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TE NAN CY AG R E E M E NT

DATED THIS DAY OF 2015

BETWEEN

LOO TOOK GEE


(NRIC NO: 560805-10-5420)

(“THE LANDLORD”)

AND

JVC MANUFACTURING MALAYSIA SDN.BHD


LOT NO 1, PERSIARAN JUBLI PERAK,JLN 22/1, SEK 22,40300 SHAH
ALAM ,SELANGOR DARUL EHSAN.
(“THE TENANT”)

************************************************************************
THE DEMISED PREMISES:

29-1 & 29-2, JALAN ANGGERIK ARANDA 31/BG, 40460 SHAH ALAM
40460 SHAH ALAM SELANGOR DARUL EHSAN.
**********************************************************

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THIS AGREEMENT is made on the day and year as stated in Section 1 of the Schedule hereto
between the party whose name and description are stated in Section 2 of the Schedule hereto
(hereinafter called the "Landlord") of the one part and the party whose name and description are
stated in Section 3 of the Schedule hereto (hereinafter called the "Tenant") of the other part.

WHEREAS:-

A) The Landlord is the registered/beneficial owner of the property more particularly referred to
and described in Section 4 of the Schedule hereto which said property is (hereinafter referred
to as the “Demised Premises”).

B) The Landlord is desirous of letting and the Tenant is desirous of taking the Demised Premises
hereto subject to the terms and conditions hereinafter contained.

NOW WHEREBY IT IS AGREED AS FOLLOWS: -

1.0 The Landlord hereby lets and the Tenant hereby takes a tenancy of the Demised Premises for
the term, commencing from the date and expiring on the date stated in Section 5 (a), (b) and
(c) respectively of the Schedule hereto and is subject to the option period stated in Section 8
of the Schedule hereto.

2.0 The monthly rental stipulated in Section 6 (a) of the Schedule hereto shall be due and
payable monthly in advance. The Tenant has paid the full monthly rental for One (1) year
upon signing of this Tenancy Agreement and the Landlord acknowledge receipt of the same.

3.0 The Tenant shall upon execution of this Agreement and prior to the occupation of the
Demised Premises pay to the Landlord the security deposit stipulated in Section 7 (a) of the
Schedule hereto (the receipt whereof the Landlord hereby acknowledges) as security for the
due observance and performance by the Tenant of all duties and obligations hereunder and on
its obligations hereunder and on its part to be performed and fulfilled. The said sums shall be
maintained at this figure during the term of this tenancy and shall not without the previous
written consent of the Landlord be deemed to be or treated as payment of Monthly Rental
and the same shall be returned free of interest to the Tenant upon expiry or sooner
determination of the term hereby created less such sum or sums as may then be due to the
Landlord for damage caused to the Demised Premises by the Tenant (damage due to normal
wear and tear excepted). In the event that the Tenant shall terminate this Tenancy before the
expiry of the term hereby created, the aforesaid Security Deposits shall be forfeited by the
Landlord as Liquidated Damages.

4.0 The Tenant shall upon execution of this Agreement and prior to the occupation of the
Demised Premises pay to the Landlord the water and electricity deposits stipulated in Section
7(b) of the Schedule hereto (collectively referred to as the “Utility Deposits”). The Utility
Deposits shall be refunded free of interest to the Tenant upon the determination of the term
hereby created less any such sums as may then be due and outstanding.

Other conditions: The said (Utility Deposits) sum shall not be deemed to be or treated as
payment of rent for any particular month.
5.0 The Tenant has inspected and is satisfied with the condition of the Demised Premises and
agreed to take possession of the Demised Premises on an “as is where is basis” upon the

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delivery of the vacant possession of the Demised Premises to the Tenant.

