Agenda packet — Monterey Park City Council, December 3, 2025 (part 1 of 2)

City Council of Monterey Park
The City Council Acting on Behalf of the Successor Agency of the Former Redevelopment Agency, the Housing Authority, the Monterey Park Financing Authority and the Monterey Park Geologic Hazard Abatement District Agenda

Regular Meeting
Monterey Park City Hall Council Chambers
320 West Newmark Avenue, Monterey Park, CA 91754

Wednesday, December 3, 2025
6:30 PM
Mission Statement
The mission of the City of Monterey Park is to provide excellent service, foster growth and opportunity, and create a joyous and collaborative environment.

Land Acknowledgment
We would like to acknowledge that the land we inhabit today was once known as Tovangaar, the home of the Gabrieleño-Tongva people. We show our respect to the Gabrieleño-Tongva people, as well as all Indigenous people, past, present, and future, and honor their labor as original caretakers of this land. We commit to uplifting the Gabrieleño-Tongva people, invite you to acknowledge the history, and join us in caring for this land.

General Information
Documents related to an Agenda item are available to the public in the City Clerk’s Office located at 320 West Newmark Avenue, Monterey Park, CA 91754, during normal business hours and at www.montereypark.ca.gov/agendas.

The public may watch the meeting live on the city’s cable channel MPKTV (AT&T U-verse, channel 99 or Charter Communications, channel 182) or by visiting the city’s website at http://www.montereypark.ca.gov/133/City-Council-Meeting-Videos. Per the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please call City Hall at (626) 307-1359 for reasonable accommodation at least 24 hours before a meeting. Council Chambers are wheelchair accessible.

Public Participation
You may speak up to 5 minutes on an/each Agenda item and 5 minutes total for Consent Calendar.

The Mayor and City Council may change the amount of time allowed for speakers. Written Communication will be accepted up to 24 hours before the meeting by completing an online form at www.montereypark.ca.gov/writtencomm.

While all comments are welcome, the Brown Act does not allow the City Council to take action on any item not on the agenda. The Council may briefly respond to comments after Public Communications is closed. Persons may, in addition to any other matter within the City Council's subject-matter

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jurisdiction, comment on Agenda Items at this time. If you provide public comment on a specific Agenda item at this time, however, you cannot later provide comments at the time the Agenda Item is considered.

Live Translation:

Meetings will be translated (transcribed or audio) to the language you select. Instructions are provided below.

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會議將被翻譯（筆譯或音譯）至您選擇的語言。操作說明如下

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Las reuniones se traducirán (por escrito o por audio) al idioma que seleccione. Las instrucciones se encuentran a continuación.

1. Call to Order
Mayor

2. Flag Salute
The Monterey Park Fire Explorers

3. Roll Call
Henry Lo, Vinh Ngo, Jose Sanchez, Thomas Wong, Elizabeth Yang

4. Agenda Revisions and Additions

5. Public Communications

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6. Staff Communications

6.A. City Manager's Office

6.B. Library

6.C. Police Department

6.D. Public Works

6.E. Recreation and Community Services Department

7. Presentation

7.A. 1688 West Garvey Avenue Marketing

7.B. SGV Forward - Bus Corridor Transit Improvement Project Update by the San Gabriel Valley Council of Governments (SGVCOG)

8. Old Business

8.A. Consider nuisance abatement at 795 W. Garvey and provide direction to the City Manager and City Attorney regarding whether to demolish the existing structures and bring the property into compliance with the City's vacant lot regulations or rehabilitate the structure to complete construction.

It is recommended that the City Council consider:

1. Receiving and filing the status of nuisance abatement at 795 W. Garvey;

2. Directing the City Manager and City Attorney to either (a) demolish the structure and bring the property into compliance with the City's vacant lot regulations; or (b) rehabilitate the existing structure and complete its construction; or

3. Taking such additional, related, action that may be desirable.

CEQA (California Environmental Quality Act):

Either action is exempt from additional environmental review pursuant to Public Resources Code section 21080(b)(4) and CEQA Guidelines sections 15269, 15301, 15304, and 15321.

9. Consent Calendar
All items under the Consent Calendar are considered by the City Council to be routine and will be enacted by one motion. Specific items may be removed from the Consent Calendar at the request of any member of the City Council for separate consideration.

9.A. Minutes

It is recommended that the City Council consider:

1. Approving the minutes from the regular meeting of November 5, 2025; and

2. Taking such additional, related, action that may be desirable.

9.B. Monthly Investment Report

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It is recommended that the City Council consider:

1. Receiving and filing the monthly investment report; and

2. Taking such additional, related, action that may be desirable.

9.C. Adopt a resolution authorizing a Purchase and Sale Agreement and Escrow Instructions for the Purchase of Real Property commonly known as 810 Monterey Pass Road (Assessor's Parcel Number 5252-003-043)

It is recommended that the City Council consider:

1. Adopting Resolution No. xxx authorizing the City Manager to execute all agreements and related documents necessary to acquire the real property commonly known as 810 Monterey Pass Road, in a form approved by the City Attorney, and amending the budget for Fiscal Year 2025-26 to appropriate $258,000 from the General Fund; and

2. Taking such additional, related, action that may be desirable.

9.D. Award of Contract to Calgon Carbon for Carbon Media Changeout to maintain compliance with State Water Resources Control Board Division of Drinking Water requirements

It is recommended that the City Council consider:

1. Authorizing the City Manager to execute a three-year Maintenance Agreement with Calgon Carbon Corporation, in a form approved by the City Attorney, for Carbon Media Changeout for a total not-to-exceed amount of $2M; and

2. Taking such additional, related, action that may be desirable.

9.E. Approval of First Amendment to Agreement 2353-AA with United Storm Water, Inc. for catch basin inspection and maintenance services

It is recommended that the City Council consider:

1. Authorizing the City Manager to execute a First Amendment to Agreement 2353-AA with United Storm Water, Inc., in a form approved by the City Attorney, for an additional amount of $76,241 for continued catch basin inspection and maintenance services through June 30, 2027; and

2. Taking such additional, related, action that may be desirable.

9.F. Receive and file a summary of the Windstorm and Firestorm Local Emergency

It is recommended that the City Council consider:

1. Receiving and filing this staff report summarizing the results of the windstorm and firestorm local emergency; and

2. Taking such additional, related, action that may be desirable.

9.G. Universal Human Rights Month Resolution (As Requested by Council Member

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Sanchez)

It is recommended that the City Council consider:

1. Approving the attached resolution; and

2. Taking such additional, related, action that may be desirable.

10. Public Hearing

10.A. Consideration and possible action to conduct a public hearing to read by title only, waive further reading, and adopt an Ordinance amending Titles 16 and 17 of the Monterey Park Municipal Code by adopting the 2025 Edition of The California Building Standards Code and the Monterey Park Amendments to the California Building Standards Code

It is recommended that the City Council consider:

1. Opening a public hearing and taking testimonial and documentary evidence; and

2. After considering the evidence, reading by title only, waiving further reading, and adopting the proposed Ordinance; and

3. Taking such additional, related, action that may be desirable.

CEQA (California Environmental Quality Act):

Pursuant to the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines, the proposed Ordinance affects commercial development or businesses and is not subject to further review under CEQA for the following reasons: (1) the Ordinance is an action being taken for enhanced environmental protection (14 Cal. Code Regs. § 15308); (2) there is no possibility that the ordinance may have a significant effect on the environment (14 Cal. Code Regs. § 15061(b)(3)); and (3) it will not result in a direct or reasonably foreseeable indirect physical change in the environment (14 Cal. Code Regs. § 15060(c)(2)).

10.B. A continued public hearing to consider approval of the construction of a 247,480- square-foot data center and associated improvements located at 1977 Saturn Avenue, (Assessor’s Parcel Number 5265-026-054) (“Subject Property”)

It is recommended that the City Council consider:

1. Re-opening the public hearing and taking testimonial and documentary evidence;

2. After closing the public hearing and considering the evidence received during the public hearing, introduce and waive first reading of an Ordinance activating the Business Recovery Development Agreement Zone (“BRDZ”), approving Development Agreement No. 24-02 (“DA-24-02”) and site development plan (DRB- 24-040) for the construction of a data center, and adopting a Mitigated Negative Declaration (“MND”) (State Clearing House Number 2024101397);

3. Taking such additional, related, action that may be desirable.

CEQA (California Environmental Quality Act):

The City reviewed the environmental impacts of the project pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 15000, et seq., the “CEQA

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Guidelines”). An initial study was prepared in accordance with the CEQA Guidelines § 15063 (“IS”) which shows that, if mitigated, the Project would not cause any significant environmental impacts. Accordingly, pursuant to CEQA § 21091, the City prepared a Mitigated Negative Declaration (“MND”) of environmental impacts. Based on the IS findings, and with proposed mitigation measures for cultural resources, geology and soils, hazards and hazardous materials and tribal cultural resources, the project would not result in significant environmental impacts.

The IS and MND, and a notice of intent to adopt the IS and MND was prepared, circulated, and made available for public review between Thursday, October 31, 2024, and Monday, December 2, 2024. During this period, the City received five comment letters stating concerns with the proposed project. Comments were received from Los Angeles County Sanitation Districts, Advocates for the Environment, Coalition for Responsible Equitable Economic Development Los Angeles (“CREED LA”), California Department of Conservation, Geologic Energy Management Division, and the South Coast Air Quality Management District. The Director of Community Development considered all comments, determined that the comments did not constitute substantial evidence of a potentially significant impact, and while not required by CEQA, provided responses to those concerns. Therefore, no further environmental review is required. The MND, Response to Comments and other CEQA documents can be found in Attachment 1, Exhibit C and on the City website at https://www.montereypark.ca.gov/DocumentCenter/View/18325/11-19-2025-1977-Saturn- Data-Center-Project-ISMND

11. New Business

12. City Communications (City Council) / Future Agenda Items

13. Closed Session (if Required; City Attorney to Announce)

14. Adjournment

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City Council Staff Report

Date: December 3, 2025
Agenda Item Number: 6.D.

To: The Honorable Mayor and City Council
From:

Subject: Public Works

Recommendation:

It is recommended that the City Council consider:

1. 2. Taking such additional, related, action that may be desirable.

CEQA (California Environmental Quality Act):

Executive Summary:

Background:

Strategic Plan Goal:

Fiscal Impact:

Attachments:

None

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City Council Staff Report

Date: December 3, 2025
Agenda Item Number: 8.A.

To: The Honorable Mayor and City Council
From: Karl Berger , City Attorney
Subject: Consider nuisance abatement at 795 W. Garvey and provide direction to the City Manager and City Attorney regarding whether to demolish the existing structures and bring the property into compliance with the City's vacant lot regulations or rehabilitate the structure to complete construction.

Recommendation:

It is recommended that the City Council consider:

1. Receiving and filing the status of nuisance abatement at 795 W. Garvey;

3. Taking such additional, related, action that may be desirable.

CEQA (California Environmental Quality Act):

Either action is exempt from additional environmental review pursuant to Public Resources Code section 21080(b)(4) and CEQA Guidelines sections 15269, 15301, 15304, and 15321.

Executive Summary:

On September 19, 2025, the City issued an abatement warrant for 795 W. Garvey. It was executed on September 29th. Since that time, the City undertook several actions including (1) installing the sidewalk along Atlantic Blvd.; (2) inspecting the property; (3) attempting to obtain the Low Impact Development (LID) system to install on the property; and (4) retaining a general contractor to complete construction of the property. Unfortunately, the property owners have not cooperated with the City. Additionally, the testimony during the public nuisance hearing was inaccurate; this property is far from being completed and will require substantial rehabilitation. While the City expanded the abatement warrant in anticipation of the additional construction work, the costs for completing construction require further City Council consideration. Demolishing the structure and bringing the property into compliance with the City's vacant lot regulations will cost a fraction of the predicted rehabilitation and construction costs.

Background:

Since obtaining an abatement warrant in September of this year, the City moved to inspect the

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condition of the property and seek a general contractor that could complete construction.

Additionally, the City has been delayed by the property owners' interference with the City's efforts in obtaining various infrastructure needed to complete construction.

Because this is a nuisance abatement project, the City is not required to bid the project. City representatives, however, did obtain quotes from two independent general contractors that could complete construction of the existing building. Both of these contractors provided a preliminary cost of between $1.5M to $1.7M to complete the project. This is in contrast to the testimony provided to the City Council on September 17, 2025 by the property owners' purported general contractor: "Q: In your view, how much is left to finish the project cost-wise? A: From this point on, I would say maybe half a million to three-quarter, max. So, $500,000 to $750,000 on the outside. That’s the cost."

Note that the property owners’ contractor also stated that before entering into a signed agreement with the property owner (on September 16, 2025) that he served as a “consultant” to “help” the property owners as needed. By all accounts, this purported general contractor had limited experience with the property and its true condition when he testified as to the cost of completing construction.

Now that the City has entered the property and found its true condition, the higher cost estimates appear to be based upon a more complete evaluation of the condition of the property discovered after taking possession. These include the following challenges:
• The roof needs to be completely removed and replaced to meet code requirements, as flashing and other components are missing and parts have been exposed to weather damage for years.
• There is evidence of at least some mold related to the defective roof. An abatement company must now test for mold throughout the project, remove or encapsulate it, and provide a clearance report before any work on the structure begins. • The HVAC platforms need to be rebuilt to meet the required height of 6-8 inches. • The grease interceptor was installed incorrectly and must be redone to meet code requirements.
• Electrical work must be redone to meet code requirements, including panel and wiring completion.
• The fire sprinkler system requires room construction before completion, and the connection to the fire hydrant needs verification.
• Plumbing rough-in needs verification, especially where drain lines were installed after concrete pouring.
• The fire alarm and security system require plans for proper installation.

After receiving these cost estimates and being informed of the above (partial) list of construction challenges, the City Manager and City Attorney thought it prudent to provide both construction costs and demolition costs for comparison. It should also be noted that there are likely additional issues with the property that will not be discovered until construction is underway and which would increase the cost, potentially significantly.

For demolition, we have two estimates: $150K and $300K. The lower of the two would simply be for demolition; the higher includes demolition plus rehabilitation of the property to comply

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with the City's vacant land regulations (Monterey Park section 4.30.060). These require landscaping, ground cover, and fencing of the property. The time estimate for demolition is four to six weeks from the point of authorization. It is unclear how long construction would take as the complete list of construction challenges is not yet known.

Should the City Council choose demolition over construction, the City Attorney's office would seek a revised abatement warrant to ensure the City's actions are sanctioned by the court.

Strategic Plan Goal:

Goal 2: Maintain Stability of our City’s Fiscal and Human Resources.

Fiscal Impact:

Depending on the City Council's direction, abatement is anticipated to cost at least $1.6M to $2M; demolition itself is estimated at $300K including compliance with the City’s vacant lot ordinance.

Attachments:

None

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City Council Staff Report

Date: December 3, 2025
Agenda Item Number: 9.A.

To: The Honorable Mayor and City Council
From: Maychelle Yee , City Clerk
Subject: Minutes

Recommendation:

It is recommended that the City Council consider:

1. Approving the minutes from the regular meeting of November 5, 2025; and

2. Taking such additional, related, action that may be desirable.

Executive Summary:

The minutes are a record of the official actions taken at the City Council meeting.

Background:

It is recommended that the City Council consider approving the minutes from the regular meeting of November 5, 2025.

Strategic Plan Goal:

N/A

Fiscal Impact:

N/A

Attachments:

1. Draft Minutes

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Staff Report
December 3, 2025
ATTACHMENT 1
Draft Minutes

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Mission Statement
The mission of the City of Monterey Park is to provide excellent service, foster growth and opportunity, and create a joyous and collaborative environment.

Minutes
Monterey Park City Council
Financing Authority (MPFA)
Housing Authority (MPHA)
Geologic Hazard Abatement District (GHAD)
Successor Agency (SA
Regular Meeting
November 5, 2025
The City Council, the Financing Authority (MPFA), the Housing Authority (MPHA), the Geologic Hazard Abatement District (GHAD), and the Successor Agency (SA) of the City of Monterey Park held a Regular Meeting of the Council in the Council Chamber, located at 320 West Newmark Avenue in the City of Monterey Park, Wednesday, November 5, 2025, at 6:30 p.m.

1. Call to Order
Mayor Yang called the meeting to order at 6:37 p.m.

2. Flag Salute
Eagle Scout Troop 141 led the Flag Salute. Pledge of Allegiance presented by Civic Superstar Kara Joy Yee.

3. Roll Call
City Clerk Maychelle Yee called the roll:

Council Members Present: Henry Lo, Vinh Ngo, Jose Sanchez, Thomas Wong, Elizabeth Yang
Council Members Absent: None.

Also Present:

City Treasurer Amy Lee
City Manager Inez Alvarez
City Attorney Karl Berger
Assistant City Manager Diana Garcia
Director of Finance Martha Garcia
Director of Human Resources and Risk Management Christine Tomikawa Director of Community Development Timothy Hou
Director of Recreation and Community Services Robert Aguirre City Librarian Kristin Olivarez
Director of Public Works Shawn Igoe
Police Chief Scott Wiese
Fire Chief Jason Hing
Building Official Dennis Tarango
Transtech Building Official Consultant Ayla Jefferson
Finance Manager Laura Borjon
Police Lieutenant Bob Hung
Fire Marshal Jessica Estrella
Library Manager Linda Vera
IT Manager Martin Dinh

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November 5, 2025
Animal Control Officer William Estrada
Records Supervisor Marco Martinez
Animal Services Officer Laura Rodriguez
Program Coordinator Alejandra Sauza
Office Assistant Michelle Martinez

Virtually Present: None.

4. Agenda Revisions and Additions
City Manager Alvarez requested Agenda Item No 9.G. to be heard after Public Communications and requested the addition of Public Works in Staff Communications to be heard before Finance.

5. Public Communications
• Joseph Leon, representing the San Gabriel Valley Mosquito & Vector Control District, thanked the City Council for his reappointment as a member to the Board.

He provided tips to residents on how to prevent and report sightings of mosquitoes and shared his experience in advocating for the month of "Movember."

• Mike Sonksen commented on an article in the Cascades Newspaper about the Barnes Park Pool Revitalization Community Engagement meetings and advocated his approval of the matter.

• Veronica Prado articulated her lifelong experience with the Barnes Park Pool and its vital importance to the community.

• Cindy Yee commented on her granddaughter's performance as the Civic Superstar during the Pledge of Allegiance, expressed her dedication to rebuilding the Barnes Park pool and shared her opinion on the City's alleged use of funds on certain projects in the City.

• Margaret Leung spoke about the history of the Scudder family's potato chip factory in Monterey Park, mentioned the disappearance of the family's dedication plaque and urged the City to locate its whereabouts. She provided information about the San Gabriel Valley Power Up Beacon's (SGVPUB) petition to save the Barnes Park pool and encouraged residents to participate.

• Edlyn Takahashi talked about her experience as the President and Board Member of the Mark Keppel High Aquatics Booster Club and relayed a comment she made ten years ago regarding an opportunity to rebuild the pool. She discussed the benefits of training in an Olympic-sized pool and articulated SGVPUB's goal to rebuild the pool.

6. Staff Communications
This item was heard after Agenda Item No. 9.G.

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November 5, 2025

6.A. Public Works
This Agenda Item was added during Agenda Revisions and Additions.

Public Works Director Igoe exhibited a PowerPoint presentation notifying the public of the dates and locations for Garvey Improvements Projects meetings and the monthly compost giveaways.

6.B. Finance
Director of Finance Garcia presented a PowerPoint presentation informing the public about the Housing Rights Workshops scheduled for the new fiscal year.

6.C. Recreation & Community Services Department
Director of Recreation and Community Services Aguirre gave a PowerPoint presentation thanking the community for a successful Monster Mash event and for participating in the Dia de Los Muertos altar at the Langley Center. He introduced the dates for the Barnes Park Pool Revitalization Community Engagement Meetings and the Pictures at the Mural program, an opportunity to take images behind the Monterey Park mural and receive a free postcard.

Recreation and Community Services Program Coordinator Sauza presented upcoming events at the Langley Center, which include the California Science Center Field Trip, the Mahjong Underground Intergenerational Mahjong Series and the Thanksgiving Lunch in partnership with the Young Women's Christian Association.

She mentioned upcoming programs, which include Game Day Tuesday, a dream catcher creation workshop, events celebrating Native American Heritage Month at Barnes Park, an opportunity to honor the veterans at the American Legion Post 397, the Letters to Santa program, the Holiday Snow Village event, Santa's Jolly Journey and the 2026 Lunar New Year Festival.

Director of Recreation and Community Services Aguirre along with the City Council, introduced Eagle Scout Award recipient Brandon Chao and presented him with a certificate for his achievement. Brandon depicted details about his Eagle Scout Project, the refurbishment of the Barnes Park sign and thanked his project coach and
scout members for their support throughout the project.

