading docks and all restrooms. Smoking and vaping is prohibited directly outside of any building access door. For the comfort and safety of all building occupants and guests, please adhere to posted no-smoking signs and smoke in designated areas only.

Customer Functions/Events Guidelines

If you are planning a function (party, reception, fund-raiser, etc.), please notify your property manager in advance. David S. Brown Enterprises maintains certain policies and procedures to help coordinate the event, limit liabilities to the building, and ensure the

10

safety of all visitors and guests. Your property manager may ask for the following information: date of event, time, number of guests, any vendors, presence of alcohol, parking requirements, service elevator use, janitorial needs, electrical requirements (for other equipment), security requirements and certificate of insurance.

Lost and Found

Please report any lost or missing items to your property manager. Items found on the premises are kept by your property manager.

Solicitation

Solicitation is not allowed in the buildings. Any salespersons or suspicious persons should be reported to David S. Brown Enterprises immediately at 410-363-3434 and the police by calling 911.

Construction of Space

Depending on the terms of your lease, your space will be turned over to you “as-is”, or we will be performing previously agreed upon interior construction alterations that are referred to in your lease. Walk-Through Inspection Once the build-out of your suite is completed (if work was done by our construction team), we will tour the suite and create a “punch list”, identifying any items that require attention or correction. We will make every attempt to complete the list as soon as possible. At the end of construction, you will be presented with an Acceptance Letter signifying that the suite is completed and ready for move-in. Tenant Construction Tenants to utilize an outside contractor for any construction, renovations or alterations performed within their space after initial lease improvement will first need to obtain prior written approval from the Landlord/Owner and to begin discussions at the earliest possible stage. A written request for outside construction approval should include an architectural drawing or detailed sketch of the proposed improvement. After the initial request, detailed construction drawings will need to be provided prior to final approval. A list of all contractors and sub-contractors for the proposed project must also be submitted for approval.

11

Once written approval is obtained, it is the tenant’s responsibility to ensure that all work is performed in compliance with the rules and regulations provided by the property manager. This includes but is not limited to the following: • Providing copies of the contractor’s certificates of insurance for the appropriate amount

of general liability and workers’ compensation coverage. • Providing a copy of the building permit for the work being undertaken. • Making appropriate arrangements in advance with the property manager for the

admittance of workers and the delivery of materials. • Ensuring that the contractor cleans the space during and after the construction period. • Noise producing work shall be performed before or after hours. • Obtaining prior written approval for any changes that depart from the original plans. • Upon completion, providing the DSB Interior Design Department with architectural,

mechanical and electrical as-built drawings.

Emergency Phone Numbers Emergency: Fire, Police, Ambulance……………………………………. 911 Poison Control……………………………………………………………. 800-222-1222 Chemical & Oil Spills, National Terrorism Response Center……………. 800-424-8802 Baltimore Gas & Electric…………………………………………………. 877-737-2662 Baltimore City Water and Sewer…………………………………………. 410-396-5352

FIRE SAFETY

Fire prevention and safety is the responsibility of everyone. During an actual emergency, the audible alarm, strobe lights and any announcement are intended to provide as much warning as possible of a potentially dangerous situation.

NEVER HESITATE TO CALL THE FIRE DEPARTMENT- 911

Your Best Defense Against a Fire is to Plan Ahead

Maintenance personnel perform regular inspections of common areas, fire warning and fire suppression equipment. However, it is still important for each tenant and their occupants to regularly inspect their suite and work areas for potential fire hazards. BELOW IS A SUGGESTED LIST OF SOME PRECAUTIONARY STEPS TO FOLLOW:

• The office wiring was designed for specific electrical load. Overloaded electrical circuits

or outlets cause overheating creating a fire hazard. Contact your property manager should your electrical needs not be adequate.

• Using extension cords in lieu of permanent wiring is not permitted. • Keep emergency exits open and free of boxes or furniture.

12

• If applicable, keep sprinkler heads free from obstruction. The National Fire Code indicates that nothing shall be within 18 inches of the ceiling. The heat from the fire must reach the head for it to release and extinguish the fire.

• Appliance connections and cords should be kept in good repair. • Turn off kitchen appliances when unattended. • Flammable materials are not permitted. However, if you have any materials necessary

for the operation of an office, store with lids tightly closed in an approved metal or safety container.

• Law strictly prohibits smoking anywhere in the building. • The use of space heaters is strictly prohibited. • Know how to use a simple fire extinguisher. • Report any sparks, odors from any electrical outlets or equipment, or any potential fire

hazard to your property manager immediately.

Please make yourself aware of the emergency procedures listed here to further enhance your safety.

Before a Fire occurs • Know your options to exit the building, and where to meet other tenants. • Know the location of the closest Fire Alarm Pull Station. • Know where the closest Fire Extinguisher is.