6.0 The Tenant hereby covenants with the Landlord as follows:-

a) The Tenant has paid the full monthly rental for One (1) year upon signing of this Tenancy
Agreement without any deductions.

b) To pay all charges and outgoings in respect of water, INDAH WATER sewerage, electricity,
telephone services and other utilities supplied to and consumed by the Tenant on the Demised
Premises during the Tenancy.

c) To keep the interior of the Demised Premises and to maintain the flooring and interior plaster
or other surface materials or rendering on walls and ceilings and the Landlord's Fixtures and
Fittings therein including doors, windows, glass shutters, lock fastenings, electrical wiring and
all other fixtures and any additions thereto in upon and belonging to the Demised Premises in
good and tenantable repair and clean condition (fair wear and tear excepted) and to replace or
repair any part of the Demised Premises and the Landlord's Fixtures and Fittings therein
which shall be broken or damaged due to malicious negligent or careless acts or omissions of
the Tenant.

d) To permit the Landlord and the Landlord’s servants and/or agents and/or workmen and with
all necessary equipment and appliances at all reasonable times upon giving two (2) day’s prior
written notice to enter upon the Demised Premises and to view the condition thereof and to
do such works and things as may be required for any repairs alterations or improvements to
the Premises or any other part or parts of the Demised Premises and forthwith to repair and
amend in a proper and workmanlike manner any damage for which the Tenant is liable and of
which written notice shall be given to the Tenant or left in the Demised Premises and the costs
thereof shall be a debt due from the Tenant to the Landlord and be forthwith recoverable by
action.

e) To use the Demised Premises only for the purpose stipulated in Section 9 of the Schedule
hereto and not to use or permit the Demised Premises or any part thereof to be used for any
illegal, immoral or unlawful purposes or in such a manner so as to constitute a nuisance or
annoyance to or in any way unnecessarily interfere with the quiet occupation and comfort of
any of the occupiers of neighboring premises.

f) To observe and comply with all laws, by-laws, rules and regulations affecting the Tenant of
the Demised Premises which are for the time being enforced or which may hereinafter be
enacted by the Municipal Authorities or Town Board of the area or the Management
Corporation.

g) Not to make or permit to be made any alterations or additions to the Demised Premises or the
Landlord's fixtures, fittings and decorations therein without having first obtained the written
consent of the Landlord and in the event of such consent being given, to carry out at the
Tenant's own costs and expense such alterations or additions with such materials and in such
manner and at such times as shall be designated by the Landlord.
h) At the expiration or sooner determination of this tenancy, the Tenant shall at his own costs
reinstate the Demised Premises or part thereof to its original condition if so requested by the
Landlord but if no such request is made the Tenant shall not be entitled to any payment from
the Landlord.

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i) If as a result of the introduction or implementation of any new laws, rules or regulations or
the amendment of existing laws, rules or regulations by the appropriate authority or
authorities requiring any changes or modifications to the partitions carried out by the Tenant
to the Demised Premises, the Tenant shall forthwith upon notice from the Landlord proceed
to change or modify the partitions of the Demised Premises to comply with the requirements
of the appropriate authority or authorities failing which the Landlord shall attend to the
changes or modifications and all cost and expenses expended by the Landlord shall be
recoverable by action.

j) Not to bring, store and/or keep within the Demised Premises or any part thereof any
dangerous inflammable explosive noxious or offensive substance and shall indemnify and keep
the Landlord indemnified against all liability suits and actions including all costs and expenses
in respect for any injury or damage caused to any person or property including any property
of the Landlord resulting directly or indirectly from any explosion on the Demised Premises
or arising out of the storage of such substance whether arising by accident or by reason of any
negligence or other acts of the Tenant, its employees and/or agents.

k) To effect and maintain at its own cost expenses throughout the duration of the Tenancy the
following insurance policies with adequate coverage on the basis of circumstances prevailing
at such time and make such annual upward revision if necessary of the coverage based on the
circumstances then prevailing:

(a) third party general liability; and

(b) such insurance policy to provide sufficient coverage for the Tenant’s goods kept or
stored in or at the Demised Premises and to apply the proceed of any such insurance
policies which are received following a claim by the Tenant to make good and make
such loss or damage to the Demised Premises and any excess after making good and
remedying the Demised Premises shall accrue to the Tenant. If the compensation
provided under such insurance policies is insufficient to make good or remedy such
loss and damage, the Tenant agrees to at its own costs and expenses indemnify and
keep the Landlord fully indemnified and/or save harmless the Landlord from any loss
or damage suffered.