6.D. Library
Library Manager Vera provided a PowerPoint presentation with a recap of the events that occurred in the month of October, announced available media streaming and books to the public in celebration of Native American History Month and shared upcoming programming for the month of November which include, Dinovember Party, the In-N-Out Reading Program, the Coloring Club, the Teen Entrepreneurs Program, the Jr. Friendsgiving event, the Cards for Veterans workshop, the Poetry Reading and Writing workshop, a Legal Clinic, the Boba Generations event and announced the upcoming winter session of the Literacy For All Monterey Park program.

6.E. Police
Police Chief Wiese shared a PowerPoint presentation informing the residents about the implementation of Assembly Bill 413, and their timeline to begin its enforcement.

He introduced the department's brand-new patch campaign to represent Memorial and Veterans Day and the new application to reunite lost pets with their owners.

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November 5, 2025
Animal Services Supervisor Estrada, alongside Animal Services Officer Rodriguez, elaborated on the application's purpose and functionality to reunite lost pets to their owners. Records Supervisor Martinez exhibited a live demonstration on how to report and search for lost pets.

7. Presentation
None.

8. Old Business
None.

Action Taken: The City Council approved and adopted Agenda Item Nos. 9.A., 9.B., 9.C.,

9.D., 9.E., 9.F., 9.H. and 9.I. excluding Agenda Item No. 9.G. which was pulled for discussion, separate motion, reading resolutions and ordinances by the title only and waiving further reading thereof.

Motion: Moved by Council Member Ngo and seconded by Council Member Wong, motion carried by the following vote:

Ayes: Council Members: Henry Lo, Vinh Ngo, Jose Sanchez, Thomas Wong, Elizabeth Yang
Noes: Council Members: None

Absent: Council Members: None
Abstain: Council Members: None
Recusal: Council Members: None

9.A. Approval of Minutes
The minutes are a record of the official actions taken at the City Council meeting.

Recommendation:

It is recommended that the City Council consider:

1. Approving the minutes from the special meeting of October 1, 2025 and the regular meetings of October 1, 2025, and October 15, 2025; and

2. Taking such additional, related, action that may be desirable.

Action Taken: The City Council approved the recommendation, on Consent Calendar.

9.B. Monthly Investment Report – September 2025
As of September 30, 2025, invested funds for the City of Monterey Park total $88,615,588.06.

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November 5, 2025
Recommendation:

It is recommended that the City Council consider:

1. Receiving and filing the monthly investment report; and

2. Taking such additional, related, action that may be desirable.

Action Taken: The City Council received and filed the report, on Consent Calendar.

9.C. Purchase of Laptops and Desktop Computers for the Police Department The Chief of Police (“Chief”) requests authorization to replace the Police Department’s (“Department”) end-of-life laptops and desktop computers. Current laptops and desktops are out of warranty, no longer serviceable, and not compliant with Criminal Justi
ce Information Services (“CJIS”) security requirements. Old laptops and desktops often lead to slow computer performance, system crashes, and are open to vulnerabilities.

The Chief is requesting authorization for the IT Division to purchase 50 Panasonic laptops, 90 Dell desktop computers, and associated technology upgrades and accessories for a total amount not to exceed $400,000.

Recommendation:

It is recommended that the City Council consider:

1. Waiving bidding requirements pursuant to Monterey Park Municipal Code §§

3.20.050(2)(4) and authorizing the City Manager, or designee, to enter into an agreement with Dell Marking LP and Panasonic Connect North America Professional Services, LLC, in a form approved by the City Attorney, for desktop and laptop computers; and

2. Take such additional, related action that may be desirable.

Action Taken: The City Council approved the recommendation, on Consent Calendar.

9.D. Consideration and possible action to read by title only, waive further reading, and introduce Ordinance amending Titles 16 and 17 of the Monterey Park Municipal Code by adopting the 2025 Edition of the California Building Standards Code and the Monterey Park Amendments to the California Building Standards Code; set public hearing for December 3, 2025 Every three years California adopts updated building standards codified in Title 24 of the California Code of Regulations. The draft ordinance (Attachment 1 to the staff report) incorporates the 2025 codes by reference and includes limited local amendments based on documented climatic, geological, and topographic conditions and administrative needs. This cycle primarily clarifies existing requirements and updates numbering, with targeted fire and life safety provisions. The staff report also explains how the ordinance complies with AB 130 by limiting local changes that are applicable to residential units to the narrow exceptions allowed by state law, and by treating other changes as administrative or fire authority supported.

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Type Of Action: (Legislative)

The recommended action is to amend Monterey Park Municipal Code (MPMC) Titles 16 and 17 by adopting the 2025 Edition of the California Building Standards Code (CBSC). In considering such action, the City Council acts in its discretionary legislative capacity (formulating rules that apply to all future cases). For the proposed amendments, the City Council must find that they are reasonably necessary because of local climatic, geological or topographical conditions (Health and Safety Code § 17958.7). These findings, and the facts upon which they rely, are included within the draft Ordinance (Attachment 1 to the staff report). Accordingly, a Notice of Exemption has been prepared for the proposed ordinance (Attachment 2 to the staff report).

CEQA (California Environmental Quality Act):

Code Regs. § 15308); (2) there is no possibility that the ordinance may have a significant effect on the environment (14 Cal. Code Regs. § 15061(b)(3)); and (3) it will not result in a direct or reasonably foreseeable indirect physical change in the environment (14 Cal. Code Regs. § 15060(c)(2)).

Recommendation:

It is recommended that the City Council consider:

1. Reading by title only, waiving further reading, and introducing the proposed Ordinance;

2. Scheduling a public hearing on December 3, 2025, for the second reading and adoption of the Ordinance; and/or

3. Taking such additional, related, action that may be desirable.

Action Taken: The City Council approved the recommendation and introduced and waived the first reading of the proposed Ordinance, on Consent Calendar.

Ordinance, 1st reading
An Ordinance adopting the 2025 Editions of the California Building Code, the California Residential Code, the California Electrical Code, the California Mechanical Code, the California Plumbing Code, the California Energy Code, California Wildland- Urban Interface Code, the California Historical Code, the California Fire Code, the California Existing Building Code, the California Green Building Standards Code, the California Referenced Standards Code, the California Building Standards Administrative Code, making certain amendments based upon local conditions; and amending the Monterey Park Municipal Code to reflect such changes

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9.E. Agreement with San Gabriel Basin Water Quality Authority for the Operation of the South El Monte Operable Unit (SEMOU) Treatment Facility Under an agreement with the San Gabriel Basin Water Quality Authority (WQA), the City of Monterey Park has been receiving reimbursement for costs related to the treatment of water contaminated by industrial activities from the 1940’s. The contaminated aquifer is located in an area called the South El Monte Operating Unit (SEMOU) that had been managed by the Environmental Protection Agency (EPA).

On September 1, 2024, the California Department of Toxic Substances Control (DTSC) took over the management of the SEMOU, including the transfer of all responsibility from EPA to DTSC. The City’s agreement with WQA expired on August 31, 2024. To continue receiving reimbursement for treatment costs (now through DTSC), the City would need to enter into a new agreement with WQA.

Recommendation:

It is recommended that the City Council consider:

1. Authorizing the City Manager to execute the Agreement with the San Gabriel Basin Water Quality Authority (WQA), in a form approved by the City Attorney, for the operation of the South El Monte Operable Unit (SEMOU) Treatment Facility;

2. Taking such additional, related, action that may be desirable.

Action Taken: The City Council approved the recommendation, on Consent Calendar.

9.F. Family Court Awareness Month Resolution (As Requested by Council Member Sanchez)
The attached resolution is being brought forth to the Council for consideration at the request of Council Member Sanchez.

Recommendation:

It is recommended that the City Council consider:

1. Approving the attached resolution; and

2. Taking such additional, related, action that may be desirable.

Action Taken: The City Council adopted Resolution No. 2025-R93, on Consent Calendar.

Resolution No. 2025-R93
A resolution of the City Council of the City of Monterey Park, California, declaring the month of November 2025 as Family Court Awareness Month

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9.G. Native American Heritage Month Resolution (As Requested by Council Member Sanchez)
Agenda Item No. 9.G. was heard after Public Communications.

The attached resolution is being brought forth to the Council for consideration at the request of Council Member Sanchez.

Recommendation:

It is recommended that the City Council consider:

1. Approving the attached resolution; and

2. Taking such additional, related, action that may be desirable.

Public Speaker:
• Samuel Lopez, descendant of the Gabrielino-Tongva tribe, vocalized his support of the proposed resolution to recognize the Month of November as Native American Heritage Month. He spoke about the importance of honoring Native Americans as the first settlers and acknowledged the City's support to promote cultural education within the community.

Action Taken: The City Council approved Resolution No. 2025-R94, on Consent Calendar.

Motion:

Moved by Council Member Sanchez and seconded by Council Member Ngo, motion carried by the following vote:

Ayes: Council Members: Henry Lo, Vinh Ngo, Jose Sanchez, Thomas Wong, Elizabeth Yang
Noes: Council Members: None

Absent: Council Members: None
Abstain: Council Members: None
Recusal: Council Members: None

Resolution No. 2025-R94
A resolution recognizing the month of November 2025 as Native American Heritage Month in the City of Monterey Park

9.H. National Homeless Youth Awareness Month Resolution (As Requested by Council Member Sanchez)
The attached resolution is being brought forth to the Council for consideration at the request of Council Member Sanchez.

Recommendation:

It is recommended that the City Council consider:

1. Approving the attached resolution; and

2. Taking such additional, related, action that may be desirable.

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xx-xx
November 5, 2025
Action Taken: The City Council approved Resolution No. 2025-R95, on Consent Calendar.

Resolution No. 2025-R95
A resolution of the City Council of the City of Monterey Park, California, declaring the month of November 2025 as National Homeless Youth Awareness Month

9.I. Movember Awareness Month
The Movember Foundation is the leading global organization dedicated to transforming men’s health. Since its inception, the Movember community has raised $1.3 billion and funded over 1,320 programs in 20 countries (https://us.movember.com/). These initiatives are saving and improving lives of men affected by prostate cancer, testicular cancer, and mental health programs.

Each year, the Foundation challenges men to grow mustaches during Movember (formerly known as November) to spark conversations and raise critical funds for its men’s health programs.

The mustaches serve as a symbol of awareness, encouraging men to prioritize annual checkups for prostate and testicular health. As a mustache grows, it becomes a conversation starter, spreading awareness and educating communities about the health issues men face. The Vision of the Movember Foundation is to create a lasting impact on the face of men’s health worldwide.

Recommendation:

It is recommended that the City Council consider:

1. Adopting a Resolution declaring the month of November 2025 as “Movember”; and

2. Taking such additional, related, action that may be desirable.

Action Taken: The City Council approved Resolution No. 2025-R96, on Consent Calendar.

Resolution No. 2025-R96
A resolution of the City Council of the City of Monterey Park declaring the month of November as "Movember," an annual event involving men growing mustaches during the month to raise awareness or prostate cancer and other male cancer and associated charities

10. Public Hearing
None.

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xx-xx
November 5, 2025

11. New Business

11.A. Adopt a Resolution to Cast Votes for a City Member to the San Gabriel Basin Water Quality Authority Board
The San Gabriel Basin Water Quality Authority ("SGBWQA") was established by the State Legislature under Senate Bill 1679 in 1992 to develop, finance, and implement groundwater treatment programs in the San Gabriel Valley. The SGBWQA is under the direction and leadership of a 7-member board consisting of the following: one member of each of the three overlying municipal water districts, one from a city with prescriptive water pumping rights, one from a city without prescriptive water pumping rights, and two representing water producers in the San Gabriel Basin.

According to the bylaws of the SGBWQA, a city with prescriptive water pumping rights, of which Monterey Park falls under, may nominate and elect a City Member to the Water Quality Authority Board. All votes cast must be for only one candidate.

Each City with pumping rights has one vote for each 10,000 residents or the majority thereof, as determined by the U.S. Census Data. The City of Monterey Park has six votes to be cast.

This election is to fill the vacancy of the Board Member representing cities with pumping rights. The election will take place at the SGBWQA's regular meeting on Wednesday, December 17, 2025.

Recommendation:

It is recommended that the City Council consider:

1. Adopting a resolution voting for a City Member to represent cities with prescriptive pumping rights on the Board of the San Gabriel Basin Water Quality Authority;

2. Directing the City Clerk to send a copy of the Resolution to the San Gabriel Basin Water Quality Authority to receive no later than December 16, 2025, at 12:00 p.m.;

3. Taking such additional, related, action that may be desirable.

Discussion: Assistant City Manager Garcia showed a staff report detailing the process of electing a City Member for The San Gabriel Basin Water Quality Authority.

Action Taken: The City Council approved the recommendation, approved Resolution No. 2025-R97, and appointed Robert Gonzales, City of Azusa Mayor as the representative of the Board of the San Gabriel Basin Water Quality Authority.

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xx-xx
November 5, 2025
Motion: Moved by Council Member Wong and seconded by Mayor Pro Tem Lo, motion by the following vote:

Ayes: Council Members: Henry Lo, Vinh Ngo, Jose Sanchez, Thomas Wong, Elizabeth Yang
Noes: Council Members: None

Absent: Council Members: None
Abstain: Council Members: None
Recusal: Council Members: None

Resolution No. 2025-R97
A resolution of the City Council of the City of Monterey Park, California, authorizing the casting of its votes for Robert Gonzales, to represent cities with prescriptive pumping rights on the board of the San Gabriel Basin Water Quality Authority

12. City Communications (City Council) / Future Agenda Items Council Member Ngo spoke about his attendance at the Senior Safety Workshop series, the Health Fair held at the Langley Center and the Monterey Vista School Stem Night. He mentioned his participation in the Neighborhood Business Walk with Senator Sasha Renée Pérez and the Pink Patch Car Show and the Pickleball Tournament at Barnes Park.

Council Member Sanchez thanked the City Clerk's Office for the promotional materials during the 2025 Elections and the Police Department for hosting the Pink Patch Car Show. He spoke about the Dodgers' win as the World Series Champions. He reported his attendance at the Angel Awards where Member of the Los Angeles County Board of Supervisors Hilda Solis w
as awarded "Woman of the Year" and shared his appreciation to the residents that attended the Monster Mash.

Mayor Pro Tem Lo talked about his attendance at the Garvey Education Foundation fundraising event and the Pumpkin Run held by the City of Alhambra with Council Member Wong.

Mayor Yang spoke about the Little Angels
Dance Group from Korea who performed at the
Barnes Park amphitheater and her appearance at the ribbon cutting ceremony at Yihui Coffee and the Whitmore Villas. She talked about the recent events that have occurred throughout the City such as Active Shooter Training held at the Emergency Operations Center and the American Cancer Society Youth Ambassadors conference at the Bruggemeyer Library. She reported her attendance at the recent Meet-up with the Mayor at Litz Restaurant and announced future dates for the rest of the year.

13. Closed Session (if Required; City Attorney to Announce) None.

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xx-xx
November 5, 2025

14. Adjournment
There being no further business for consideration, the meeting was adjourned at 8:31 p.m.

__________________
Maychelle Yee
City Clerk

Approved on MM DD, 2025, at the Regular City Council Meeting

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City Council Staff Report

Date: December 3, 2025
Agenda Item Number: 9.B.

To: The Honorable Mayor and City Council
From: Amy Lee, City Treasurer
Subject: Monthly Investment Report

Recommendation:

It is recommended that the City Council consider:

1. Receiving and filing the monthly investment report; and

2. Taking such additional, related, action that may be desirable.

Executive Summary:

As of October 31, 2025, invested funds for the City of Monterey Park total $89,468,829.84.

Background:

In accordance with the City’s Investment Policy, a monthly investment report is presented to the City Council showing the types of investments, dates and maturities, amounts of deposits, rates of interest, and the current market values for securities with maturity more than 12 months. The attached monthly investment report includes a portfolio summary from Chandler Asset Management.

Strategic Plan Goal:

N/A

Fiscal Impact:

N/A

Attachments:

1. Monthly Investment Report

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City Council Staff Report

Date: December 3, 2025
Agenda Item Number: 9.C.

To: The Honorable Mayor and City Council
From: Timothy Hou, Director of Community Development
Jason Hing, Fire Chief
Subject: Adopt a resolution authorizing a Purchase and Sale Agreement and Escrow Instructions for the Purchase of Real Property commonly known as 810 Monterey Pass Road (Assessor's Parcel Number 5252-003-043)

Recommendation:

It is recommended that the City Council consider:

2. Taking such additional, related, action that may be desirable.

CEQA (California Environmental Quality Act):

The Director of Community Development (“Director”) reviewed the environmental impacts of the proposed land acquisition project pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 15000, et seq., the “CEQA Guidelines”). CEQA does not apply where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. This activity involves the acquisition of real property for a future public use by the City. Any future use and development of the site will be independently reviewed under CEQA. Accordingly, no further environmental review is required.

Executive Summary:

To address a previously identified need to improve aging public safety infrastructure, the Director conducted a search for a suitable site near the existing Fire Station 63. The Director recommends adopting a resolution authorizing the City Manager to approve a purchase and sale agreement and escrow instructions ("Agreement") to purchase the real property commonly known as 810 Monterey Pass Road, Monterey Park, California 91754.

Background:

The City previously identified a need to improve aging public safety infrastructure to meet growing demands for public safety service. Consequently, the Director searched for possible

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sites and funding to enhance public safety services with an emphasis on the existing Fire Station 63 currently operating at 704 Monterey Pass Road.

On August 27, 2025, the City and JRL LLC, a California limited liability company (“Seller”), entered negotiations for the purchase and sale of real property located at 810 Monterey Pass Road (“Site”). On November 20, 2025, the City and the Seller reached tentative agreement on proposed deal terms including a purchase price of $5,250,000.

The Monterey Park Fire Department currently operates Fire Station 63, approximately ¼ mile east of the Site. Fire Station 63 was built in 1958 and is staffed by 3 firefighters 24 hours per day. The 63,109 sq. ft. (1.44 acres) site includes a 2,675 sq. ft. station building, telecommunications equipment, water pumps serving the Water Division, and parking for various Fire Department vehicles including ambulances, a fire engine and an urban search and rescue vehicle. Photos of the existing Fire Station 63 illustrate a lack of critical space and infrastructure needed to meet the needs of current and future Fire operations (Attachment 3).

The Site is a larger rectangular lot consisting of approximately 80,581 sq. ft. (1.85 acres) of land located on the southeast side of Monterey Pass Road, between Davidson Drive and Vagabond Drive (Assessor’s Parcel No. 5252-003-043). The Site is currently improved with an approximately 21,470 sq. ft. commercial industrial building and associated asphalt or concrete paved area, landscaped areas, and utilities. An aerial map identifying the Site is included (Attachment 3).

The City Manager negotiated an agreement between the City and the Seller for the as-is sale of the Site for an agreed upon purchase price of $5,250,000, with estimated transaction closing costs and expenses of $8,000, for a sum of $5,258,000. The Director conducted the following due diligence within the escrow timeframe outlined in the Agreement:
• Completed Phase I Environmental Site Assessment Report. • Completed Due Diligence Limited Site Investigation including, without limitation, the following work:
o Geophysical survey
o Soil borings and soil sampling
o Groundwater sampling
o Sub slab soil gas sampling
o Indoor and outdoor air sampling procedures
• Reviewed preliminary title report and property condition disclosure reports.

The City has not yet determined the nature and extent of the potential public improvements that might ultimately occupy the Site. Due to its favorable proximity to the existing Fire Station 63, layout, and existing improvements, the Site may be suitable for a future replacement fire station. However, there are currently no future use plans developed and other uses to support City services may also be considered.

General Plan and Zoning Designation:

The Site is located within the Office Professional Non-McCaslin Business Park (O-P) Zone and has a General Plan Land Use Designation of “Innovation/Technology.” Uses for Innovation/Technology include research and development, light manufacturing, service

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commercial, professional offices, entertainment, breweries/wineries/distilleries, trade and technical schools, public utilities, and similar uses per zoning regulations. Pursuant to Table

21.12 (A) in the M.P.M.C., permitted uses in the O-P Zone include government or public facilities. Additionally, government or public facility is broadly defined in M.P.M.C. § 21.04.437 as “offices or uses established by any governmental or public entity which are established to provide direct service to the public at a particular location.”

Strategic Plan Goal:

Purchase of this Site satisfies the 2025-26 Strategic Plan Goal No. 4 to “Maintain, Build and Modernize Infrastructure and Facilities to Support the Current and Future Needs of Our City Community,” by continuing public facility improvements with an emphasis on Fire Station 63.

Furthermore, acquisition of property to site a future replacement fire station satisfies the 2025- 26 Strategic Plan Goal No. 1 to “Ensure Public Safety with a Modernized and Community- Oriented Approach.”

Fiscal Impact:

The purchase will be funded through financing secured via a $2,000,000 AB102 grant and $3,250,000 from the General Fund. For this purpose, the Director is requesting a budget amendment of $258,000 to appropriate to account number 1015002-5501-95049. This amount is intended to cover the cost of the purchase price, escrow closing costs and expenses, for a total of $5,258,000.

