Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord pursuant to this Lease for a term (the “ Term ”) to commence on the date (the “ Commencement Date ”) of delivery of the Premises to Tenant broom clean, free of all occupants and personal property, in its “as is” condition, but expressly including the furniture, fixtures and equipment (“ FF&E ”) in the Premises as of the date hereof that is described on Exhibit 2.1.1 attached hereto and made a part hereof, together with existing documentation with respect to such FF&E. Landlord anticipates that the Commencement Date will occur on or about the Effective Date (the “ Estimated Commencement Date ”). Effective as of the Commencement Date, Landlord hereby transfers to Tenant all of Landlord’s right, title and interest to the FF&E in its “as-is”, “where is” condition. When the Commencement Date has been determined in accordance with the preceding sentence, at Landlord’s request, Tenant shall execute a document setting forth said date and said document shall be deemed a supplement to and part of this Lease. Landlord’s failure to deliver, or delay in delivering, all or any part of the Premises by the Estimated Commencement Date, for any reason, shall not give rise to any liability of Landlord, shall not alter Tenant’s obligation to accept such space when delivered, shall not constitute a default of Landlord, and shall not affect the validity of this Lease. The Term shall end on the last day of the tenth Lease Year (the “ Expiration Date ”), unless sooner terminated as herein provided.