If Alarm Sounds (or someone is yelling “FIRE”) • Prepare to leave building • Do not panic • Proceed to the nearest exit orderly • Be aware and alert • Feel Each Door Before Opening It:

- If Hot, Stay In Office - If Cool, Open Slightly - Check for Smoke; If Clear, Proceed To Exit - If there is smoke, CRAWL, fresher air will be at the floor

• Close Door Behind You, Take Your Keys So You Can Go Back If You Can’t Use The Exits • NEVER USE THE ELEVATORS DURING A FIRE. They could stop at the fire floor. • Meet other Employees at designated location outside of the building. • The fire department will give an “all clear” when it is safe to reenter the building.

If an Alarm is not sounding, pull a manual pull station down to activate the alarm system.

If You Can Not Exit Your Office: • Remain calm; your office may be the safest place to be. • Wet down towels or clothing and place them around doors and cracks to block smoke from

entering. • Cover nose and mouth with wet cloth to cut down any smoke you may inhale. • Turn off heat or air conditioning to prevent smoke entry through ventilating system.

13

• Proceed to your balcony or window, signal and call the Fire Department and wait to be rescued.

If Fire Starts in Your Office: • Remain calm. • If fire is small, use Fire Extinguisher (Do NOT attempt to fight the fire if you do not know

how to use a fire extinguisher, it is not the type for the fire or you place yourself in danger.) • If that does not put out the fire immediately – Call 911 and Evacuate • Engage the Fire Alarm Pull Station, yell, “FIRE” and alert co-workers and other employees

while exiting. Fire Extinguishers are located at in your suite and at each stairwell and can be operated easily: • Pull the Safety Pin (typically a twist/pull action) • Aim Nozzle at the Base of the Fire • Squeeze the Trigger Handle • Sweep Slowly from Side to Side

Never re-hang an extinguisher once it has been discharged, even if only used for a few seconds. Notify the property manager so a licensed contractor can recharge it.

Location of Exits

There are multiple fire stairs in the building. In case of an alarm, use the exit nearest and most accessible to you when the alarm sounds. Proceed calmly and orderly down the stairs to the Lower Level and exit to the areas outside the building. Avoid blocking the exits and congesting the area. Never attempt to use elevators during a fire alarm.

Means of Egress and Exits Corridors leading from areas outside of occupied office spaces are fire corridors which provide a means of egress to an approved fire exit. These corridors have a fire rating and thus, all tenant entry doors must always be closed as these doors are an integral part of the fire protection. Responsibility

It is the responsibility of all tenants to exercise reasonable care and caution during a fire emergency. Therefore, it is critical that your company helps employees understand the evacuation procedure and select one or two employees to “search” their area and ensure that all employees vacate the premises in an orderly manner.

• Have an evacuation route planned for the office and individual area. See that emergency

exists are posted within the suite.

14

• Identify individuals within the company who require special assistance in evacuation. Assign a Buddy.

• Identify areas within your office that may not be able to hear or see the fire alarm system. • Select a pre-arranged assembly site away from the building. • Maintain up-to-date organizational charges and current roster of all personnel to include

home and cell telephone numbers. • Locate all building exists. • Know the location of fire extinguisher and how to use them. • Periodically inspect your area for safety. • Instruct Assistant Safety Monitors of their responsibilities during drills or actual

evacuations.

FALSE ALARMS

Whenever you hear an alarm bell or other signaling device or fire alarm, do not try to evaluate the situation. All alarms are to be considered a true emergency, and it is the responsibility of all tenants to leave the premises.

False alarms are a crime and as much of a nuisance to fire personnel as it may be to us, but you cannot wait to verify the threat of fire, by then, it may be too late. Do not risk your life for the sake of a few minutes, evacuate!

Help prevent the nuisance of false alarms by understanding that false alarms could cost lives. Report any suspicions of false alarms and the possible culprit to the authorities.

PERSON IN NEED OF ASSISTANCE

To assist emergency personnel, please provide a list of anyone who is physically limited in the ability to evacuate the building in an emergency, indicating on what floor he/she works, cell number, assigned Buddy and Buddy cell number. Keep this list updated and inform your property manager of any changes. Each person in need is required to have an assigned Buddy that ensure they safely exit the office and position themselves in the stairwell. BUILDING EVACUATION PROCEDURES

In the event of a fire or any other emergency that would warrant the complete exodus of this building, proceed to the main entry door of your suite (remember to feel the door first for any warmth), enter the fire corridor orderly and without panic and walk briskly (do not run) to the fire stairs closest and most accessible to you. Continue to exit promptly to the lowest level and exit outside. If your stairwell becomes impassable, go to the closest floor to reach another stairwell and continue down.

If you see smoke from under your door, place your palm gently on the door surface to check for warmth or heat. If the door is hot, do not open the door. In larger areas where there is more than one door, try another and repeat the check. If the smoke is too heavy, do not enter the hallway. Close the door, place wet towels or clothing along the bottom edge of the door. Call

15

the Fire Department at 911 if you can NOT evacuate from your location and report your location and circumstances. Cover heating and AC vents, if possible, with towels or clothing. Place a wet towel or cloth over your mouth and nose. Stay low, below the smoke. Do not break out the windows unless it is a last resort as it may allow smoke into your space.