Attachments:

1. Resolution

2. Photos of Existing Fire Station 63

3. Aerial Image of Site

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Staff Report
December 3, 2025

ATTACHMENT 1
Resolution No. XXX

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Staff Report
December 3, 2025

RESOLUTION NO. ____

A RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE

ALL AGREEMENTS AND RELATED DOCUMENTS NECESSARY TO
ACQUIRE THE REAL PROPERTY COMMONLY KNOWN AS 810

MONTEREY PASS ROAD, IN A FORM APPROVED BY THE CITY
ATTORNEY, AND AMEND THE BUDGET FOR FISCAL YEAR 2025 -26 TO APPROPRIATE $258,000 FROM THE GENERAL FUND.

BE IT RESOLVED by the Council of the City of Monterey Park as follows:

SECTION 1: The City Council finds as follows:

A. The City of Monterey Park (“City”) negotiated to acquire the real property commonly known as 810 Monterey Pass Road (Assessor's Parcel Number 5252- 003-043) (the “Property”) from JRL LLC, a California limited liability company (“Seller”) for a purchase price of $5,250,000, with estimated transaction closing costs and expense of $8,000, for a sum of $5,258,000.

B. The purchase of Property will be partially funded through a $2,000,000 grant pursuant to AB102, and $3,258,000 from the General Fund.

C. The City reviewed the project’s environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000 et seq., “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the “CEQA Guidelines”).

D. The City and Seller desire to enter into a purchase and sale agreement for the Property.

SECTION 2: Environmental Assessment. Adopting this Resolution is exempt from further environmental review pursuant to the California Environmental Quality Act Public Resources Code §§ 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regulations §§ 15000, et seq., the “CEQA Guidelines”). Acquisition of the Property (by itself) does not have the potential to cause significant effects on the environment. Consequently, it is categorically exempt in accordance with CEQA Guidelines § 15061(b)(3) as CEQA only applies to projects that have the potential to cause a significant effect on the environment.

SECTION 3: Notice of Exemption. The Director of Community Development, or designee, is directed to file a Notice of Exemption in accordance with CEQA §§ 15062 , and any other applicable law.

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Staff Report
December 3, 2025

SECTION 4: Authorizations. The City Council authorizes the purchase of the Property from the Seller to the City upon payment by City of $5,250,000, with estimated transaction closing costs and expense of $8,000, for a sum of $5,258,000. In order to effectuate that conveyance, the Mayor and City Manager are authorized to execute all documents, in a form approved by the City Attorney, needed to implement the conveyance of the Property as contemplated by this Resolution including, without limitation, escrow instructions, the grant deed, closing statement, and the certificate of acceptance. The City Manager is further authorized to accept the grant deed and cause them to be recorded in the Office of the County Recorder of the County of Los Angeles.

SECTION 5: The City Manager, or designee, is directed to amend the Fiscal Year 2025- 26 Budget to appropriate $258,000 to Account Number 1015002- 5501-95049 for this property acquisition.

SECTION 6: Severability. If any part of this Resolution or its Application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Resolution are severable.

SECTION 7: Construction. This Resolution must be broadly construed to achieve the purposes stated in this Resolution. It is the City Council’s intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.

SECTION 8: Reliance On Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 9: Limitations. The City Council’s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council’s lack of knowledge of future events. In all instances, best efforts were made to form accurate assumptions. Somewhat related to this are the limitations on the Ci ty’s ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 10: Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

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Staff Report
December 3, 2025

SECTION 11: Effective Date. This Resolution will become effective immediately upon adoption.

SECTION 12: Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 13: Recordation. The Mayor, or presiding officer, is authorized to affix its signature to this Resolution signifying its adoption by the City Council, and the City Clerk, or its duly appointed deputy, is directed to attest.

PASSED AND ADOPTED this 3
rd day of December, 2025.

____________________________
Elizabeth Yang, Mayor
ATTEST:

________________________________
Maychelle Yee, City Clerk

APPROVED AS TO FORM:

Karl H. Berger, City Attorney

By:________________________________
Justin A. Tamayo, Assistant City Attorney

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________ ________
________ ________

INITIALS INITIALS
©2019AIRCRE. AllRightsReserved. LastEdited:9/10/20259:33AM OFA-20.30,Revised10-13-2022 Page1 of11
Dated: August 27, 2025

1. Buyer.

1.1 City of Monterey Park, a general law city and municipal corporation ,("Buyer")hereby oﬀers topurchase thereal property, hereinaŌerdescribed, fromthe ownerthereof ("Seller") (collecƟvely,the "ParƟes"or individually,a"Party"), throughan escrow ("Escrow")to close30 or 15 days aŌer thewaiveror saƟsfacƟonof theBuyer's ConƟngencies, ("Expected ClosingDate")to beheld by Central Escrow Group – Escrow Officer: Beatrice Wang ("EscrowHolder") whoseaddress is 515 West Garvey Avenue, Suite 118, Monterey Park, California 91754 ,PhoneNo. 626.280.1700 ,Facsimile No. upon theterms and condiƟons setforth inthisagreement ("Agreement"). Buyershall havetheright toassign Buyer'srightshereunder,butany suchassignmentshall notrelieve Buyerof Buyer's obligaƟons hereinunlessSeller expresslyreleases Buyer.

1.2 The term"Date ofAgreement" asusedherein shallbe thedatewhen by execuƟon anddelivery(as deﬁnedin paragraph20.2) ofthisdocument ora subsequent counteroﬀer thereto,Buyer andSellerhave reachedagreement in wriƟng wherebySelleragrees tosell, andBuyeragrees topurchase, thePropertyupon termsaccepted byboth ParƟes.

2. Property.

2.1 The realproperty ("Property")that isthesubject ofthis oﬀerconsistsof (inserta briefphysical descripƟon) Approximately 21,470 square feet of building situated on approximately 80,581 square feet of land islocated inthe Countyof Los Angeles ,is commonlyknownas (streetaddress, city,state, zip) 810 Monterey Pass Road, Monterey Park, California 91754 andis legallydescribed as: To be determined in Escrow (APN: 5252-003-043 ).

2.2 If thelegal descripƟonof thePropertyis notcomplete orisinaccurate, thisAgreement shallnotbe invalidand thelegal descripƟonshallbe completedor correctedto meetthe requirementsof California Title Company ("TitleCompany"), whichshall issuethe Ɵtle policy hereinaŌer described.

2.3 The Propertyincludes, atno addiƟonalcostto Buyer,the permanentimprovementsthereon, includingthose itemswhichpursuant toapplicable laware a partof theproperty,aswellas thefollowing items,if any,ownedby Sellerand atpresentlocated onthe Property:electrical distribuƟon systems(power panel,bus ducƟng,conduits, disconnects, lighƟng ﬁxtures);telephone distribuƟon systems(lines, jacksand connecƟonsonly);space heaters; heaƟng, venƟlaƟng,air condiƟoningequipment ("HVAC");air lines; ﬁresprinkler systems;security and ﬁre detecƟonsystems;carpets; windowcoverings; wallcoverings;and (collecƟvely,the "Improvements").

2.4 The ﬁresprinkler monitor: is ownedbySeller andincluded inthePurchase Price, is leasedby Seller,andBuyer willneed to negoƟatea newlease withthe ﬁremonitoring company, ownershipwill bedetermined duringEscrow,or thereis no ﬁre sprinklermonitor.

2.5 Except asprovided inParagraph2.3,thePurchase Pricedoes notincludeSeller's personalproperty,furnitureandfurnishings, and all personal items, including but not limited to office supplies, computer room equipment, warehouse racks allof whichshall beremovedby Sellerprior toClosing.

3. PurchasePrice.

3.1 The purchaseprice ("PurchasePrice") tobepaid byBuyer toSellerfor theProperty shallbe $5,400,000.00 ,payableas follows:
$5,400,000.00
TotalPurchase Price: $5,400,000.00

STANDARDOFFER,AGREEMENT ANDESCROWINSTRUCTIONS

FORPURCHASEOF REALESTATE
(Non-ResidenƟal)
(Strikeany notapplicable)
(a) Cash downpayment, includingtheDeposit as deﬁned inparagraph 4.3(orif anall cashtransacƟon,the PurchasePrice):
(b) Amountof "NewLoan"as deﬁnedin paragraph5.1, ifany:
(c) Buyershall take Ɵtle totheProperty subjectto and/orassumethe following exisƟng deed(s)of trust("ExisƟngDeed(s) of Trust")securing the exisƟng promissorynote(s)("ExisƟng Note(s)"):
(i) An ExisƟng Note("First Note")withan unpaidprincipal balanceas oftheClosing ofapproximately:

SaidFirst Noteis payableat permonth, includinginterest attherate of %perannum unƟlpaid (and/orthe enƟreunpaidbalance isdue on ).
(ii) An ExisƟngNote ("SecondNote") withanunpaid principalbalance asofthe Closingof approximately:

SaidSecond Noteis payableat permonth, includinginterest attherateof %perannum unƟlpaid (and/orthe enƟreunpaidbalance isdue on ).
(d) Buyershall giveSellera deedof trust("Purchase MoneyDeedof Trust")on theproperty,to securethe promissorynote ofBuyer toSeller describedinparagraph 6("Purchase MoneyNote") intheamount of:

Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929 Attachment 1 - Exhibit A

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________ ________

INITIALS INITIALS
©2019AIRCRE. AllRightsReserved. LastEdited:9/10/20259:33AM OFA-20.30,Revised10-13-2022 Page2 of11

3.2 If Buyeris taking Ɵtle totheProperty subjectto,orassuming,an ExisƟngDeed ofTrustand suchdeed oftrust permitsthe beneﬁciary todemand payment offeesincluding,but notlimitedto,points,processing fees,and appraisalfeesas a condiƟon tothetransfer ofthe Property,Buyeragrees topay suchfees uptoa maximumof 1.5%of theunpaidprincipal balanceof theapplicable ExisƟngNote.

4. Deposits.

4.1 Buyerhasdelivered toBroker acheckin thesum of ---- ,payable toEscrow Holder,to bedeliveredby Brokerto EscrowHolderwithin 2or ---- businessdays aŌerboth ParƟeshaveexecuted thisAgreement andtheexecuted Agreementhas beendelivered toEscrowHolder,or within 2or ---- businessdays aŌerboth ParƟeshaveexecuted thisAgreement andtheexecuted Agreementhas beendelivered toEscrowHolder Buyershall deliverto EscrowHolder acheck inthesum of $162,000.00 . If saidcheckis notreceived byEscrowHolder withinsaid Ɵmeperiodthen Sellermay electto unilaterallyterminate this transacƟon bygiving wriƩen noƟceof such elecƟon toEscrowHolder whereuponneither Partyshallhave anyfurther liabilitytothe other underthis Agreement. ShouldBuyerand Sellernot enterinto anagreementfor purchaseand sale,Buyer'scheck orfunds shall,uponrequest byBuyer,bepromptly returnedto Buyer.

4.2 AddiƟonal deposits:
(a) Within 5business days aŌerthe Dateof Agreement,Buyershall depositwith EscrowHolderthe addiƟonalsum of tobe appliedtothe PurchasePrice atthe Closing.
(b) Within5 businessdays aŌer the conƟngencies discussed in paragraph9.1(a) through(m) areapprovedor waived,Buyer shalldepositwith Escrow Holderthe addiƟonalsum of tobe appliedtothe PurchasePrice attheClosing. (c) Ifan AddiƟonalDeposit isnotreceived byEscrow Holderwithinthe Ɵmeperiod provided thenSellermay noƟfyBuyer,EscrowHolder,and Brokers,in wriƟngthat, unlessthe AddiƟonalDepositis receivedby EscrowHolder within2business daysfollowing said noƟce,the Escrowshall bedeemedterminated without further noƟce or instrucƟons.

4.3 Escrow Holdershall depositthe fundsdepositedwith itby Buyerpursuantto paragraphs4.1 and4.2 (collecƟvely the"Deposit"), ina StateorFederally charteredbank inan interestbearingaccount whoseterm isappropriate andconsistentwith the Ɵming requirementsofthis transacƟon. Theinteresttherefrom shall accrueto the beneﬁt ofBuyer,who herebyacknowledges thatthere maybe penalƟes orinterest forfeituresifthe applicableinstrument isredeemedprior toits speciﬁedmaturity. Buyer's FederalTax IdenƟﬁcaƟon Numberis . NOTE:Suchinterest bearingaccount cannotbeopened unƟlBuyer's FederalTax IdenƟﬁcaƟonNumber isprovided.

4.4 Notwithstanding theforegoing, within5 days aŌerEscrow Holderreceives themoniesdescribed inparagraph 4.1above,Escrow Holdershall release$100 ofsaid moniesto Sellerasand forindependent consideraƟonfor Seller's' execuƟonof thisAgreement andthe granƟng ofthe conƟngencyperiodto Buyeras herein provided. Suchindependent consideraƟonisnon-refundable toBuyer butshall becreditedto thePurchase Priceinthe eventthat thepurchaseof theProperty is completed.

4.5 Upon waiverof allof Buyer's conƟngenciesthe Depositshall becomenon-refundablebut applicableto thePurchasePrice exceptin theevent ofaSeller breach,or inthe eventthatthe Escrowis terminatedpursuant totheprovisions ofParagraph 9.1(n) (DestrucƟon,Damage orLoss) or9.1(o)(Material Change).

Priortothewaiverofcontingencies,Buyermayrequest,andSellershallagree,thatEscrowHoldershallreturnthe DeposittoBuyerifthistransactionisterminatedpursuanttoSection8.7hereinbelow.

5. Financing ConƟngency. (Strikeif notapplicable)

5.1 This oﬀeris conƟngentuponBuyer obtainingfrom aninsurance company, ﬁnancial insƟtuƟon orother lender,acommitment tolend toBuyera sumequal toat least % ofthe PurchasePrice, ontermsacceptable toBuyer. Suchloan ("NewLoan") shallbesecured bya ﬁrstdeed oftrustor mortgageon the Property. Ifthis Agreementprovidesfor Sellerto carryback junior ﬁnancing, then Sellershall havetheright toapprove thetermsof theNew Loan. Sellershallhave 7 daysfollowing receiptof thecommitment seƫng forththe proposedterms oftheNew Loanto approveordisapprove ofsuch proposedterms. IfSeller failsto noƟfy EscrowHolder,in wriƟng, ofthedisapproval withinsaid 7days itshallbe conclusivelypresumed thatSellerhas approvedthe termsofthe NewLoan.

5.2 If Buyershall failto noƟfy itsBroker,EscrowHolder andSeller,in wriƟngwithin days followingtheDate ofAgreement, thattheNew Loan hasnot beenobtained, itshallbe conclusivelypresumed thatBuyer haseitherobtained saidNew Loanorhas waivedthis NewLoan conƟngency.

5.3 If Buyershall noƟfyitsBroker,EscrowHolder andSeller,in wriƟng,within the Ɵme speciﬁedinparagraph 5.2hereof, thatBuyerhas notobtained saidNew Loan,this Agreementshall beterminated,and Buyershall be enƟtled totheprompt returnof theDeposit,plus anyinterest earnedthereon,less onlyEscrow Holder andTitle Company cancellaƟon feesandcosts, whichBuyer shallpay.

6. SellerFinancing. (PurchaseMoney Note). (Strikeifnot applicable)

6.1 If Sellerapproves Buyer's ﬁnancials(see paragraph6.5) thePurchase MoneyNoteshall providefor interestonunpaid principalat therateof %per annum,with principalandinterest paidas follows: . The PurchaseMoneyNote andPurchase MoneyDeedof Trustshall beon thecurrentforms commonlyused byEscrow Holder,andbe juniorand subordinateonly tothe ExisƟng Note(s)and/or theNewLoan expresslycalled forbythis Agreement.

6.2 The PurchaseMoney Noteand/orthe PurchaseMoney Deedof Trustshallcontain provisionsregarding thefollowing(see alsoparagraph 10.3(b)):
(a) Prepayment. Principal maybeprepaid inwhole orinpart atany Ɵmewithoutpenalty,atthe opƟonof theBuyer. (b) LateCharge. Alate chargeof 6%shall bepayablewith respectto anypaymentof principal,interest, orothercharges, notmade within10 days aŌer itis due.
(c) DueOn Sale. Intheevent theBuyer sellsortransfers Ɵtleto theProperty orany porƟon thereof,then theSellermay,atSeller's opƟon,requirethe enƟreunpaid balanceof saidNoteto bepaid infull.

6.3 If thePurchase MoneyDeedof Trustis tobe subordinatetoother ﬁnancing,Escrow Holdershall,at Buyer'sexpense prepareandrecord onSeller's behalfa requestfor noƟceof defaultand/orsale withregard toeach mortgageordeed oftrust towhichit willbe subordinate.

6.4 WARNING: CALIFORNIALAWDOESNOTALLOW DEFICIENCYJUDGEMENTS ONSELLER FINANCING. IF BUYERULTIMATELYDEFAULTSONTHE LOAN, SELLER'SSOLE REMEDYIS TOFORECLOSEON THEPROPERTY.

6.5 Seller's obligaƟonto provide ﬁnancingis conƟngentupon Seller'sreasonable approvalofBuyer's ﬁnancial condiƟon. Buyerto providea current ﬁnancial statementand copiesof itsFederaltax returnsfor thelast 3yearsto Sellerwithin 10daysfollowing theDate ofAgreement. Sellerhas 10days followingreceiptof such documentaƟon to saƟsfy itselfwithregard toBuyer's ﬁnancial condiƟon andto noƟfy EscrowHolder astowhether ornot Buyer's ﬁnancial condiƟon is acceptable. IfSeller failsto noƟfy EscrowHolder,in wriƟng, ofthedisapproval ofthis conƟngencywithinsaid Ɵmeperiod, itshallbe conclusivelypresumed thatSeller Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929

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hasapproved Buyer's ﬁnancial condiƟon. If Selleris not saƟsﬁed withBuyer's ﬁnancial condiƟonor ifBuyerfails todeliver therequired documentaƟon thenSeller may noƟfy EscrowHolder in wriƟngthat SellerFinancing willnot beavailable,and Buyershall havethe opƟon, within10 daysofthe receiptof such noƟce, toeither terminatethis transacƟonor topurchasethe Propertywithout Seller ﬁnancing. IfBuyer failsto noƟfyEscrowHolder withinsaid Ɵmeperiodof its elecƟon to terminatethis transacƟonthen Buyershallbe conclusivelypresumed tohave electedtopurchase theProperty withoutSeller ﬁnancing. If Buyerelectsto terminate, Buyer'sDeposit shallbe refundedlessTitle Companyand EscrowHolder cancellaƟonfeesand costs,all ofwhichshall beBuyer's obligaƟon.

7. RealEstate Brokers.

7.1 Each Partyacknowledges receivinga DisclosureRegardingReal EstateAgency RelaƟonship, conﬁrmsand consentsto thefollowingagency relaƟonshipsin this transacƟon withthe followingrealestate broker(s)("Brokers") and/ortheir agents(“Agent(s)”):

Seller'sBrokerageFirm CBD Investment Inc. LicenseNo. 01280398 is thebroker of(checkone): theSeller; or boththe Buyerand Seller(dual agent).

Seller'sAgent Henry Liu LicenseNo. 01378289 is(check one): the Seller'sAgent(salesperson orbroker associate);or both the Seller'sAgent andthe Buyer'sAgent(dual agent).

Buyer'sBrokerageFirm Kidder Mathews of California, Inc. License No. 01946490 isthe brokerof(check one):
theBuyer; or boththe BuyerandSeller (dualagent).

Buyer'sAgent Linda Lee, CCIM LicenseNo. 01278768 is (checkone): theBuyer'sAgent (salespersonor brokerassociate);or boththe Buyer'sAgent andtheSeller's Agent(dual agent).

The ParƟes acknowledgethat otherthanthe Brokersand Agentslisted above,thereare noother brokersoragents represenƟngthe ParƟesordue anyfees and/or commissionsunder thisAgreement. Buyershall usethe servicesof Buyer'sBrokerexclusively inconnecƟon withanyand all negoƟaƟons and oﬀerswith respectto theProperty fora periodof1 yearfrom thedate insertedforreference purposesat thetopof page1.

7.2 Buyer andSeller eachrepresent andwarrantto theother thathe/she/ithas hadno dealingswithany person, ﬁrm, broker,agent or ﬁnderin connecƟon withthe negoƟaƟonof thisAgreementand/or the consummaƟon ofthe purchaseandsale contemplatedherein, otherthanthe Brokersand Agentsnamedin paragraph7.1, andno broker,agentor otherperson, ﬁrmor enƟty,otherthan saidBrokersandAgentsis/are enƟtledto anycommissionor ﬁnder'sfee in connecƟon withthis transacƟonas theresultof anydealings oracts ofsuchParty. Buyer andSellerdo eachhereby agreetoindemnify, defend,protect andhold theother harmlessfrom andagainst anycosts,expenses orliability for compensaƟon, commissionorcharges whichmay beclaimedby anybroker,agent, ﬁnderor othersimilar party,other thansaid namedBrokersand Agentsby reasonof anydealingsor actof theindemnifyingParty.