l) To be responsible for and to indemnify the Landlord against all damage and/or injury to the
Demised Premises or to adjacent or neighboring premises or to any person where such
damage is occasioned or caused by any act of default or negligence on the part of the Tenant,
its agents, servants, contractors, licensees, visitors. The Tenant hereby agrees and undertakes
to pay and keep fully indemnified the Landlord for any and all such loss, expense, cost and
damage incurred and/or sustained by the Landlord as a consequence of such act of default or
negligence and further to keep indemnified the Landlord and its successors in title against all
actions, claims or proceedings so arising.

m) Not to assign, sublet or part with the actual or legal possession or the use of the Demised
Premises or part thereof for any term whatsoever without the prior consent in writing of the
Landlord first had and obtained PROVIDED ALWAYS that in the event of the Tenant
assigning subletting or parting with the actual or legal possession or use of the Demised
Premises or any part thereof in contravention of this Clause the Landlord may without
prejudice to his right under the Tenancy collect from any assignee under lessee or any other

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person in possession of the Demised Premises or any part thereof all rentals and other moneys
as aforesaid shall not be deemed to be an acceptance by the Landlord of any such person or
persons as assignee under lessee tenant or occupier of the Demised Premises or any part there
of

n) To permit the Landlord or the Landlord's agents with the relevant authorization at a
reasonable time of the day with the prior appointment to bring prospective tenants to view the
Demised Premises for the purpose of renting the Demised Premises within two (2) months
prior to the termination of the tenancy.

o) At the determination or lawful termination of the Tenancy to clear up any rubbish and
peaceably and quietly yield up the Demised Premises to the Landlord together with the
Landlord's fixtures and fittings in good, clean and proper state of tenantable repair and
condition (fair, wear and tear excepted) in accordance with the Tenant's covenants herein
contained.

7.0 The Landlord hereby covenants with the Tenant as follows:

a) To pay all quit rents, assessments, service charges and other outgoings relating to the
Demised Premises other than those herein agreed to be paid by the Tenant.

b) To maintain, repair and keep the main structure and exterior of the Demised Premises
including the roof, the main walls and timbers, drains, water pipes and electrical wiring or any
part thereof in good and tenantable repair, provided that the Landlord is not liable in case of
any damage willfully or negligently caused by the Tenant.

c) At all times throughout this Tenancy period to keep the Demised Premises and or any part
thereof (but excluding the Tenant's equipment, fixtures and fittings, goods and other chattels)
insured against loss or damage by fire and against such other causes as may be necessary and
to expend all monies received by virtue of such insurance in repair, rebuilding and reinstating
the Demised Premises and the fixtures and fittings during the tenancy and to pay all premium
necessary for that purpose.

d) The Tenant paying the Rental hereby reserved and performing and observing the several
stipulations in its part herein contained shall peaceably and quietly hold and enjoy the
Demised Premises together with the Fixtures and Fittings therein without interruption by the
Landlord or any person rightfully claiming under or in trust for him.

e) To undertake any repairs which may arise at any time NOT occasioned by the negligence of
the Tenant.

f) In the event that the Tenant's right, interest and privilege under this Tenancy Agreement is
jeopardized or is threatened as a result of the Landlord's failure in observing any rules, terms
or conditions stipulated by the Management Corporation, Municipality or Town Board of the
area, the Landlord shall indemnify and always keep the Tenant indemnified for any loss or
damage incurred by the Tenant as a result thereof.