Take only essentials such as coats, briefcases, purses, and leave. Time is very important, and the evacuation of each office must be completed as soon as possible.

If you are in an elevator when the alarm sounds, remain calm. The elevator will automatically go to the first floor and open. Elevators from that point are available to emergency personnel only.

Building personnel and authorities will make the best efforts to prohibit the entrance of unauthorized personnel during an evacuation. Upon receiving the “all clear” signal from the authorities in control, tenant may reenter the building.

Evacuation Guidelines

1. Prepare to leave at once. 2. Take only what is necessary. 3. Feel the door for heat. 4. Proceed briskly, do not run to exits. 5. Do not crowd steps or landings, maintain a smooth orderly flow. 6. Exit to lower level to street. 7. Searchers report suite/area status to building personnel/first responders. 8. Do not congest exits or area immediately surrounding exits. 9. Do not burden emergency personnel with questions or impede their work. 10. Do not re-enter the building until the fire department gives an “all clear” or gives

further instructions.

PREPARING FOR THE UNTHINKABLE

Businesses can do much to prepare the impact of the many dangers faced in today’s world including natural, human-caused or technology related hazards. The Department of Homeland Security (DHS) sponsors a resource called “Ready Business” to assist businesses in developing a preparedness program by providing tools to create a plan that addresses the impact of many hazards.

Links for more information: www.dhs.gov/how-do-i/prepare-my-business-emergency www.flash.org/readybusiness/ www.ready.gov/business www.ready.gov/active-shooter

16

DAVID S. BROWN ENTERPRISES, LTD

TENANT CONTACT INFORMATION FORM

TENANT CONTACT INFORMATION FORM The Tenant Representative is the primary contact for the management team. He/She will receive memos and correspondence regarding important events in the building and will be responsible for relaying provided information to the rest of the employees within the company. Company Name Address including Suite # Name Work Phone Email Address Cc (Optional) Cc (Optional)

ACCOUNTING CONTACT

Name Work Phone Email Address Cc (Optional) Cc (Optional)

EMERGENCY/AFTER HOURS CONTACT

Name Work Phone Email Address Cell Phone (used only in emergencies) Cc (Optional) Cc (Optional)

17

DAVID S. BROWN ENTERPRISES, LTD

NOTIFICATION SIGN UP FORM

COMPANY INFORMATION

DATE NAME COMPANY NAME COMPANY ADDRESS & SUITE # COMPANY PHONE NUMBER

EMPLOYEE INFORMATION

NAME MOBLE PHONE EMAIL

18

DAVID S. BROWN ENTERPRISES, LTD

Authorization for Direct Payment

Commercial Tenants NOTE: Be sure to sign the form! AUTHORIZATION FOR DIRECT PAYMENT I authorize (insert company name)_______________________________to initiate electronic debit entries to my: o checking account for payment of my (type of bill)________________________________________. I understand I will receive a notice if the amount changes. I acknowledge that the origination of ACH transactions to my account must comply with the provisions of U.S. law. This authority will remain in effect until I have cancelled it in writing. Staple Voided Check Here Date __________________________ Financial Institution Name (Please Print) __________________________________________________________________ Account Number at Financial Institution __________________________________________________________________ Financial Institution Routing/Transit Number ______________________________________________________________ Financial Institution City and State _______________________________________________________________________ Signature _________________________________________________________ PLEASE KEEP A COPY OF THE AUTHORIZATION FOR YOUR RECORDS Please note: Changes to the Direct Payment program must be made by the 20th of the month prior to the Direct Payment withdrawal.

19

DAVID S. BROWN ENTERPRISES, LTD

PERSONS IN NEED OF ASSISTANCE

PERSON IN NEED OF ASSISTANCE (PNA) Please list anyone who is unable to evacuate the building using the stairwells. Keep this list updated and inform the Management Office of any changes. Each PNA is required to have an assigned Buddy that ensures they safely exit the office and position themselves in the stairwell vestibule. COMPANY NAME ADDRESS INCLUDING SUITE # NAME CELL NUMBER ASSIGNED BUDDY BUDDY CELL NUMBER COMPANY NAME ADDRESS INCLUDING SUITE # NAME CELL NUMBER ASSIGNED BUDDY BUDDY CELL NUMBER

COMPANY NAME ADDRESS INCLUDING SUITE # NAME CELL NUMBER ASSIGNED BUDDY BUDDY CELL NUMBER

COMPANY NAME ADDRESS INCLUDING SUITE # NAME CELL NUMBER ASSIGNED BUDDY BUDDY CELL NUMBER

20

DAVID S. BROWN ENTERPRISES, LTD

Overhead Signage Sample