8. Escrowand Closing.

8.1 Upon acceptancehereof bySeller,thisAgreement,including any counteroﬀers incorporatedhereinby the ParƟes, shall consƟtutenot onlythe agreement ofpurchase andsale betweenBuyerand Seller,but also instrucƟons toEscrowHolder forthe consummaƟonofthe Agreementthrough theEscrow. EscrowHolder shallnot prepareany furtherescrow instrucƟons restaƟngor amendingthe Agreementunless speciﬁcally soinstructed bythe ParƟes ora Brokerherein. Subjectto thereasonable approvalof the ParƟes,Escrow Holdermay,however,include itsstandardgeneral escrowprovisions. Inthe eventthat thereisany conﬂictbetween theprovisions ofthe Agreementandthe provisionsof any addiƟonal escrow instrucƟonsthe provisionsof theAgreementshall prevailas tothe ParƟes andthe Escrow Holder.SellershallopenanEscrowAccountwithEscrowHolderwithinthree(3)businessdaysoftheexecutionofthe Agreement.

8.2 As soonas pracƟcal aŌer thereceiptof thisAgreement andanyrelevant counteroﬀers,Escrow Holdershallascertain theDate ofAgreement as deﬁnedin paragraphs1.2 and20.2 andadvisethe ParƟesand Brokers,in wriƟng,ofthe dateascertained.

8.3 Escrow Holderis herebyauthorized andinstructedto conductthe Escrowinaccordance withthis Agreement,applicablelaw andcustom and pracƟce of thecommunity inwhich EscrowHolderis located,including any reporƟng requirementsofthe InternalRevenue Code. In theevent ofa conﬂict betweenthe lawof thestate wherethe Propertyislocated andthe lawof thestatewhere theEscrow Holderislocated, thelaw ofthestate wherethe Propertyis locatedshallprevail.

8.4 Subject to saƟsfacƟon ofthe conƟngencieshereindescribed, EscrowHolder shallclosethis escrow(the "Closing")byrecording ageneral warrantydeed (a grantdeed inCalifornia) andtheother documentsrequired tobe recorded,andby disbursingthe fundsanddocuments inaccordance withthisAgreement.

8.5 Buyer andSeller shalleach payone-halfof theEscrow Holder'schargesand Sellershall paytheusual recordingfees andany requireddocumentarytransfer taxes. Sellershall paythepremium fora standardcoverage owner'sorjoint protecƟonpolicy of Ɵtleinsurance. (See alsoparagraph11.)

8.6 Escrow Holdershall verifythat allofBuyer's conƟngencieshave been saƟsﬁedor waivedprior toClosing. The maƩers containedin paragraphs9.1 subparagraphs(b), (c),(d), (e),(g),(i), (n),and (o),9.4, 12,13,14, 16,18, 20,21,22, and24 are,however,maƩers ofagreement betweenthe ParƟesonlyand arenot instrucƟonsto EscrowHolder.

8.7 If this transacƟon isterminated fornon-saƟsfacƟonand non-waiverof aBuyer's ConƟngency, as deﬁned inparagraph9.2 ordisapproval ofany other maƩersubject toBuyer's approval,thenneither ofthe ParƟesshall thereaŌerhaveany liabilityto theotherunder thisAgreement, excepttothe extentof abreach of any aﬃrmaƟve covenantor warrantyinthis Agreement. Inthe eventofsuch terminaƟon,Buyer shall,subjectto theprovisions ofparagraph8.10, bepromptly refundedall fundsdeposited byBuyerwith EscrowHolder,lessonly the$100provided forin paragraph4.4and theTitle CompanyandEscrow Holder cancellaƟon feesand costs,all ofwhichshall beBuyer's obligaƟon. Ifthis transacƟon isterminated asaresult ofSeller's breachofthis Agreementthen Sellershall paytheTitle Companyand EscrowHolder cancellaƟonfeesand costs.

8.8 The Closingshall occuron theExpectedClosing Date,or assoon thereaŌer asthe Escrowisin condiƟonfor Closing;provided, however,thatif theClosing doesnot occurby theExpectedClosing Dateand saidDate isnotextended bymutual instrucƟonsofthe ParƟes,a Partynotthen indefault underthis Agreementmay noƟfythe otherParty,EscrowHolder,and Brokers,in wriƟngthat, unlesstheClosing occurswithin 5businessdays followingsaid noƟce,theEscrow shallbe deemed terminatedwithout further noƟce or instrucƟons.

8.9 Except asotherwise providedherein, the terminaƟonof Escrowshall notrelieveor releaseeither Partyfromany obligaƟonto payEscrow Holder'sfeesand costsor consƟtutea waiver,releaseor dischargeof anybreach ordefaultthat hasoccurred intheperformance ofthe obligaƟons,agreements,covenants or warranƟescontained therein.

8.10 If thisEscrowis terminatedfor anyreasonother thanSeller's breachordefault, thenas acondiƟonto thereturn ofBuyer's deposit,Buyershall within5 days aŌer wriƩenrequest delivertoSeller,atno charge,copies ofallsurveys, engineeringstudies, soilreports,maps, masterplans, feasibilitystudiesand othersimilar itemsprepared byor forBuyerthat pertainto theProperty.

9. ConƟngenciesto Closing.

9.1 IF,BEFOREEXPIRATION OFTHE APPLICABLETIME,BUYER FAILSTO PROVIDEESCROWHOLDER WRITTENNOTICE OFBUYER'SDISAPPROVALOFANY OF Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929

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BUYER'SCONTINGENCIES ORANY OTHERMATTERTHATISSUBJECT TOBUYER'S APPROVALINTHIS AGREEMENT,THEN BUYERSHALLBE CONCLUSIVELYDEEMED TOHAVE SATISFIEDSUCH BUYER'SCONTINGENCIESAND/OR APPROVEDOF SUCHOTHER MATTERS. If anumber ofdaysis completedin anyofthe opƟonalspaces insubparagraphs 9.1(a) through(m),then suchnumber shallapply andoverridethe pre-printednumber,evenifthe pre-printednumber isnotstricken. The Closing ofthis transacƟonis conƟngentuponthe saƟsfacƟonor waiverof thefollowing conƟngencies:
(a) Disclosure. Seller shallmaketo Buyer,through Escrow,all oftheapplicable disclosuresrequired bylaw(See AIRCRE ("AIR")standardform enƟtled"Seller's MandatoryDisclosure Statement")and provideBuyerwith acompleted Property InformaƟon Sheet("Property InformaƟon Sheet")concerning theProperty,duly executedby oron behalfofSeller inthe currentform orequivalentto thatpublished bytheAIR within10 or days followingthe Dateof Agreement.

Buyerhas 10business daysfromthe receiptof saiddisclosures toapproveor disapprovethe maƩersdisclosed. (b) Physical InspecƟon. Buyer has10or 60 days followingthe receiptofthe PropertyInformaƟon Sheetor theDateof Agreement,whichever islater,to saƟsfy itselfwithregard tothe physicalaspects andsizeof theProperty. (c) HazardousSubstance CondiƟonsReport. Buyerhas 30or 60 days followingthe receiptofthe Property InformaƟon Sheetorthe Dateof Agreement,whichever islater,to saƟsfyitself withregard tothe environmentalaspectsof theProperty. Sellerrecommends thatBuyer obtainaHazardous Substance CondiƟonsReport concerningthe Propertyandrelevant adjoining properƟes. Any suchreportshall bepaid forbyBuyer. A "HazardousSubstance"for purposesof thisAgreement is deﬁned asanysubstance whosenature and/or quanƟty ofexistence,use, manufacture,disposal or eﬀect,render itsubject toFederal,state orlocal regulaƟon, invesƟgaƟon, remediaƟonor removalas potenƟally injuriousto publichealth orwelfare. A"Hazardous Substance CondiƟon"for purposesof this Agreementis deﬁnedas theexistenceon, underor relevantlyadjacent totheProperty ofa HazardousSubstancethat wouldrequire remediaƟonand/orremoval underapplicable Federal,state orlocallaw.
(d) Soil InspecƟon. Buyer has30or 60 days followingthe receiptofthe Property InformaƟon Sheetor theDateof Agreement,whichever is later,to saƟsfyitself withregardto the condiƟon ofthe soilsonthe Property. Sellerrecommendsthat Buyerobtain asoiltest report. Anysuch reportshallbe paidfor byBuyer. Seller shallprovideBuyer copiesof anysoils reportthatSeller mayhave within10days followingthe DateofAgreement. (e) Governmental Approvals. Buyer has30 or 60 daysfollowing theDateof Agreementto saƟsfyitselfwith regardto approvalsandpermits fromgovernmental agenciesor departments whichhave ormay have jurisdicƟon overtheProperty andwhich Buyerdeemsnecessary ordesirable in connecƟonwith itsintended useof theProperty,including, butnot limitedto, permitsandapprovals requiredwith respecttozoning, planning,building andsafety, ﬁre, police, handicappedand Americanswith DisabiliƟesActrequirements, transportaƟonand environmental maƩers. (f) CondiƟons ofTitle. EscrowHolder shallcausea currentcommitment for Ɵtleinsurance ("TitleCommitment") concerningthe Propertyissuedby the TitleCompany,aswell aslegiblecopies ofall documentsreferred tointhe TitleCommitment ("UnderlyingDocuments"),and ascaled anddimensionedplot showing the locaƟon ofany easementstobe deliveredto Buyerwithin 10or 60 daysfollowing theDate ofAgreement. Buyerhas 10days fromthereceipt ofthe TitleCommitment, theUnderlying Documentsandthe plotplan to saƟsfy itselfwithregard tothe condiƟonof Ɵtle. The disapprovalbyBuyer ofany monetary encumbrance,which bythe termsofthis Agreementis notto remainagainstthe Property aŌer theClosing,shall notbe consideredafailure ofthis conƟngency,as Sellershall havethe obligaƟon,atSeller's expense,to saƟsfyand removesuchdisapproved monetaryencumbrance atorbefore theClosing. (g) Survey. Buyer has30 or 60 daysfollowingthe receiptof theTitleCommitment andUnderlying Documentsto saƟsfy itselfwith regardto anyALTA Ɵtlesupplement basedupona surveyprepared toAmerican LandTitle AssociaƟon ("ALTA")standards foranowner's policyby alicensedsurveyor,showing thelegal descripƟonand boundarylinesof theProperty, anyeasements ofrecord,and anyimprovements, poles,structuresand thingslocated within10feet ofeither sideof theProperty boundarylines. Anysuch surveyshall bepreparedat Buyer's direcƟon andexpense. IfBuyer hasobtaineda surveyand approvedthe ALTAƟtle supplement,Buyer mayelect withintheperiod allowedfor Buyer'sapproval ofasurvey tohave anALTAextended coverageowner's formof Ɵtle policy,in whichevent Buyershall payany addiƟonalpremium aƩributable thereto. (h) ExisƟngLeases andTenancyStatements. Seller shallwithin 10or daysfollowing theDate ofAgreementprovide bothBuyer andEscrow Holderwith legiblecopies ofallleases, subleasesor rentalarrangements (collecƟvely,"ExisƟngLeases") aﬀecƟngthe Property,andwith atenancy statement ("Estoppel CerƟﬁcate") inthe latestformor equivalentto thatpublished bytheAIR, executedby Sellerand/oreach tenantand subtenantofthe Property. Sellershall useits best eﬀorts tohaveeach tenantcomplete andexecute anEstoppel CerƟﬁcate. If anytenantfails orrefuses toprovidean Estoppel CerƟﬁcate thenSeller shall completeand executean Estoppel CerƟﬁcatefor thattenancy. Buyer has10business daysfrom thereceiptof said ExisƟng LeasesandEstoppel CerƟﬁcatesto saƟsfyitself withregard tothe ExisƟng Leasesand anyother tenancyissues. (i) Owner's AssociaƟon. Seller shallwithin 10or daysfollowing theDateof Agreementprovide Buyerwith astatementand transfer packagefrom anyowner's associaƟonservicingthe Property. Suchtransfer packageshallat aminimum include:copiesof the associaƟon's bylaws, arƟclesof incorporaƟon,current budgetand ﬁnancialstatement. Buyerhas 10business daysfromthe receiptof suchdocumentsto saƟsfyitself withregardto the associaƟon.
(j) OtherAgreements. Sellershall within10 or days followingthe DateofAgreement provideBuyer withlegiblecopies ofall other agreements("Other Agreements")known toSellerthat will aﬀect theProperty aŌerClosing. Buyerhas 10business days fromthe receiptofsaid Other Agreementsto saƟsfyitself withregardto suchAgreements.
(k) Financing. Ifparagraph5 hereofdealing witha ﬁnancing conƟngencyhas notbeenstricken, the saƟsfacƟon orwaiverof suchNew Loan conƟngency. (l) ExisƟngNotes. If paragraph3.1(c)has notbeen stricken,Seller shallwithin10 or daysfollowing theDateof Agreementprovide Buyer withlegible copiesof the ExisƟngNotes, ExisƟngDeeds ofTrustandrelatedagreements (collecƟvely,"Loan Documents")towhich theProperty willremainsubject aŌerthe Closing. EscrowHoldershall promptlyrequest fromthe holdersofthe ExisƟngNotes abeneﬁciarystatement ("BeneﬁciaryStatement") conﬁrming:(1)the amountof theunpaid principalbalance,the currentinterest rate,and thedateto whichinterest ispaid,and (2)the natureandamount ofany impoundsheld bythe beneﬁciaryin connecƟonwith suchloan. Buyerhas 10or daysfollowingthe receiptof theLoanDocuments and Beneﬁciary Statementsto saƟsfy itself withregard tosuch ﬁnancing. Buyer's obligaƟonto closeis condiƟoneduponBuyer beingable topurchasethe Propertywithout acceleraƟonorchange inthe terms ofany ExisƟngNotes orchargesto Buyerexcept asotherwise providedinthis Agreementor approvedbyBuyer,provided,however,Buyershallpay thetransfer fee referredto inparagraph 3.2hereof. Likewiseif Selleris tocarryback aPurchase MoneyNotethen Sellershall within10or daysfollowingthe Dateof Agreementprovide Buyerwith acopyof theproposed PurchaseMoney NoteandPurchase MoneyDeed ofTrust. Buyerhas 10or days followingthe receiptof suchdocuments to saƟsfyitself withregard to theformand contentthereof. (m) PersonalProperty. In theeventthat anypersonal propertyis includedinthe PurchasePrice, Buyerhas 10or 60 daysfollowing theDate of Agreementto saƟsfyitself withregardto the Ɵtle condiƟonof suchpersonalproperty. Seller recommendsthatBuyer obtaina UCC-1report. Anysuch reportshall be paidfor byBuyer. Sellershall provideBuyer copiesof anyliensor encumbrances aﬀecƟng suchpersonalproperty thatit isawareof within10 or days followingthe Dateof Agreement.

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(n) DestrucƟon,Damage orLoss. Subsequentto theDate ofAgreementand priorto Closingthere shallnothave occurreda destrucƟonof,or damageor lossto, theProperty orany porƟon thereof,from anycause whatsoever,whichwould costmore than$10,000.00to repairor cure. If thecost ofrepair orcureis $10,000.00or less,Seller shallrepairor curethe lossprior totheClosing. Buyer shallhavethe opƟon,within 10days aŌer receiptof wriƩen noƟce ofaloss cosƟng morethan $10,000.00to repairorcure, toeither terminatethis Agreementorto purchasethe Propertynotwithstandingsuch loss,but without deducƟonor oﬀset againstthe PurchasePrice. Ifthe costto repairor cureismore than$10,000.00, andBuyerdoes notelect toterminatethis Agreement,Buyer shallbe enƟtledtoany insuranceproceeds applicableto suchloss. Unlessotherwise noƟﬁedin wriƟng,EscrowHolder shallassume nosuch destrucƟon, damageor losshasoccurred prior toClosing.
(o) MaterialChange. Buyer shallhave10 daysfollowing receiptof wriƩen noƟceof aMaterialChange withinwhich to saƟsfy itselfwithregard tosuch change. "MaterialChange" shallmeana substanƟaladverse changein theuse,occupancy, tenants, Ɵtle, or condiƟonof theProperty thatoccurs aŌer thedate ofthis oﬀerand priorto theClosing. Unlessotherwise noƟﬁedin wriƟng,EscrowHolder shallassume thatnoMaterial Changehas occurredpriorto theClosing. (p) SellerPerformance. The deliveryofall documentsand thedueperformance bySeller ofeach andeveryundertaking andagreement tobeperformed bySeller underthis Agreement.
(q) BrokerageFee. Payment attheClosing ofsuch brokeragefeeas is speciﬁed inthis Agreementorlater wriƩen instrucƟons toEscrowHolder executed bySeller andBrokers("BrokerageFee"). Itis agreedby the ParƟesand EscrowHolder thatBrokersare athird party beneﬁciaryof thisAgreement insofaras the BrokerageFee isconcerned, andthatno changeshall bemade withrespectto thepayment oftheBrokerageFee speciﬁed inthisAgreement, withoutthe wriƩen consentof Brokers.

9.2 The conƟngencies speciﬁed insubparagraphs 9.1(a)through(m) arefor the beneﬁtof,andmay bewaivedby,Buyer,and arereferred to collecƟvelyas "Buyer's ConƟngencies" andindividually asa"Buyer's ConƟngency."

9.3 Buyer's Ɵmelyand wriƩendisapproval or condiƟonalapproval ofa Buyer's ConƟngencyor anyother maƩerthatis subjectto Buyer'sapproval inthis Agreementshall consƟtutedisapproval thereof("DisapprovedItem(s)"). Concurrent with noƟce ofaDisapproved Item,Buyer maymakea requestto Sellerregarding suchDisapproved Item("Buyer's Request"). If Buyerfails tomake a Ɵmelyand wriƩenBuyer's Request,thenthis Agreementshall terminatedueto the non-saƟsfacƟonand non-waiverof a conƟngency. Sellermay respondto aBuyer'sRequest within10 daysfollowingSeller's receiptthereof ("Seller'sResponse").

Seller'sacceptance ofa Buyer'sRequestshall amendthis Agreementaccordingly. IfSeller failsto providea Ɵmely and wriƩen Seller'sResponse,then Seller's Responseshall bedeemed tobea rejecƟonof Buyer'sRequest. Buyermay,within10 daysfollowingthe earlierof Buyer'sreceiptof aSeller's Response(which isnot anacceptance ofBuyer's Request)orthe dateof Seller'sdeemed rejecƟonofa Buyer'sRequest ("Buyer'sReplyPeriod"), reply toaSeller's Response("Buyer's Reply")and electto (i)terminatethis Agreementdue tothe non-saƟsfacƟonandnon-waiver ofthe applicable conƟngency,(ii) acceptthe Seller'sResponsein which eventthis Agreementshall beamendedaccordingly,or(iii) withdrawBuyer's Requestandwaive theDisapproved Iteminwhich eventBuyer shallacceptthe Property subjectto theDisapproved Item. If Buyerfails toprovide a Ɵmelyand wriƩenBuyer's Reply,thenBuyer shallbe deemedtohave electedto terminatethis Agreement asof theend oftheBuyer's ReplyPeriod. The dateBuyeraccepts aSeller's Responseorwithdraws aBuyer's Requestandwaives aDisapproved Itemshall bethedate ofBuyer's approvalof theDisapprovedItem. A Partyshall providetoEscrow Holdercopy ofall noƟces ofa DisapprovedItem,Buyer's Request,Seller's Responseand Buyer'sReply andEscrow Holdershallpromptly providecopies thereofto theotherParty. Unless the ParƟesin wriƟngagree otherwise,ifthe ExpectedClosing Date isa speciﬁccalendar dateanda Buyer'sReply Periodexpires aŌersuch speciﬁc calendardate, thennotwithstandingparagraph 1.1,the ExpectedClosingDate shallbe extendedto be3 businessdays aŌer theearlier ofthe dateBuyerwithdraws aBuyer's Requestandwaives theapplicable DisapprovedItemor Buyeraccepts the applicableSeller's Response.

9.4 The ParƟesacknowledge thatextensive local,stateand Federal legislaƟon establishbroadliability uponowners and/orusersof realproperty forthe invesƟgaƟonand remediaƟonof HazardousSubstances. The determinaƟon ofthe existenceofa HazardousSubstance CondiƟonandthe evaluaƟonof theimpactof sucha condiƟonare highlytechnicaland beyondthe experƟseof Brokers. The ParƟesacknowledge thattheyhave beenadvised byBrokersto consulttheir own technicaland legalexperts withrespectto thepossible presenceof HazardousSubstanceson theProperty oradjoining properƟes, andBuyer andSellerare not relyingupon any invesƟgaƟon byorstatement ofBrokerswithrespect thereto. The ParƟeshereby assumeallresponsibility forthe impactofsuch Hazardous Substancesupon their respecƟve interestsherein.