8.0 PROVIDED ALWAYS AND IT IS HEREBY EXPRESSLY AGREED BY THE


PARTIES HERETO as follows:

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a) In the event the Demised Premises or any part thereof shall at anytime during the Tenancy
Period be destroyed or damaged by fire, lightning, riot or any other inevitable cause so as to
be unfit for occupation or use for a period exceeding Seven (7) days and the policies of
insurance effected by the Landlord shall not have been vitiated or payment of the monies
refused in consequence of any act or default of the Tenant, the Rental hereby reserved or a
fair proportion thereof according to the nature and extend of the damage shall cease until the
Demised Premises and the Fixtures and Fittings shall again be rendered fit or restored for
occupation and use.

PROVIDED ALWAYS that on the event the Landlord deciding not to rebuild and reinstate
the Demised Premises the Landlord shall within Thirty (30) days from the happening of such
destruction or damage serve upon the Tenant a notice in writing to that effect and thereupon
this Tenancy shall cease and be of no further effect but without prejudice to any rights or
remedies of either party to any antecedent claims and the Rental shall be apportioned to the
time of such destructions or damage and upon such termination the Landlord shall refund the
Deposits paid under Sections 7 (a) of the Schedule hereto to the Tenant and Landlord shall
also refund the unused portion of the rental during the tenancy period.

b) If the Tenant shall be desirous of continuing the tenancy hereby created for a further term, the
Tenant shall give notice in writing of such desire at least two (2) months before the expiry of
the Term hereby created. Provided always that the terms and conditions of this Agreement
shall have been duly observed and performed by the Tenant, the Landlord shall grant to the
Tenant a further term of tenancy as is specified in Section 8 of the Schedule hereto at the
current monthly rental to be mutually agreed upon between both parties and in all other
respect to the same terms and conditions as are herein contained.

c) At any time during the currency of this Agreement should the Landlord decide to sell the
Demised Premises or any part thereof, the Landlord shall be at liberty to sell the Demised
Premises or any part thereof, as the case may be to a third party (hereinafter referred to as
"the Purchaser") provided that the Landlord shall give notice to the Purchaser and obtain the
Purchaser's written undertaking that the Tenant will be allowed to continue its occupation of
the Demised Premises for the unexpired term of the Tenancy upon the same terms and
conditions as are herein expressed.

d) Without prejudice to the Landlord’s other rights and remedies, in the event the Tenant shall
sooner determine this agreement than the term hereby created for any reason whatsoever, the
Landlord shall be entitled to forfeit the rental deposit and recover against the Tenant the
rentals for the remaining unexpired term.

e) Upon expiration of this Agreement as aforesaid the Landlord shall refund to the Tenant the
deposits paid under Sections 7 (a) of the Schedule hereof less any sums which may be due
or owing by the Tenant to the Landlord.

f) Any notice under this Tenancy shall be in writing. Any notice to the Tenant shall be sufficiently
served if addressed or forwarded by registered post to the Tenant at the address hereinbefore
given and any notice to the Landlord shall be delivered or forwarded by registered post to the
Landlord at the address hereinbefore given.

g) All stamping cost and expenses incidental to the preparation and execution of this Tenancy

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shall be borne by the Tenant and all legal costs on a solicitor and client basis for the
enforcement of this agreement by the Landlord shall be borne by the Tenant.

h) This Agreement shall be binding upon the successors-in-title and permitted assigns and legal
representatives as the case may be of the parties hereto.

i) Time wherever mentioned shall be of the essence of this Agreement.

j) Any indulgence given by the Landlord shall not constitute a waiver or prejudice to the
Landlord's rights herein contained.

k) If the Demised Premises or any part thereof shall be substantially destroyed or damaged by
riot, fire, explosion, lightning, flood or any other unforeseen cause beyond the control of the
parties hereto so as to become unfit for occupation and use (except where such event has
been caused by the default or negligence of the Tenant) or in any way rendered unfit for use
or occupation so as to be unfit, the Landlord will rebuild or reinstate the Demised Premises to
the original state and condition as at the date of delivery of vacant possession to the Tenant.
Then provided the money payable under any policy of insurance effected by the Landlord
shall not have become irrevocable through any act or default of the Tenant, the Rent shall be
apportioned accordingly or be suspended until the Demised Premises is again fit for
occupation.

l) This Agreement constitutes the sole and entire agreement between the Parties in relation to its
subject matter and supersedes all prior agreements and understandings, whether oral or
written, with respect to such subject matter and it is hereby expressly declared that no
variations shall be effective unless made by the Parties in writing.