10. Documents andOther ItemsRequiredat orBefore Closing.

10.1 Five dayspriorto theClosing dateEscrowHolder shallobtain anupdatedTitle Commitmentconcerning thePropertyfrom theTitle Companyand provide copiesthereof toeach ofthe ParƟes.

10.2 Seller shalldeliverto EscrowHolder in Ɵmefor deliveryto Buyeratthe Closing:
(a) Grant orgeneral warrantydeed,duly executedand inrecordable form,conveyingfee Ɵtleto thePropertyto Buyer. (b) Ifapplicable, the Beneﬁciary Statementsconcerning ExisƟng Note(s). (c) Ifapplicable, the ExisƟng LeasesandOther Agreementstogether withduly executedassignmentsthereof bySeller andBuyer. Theassignment of ExisƟngLeases shallbe onthemost recentAssignment and AssumpƟon ofLessor'sInterest inLease formpublishedby theAIR oritsequivalent. (d) An aﬃdavit executedby Sellertothe eﬀectthat Sellerisnot a"foreign person"within themeaningof InternalRevenue Code SecƟon1445 or successorstatutes. If Sellerdoesnot providesuch aﬃdavitin formreasonably saƟsfactory toBuyer atleast3 businessdays priortothe Closing,Escrow Holdershall at theClosing deductfrom Seller'sproceedsand remitto theInternal RevenueServicesuch sumas isrequiredby applicableFederal lawwithrespect topurchases from foreignsellers.
(e) If thePropertyis locatedin California,an aﬃdavitexecutedby Sellerto the eﬀectthat Selleris nota''nonresident" withinthe meaningof California Revenueand TaxCode SecƟon18662or successorstatutes. If Sellerdoesnot providesuch aﬃdavitinform reasonably saƟsfactory toBuyerat least3 businessdays priorto theClosing, EscrowHoldershall atthe Closingdeduct fromSeller'sproceeds andremit totheFranchise TaxBoard suchsumas isrequired bysuch statute. (f) If applicable,abill ofsale, dulyexecuted,conveying Ɵtleto anyincludedpersonal propertyto Buyer. (g) If theSeller isa corporaƟon,aduly executedcorporate resoluƟonauthorizingthe execuƟonof thisAgreementand thesale ofthe Property.

10.3 Buyer shalldeliverto Sellerthrough Escrow:
(a) The cash porƟon ofthePurchase Priceand such addiƟonal sumsasare requiredof Buyerunderthis Agreementshall bedepositedby Buyerwith EscrowHolder,byfederal fundswiretransfer,orany othermethod acceptabletoEscrow Holderin immediatelycollectablefunds, nolater than2:00P.M. onthe businessday priorto theExpectedClosing Dateprovided, however,that Buyershallnot berequired todepositsuch moniesinto Escrowifat the Ɵme setfor the depositof suchmonies Sellerisin defaultor hasindicated thatitwill notperform anyofits obligaƟonshereunder. Instead,in suchcircumstances inorder toreserve itsrights toproceed Buyerneedonly provideEscrow withevidence establishingthatthe requiredmonies wereavailable. (b) Ifa PurchaseMoney NoteandPurchase MoneyDeed ofTrustare calledfor bythis Agreement,theduly executedoriginals ofthosedocuments, the PurchaseMoney Deedof Trustbeingin recordableform, togetherwith evidenceof ﬁre insuranceon theimprovementsin theamount ofthefull replacementcost namingSeller asa mortgagelosspayee, anda realestatetaxservicecontract (atBuyer's expense),assuringSeller of noƟce ofthestatus ofpayment ofreal property taxesduring thelife ofthePurchase MoneyNote.

Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929

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(c) TheAssignment and AssumpƟon ofLessor'sInterest inLease form speciﬁed inparagraph10.2(c) above,duly executedbyBuyer. (d) AssumpƟonsduly executedby Buyerofthe obligaƟonsof Sellerthataccrue aŌerClosing underany OtherAgreements. (e) If applicable,a wriƩen assumpƟonduly executedby Buyerofthe loandocuments withrespectto ExisƟngNotes. (f) If theBuyeris a corporaƟon, adulyexecuted corporate resoluƟon authorizingthe execuƟon ofthis Agreementand thepurchaseof theProperty.

10.4 At Closing,EscrowHolder shallcause tobeissued toBuyer astandardcoverage (orALTAextended,ifelected pursuantto 9.1(g))owner's formpolicyof Ɵtle insurance eﬀecƟveasof theClosing,issued bythe TitleCompany inthefull amountof thePurchasePrice, insuring Ɵtle totheProperty vestedin Buyer,subject onlyto the excepƟons approvedby Buyer. In theevent thereis aPurchaseMoney Deedof Trustinthis transacƟon,the policyof Ɵtle insuranceshall bea joint protecƟon policyinsuring bothBuyer andSeller.

IMPORTANT:IN APURCHASE OREXCHANGEOF REALPROPERTY,ITMAYBEADVISABLETO OBTAINTITLE INSURANCEINCONNECTION WITHTHE CLOSEOF ESCROWSINCE THEREMAYBEPRIORRECORDED LIENSAND ENCUMBRANCESWHICH AFFECTYOURINTEREST INTHE PROPERTYBEINGACQUIRED. A NEWPOLICY OFTITLE INSURANCE SHOULD BEOBTAINEDIN ORDERTO ENSUREYOUR INTERESTINTHE PROPERTYTHATYOUAREACQUIRING.

11. ProraƟons andAdjustments.

11.1 Taxes. Applicablereal propertytaxes andspecialassessment bondsshall beproratedthrough Escrowas ofthedate ofthe Closing,based uponthelatest taxbill available. The ParƟesagree toprorateasof theClosingany taxesassessed againsttheProperty bysupplemental billleviedby reasonof eventsoccurring prior tothe Closing. Paymentofthe proratedamount shallbe madepromptlyin cashupon receiptofa copyof anysupplementalbill.

11.2 Insurance. WARNING:Any insurancewhich Sellermayhave maintainedwill terminateonthe Closing. Buyerisadvised toobtain appropriateinsurance to coverthe Property.

11.3 Rentals, InterestandExpenses. Scheduled rentals,intereston ExisƟngNotes, uƟliƟes,and operaƟng expensesshall beproratedas ofthe dateof Closing.

The ParƟes agreeto promptlyadjustbetween themselvesoutside ofEscrow anyrentsreceived aŌerthe Closing.

11.4 Security Deposit. Security Depositsheld bySellershall begiven toBuyeras acredit tothecash requiredof Buyerat theClosing.

11.5 Post Closing MaƩers. Anyitem tobeprorated thatis notdeterminedor determinableat theClosingshall bepromptly adjustedby the ParƟesby appropriatecash paymentoutside oftheEscrow whenthe amountdue isdetermined.

11.6 VariaƟonsin ExisƟngNote Balances. In theevent thatBuyer ispurchasingthe Propertysubject toan ExisƟng Deedof Trust(s),andin theevent thata BeneﬁciaryStatement asto theapplicable ExisƟng Note(s)discloses thatthe unpaidprincipalbalance ofsuch ExisƟngNote(s)at theclosing willbemore orless than theamount setforth inparagraph3.1(c) hereof("ExisƟng Note VariaƟon"), thenthePurchase MoneyNote(s) shallbereduced orincreased byanamount equalto such ExisƟng Note VariaƟon. Ifthere isto beno PurchaseMoneyNote, thecash requiredatthe Closingper paragraph3.1(a)shall bereduced orincreased bythe amountof such ExisƟng Note VariaƟon.

11.7 VariaƟonsin NewLoan Balance. In theevent Buyeris obtainingaNew Loanand theamount ulƟmately obtainedexceeds theamountset forthin paragraph5.1, thenthe amountofthe PurchaseMoney Note,if any,shallbe reducedby theamountof suchexcess.

11.8 Owner's AssociaƟonFees. EscrowHolder shall:(i)bring Seller'saccount withthe associaƟon currentand payanydelinquencies ortransfer feesfrom Seller'sproceeds, and(ii) payanyup frontfees requiredby the associaƟonfrom Buyer'sfunds.

12. RepresentaƟons and WarranƟes ofSellerand Disclaimers.

12.1 Seller's warranƟesand representaƟons shallsurvive theClosingand deliveryof thedeedfor aperiod of3years, andany lawsuitor acƟonbasedupon them mustbe commencedwithin such Ɵmeperiod. Seller's warranƟesand representaƟonsaretrue, materialand relieduponby Buyerand Brokersinall respects. Seller herebymakes thefollowing warranƟesand representaƟons toBuyer andBrokers:
(a) Authority ofSeller. Selleris theowner ofthe Propertyand/orhas thefull right,powerand authorityto sell,conveyand transferthe Propertyto Buyer asprovided herein,and toperformSeller's obligaƟonshereunder. (b) MaintenanceDuring Escrowand Equipment CondiƟonAt Closing. Exceptasotherwise providedin paragraph9.1(n) hereof,Sellershall maintainthe Property unƟl theClosing initspresent condiƟon,ordinary wearand tearexcepted. (c) HazardousSubstances/Storage Tanks. Sellerhasno knowledge,except asotherwise disclosedtoBuyer in wriƟng, oftheexistence orprior existence onthe Propertyof anyHazardousSubstance, norof theexistence orpriorexistence ofany aboveorbelow groundstorage tank. (d) Compliance. Exceptas otherwisedisclosedin wriƟng,Seller hasnoknowledge ofany aspector condiƟonofthe Propertywhich violatesapplicable laws,rules, regulaƟons,codes orcovenants, condiƟons or restricƟons, orof improvementsor alteraƟons madeto thePropertywithout apermit whereonewas required,or ofany unfulﬁlledorderor direcƟveof anyapplicable governmentalagencyor casualtyinsurance companyrequiringany invesƟgaƟon, remediaƟon, repair, maintenanceor improvementbe performedonthe Property.
(e) Changes inAgreements. Priorto theClosing, Sellerwillnot violateor modifyany ExisƟng Leaseor OtherAgreement,or createany newleases or otheragreements aﬀecƟngthe Property,withoutBuyer's wriƩenapproval, whichapproval willnotbe unreasonablywithheld. (f) Possessory Rights. Seller hasno knowledgethatanyone will,at theClosing,have anyright topossession oftheProperty,exceptas disclosedbythis Agreementor otherwisein wriƟngtoBuyer.
(g) Mechanics' Liens. Thereare no unsaƟsﬁedmechanics' ormaterialmens' lienrightsconcerning theProperty. (h) AcƟons,Suits orProceedings. Sellerhas noknowledge ofany acƟons, suitsor proceedingspending orthreatenedbefore anycommission, board, bureau,agency,arbitrator,court ortribunalthat would aﬀect theProperty ortheright tooccupy or uƟlizesame. (i) NoƟceof Changes. Sellerwill promptly noƟfyBuyer andBrokersin wriƟngof anyMaterial Change(seeparagraph 9.1(o)) aﬀecƟng theProperty that becomesknown toSeller priortothe Closing.
(j) NoTenantBankruptcy Proceedings. Sellerhas no noƟceor knowledgethat anytenantof theProperty isthesubject ofa bankruptcyor insolvency proceeding.
(k) NoSeller BankruptcyProceedings. Selleris notthesubject ofa bankruptcy,insolvencyor probateproceeding. (l) PersonalProperty. Seller hasno knowledgethatanyone will,at theClosing,have anyright topossessionof anypersonal propertyincluded inthe PurchasePrice norknowledge ofanyliens orencumbrances aﬀecƟngsuch personalproperty,except asdisclosed bythisAgreement orotherwise in wriƟngto Buyer.

12.2 Buyer herebyacknowledgesthat, exceptas otherwisestatedin thisAgreement, Buyerispurchasing theProperty inits exisƟng condiƟonand will,by the Ɵmecalled forherein, makeorhave waivedall inspecƟonsof thePropertyBuyer believesare necessarytoprotect itsown interestin,and itscontemplated useof,the Property. The ParƟes acknowledgethat,except asotherwise statedin thisAgreement,no representaƟons,inducements, promises,agreements,assurances, oralor wriƩen,concerning theProperty,oranyaspect ofthe occupaƟonalsafety andhealthlaws, HazardousSubstance laws,orany otheract, ordinanceorlaw,havebeen madeby eitherParty orBrokers,or reliedupon byeither Partyhereto.

12.3 In theeventthat Buyerlearns thataSeller representaƟonor warrantymightbe untrueprior totheClosing, andBuyer electsto purchasetheProperty anywaythen, andin thatevent,Buyer waivesany rightthat itmayhave tobring an acƟonor proceedingagainst SellerorBrokersregardingsaid representaƟonor Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929

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warranty.SellerrepresentsthatSellermustdelivertoBuyerwithinthetimeperiodsspecifiedinsubparagraphs9.1and10.2 ofthisAgreementallofthewrittendocumentationinitspossessionregardingtheProperty(“Documentation”).The DocumentationconstitutesSeller’sactualknowledgeregardinganymatterthatmayaffectthePropertyorBuyer’sdecision toacquiretheProperty.BuyerisresponsibleforascertaininganymatterthatmayconstituteSeller’sconstructive knowledgeofmatterspertainingtotheProperty,e.g.,throughtitlereports.ShouldBuyerdiscoverinformationactually knowntoSellerbutnotdisclosedaspartoftheDocumentation,theBuyermay(ifbeforetitleisconveyed)cancelthesale ofthePropertyandrecoveritsearnestmoneywithoutlossor(ifaftertitleisconveyed)seekdamagesfromSellerforall costsassociatedwithrehabilitationoftheProperty,failuretorecoveritscostsfollowingthesaleoftheProperty(i.e.,the differencebetweenthepurchasepriceandthesalesprice),orsuchadditionallossresultingfromSeller’sfailureto disclose.

12.4 Any environmentalreports,soils reports,surveys, andothersimilar documentswhich werepreparedby thirdparty consultantsandprovided toBuyer by Selleror Seller's representaƟves, havebeendelivered asan accommodaƟonto Buyerandwithout any representaƟon orwarrantyas tothe suﬃciency,accuracy, completeness,and/or validityof saiddocuments,all ofwhich Buyerrelies onatits ownrisk. Sellerbelieves saiddocuments tobeaccurate, butBuyer isadvised to retainappropriate consultantsto reviewsaiddocuments and invesƟgatetheProperty.

13. Possession.

Possessionof theProperty shallbegiven toBuyer atthe Closingsubjectto therights oftenantsunder ExisƟngLeases.

14. Buyer's Entry.

Atany Ɵmeduring theEscrowperiod, Buyer,and itsagents and representaƟves,shall havethe rightatreasonable Ɵmesand subjecttorights oftenants, toenter upon theProperty forthe purposeofmaking inspecƟons and tests speciﬁed inthisAgreement. No destrucƟve tesƟngshall beconducted, however,withoutSeller's prior approvalwhich shallnot beunreasonablywithheld. Following anysuch entryorwork, unlessotherwise directedin wriƟng bySeller,Buyershallreturn theProperty to the condiƟon itwas inpriorto suchentry orwork, includingthere-compacƟon orremoval ofanydisrupted soilor materialasSeller mayreasonably direct. Allsuch inspecƟonsand testsand anyotherwork conductedor materialsfurnished withrespectto theProperty byorfor Buyershall bepaidfor byBuyer asand whendue andBuyer shallindemnify,defend,protectand holdharmless Sellerand thePropertyof andfrom anyandall claims, liabiliƟes, losses,expenses(including reasonable aƩorneys'fees), damages,including thoseforinjury toperson orproperty,arisingoutof orrelaƟng toanysuch workor materialsorthe actsor omissionsof Buyer,its agentsor employeesin connecƟontherewith.

15. Further Documentsand Assurances.

The ParƟes shalleach, diligentlyandin goodfaith, undertakeall acƟonsandprocedures reasonablyrequired toplacethe Escrowin condiƟonforClosing asand when requiredby thisAgreement. The ParƟes agreeto provideall further informaƟon,and toexecute anddeliverall furtherdocuments, reasonablyrequiredby Escrow Holderor theTitle Company.

16. AƩorneys' Fees.

Ifany Partyor Brokerbringsan acƟonor proceeding(including arbitraƟon)involvingthe Propertywhether foundedintort, contractor equity,orto declarerights hereunder,the PrevailingParty (as hereaŌer deﬁned) inany suchproceeding, acƟon,orappeal thereon,shall be enƟtledto reasonable aƩorneys' feesandcosts. Such feesmay beawarded inthesame suitor recoveredin aseparatesuit, whetheror notsuch acƟon orproceeding ispursuedto decisionor judgment. Theterm "PrevailingParty" shallinclude, without limitaƟon,a Partyor Brokerwho substanƟallyobtainsor defeatsthe reliefsought,as thecase maybe,whether by compromise, seƩlement, judgment,or theabandonment by theother Partyor Brokerofits claimor defense. The aƩorneys'fees awardshallnot becomputed in accordancewith anycourt feeschedule,but shallbe suchas tofullyreimburse all aƩorneys' feesreasonablyincurred.

17. Prior Agreements/Amendments.

17.1 This Agreementsupersedesany andall prioragreementsbetween Sellerand Buyerregardingthe Property.

17.2 Amendments tothisAgreement are eﬀecƟve onlyifmade in wriƟng andexecutedby Buyerand Seller.

18. Broker's Rights.

18.1 If thissaleis notconsummated duetothe defaultof eithertheBuyer orSeller,the defaulƟngParty shallbe liableto andshallpay toBrokerstheBrokerage Feethat Brokerswould havereceivedhad thesale beenconsummated. IfBuyer isthe defaulƟngparty,payment ofsaid BrokerageFeeis in addiƟon toany obligaƟon withrespect toliquidated orotherdamages,withtheBuyer’spriorwrittenconsent..

18.2 Uponthe Closing,Brokersareauthorizedto publicizethe factsof this transacƟon.

19. NoƟces.

19.1 Whenever anyParty,Escrow Holderor Brokershereinshall desireto giveorserve any noƟce, demand,request,approval, disapprovalor other communicaƟon,each such communicaƟon shallbein wriƟngand shallbe deliveredpersonally,by messenger,or bymail,postage prepaid,to theaddressset forthin thisagreement orby facsimiletransmission,electronic signature,digital signature,or email.

19.2 Service ofanysuch communicaƟonshall bedeemedmade onthe dateofactual receiptif personallydelivered,or transmiƩedby facsimiletransmission, electronicsignature, digitalsignature, oremail. Anysuch communicaƟonsent byregularmail shallbe deemedgiven48 hours aŌer thesameis mailed.

CommunicaƟonssent byUnited StatesExpressMail orovernight courierthat guaranteenextday deliveryshall bedeemeddelivered 24hours aŌerdeliveryof the sameto thePostal Serviceorcourier. If such communicaƟon isreceivedon aSaturday,Sundayorlegal holiday,it shallbedeemed receivedon thenext businessday.

19.3 Any PartyorBrokerheretomay from Ɵmeto Ɵme,by noƟcein wriƟng, designatea diﬀerentaddressto which,or a diﬀerent personor addiƟonal persons towhom, all communicaƟons are thereaŌerto bemade.

20. DuraƟon of Oﬀer.

20.1 If this oﬀeris notaccepted bySelleron orbefore 5:00P.M.according tothe Ɵmestandardapplicable tothe cityof onthe dateof ,itshall bedeemed automaƟcallyrevoked.

20.2 The acceptanceofthis oﬀer ,or ofanysubsequent counteroﬀerhereto, thatcreatesan agreementbetween the ParƟesas describedin paragraph1.2, shall bedeemed madeupon deliverytothe otherParty oreither Brokerhereinof aduly executed wriƟnguncondiƟonally accepƟngthe lastoutstanding oﬀer or counteroﬀer.

Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929

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21. LIQUIDATEDDAMAGES. (ThisLiquidatedDamages paragraphis applicableonlyif iniƟaledby both ParƟes).

THEPARTIESAGREETHATITWOULDBE IMPRACTICABLE OR EXTREMELYDIFFICULTTOFIX,PRIOR TOSIGNING THISAGREEMENT,THE ACTUALDAMAGES WHICH WOULDBE SUFFEREDBYSELLERIFBUYER FAILSTOPERFORMITS OBLIGATIONSUNDERTHIS AGREEMENT. THEREFORE,IF,AFTER THESATISFACTIONORWAIVER

OFALL CONTINGENCIES PROVIDED FORTHEBUYER'S BENEFIT,BUYER BREACHESTHIS AGREEMENT,SELLERSHALL BEENTITLED TOLIQUIDATEDDAMAGES INTHE AMOUNTOF $162,000.00 . UPONPAYMENTOF SAIDSUM TOSELLER, BUYERSHALLBE RELEASEDFROM ANYFURTHERLIABILITY TOSELLER, ANDANY ESCROWCANCELLATION FEESAND TITLECOMPANYCHARGES SHALLBE PAIDBYSELLER.

Buyer's IniƟals Seller's IniƟals

22. ARBITRATION OFDISPUTES. (This ArbitraƟon ofDisputes paragraphisapplicable onlyif iniƟaledby both ParƟes.)

22.1 ANYCONTROVERSY ASTOWHETHERSELLERIS ENTITLEDTOLIQUIDATEDDAMAGESAND/OR BUYERIS ENTITLEDTO THERETURNOF THEDEPOSIT SHALLBE DETERMINED BYBINDINGARBITRATIONADMINISTERED BYTHE JUDICIALARBITRATION &MEDIATIONSERVICES, INC.("JAMS") INACCORDANCEWITH ITSCOMMERCIAL ARBITRATIONRULES ("COMMERCIALRULES"). ARBITRATIONHEARINGS SHALLBE HELDINTHE COUNTYWHERE THEPROPERTYIS LOCATED.

SUCHCONTROVERSY SHALLBE ARBITRATEDBYA SINGLEARBITRATOR, APPOINTEDUNDER THECOMMERCIALRULES WHOHAS HADATLEAST 5YEARS OF EXPERIENCEIN THETYPE OFREALESTATETHATIS THESUBJECT OFTHISAGREEMENT.THEARBITRATORSHALLHEARAND DETERMINE SAID CONTROVERSYIN

ACCORDANCEWITH APPLICABLELAW OFTHEJURISDICTION WHERETHE PROPERTYIS LOCATED,THEINTENTION OFTHE PARTIESASEXPRESSED INTHIS AGREEMENTAND ANYAMENDMENTS THERETO,ANDUPON THEEVIDENCE PRODUCEDATANARBITRATIONHEARING. PRE-ARBITRATIONDISCOVERY SHALLBE PERMITTEDIN ACCORDANCEWITH THECOMMERCIALRULES ORSTATELAWAPPLICABLE TOARBITRATIONPROCEEDINGS. THEARBITRATORSHALLRENDERAN AWARDWITHIN 30DAYSAFTERTHECONCLUSION OFTHE HEARING,WHICH MAYINCLUDEATTORNEYS'FEESAND COSTSTOTHEPREVAILINGPARTYPER PARAGRAPH16 HEREOFAND SHALLBE ACCOMPANIEDBYA REASONEDOPINION. THEFAILUREOR REFUSALOF APARTY TOPAYSUCH PARTY'SREQUIRED SHARE

OFTHE DEPOSITSFOR ARBITRATORCOMPENSATIONOR ADMINISTRATIVECHARGES SHALLCONSTITUTE AWAIVERBYSUCHPARTY TOPRESENTEVIDENCE OR

CROSS-EXAMINEWITNESSES, BUTSUCH WAIVERSHALLNOT ALLOWFOR ADEFAULTJUDGMENTAGAINSTTHE NON-PAYINGPARTY INTHEABSENCE OFEVIDENCE ANDLEGAL ARGUMENTAS THEARBITRATORMAYREQUIREFOR MAKINGAN AWARD.JUDGMENTMAYBEENTERED ONTHEAWARDINANY COURTOF COMPETENTJURISDICTION NOTWITHSTANDINGTHE FAILUREOFA PARTYDULYNOTIFIEDOF THEARBITRATIONHEARING TOAPPEAR THEREAT.TheParties shallbeentitledtoconductdiscoveryasapartofanyArbitration.

22.2 BUYER'S RESORTTOOR PARTICIPATIONIN SUCHARBITRATIONPROCEEDINGS SHALLNOT BARSUITIN ACOURT OFCOMPETENTJURISDICTION BYTHE BUYERFOR DAMAGESAND/OR SPECIFICPERFORMANCE. UNLESSAND UNTILTHEARBITRATION RESULTSIN ANAWARDTOTHESELLER OFLIQUIDATEDDAMAGES,IN WHICHEVENT SUCHAWARDSHALLACTAS ABAR AGAINSTANY ACTIONBYBUYER FORDAMAGES AND/ORSPECIFICPERFORMANCE.

22.3 NOTICE:BY INITIALINGIN THESPACEBELOW YOUARE AGREEINGTOHAVEANYDISPUTE ARISINGOUT OFTHEMATTERS INCLUDEDIN THE"ARBITRATION OFDISPUTES" PROVISIONDECIDED BYNEUTRALARBITRATIONASPROVIDED BYCALIFORNIA LAWANDYOU AREGIVING UPANYRIGHTS YOUMIGHT POSSESSTO HAVETHE DISPUTELITIGATEDINACOURT ORJURY TRIAL. BYINITIALINGIN THESPACEBELOWYOU AREGIVINGUP YOURJUDICIAL RIGHTSTODISCOVERY AND APPEAL,UNLESS SUCHRIGHTS ARESPECIFICALLYINCLUDED INTHE "ARBITRATIONOF DISPUTES"PROVISION. IFYOU REFUSETOSUBMIT TOARBITRATION AFTER AGREEINGTO THISPROVISION, YOUMAYBE COMPELLEDTO ARBITRATEUNDER THEAUTHORITYOF THECALIFORNIA CODEOFCIVIL PROCEDURE. YOURAGREEMENT TOTHIS ARBITRATIONPROVISION ISVOLUNTARY.

WEHAVE READAND UNDERSTANDTHEFOREGOING ANDAGREE TOSUBMIT DISPUTESARISINGOUT OFTHE MATTERSINCLUDEDIN THE"ARBITRATION OFDISPUTES" PROVISIONTO NEUTRALARBITRATION.

Buyer's IniƟals Seller's IniƟals

23. Miscellaneous.

23.1 Binding Eﬀect. This Agreementshall bebindingon the ParƟes withoutregardto whetheror notparagraphs21 and22 are iniƟaled bybothof the ParƟes.

Paragraphs21 and22 areeachincorporated intothis Agreementonly if iniƟaledby both ParƟes atthe Ɵme thatthe Agreementisexecuted. Signatures tothis Agreementaccomplished bymeans ofelectronicsignature orsimilar technologyshall belegaland binding.

23.2 Applicable Law. This Agreementshall begovernedby,andparagraph 22.3isamended torefer to,thelaws ofthe statein whichtheProperty islocated.

Any liƟgaƟon or arbitraƟon betweenthe ParƟes heretoconcerning thisAgreement shallbe iniƟated inthe countyinwhich theProperty islocated.

23.3 Time ofEssence. Timeis oftheessence ofthis Agreement.

23.4 Counterparts. ThisAgreement maybe executedbyBuyer andSeller incounterparts,each ofwhich shallbedeemed anoriginal, andall ofwhichtogether shall consƟtute oneand thesameinstrument. Escrow Holder, aŌer verifyingthatthe counterpartsare idenƟcalexceptfor thesignatures, isauthorizedand instructed tocombine thesigned signaturepageson oneof thecounterparts, whichshallthen consƟtutethe Agreement.

23.5 Waiver ofJuryTrial. THE PARTIESHEREBYWAIVE THEIRRESPECTIVE RIGHTSTOTRIAL BYJURY INANYACTION ORPROCEEDING INVOLVINGTHE PROPERTYOR ARISINGOUT OFTHISAGREEMENT.

23.6 Conﬂict. Any conﬂict betweenthe printedprovisionsof thisAgreement andthe typewriƩen or handwriƩen provisionsshallbe controlledby the typewriƩenor handwriƩenprovisions. Sellerand Buyermust iniƟalany andall handwriƩen provisions.

23.7 1031 Exchange. Both Sellerand Buyeragreeto cooperatewith eachotherin theevent thateitheror bothwish to parƟcipate ina1031 exchange. Any party iniƟaƟng anexchange shallbearall costsof suchexchange. The cooperaƟng Partyshall nothaveany liability(special orotherwise)for damagesto the exchangingParty inthe eventthatthe saleis delayedand/or thatthesale otherwisefails toqualifyas a1031 exchange.

23.8 Days. Unlessotherwise speciﬁcallyindicated tothecontrary,theword "days"asused inthis Agreementshallmean andrefertocalendar days.

24. Disclosures Regardingthe Natureofa RealEstate Agency RelaƟonship.

24.1 The ParƟesandBrokersagreethat their relaƟonship(s)shall begoverned bytheprinciples setforth intheapplicable secƟonsof theCalifornia CivilCode,as summarizedin paragraph24.2.

24.2 When enteringintoa discussionwith arealestateagentregarding arealestate transacƟon,a BuyerorSeller shouldfrom theoutset understandwhattype Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929

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ofagency relaƟonshipor representaƟonithas withthe agentor agentsinthe transacƟon. BuyerandSeller acknowledgebeing advisedbythe Brokersin this transacƟon,as follows:
(a) Seller's Agent. ASeller'sagent undera lisƟngagreement withtheSeller actsas theagentfor theSeller only. A Seller'sagent orsubagent hasthe following aﬃrmaƟve obligaƟons:(1) TotheSeller: A ﬁduciary dutyof utmostcare,integrity,honesty,and loyaltyindealings withthe Seller. (2) Tothe Buyerand the Seller: a.Diligent exerciseofreasonable skillsand carein performanceofthe agent's duƟes. b.A dutyof honestandfair dealingand goodfaith. c.A dutyto disclose allfacts knownto theagentmaterially aﬀecƟngthe valueor desirabilityofthe propertythat arenotknown to,or withinthediligent aƩenƟonand observaƟonof,the ParƟes. Anagent isnotobligated toreveal toeither Partyany conﬁdenƟal informaƟonobtained fromtheother Partywhich doesnotinvolve the aﬃrmaƟve duƟesset forthabove.
(b) Buyer'sAgent. A sellingagentcan, witha Buyer'sconsent,agree toact asagent fortheBuyer only. Inthese situaƟons, theagent isnotthe Seller's agent,even ifby agreementtheagent mayreceive compensaƟonfor services rendered,either infull orinpart fromthe Seller. An agent acƟng onlyfor aBuyerhas thefollowing aﬃrmaƟve obligaƟons. (1)TotheBuyer: A ﬁduciary dutyofutmost care,integrity,honesty,andloyalty indealings withtheBuyer. (2) Tothe Buyerand theSeller: a.Diligent exerciseofreasonable skillsand carein performanceofthe agent's duƟes. b.A dutyof honestandfair dealingand goodfaith. c.A dutyto discloseall factsknown totheagent materially aﬀecƟng thevalue ordesirabilityof theproperty thatarenot knownto,orwithinthe diligent aƩenƟon and observaƟonof,the ParƟes. Anagent isnot obligatedto revealtoeither Partyany conﬁdenƟal informaƟonobtained fromthe otherPartywhich doesnot involvethe aﬃrmaƟve duƟes setforth above.
(c) Agent RepresenƟng BothSeller andBuyer. Areal estateagent, either acƟngdirectly orthrough oneormore associatelicensees, canlegallybe the agentof boththe Sellerandthe Buyerin a transacƟon, butonlywith theknowledge andconsentof boththe Sellerandthe Buyer. (1)In adualagency situaƟon,the agenthas thefollowing aﬃrmaƟve obligaƟonsto boththe Sellerand theBuyer:a. A ﬁduciary dutyofutmost care,integrity,honestyandloyalty inthe dealingswith eitherSeller orthe Buyer.b.Other duƟesto theSeller andtheBuyer asstated aboveintheir respecƟve secƟons (a)or(b) ofthis paragraph24.2. (2)In represenƟng bothSeller andBuyer,theagentmay not,without theexpress permissionofthe respecƟveParty,disclosetothe otherParty conﬁdenƟal informaƟon,including, but notlimited to,facts relaƟngtoeither Buyer'sor Seller's ﬁnancial posiƟon, moƟvaƟons,bargaining posiƟon,or otherpersonal informaƟon thatmay impactprice, includingSeller's willingnessto acceptaprice lessthan the lisƟng priceorBuyer's willingnessto payaprice greaterthan theprice oﬀered. (3) Theabove duƟesofthe agentin areal estate transacƟondo notrelieve aSeller orBuyerfrom theresponsibility toprotecttheir owninterests. Buyerand Sellershould carefullyread all agreementsto assurethat theyadequatelyexpress theirunderstanding ofthe transacƟon. A realestate agentisa person qualiﬁed toadviseabout realestate. If legal ortax adviceis desired,consulta competentprofessional. Buyer hastheduty toexercise reasonablecareto protectBuyer,includingasto thosefacts aboutthe Propertywhich areknown toBuyeror withinBuyer's diligent aƩenƟon and observaƟon. BothSeller andBuyershould stronglyconsider obtainingtaxadvice froma competentprofessional becausethe federalandstate taxconsequences ofa transacƟoncanbe complexand subjecttochange. (d) FurtherDisclosures. Throughout this transacƟonBuyer andSeller mayreceivemore thanone disclosure,depending uponthenumber ofagents assisƟngin the transacƟon. Buyerand Sellershould eachread itscontentseach Ɵmeit ispresented,considering the relaƟonship betweenthemand thereal estate agentin this transacƟon andthatdisclosure. Buyer andSeller eachacknowledgereceipt ofa disclosureofthe possibilityof mulƟple representaƟonby theBroker represenƟngthat principal. Thisdisclosuremay bepart ofa lisƟngagreement,buyer representaƟonagreement orseparatedocument. Buyer understandsthat Broker represenƟng Buyermay alsorepresentother potenƟalbuyers, whomay consider,make oﬀers onor ulƟmatelyacquirethe Property. Sellerunderstandsthat Broker represenƟng Sellermay alsorepresentother sellerswith compeƟng properƟes thatmaybe ofinterest tothisBuyer. Brokershavenoresponsibility with respectto anydefault orbreachhereof byeither Party. The ParƟesagree thatno lawsuitorother legalproceeding involvinganybreach ofduty,erroror omission relaƟngto this transacƟon maybebrought againstBrokermorethan oneyear aŌer theDate ofAgreementand thatthe liability(includingcourt costsand aƩorneys' fees),of anyBroker withrespectto anybreach ofduty,errororomission relaƟngto thisAgreementshall notexceed thefeereceived bysuch Brokerpursuant tothis Agreement;provided, however,that theforegoing limitaƟon oneach Broker'sliability shallnotbe applicableto anygrossnegligence orwillful misconductofsuch Broker.

24.3 ConﬁdenƟal InformaƟon. Buyer andSeller agreeto idenƟfy toBrokersas "ConﬁdenƟal"any communicaƟonor informaƟongivenBrokersthatis considered bysuch Partyto be conﬁdenƟal.

25. ConstrucƟon ofAgreement. Inconstruing thisAgreement, allheadingsand Ɵtlesare forthe convenienceofthe ParƟesonly andshallnot beconsidered apart ofthis Agreement. Wheneverrequiredby thecontext, thesingular shallincludethe pluraland viceversa. ThisAgreement shallnotbe construedas ifprepared by oneof the ParƟes, butratheraccording toits fairmeaning asawhole, asif both ParƟeshad preparedit.

26. AddiƟonal Provisions.

AddiƟonalprovisions ofthis oﬀer,ifany,areas followsor are aƩachedhereto byan addendumoraddenda consisƟngof paragraphs 28 through 34 . (If thereare no addiƟonalprovisions write"NONE".)
See attached Addendum, made a part hereof by reference as though set forth in full.

ATTENTION:NO REPRESENTATIONOR RECOMMENDATIONISMADE BYAIR CREOR BYANYBROKER ASTO THELEGALSUFFICIENCY,LEGALEFFECT,ORTAX CONSEQUENCESOF THISAGREEMENT ORTHETRANSACTION TOWHICH ITRELATES. THEPARTIESAREURGED TO:

1. SEEKADVICE OFCOUNSELAS TOTHE LEGALANDTAXCONSEQUENCESOF THISAGREEMENT.

2. RETAINAPPROPRIATE CONSULTANTSTOREVIEW ANDINVESTIGATETHECONDITIONOF THEPROPERTY.SAIDINVESTIGATION SHOULDINCLUDEBUT NOT BELIMITED TO:THE POSSIBLEPRESENCEOF HAZARDOUSSUBSTANCES,THEZONING OFTHEPROPERTY,THEINTEGRITY ANDCONDITIONOF ANYSTRUCTURES ANDOPERATINGSYSTEMS,AND THESUITABILITYOF THEPROPERTY FORBUYER'S INTENDEDUSE.

WARNING:IF THEPROPERTY ISLOCATEDIN ASTATEOTHERTHAN CALIFORNIA,CERTAINPROVISIONS OFTHIS AGREEMENTMAYNEED TOBE REVISEDTO COMPLYWITH THELAWS OFTHESTATEINWHICH THEPROPERTY ISLOCATED.

NOTE:

1. THISFORM ISNOTFOR USEIN CONNECTIONWITHTHE SALEOF RESIDENTIALPROPERTY.

2. IFEITHER PARTYISA CORPORATION,IT ISRECOMMENDEDTHATTHISAGREEMENT BESIGNED BYTWOCORPORATEOFFICERS.

Theundersigned Buyer oﬀers andagreesto buythe Propertyon thetermsand condiƟonsstated andacknowledgesreceipt ofa copyhereof.

Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929

Page 44 of 213 ends

________ ________
________ ________

INITIALS INITIALS
©2019AIRCRE. AllRightsReserved. LastEdited:9/10/20259:33AM OFA-20.30,Revised10-13-2022 Page10of11
BROKER
Kidder Mathews of California, Inc.

AƩn: Linda Lee, CCIM
Title: Executive Vice President
Address: 601 South Figueroa Street, Suite 2700
Los Angeles, California 90017
Phone: 626.873.1802
Fax:

Email: [email protected]
FederalID No.:

BrokerDRE License#: 01946490
AgentDRE License#: 01278768
Date:

BUYER
City of Monterey Park, a general law city
and municipal corporation
By:

NamePrinted: Inez Alvarez
Title: City Manager
Phone:

Fax:

Email:

APPROVEDASTOFORM:

By:

NamePrinted: Karl H. Berger
Title: City Attorney
Phone:

Fax:

Email:

Address:

FederalID No.:

27. Acceptance.

27.1 Seller acceptstheforegoing oﬀerto purchasetheProperty andhereby agreestosell theProperty toBuyeron theterms and condiƟons therein speciﬁed.

27.2 In consideraƟonofreal estatebrokerageservicerenderedby Brokers,Seller agreestopay Brokersa realestateBrokerage Feein asum equalto

4.5 %ofthe PurchasePrice tobedivided betweenthe Brokersasfollows: Seller'sBroker 2 %and Buyer'sBroker 2.5 %. This Agreementshall serveas anirrevocable instrucƟon toEscrow Holderto paysuchBrokerageFeeto Brokersoutof theproceeds accruingtothe accountof Sellerat the Closing.

27.3 Seller acknowledgesreceiptof acopy hereofandauthorizes Brokersto deliverasigned copyto Buyer.

NOTE:A PROPERTYINFORMATION SHEETISREQUIRED TOBE DELIVEREDTO BUYERBYSELLER UNDERTHIS AGREEMENT.

BROKER
CBD Investment Inc.

AƩn: Henry Liu
Title:

Address:

Phone:

Fax:

Email:

FederalID No.:

BrokerDRE License#: 01280398
Agent'sDRE License#: 01378289
Date:

SELLER
JRL, LLC, a California limited liability
company
By:

NamePrinted:

Title:

Phone:

Fax:

Email:

By:

NamePrinted:

Title:

Phone:

Fax:

Email:

Address:

FederalID No.:

Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 9/10/2025
Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929 9/13/2025
(626) 307-1497
[email protected]
[email protected]
213.236.0600

Page 45 of 213 ends

________ ________
________ ________

INITIALS INITIALS
©2019AIRCRE. AllRightsReserved. LastEdited:9/10/20259:33AM OFA-20.30,Revised10-13-2022 Page11of11
AIRCRE * hƩps://www.aircre.com * 213-687-8777 * [email protected] NOTICE: Nopart oftheseworks maybe reproducedin anyformwithout permissionin wriƟng.

Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929

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____________ ____________
Initial Initial

1 Addendum to
AIR CRE Standard Offer, Agreement and Escrow Instructions for Purchase of Real Estate (non-residential)
810 Monterey Pass Road
Monterey Park, California 91754

This Addendum (the “Addendum”) is made as of August 27, 2025, and is attached to and made a part thereof that certain AIR CRE Standard Offer, Agreement and Escrow Instructions for Purchase of Re al Estate (non-residential) dated August 27, 2025 (the “AIR Agreement”), by and between JRL, LLC, a California limited liability company (the “Seller”) and City of Monterey Park, a general law city and municipal corporation (the “Buyer”), with respect to the improved real property located at 810 Monterey Pass Road, Monterey Park, California 91754, as further defined in the AIR Agreement (the “Property”).

In the event of any inconsistencies between the terms of this Addendum and the terms of the AIR Agreement, the terms of this Addendum shall control. The AIR Agreement, as supplemented by this Addendum, is referred to herein as the “Agreement ”. Unless otherwise indicated in this Addendum, Paragraph references are to Paragraphs of the Agreement and defined terms (indicated with an initial capital letter) shall have the meaning set forth in the AIR Agreement.