9.0 In this Agreement where the context so admits:-

i) The expressions "the Landlord" and "the Tenant" include the respective successors,
personal representatives and assigns of the Landlord and the Tenant.

ii) Words importing the masculine gender also include the feminine and neuter gender
and words importing the singular number also include the plural and vice versa.

THE REMAINING OF THIS PAGE IS INTENTIONALLY LEFT BLANK.

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In WITNESS WHEREOF the parties hereto hereunder set their hands the day and year as specified in
Section 1 of the Schedule hereto.

SIGNED BY THE SAID LANDLORD

LOO TOOK GEE :


(NRIC NO: 560805-10-5420)

On behalf of :
SIGNED BY THE SAID TENANT

KAZUHIRO SATO :
(JAPANESE PASSPORT NO: TH 2959192)
MANAGING DIRECTOR

On behalf of :
JVC MANUFACTURING MALAYSIA SDN.BHD
(172773-H)

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THE SCHEDULE
(Which is to be taken, read and construed as an essential part of this Agreement?)

SECT.
NO. ITEMS PARTICULARS
1.0 Date of Agreement THIS DAY OF 2015
2. Description of Landlord LOO TOOK GEE
(NRIC NO: 560805-10-5420)
No.254, JALAN SELESA SEMBILAN,
HAPPY
GARDEN, JALAN KUCHAI LAMA,
58200, KUALA LUMPUR.
3.0 Description Of Tenant JVC MANUFACTURING MALAYSIA SDN.BHD
LOT NO 1, PERSIARAN JUBLI PERAK,JLN
22/1, SEK 22,40300 SHAH ALAM
,SELANGOR DARUL
EHSAN.

4.0 Description of Demised 29-1 & 29-2, JALAN AGGERIK ARANDA 31 /BG,
Premises 40460 SHAH ALAM SELANGOR DARUL EHSAN.

5(a) Term One (1) year


1st
5(b) Commencing AUGUST 2015
st
5(c) Terminating 31 JULY 2016

6(a) Rental (a) RM 86,496.00 (Ringgit Malaysia Eighty Six


Thousand Four Hundred Ninety Six) only (which is
inclusive of GST)

Both Landlord and Tenant mutually agree that the


monthly rental for whole term of one (1) year
amounting to RM86,496.00 will be paid on or before
1st July, 2015.

7 (a) Utility Deposits RM 6,800.00 (Ringgit Malaysia Six Thousand Eight


Hundred) only

7 (b) Security Deposits NIL

Other Conditions 1)The said (Utility Deposits) sum shall not be


deemed to be or treated as payment of rent for
any particular month.
2) The keys to the demised premises shall be handed
over to the tenant on or before 1st July 2015
3) Free one month renovation 1st July ~31st July 2015

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4) Rental start on 1st August 2015
5) First Floor of the office, the Landlord shall do the
following :-
 Install a grill gate
 Fit with ceiling and lighting
 A complete glass office door
 Vinyl flooring for the entire First Floor
 Three (3) unit air –condition supply (2HP)
6) Second floor of the office, the Landlord shall do the
following :-
 Fitted with ceiling and lighting

8.0 Option Period One (1) year at the current rental of RM6,800.00 per
month.
9.0 Use of Demised Premises Office (Document Warehouse)

___________________________ ____________________________
LANDLORD TENANT

LOO TOOK GEE KAZUHIRO SATO


(NRIC NO: 560805-10-5420) (JAPANESE PASSPORT
NO: TH 2959192)
MANAGING DIRECTOR
JVC MANUFACTURING
MALAYSIA
SDN.BHD

Date: Date:

In the presence of: In the presence of:

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