28. Materials. Seller shall use all commercially reasonable efforts to provide the Materials, as defined within the PSA, in Seller’s possession to the Buyer during the Contingency term.

29. Closing. The balance of the Purchase Price, in excess of the Deposit, shall be deposited by Buyer into Escrow no later than one (1) business day prior to the Expected Closing Date which such Expected Closing Date shall be not later than seventy-five (75) days from the opening of Escrow.

30. Miscellaneous.

Prior to Closing, Seller shall (i) not enter into any agreement, obligation or lease with any tenant other than Buyer at the Property that will be binding on Buyer or the Property after the close of the Escrow account and (ii) not convey any interest in Property or subject the Property to any additional liens, encumbrances, covenants, conditions, easements, rights of way or similar matters which will not be eliminated prior to the Closing.

31. Form of AIR Agreement and Addendum . The Agreement , consisting of the AIR Agreement and this Addendum, is comprised of standard form documents and Broker makes no representations or warranties with respect to the adequacy of the Agreement for either Seller’s or Buyer’s particular purposes. Broker has, at the direction of Seller and/or Buyer, merely “filled in the blanks” and attached an appropriate Addendum based on prior discussions and/or correspondences of the Parties. By executing below, Seller and Buyer each acknowledge that the Agreement is delivered subject to the express condition that Broker have merely followed the instructions of the Parties in p reparing the Agreement, and the Brokers do not assume any responsibility for its adequacy, accuracy, completeness or form. Seller and Buyer acknowledge and understand that in providing the Agreement, Broker has acted to expedite this transaction on behalf of Seller and/or Buyer, and has functioned within the scope of professional ethics by doing so. Seller and Buyer are further advised that Broker is not qualified to provide Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929

Page 47 of 213 ends

____________ ____________
Initial Initial

2 legal or tax advice and hereby advise Seller and Buyer to have the Agreement reviewed by an attorney, tax professional and other applicable experts.

32. Counterparts. This Agreement may be executed in counterparts, each of which shall constitute an original, but all of which together shall constitute a single Agreement. The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page is attached to any other counterpart identical thereto except having additional signature pages executed by the other party. Signatures of this Agreement submitted via facsimile transmission or other electronic means (including but not limited to DocuSign, email or .pdf signatures) shall be deemed an original signature, valid and binding for all intents and purposes.

33. Title Policy . Seller shall pay for a CTLA title policy to be issued by California Title Company and Buyer shall be responsible for the cost of any survey or incremental increased cost for an ALTA policy.

34. Cancellation. Escrow may be cancelled by Buyer within sixty (60) days of the opening of the Escrow Account without penalty.

IN WITNESS WHEREOF, this Addendum is hereby executed as of the day and year first written above.

SELLER:

BUYER:

JRL, LLC, a California limited liability company

By:

Name:

Title:

City of Monterey Park, a general law city and
municipal corporation

By:

Name:

Title:

APPROVED AS TO FORM:

By:

Name: Karl H. Berger
Title: City Attorney

Docusign Envelope ID: E24E1982-FC82-4D2C-B131-83AF6654C863 Docusign Envelope ID: A0C4ACB7-418E-413F-8AA9-7D1E3149D929 City Manager
Inez Alvarez

Page 48 of 213 ends

________ ________
________ ________

INITIALS INITIALS
©2017AIRCRE. AllRightsReserved. LastEdited:11/20/20253:20PM APA-1.03,Revised10-22-2020 Page1of1
ThisAddendum is aƩached andmadepart ofthe above-referencedAgreement (saidAgreementand theAddendum are hereinaŌer collecƟvely referredto asthe "Agreement"). Inthe eventofany conﬂictbetween theprovisions ofthisAddendum andthe printedprovisionsof theAgreement, thisAddendumshall control.

SellerandBuyerherebyamendtheAgreementasfollows:

35.PurchasePrice.SellershallprovideacredittoBuyeruponcloseofescrowintheamountof$150,000.00.

36.SoilInspection(9.1(d)). BuyerherebywaivestheSoilInspectioncontingency.

37.GovernmentalApprovals(9.1(e)). GovernmentalApprovalscontingencydateisherebyextendedto5:00pmon December5,2025andcloseofescrowshalloccuronorbeforeDecember19,2025.

BUYER SELLER
CityofMontereyPark,agenerallawcityand JRL,LLC,aCalifornialimitedliabilitycompany municipalcorporation
By: By:

NamePrinted: InezAlvarez NamePrinted:

Title: CityManager Title:

Phone: 626.307.1497 Phone:

Email: [email protected] Email:

APPROVEDASTOFORM:

By:

NamePrinted: KarlH.Berger
Title: CityAttorney
Phone: 213.236.0600
Email: [email protected]

ADDENDUMTOTHE STANDARDOFFER,AGREEMENTAND ESCROWINSTRUCTIONS

FORPURCHASEOF REALESTATE
Date: November 20, 2025
ByandBetween
Buyer: City of Monterey Park, a general law city and municipal corporation Seller: JRL, LLC, a California limited liability company PropertyAddress: 810 Monterey Pass Road, Monterey Park, California 91754 (streetaddress, city,state, zip)
AIRCRE * hƩps://www.aircre.com * 213-687-8777 * [email protected] NOTICE: Nopart oftheseworks maybe reproducedin anyformwithout permissionin wriƟng.

Docusign Envelope ID: 1E627095-3485-4FF7-881A-779B9B83111B Docusign Envelope ID: 2A07A6F9-6168-49E4-8E6F-C17FFDEA83B3 Guoping Luo

Page 49 of 213 ends

.cusign Envelope lD: 1 8F580DC-E73A-4EE'1-81 85-69F1 0CA5279E CENTRAL ESCROW GROUP, INC.
515 West Garvey Avenue, Suite 118, Monterey Park, CA 9t754 office (6261 28A-fl00 Fax 16261 280-77t7

SUPPLEMENTAL ESCROW INSTRUCTIONS
TO: Central Escrow Group, Inc. Date: September 12,2025
Escrow Officer: Beatrice Wang
Escrow Number: CEGl12576-BW
CENTRAL ESCROW GROUP,INC.IS LICENSED AS AN ESCROW AGENT BY THE DEPARTMENT OF FINA.I{CIAL PROTECTION AND INNOVATION OF TIIE STATE OF CALIFORNIA,LICENSE # 96DBO-57I58.

I/We, the undersigned principals, hand Central Escrow Group, Inc. ("Escrow Holder"), a copy of the AIRCR CONTRACTS Standard Offer.

Apreement and Escrow Instructions For Purchase of Real Estate Dated August 27,2025, (hereinafter the '?urchase Agreement") which js incorporated herein by reference and shall serve as escrow instructions, if executed and legible. Escrow Holder's duties are limited to those paragraphs in the Purchase Agreement specifically outlining the duties Escrow Holder is obligated to perform. All other terms and conditions in the Purchase Agreement are between Buyer and Seller only, and Escrow Holder is not to be concerned with or liable for any obligations between the parties or their brokers or any other iterns in the Purchase Agreernent.

For clarification purposes, the following is restated from the Purchase Agreement:

Close of Escrow is to be Novembey 26,2025

TRANSACTION
Buyer has deposited with escrow
Buyer will deposit prior to Close of Escrow
TOTAL CONSIDERATION:

ADDITIONAL INSTRUCTIONS ATTACHED HERETO AND MADE A PART HEREOF My initiols below represent ,nv agreenent and acknotdedgnent ol the \@d{fiPl BUYERS rNtrrAL[ >K-
Page I
s
$
$
162,000.00
5,238,000.00
s-400-000-00
IAVe the undersigned will deliver to Escrow Holder any instruments or funds required for Escrow Holder to comply with these instructions, all of which Escrow Holder is authorized to use provided that on or before Ciose of Escro'iv, Escrow Holder is in a position to obtain a Policy of Title Insurance as required by Purchase Agreement, with the usuai title company exceptions and a liabiliry of at least the amount of the total consideration above, on the real property in the County of Los Angeles, State of Califomia described as follows:

LEGAL DESCRIPTION PER EXHIBIT *A'ATTACHED HERETO AND MADE A PART HEREOF.

SELLBR STATES PROPERTY ADDRESS IS: 810 Monterey Pass Road, Monterey Park, CA 91754 TITLE SHALL BE VESTED IN: CITY OF MONTEREY PARK A GENERAL LAW CITY AND MT]NICIPAL CORPORATION (Buyer shall provide Escrow Holder with complete vesting in escrow. Escrow Holder is instructed to correct the Grant Deed being delivered in the above numbered escrow to reflect the vesting designated by Buyer, over the notarized signature of Seller thereon' with no further authorization required.)
PROPERTY IS FREE FROI\{ ENCUI\{BRANCES EXCEPT:
l. Current General and Special County and City Taxes (if any) for the fiscal year including personal property taxes, if any, assessed against the former owner.

2. Covenants. conditions, restrictions, rights of way> easem€nts and the exception or reservation of minerals, oil" gas, water, carbons and hydrocarbons on or under said land, now ofrecord-
SELLERS ]NITIALS

Page 50 of 213 ends

/'cusign Envelope lD: 18F580DC-E73A-4EE1-8185-69F10CA5279E \-, Central Escrorv Group, Inc. Date: September 12, 2025 Escrow No.: CjiGI 12576-llw

3. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Chapter 3.5 (commencing with Section 75) of the Revenue and Taxation Code ofthe State ofCalifornia.

SUPPLEIVIENTAL ESCROW INSTRUCTIONST
CITY REQUIREMENTS: Parties hereto are aware that subject property may be located within a City that has requirements and./or ordinances regarding the sale and transfer of real property. Escrow Holder is herein instructed NOT TO TAKE ANY ACTION regarding same, unless handed further written instructions from Buyer and Seller herein. **ADDITIONAL ESCROW INSTRUCTIONS AND TERMS (*GENERAL PROVISIONS") ATTACHED HERETO ARE BY REFERENCE INCORPORATED IIEREIN AND MADE A PART HEREOF. THE UNDERSIGNED HEREBY ACKNOWLEDGE THEY HAVE RECEIVED AND READ THE "GENERAL PROVISIONS" AND APPROVE, ACCEPT AND AGREE TO BE BOI]ND TIIEREBY.
**INDEMNIFICATION: Parties herein agree to indemnify Escrow Officer, BEATRICE WANG, ("Escrow Ilolder") of CENTRAL ESCROW GROUP, INC. and CENTRAL ESCROW GROUP, INC. from and against any and all actions, claims, costs, damages, disbursements, expenses, judgements, liabilities, obligations, penalties and suits of any kind or nature whatsoever, including but not limited to attorney's fees which may or shall directly or indirectly arise from or incur by reason of any of the terms and provision stated in the Agreement and the General Provisions and./or the non-authentic document(s), or sigrrature(s) contained on any document(s) furnished to Escrow Holder from Buyer and Seller.

B{rvER(S)

CITY OFMONTEREY PARK, A GENERAL

LAW CITY AND MUNICIPAL CORPORATION
APPROVED AS TO FORM:
ru';'; kvryvby:

Manager
SELLER(S):

JRLLLC
By: GUO PING LUO, Manager
@cityattor""i
ADDIT]ONAL ]NSTRUCTIONS .{TTACITED HERETO AND I{ADE A PART HERf,OF My initials betow represent my ogreement ond acknowledgnent of thz f7f@Ff;Fl BUYERS INITIALI \K\--

Page 2 ends

SELLERS INiTIALS

Page 51 of 213 ends

I'' rcusign Envelope lD: 1 8F580DC-E73A-4EE1-8185-69F1 0CA5279E

1. Terms and Subiect Headings: In these escrow instructions, the terms'!ou", ']our", and "Escrow Holder" shall mean CENTRAL ESCROW GROUP, INC., wherever the context requires, the masculine gender includes the feminine and/or neuter and the singular number includes the plural.

2. Opening of Escrow:

A. Your dury to act as escrow holder sball not commence until *lese instructions signed by all parties are received by Escrow Holder.

Until such time either party may unilaterally cancel by written request delivered to Escrow Holder, a party may withdraw funds and./or documents deposited by that party, except as expressly limited by an Offer to Purchase- Deposit Receipt, C-A.R. Form, or any other Purchase Agreement between the parties received by Escrow Holder.

B. These Supplemental Escrow Instructions and General Provisions may be executed in counterparts, each of which shall be deemed an original regardless of the date of this execution and delivery. All such cormterparts together shall constitute one and same document. Any and all further escrow instructions, amendments or supplements shall also be govemed by the terms and conditions of these Supplemental Escrow Instmctions and General Provisions, except as may be amended or modified by rhe written mutual agreement of the parties and Escrow Holder.

3. C,$hilictq, ivi*h Pqliforni$ R€sid€utiat Purcha$€ Aglgj$qgl*4nd Joint f,scrorv llsfruetibm: The parties agree that the escrow inStructions in the California Residential Purchase Agreernent and Joint Escrow tnstructions, like all other instructions in this escrow lransaction, are govemed by and superseded by these general provisions. The parties agree to execute supplemental instructions confirming their agreement to any additional terms and conditions of Escrow Holder, including these general provisions, and authorize Escrow Holder to resign from processing this escrow transaction ifmutual agreement cannot be reached between the parties and Escrow Holder relative to the terms of conditions of Escrow Holder's duty

4. Resoonsibilitv of Escrow Ilolder:

A. AII parties agree that your rights and liabilify in this transaction is as an escrow holder, and no other legal relationship is created.

You are an escrow holder only on the express terms of these instructions. You have no duty or responsibility to noti$ me or any other parfy related to this escrow of any sale, resale, loan, exchange or other transaction involving any property herein described or ofany profit realized by any person, firm, corporation or parties (broker, agent) to this or any other escrow, regardless ofthe fact that such transaction(s) may be handled by you in this escrow or in another escrow. You shall not be required to take any action in connection with the collection, maturity or apparent outlaw of any obligations deposited in this escrow, unless otherwise instructed.

B. Escrow Holder's duties hereunder shall be limited to the safekeeping of such money and documents received by you as escrow holder and for the disposition of same in accordance with the written instructions accepted by Escrow Holder in this escrow.

Escrow Holder shall not be liable for any damages, losses, costs or expenses incurred by any party in the handling and processing of escrow as a result of any act or failure to act made or omitted in good faith or for any action taken that Escrow Holder shall in good faith believe to be genuine. '
C. NOTWITHSTANDING ANY PROVISIONS TO THE CONTRARY IN THE PURCHASE AGREEMENT, ESCROW INSTRUCTIONS, AIVIENDMENTS, OR LENDER INSTRUCTIONS; ESCROW HOLDER DoEs NOT VERIFY SIGNATURES OR I].N/ESTIGATE WHETHER THERE IS FALSE IMPERSONATION, FORGERY, OR FRAUD ON DOCUMENTS DEPOSITED INTO THIS ESCROW BY THE PARTIES OR THEIR AGENTS.

D- ESCROW HOLDER IS NOT LIABLE OR RESPONSIBLE IN A]'TY MANNER FOR THE SUFFICIENCY OR CORRECTNESS AS TO FORM, CONTENT, MANNER OF EXECUTION, OR VALIDITY OF ANY DOCUMENTS; OR AS TO THE IDENTITY, AUTHORITY, CAPACITY OR RIGHTS OF ANY PERSON EXECUTING THE SAME WHICH ARE DEPOS]TED INTO ESCROW. ESCROW HOLDER IS NOT L]ABLE OR RESPONSIBLE FOR A]'ry LOSS THAT MAY OCCUR BY

REASON OF FORGERIES, FRAUD OR FALSE REPRESENTATIONS MADE BY OR INVOLVING THIRD PARTIES, A PRINCIPAL'S AGENTS, OR PRII\,ICPAL TO THIS ESCROW. IF A PARTY OR LENDER DESIRES THAT ESCROW HOLDER \IERIFY ANY S]GNATURE(S) ON INSTRUCTIONS, CHECKS, LOAN DOCUMENTS, OR OTHER ITEMS A

SEPARATE WRITTEN ESCROW INSTRUCTION MUST BE ENTERED INTO THAT SPECIFICALLY EVIDENCES

ESCROW HOLDERS EXPRESS AGREEMENT TO UNDERTAKE SUCH RESPONSIBILITY, UPON THE PAYMENT OF AN ADDITIONAL FEE.

E. Escrow HoJdelis authorized and directed to deposit any and all funds received in this escrow in an "Escrow Trust Account" with any state or national bank in the name of Escrow Holder with other escrow funds pending the completion of this escrow. UNLESS OTHERW]SE AGREED IN WRITING, EACH PARTY UNDERSTANDS THAT THE ESCROW TRUST ACCOUNT IS NON- INTEREST BEARING. NO FINANCIAL OR OTHER BENEFITS WILL BE EARNED BY OR PROVIDED TO ANY OF THE PARTIES WITH RESPECT TO SUCH FLN.{DS; NOTWITHSTANDING" ESCROW HOLDER AND ITS AFFILIATES MAY ADDITIONAL INSTRUCTIONS ATTACHED HERf,TO AND IIADE A PART HEREOF My initials be!ow reptesent my ogrcement and acknowledgnent of the fgtzp\$t SELLERS INITIALS BU}TRS INITIAL{ S

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'cusign Envelope lD: 1 8F580DC-E73A-4EE1-8185-69F10CA5279E

RECEIVE DIRECT OR INDIRECT FINANCIAL AND OTHER BENEFITS FROM THE DEPOSITORY WITH RESPECT TO SUCH FTINDS. THESE BENEF]TS SHALL BE TREATED AS ADDITIONAL CO]VIPENSATION TO ESCROW HOLDER FOR ITS SERVICES IN THIS TRANSACTION.

F. AII panies depositing funds in connection with this escrow are hereby notified that the funds so deposited are insured by the bank only to the limits provided by the Federal Deposit Insurance Corporation.

G. If it is necessary, proper or convenient for the consummation of this escrow, you are authorized to deposit or have deposited funds or documents, or both, handed you under these escrow instructions with any duly authorized sub-escrow holder, including, but not Iimited to, any bank, trust company, title company, savings and loan association, or licensed escrow agent, subject to your order at or before Close of Escrow in connection with closing this escrow- Any zuch deposit shall be deemed a deposit under the meaning of these escrow instructions.

5. Tir-ne Is Of The Essence In These Instructions: If the date by which a Buyer's or Seller's performance is due is other than your regular business day, such performance shall be due on your next succeeding business day. in the event that the conditions ofthis escrow have not been complied with at the expiration ofrhe time provided for herein, or any extension thereoi you are nevertheless instructed to complete the same at the earliest possible date thereafter, unless a party makes written demand upon you for cancellation and the return of the money and/or instruments deposited. If written demand to cancel is received, at your sole discretion, you may stop and withhold all fi.rther proceedings in this escrow without liability for interest on funds held or for damages, until a satisfactory mutual cancellation instructions signed by all parties are deposited into this escrow or the demand is withdrawn by the party or by further mutual instructions in a form satisfactory to Escrow Holder.

6. Prorating Authorization: Escrow Holder will make all prorations and adjustments on the basis of a thirty (30) day month, unless otherwise instructed in writing. The "Close of Escrow" with reference to said prorations and adjustments used in this escrow means the date on which documents are recorded, unless otherwise specified in writing.

7. Propertv Tax Proration: Escrow Holder will prorate real property taxes based upon tax figures provided by the title company in this transaction, without liability to Escrow Holder as to their correctness- Buyer is aware that the properry will be reassessed upon change of ownership. The County Tax Assessor may issue srpplemental tax bills for more than the amount used for prorating purposes, or in the event there has been an overpayment, the overpayment amount may not be refunded, but may instead be held for a subsequent credit against the payment of future taxes on the properry. Buyer and Seller hereby agree that any overpayment or underpayment of taxes shall be adjusted by and between the Buyer and Selier outside of escrow. TAX BILLS ISSUED AFTER CLOSE OF ESCROW SHALL BE HANDLED BETWEEN BUYER AND SELLER OUTSIDE OF ESCROW. Escrow Holder is hereby released from responsibility or liability of any kind arising out of any such overpayment or underpayment of taxes, which shall swvive the Close of Escrow.

8. Preliminary Change of Ownership Report: Section 480-3 of the Revenue and Taxation Code requires that a "Preliminary Change of Ownership Report" be completed and certified by Buyer and filed concurrently with the Deed or other documents that reflect a change of ownership in real property. The Buyer herein agrees to complete and sign said report and deliver same to Escrow Holder for filing.

Escrow Holder shall forward same to the titie company for submission to the Recorder's Office at the Close of Escrow. Buyer understands and acknowledges that the County Recorder's Office will charge an additional non-refundable fee of twenty Dollars ($20.00) should the fully completedlcertified report not accompany the conveyance document or be rejected. In addition to this fee, there may be additional expenses incurred by Buyer outside of escrow or after the Close of Escrow as a result of Buyer's failure to file a fully completed/certified report. Buyer authorizes Escrow Holder to debit the Buyer's account for said twenty Dollars ($20.00) prior to the Close of Escrow in the event the change of ownership statement is not deposited with Escrow Holder as provided for herein. Buyer is responsible for completing and returning any Change of Ownership Report required by the Office of the County Assessor after the Close of Escrow and shall be exclusively responsible for any penalty or reassessment tax imposed by the Office of the County Assessor for Buyer's failure to retum any Change of Ownership R€port to the Office of the County Assessor. g. Foreign Investment In Real Property Act - FIRPTA * Withhotding: The sale of a U.S. real properry interest by a foreign person is subject to the Foreign Investment in Real Property Tax Act of 1980 (FIRPTA) income tax withholding. Persons purchasing U-S. real propefy interests from foreign persons, certain purchasers'agents, and settlement officers are required to withhold ten percent (10%) or fifteen percent (15%) of the amount realized. Withholding is intended to ensure U.S. taxation of gains realized on disposition of zuch interests. The Buyer shall remain the withholding agent notwithstanding any act by the Escrow Holder. The Buyer must find out if Seller is a foreign person. If Seller is a foreign person and Buyer fails to withhold, the Buyer may be beld liable for the tax.

Seller and Buyer agree to execute and deliver to Escrow Holder any insrrument, affidavit and statement or to perform any act reasonably necessary to carry out the provisions of FIRPTA and regulations promulgated there under. Seller herein certifies under penalty of perjury, that the information provided on said form is true, correct and complete. Buyer and Seller hereby agree to hold Escrow Holder harmless and indemniff Escrow'Holder regarding compliance with this instruction.

Tax With L^l f,:-
^
a T DrDrn a lT^{G^^d^- T^ D,,.'^- A -,f Q^ll^- I}^---'li-^ 'f-- Wi1l"l"^LIi-- I)-^"i---a-tc rlf California On The Sale Of Real Prooertv: Certain Sellers may be exempt from withholding. Each Party must seek independent tax advice from a professional. Califomia Revenue and Taxation Code Section 18662 (as amended) requires prepayment of income tax by withholding of three and one+hird percent (3-l/3%) on the total sales price on real property for individuals and non-individual sellers of real property, whether resident or non-resident. Alternatively, a Seller may elect ro withhold on the gain on the sale and based on the ADDITIONAL INSTRUCTIONS ATT.{CHED HERETO AND ]VIADE A PART HEREOF My initiols below repr€sent my ogreenen! and acknowledgment ofthe foftSolnqal SELLERS INITIALS BUYERS IN]T]ALd \R
\__-'__t_

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10-

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- rcusign Envelope lD: 18F580DC-E73A-4EE1-8185-69F10CA5279E applicable withholding rates effective at the Close of Escrow. For more information, Buyers and Sellers should refer to Form 593, Real Estate Withholding Certificate and Computation of Estimated Gain or Loss from the California Franchise Tax Board.

Withholding is also required for real estate foreclosures and short sale transactions unless any exemptions certified on Form 593 apply or the sale qualifies under the automatic exclusions. For more information on real estate foreclosures and short sale transactions, refer to Publication 1016, Real Estate Withholding Guidelines by the Califomia Franchise Tax Board- Any further questions regarding Withholding Requirements for Sale of Califomia Real Estate may be answered at rvww.ftb.ca.gov or by seeking independent professional tax advice.

The parties acknowledge that Escrow Holder is under no duty to take action regarding u.ithholding without further mutual rvritten instructions of buyer and seller in a form satisfactory to Escrow Holder, together with the completion of Franchise Tax Board forms.

Section 18662 of California Revenue and Taxation Code (as amended) requires a BUYER of real property to withhold if the Seller's exemption is not met. If withholding is not made Buyer may become subjecr to a penalty in the amount equal to the greater of ten perc€nt (10%) of the amount required to be withheld or five hundred dollars ($500.00). For additional information, contact:

FRANCHISE TAX BOARD. WITHHOLD AT SOURCE UNIT, P.O. BOX 6sl, SACRAMENTO, CA 9s812-0651, PHONE: (916) 845-4900 OR Toll Free AT (888) 7924900. Seller and Buyer hereby agree to comply with Section 18662 of California Revenue and Taxation Code (as amended), and Seller shall cause to be deposited into escrow such forms that maybe necessary for the parties hereto to be in compliance with said tax code (as amended). The panies agree to hold Escrow Holder harmless and indemnifu Escrow Holder for complying with any CAL-FIRPTA instruction or any third-party ciaims that may arise.

11. Tax Reportineil099: As a condition to Escrow Holder's agreement to process this transaction, certain information must be provided by &e SellerslTransferors to the Escrow Holder before the date of closing. Under the Tax Reform Act, Internal Revenue Service Code Seaion 60a5(e), Escrow Holder will report the gross proceeds ofan ownership interest in reportable real estate to the Internal Revenue Service ("IRS"). The Seller/Transferor is required by law to furnish a correct Taxpayer Identification Number ("TIN) or Social Security Number to Escrow Holder. The SellerlTransferor is aware that the failure to do so may subject the Seller/Transferor to civil or criminal penalties. Each Seller/Transferor must provide a permanent address to which the Escrow Holder can mail the IRS Form 1099-5 following the Close of Escrow-
In the event there is more than one Seller/Transferor, any allocation ofthe gross proceeds from the within transaction must be received by Escrow Holder prior to the date of closing. If Escrow Holder fails to receive a complete allocation or receives no allocation as to any Seller/Transferor, Escrow Holder must report the entire unallocated gross proceeds to that Seiler/Transferor. If conflicting allocations are received, Escrow Holder must Report the entire gross proceeds on each SellerlTransferor's 1099-5 Form to the IRS.

Sellers/Transferors' who are married or domestic partners on the closing date and who hold title to the subject property as tenants in common, joint tenancy or community prop€fy are treated for reporting purposes as a single Sellerflransferor.

12. Allocation of Costs: Escrow Holder is instructed to debit Buyer and Seller in accordance with Purchase Agreement and pay relevant bills as presented at the Close of Escrow. Escrow Holder shall not be responsible for paying bills received after Close of Escrow, and Buyer and Seller hereby release Escrow Holder from any liability or responsibility in connection therewith. All parties agree to pay esqrow fees and charges, including messenger fees, overnight delivery charges, recording fees, charges for evidence of title, and handling and notary fees, if applicable, whether at cancellation or Close of Escrow. Escrow Holder is authorized to release funds, if applicable, from money on deposit to pay for any credit report, appraisal, City Report, lender, or association statement, demand, transfer fees_or documents which may be required to be paid in advance of closing. Funds released prior to the Close of Escrow are non- refundable regardless of the consummation of this escrow. If not provided for in the Purchase Agleement, the Ownels Title Insurance premium will be charged to Seller and the ALTA Lender's Policy, if applicable, will be charged to Buyer at Close of Escrow, and all other closing costs are to be cbarged pursuant to the Purchase Agreement- Unless otherwise instructed, Escrow Holder will debit the Seller for any transfer tax that may be imposed by atry City or County in which the subject property of this escrow is located and is authodzed to pay any bonds, assessments, tixes, or any lien ofrecords, including any prepayment penalties, ifany, to transfer title to Buyer as called for in this escrorv-

13. Authorization to Send Docurnentation: Unless otherwise instructed, the Buye(s) and Selle(s) hereby authorize Escrow Holder to release estimated closing statements, executed escrow instructions, amendments, and final closing statement or consolidated Settlement Statement to any new lender or "short-pay" lender necessary to close the escrow. This authorization shall pertain to the documentation set forth above only. Escrow Holder may fumish a copy of these instructions, amendments, notice of cancellation, title reports, estimated and final closing statements to any real estate broker, Iender or title company, referenced in this escrow, prior to Close of Escrow

14. Personal Propertv: Any Personal Property the subject of this transaction (except Mobile homes) is exclusively between the parties and of no concem to Escrow Holder. Escrow Holder shall conduct no lien or title search of personal property regarding the sale or transfer of any personal properry through this escrow. Should the parties desire that you conduct a lien or title search of personal property, the parties or lender requesting the same shall enter into a separate and specific uritten agreement which evidences Escrow Holder's agreement to undertake zuch responsibility upon the payment of additional fees.

1.5. Beneficiarv StaternendPav off Demands: Escrow Holder is not responsible for the contents or accurzrcy of any beneficiary demands, beneficiary statements, or pay off demands delivered to you by the existing lien holders or homeowner associations. Escrorv Holder is

ADDITTONAL INSTRUCTTONS ATTACHED HERETO AND MADE A PART HEREOF My- initinls balow represent my agreenent and acknowledgmenr of fie foyga}d#jal BUYERS INITIALd \R\*

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SELLERS INITIALS

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/ Docusign Envelope lD: 18F580DC-E73A-4EE1-8'185-69F10CA5279E not required to submit any such beneficiary statements and/or demand to the pafiies for approval before the Close of Escrow unless expressly instructed to do so in writing. Should the parties desire to pre-approve any such beneficiary statement and/or demand, the parties requesting the same shall deliver separate and specific written escrow instructions to Escrow Holder. The Parties and lender are aware the title company utilized for obtaining a Title Insurance Policy will also be utilized in this transaction as a sub-escrow holder; and shall be charged with the exclusive duty of making the payment of any taxes. beneficiary or payoff demands; and obtain a full or partial reconveyance of any liens or encumbrances paid through this escrow to piace title of the property in the manner provided for in any Iender's instructions or other escrow instructions- Seller is aware that interest on existing loans is paid in arrears, and tlat their account will be charged interest on the payoffs of existing loans until the lender receives the payoff funds from the title company after the Close of Escrow. The parties expressly indemnify and hold you harmless against third-party claims for any fees, costs or expenses where you have acted in good faith, with reasonable care and prudence and./or in compliance with these escrow instructions. 16- Titlelnsurance:

A. You are instructed to open a title order for title insurance to the subject real property in the condition identified in the Purchase Agreement or Escrow Instructions by the parties. However, you are not required to submit any title report issued or documents described in any title report in connection with this escrow to any party or agent unless directed to do so in writing. You may, however, do so without incurring liability to any parry for such submission. You are hereby authorized to submit such report to any proposed lender, and are authorized to deliver assurances oftitie, and insurance policies, ifany, to hold or for senior encumbrances or order, or ifthere are no.encumbrances, then to Buyer or his order.

B. The parties authorize the recording of any instrument delivered &rough this escrow if necessary or proper for the issuance of the required policy of title insurance or for the closing of this escrow. Funds, instructions or instruments received in this escrow may be delivered to, or deposited with any title insurance company or title company to comply with the terms and conditions of this escrow.

Recording fees shall be charged to the account ofthe benefited party.

C. Buyer and Seller authorize and instruct Escrow Holder to utilize the legal description deposited into escrow or provided by the title insurance company in this transaction for the preparation of any deed or ottrer documentation necessary to close this transaction.

Escrow Holder has no duty to investigate and does not guarantee the accuracy ofsaid Iegal description and is released ofany and all liability, responsibility and is held harmless in connection thereto.

17. Final Funds: Pursuant to the "Good Funds" legislation, Assembly Bill 512 (AB 512) effective January 1, 1990, the parties hereto are made aware that closing funds to be deposited by Buyer, Seller and/or lender as a condition of escrow must be CLEARED prior to recordation (Ciose of Escrow). Escrow Holder will require deposit of final funds EIVE (5) business days prior to the Close of Escrow if funds are deposited in ttre form of a Cashier's Check, or TWO (2) business days prior to the Close of Escrow, if funds are deposited by Wire Transfer. All final funds due to close escrolv in EXCESS OF ONE HIINDRED TIIOUSAND DOLLARS ($100,000.00) MUST BE WIRE TRANSFERRED. Final funds must be issued or wired by a U. S. bank or savings and loan association located in the State of Califomia. Buyer's deposit of linal firnds with Escrow Holder sball be deemed satisfactiou and removal of all contingencies, terms and conditions and approval of the loan documents, terms and conditions. Buyer's deposit of final frrnds shall also serre as Buyer's autborization and instructions to Escrow Holder to close the escrow at tbe earliest possible date.

Escrow Holder may, in its sole discretion, require Buyer andlor Seller to deposit additional funds into escrow (a "pad') to cover expenses in excess of those originally estimated. The unused portion of any such '!ad" shall be refunded to Buyer and/or Seller after closing.

18. New. f,qaqsr
A. After receipt of Buyer's final funds, Escrow Holder may request Buyer's new lender (if any) to fund the new loan proceeds one business day prior to Close of Escrow. Buyer is aware that interest on any new loan fi:nded in connection with this escrow will accru€ fiom the'date of lender's funding and that there may be a delay betr,yeen the funding date and recording datc due to the recording schedule of the Recorder's office or the hold placed on certain depotits because of the above-iet-ereirced "Good Funds" legislation. Escrow Holder shall have no liability for the payment of interest on any loan or for the early funding by the lender or any delay caused by the lender's failure to timely fund or based on the date of distribution of funds at Close of Escrow.

B. Escrow Holder is not to be responsible or concerned in any way with the terms of any new loan or the content of any loan documents in connection with this escrow. Escrow Holder's duties are limited to receiving loan documents into the escrow file, transmitting the loan documents for execution and transmitting the executed loan documents to lender for review and approval. The parties understand and agree that Escrow Holder does not interpret or explain loan documents, nor is Escrow Holder involved or concemed with the underwriting, disclosures, approval and processing of any loan or the contents and effects of loan documents prepared by a lender.

C. The parties understand that Escrow Holder is only a settlement agent, not a "creditor" regarding new loans, therefore Escrow Holder hasnodutyof disclosureunderTILA,RESPA, oTHOEPA(15U.S.C. i635(a), 15U.S.C. 1638(a),15U.S.C. 1639(aXl))regarding any loans. Any questions regarding the loan terms- documents or disclosures are to be directed to the loan broker or lender of the party. Escrow Holder is completing the Settlement Statement in this transaction in reliance on the information provided to Escrow Holder by the loan brokers or lender and this information is not verified by Escrow Holder. Escrow Holder shall not be liable or responsible for any inaccuracies regarding loan estimates or the actual ioan terms "'"'1;?*:,1T;1YT:::tri:X":X:::::il!rr:",,,1i?s,inT'"'
I "-l\SELLERS INITIALS BUYERS ]NiTIAL$
-K

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Docusign Envelope lD: 1 8F580DC-E73A-4EE'1-81 85-6SF1 0CA5279E D. Escrow' Holder is irrevocably instructed to comply only with the portion of any lender's instrucrions pertaining to usual escrow functions under Califomia law. Escrow Holder is not required or responsible in any way for rnaking disclosures, warranring any facts, or ensuring for the lender any secondary sales transaction, purcbase, guarantee by FHA, VA, PMI or loan is purchased by investors, Escrow Holder shall not be required to perform title functions or performing lender's notice, regulatory or underwriting responsibilities under California or Federal law. Escrow Holder is authorized and instructed to forward lender's instnrctions regarding title, recording functions, and payment of encumbrances to the title company in this transaction for performance by title company in its capacity as insurer, recorder, abstractor of title and/or zub-escrow. NOTWITHSTANDING ANY OTHER

DOCUMENTS OR INSTRUCTIONS SUBMITTED TO ESCROW HOLDER, WHETHER OR NOT SIGNED BY ESCROW HOLDER. THE ESCROW HOLDER HAS NO DUTY OR OBLiGATION TO RETMBURSE ANy BUYER(Sy BORROWER(Sy

BROKER(S) OR LENDER(S) ANY SUM OR TO PURCHASE AITY LOAN, NOTE, DEED OR DEBT RELATING TO THIS ESCROW TRANSACTION.

E. Escrow Holder shall not be responsible in any way w'hatsoever nor are you to be concemed with any question of usury in any loan or encumbrance, whether new or of record, which may arise during the processing of this escrow.

F. RESPA RULE: Buyer and Seller hereby authorize and instruct Escrow Holder to debit Buyer for lhe Owner's title insurance premium and other charges if required by Buyer's lender in order to comply with the Real Estate Settlement Procedures Act.

Escrow Holder is further instructed to debit Seller and credit Buyer as reimbursement for any such costs and charges which were to be paid by Seller as per the Purchase Agreement.

19. Propertvlnsurance:

A. It is Buyer's obligation to ensure that any new or assigned property hazard insurance policy regarding the real or personal property in this escrow fully complies with the lenders requirements regarding amount of coverage, terms, payee(s), insured, etc., and that the evidence of hazard insurance is timely deposited with Escrow Holder. Escrow Holder is hereby instructed to pay from Buyer's account the first year's premium at the Close of Escrow to Buyer's chosen insurance agent and may forward a copy of any evidence of an insurance policy to any lender, if requested. Escrow Holder shall have no duty or responsibility regarding hazard insurance, except to forward the first year's premium, or evidence ofpayment, and the evidence ofbuyer obtaining insurance to the lender- It is Buyer's or lender's exclusive duty to verifo the policy ofinsurance provides adequate coveftrge for Buyer's and lender's needs and are obligated to ensure the policy of inzurance is issued and remains in effect after the Close of Escrow.

B. HOA Insurance (if applicable): Escrow Holder is authorized and instructed to debit funds deposited by Buyer for payment of any fee assessed by the Master Insurance Agent of the HOA for issuance of their Certificate. Buyer has satisfied himself of the existence of the master insurance coverage of the HOA and understands that this coverage is limited. Buyer is advised to fully investigate the extent and scope ofits coverage and obtain any additional or supplemental coverage outside of escrow. Escrow Holder is not to be concerned nor heid liable or responsible in connection therewith.

C- ALL CASH (if applicable): It is Buyer's exclusive duty to obtain adequate hazard inzurance coverage on the property that is the subject ofthis escrow. Buyer has the option ofpaying any hazard insurance premium through escrow. In the event Buyer exercises said option, Buyer shall in writing designate the insurance agent to be used and thereafter deposit sufficient funds into escrow for tbe first year premium prior to Close of Escrow-

20. No Disclosure! or Warranties:

A. The parties acknowledge that depending on the type (Commercial or Residential) and location (City) of real property involved in this escrow, there may be disclosure(s) as well as civil ordinance requirement(s) that would affect the transfer of the real properfy.

Escrow Holder urges both parties to seek appropriate counsel from an attomey or licensed real estate broker to ascertain what disclosures, certificates and./or civil ordinances, if any, need to be complied with prior to the Close of Escrow, and outside of the escrow between the parties. The parties' signature upon these instruction shall be deemed evidence to the Escrow Holder that the parties have obtained independent counsel, are aware of any disclosures/civii ordinance requirements and will comply with same outside of this escrow. Unless otherwise instrucled in writing to the contrary withjn the body of the Escrow Instructions, Escrow Holder has no responsibility or liability in connection with any such disclosures or requirements.

B. Escrow Holder is not responsible or liable for the validity. regularity or sufficiency of municipal residential property reports, or retro-fit standards to be complied with upon the transfer ofreal proferty. You are instructed to forward request for Residential Property Report or Certificate of Compliance as handed Io you to the appropriate governmental agency. You are to charge Seller with any fee to file such document, unless otherwise instructed. You are not to be responsible or liable for the content or timeliness ofthe response of any govemmental agency.

C. Escrow Holder is not responsible or concemed with the giving of any disclosures except as expressly required by Federal or State law to be given by an escrow agent. You have no responsibility or concern with the effect of zoning ordinances, land division regulations, homeowner associations or building restrictions, covenants. conditions, or restrictions (CCRs) which may pertain to or affect the land or improvements that are the subject of this escrow. The parties must satisfo themselves outside of escrow that the transaction covered by this escrow is not in violation oftbe Subdivision Map Act or any other law regulating land sub-division, CCR or homeowners association rule; and you as Escrow Holder have no responsibility or liability in connection therewith, and are ^""':l?ffi ,:T;}Y#:T,',:tr;:::::::m7iil:,x".,'*;HiiT*'I t\

SELLERS INITIALS
-
BUYERS ]NITIAL{ \Kg_

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Docusign Envelope lD: 1 8F580DC-E73A-4EE1 -81 B5-69F1 0CA5279E not to be concemed with the enforcement of said law. The parties' signatures on this instruction shall be deemed evidence that they are each aware ofany such requirements.

D. The parties agree that Escrow Holder is not responsible for requesting information and/or demands fiom any Homeowners Association, Home Protection Plan Provider, or Natural Hazard Dsclosure Provider, unless expressly requested by the parties. 2I . Property Condition: Escrow Holder makes no physical examination or inspection of any real or personal property described in these instructions or in any instrument or document deposited herewith. Escrow Holder accepts no agency or duty, and none may be implied in any manner under California Civil Code $1102.11, any other statute or authority, or written agreement for making or giving any disclosures under the Transfer ofResidential Property. The parties hereby expressly acknorvledge that Escrow Holder has no duty or Iiability whatsoever for the physical condition or habitability of any property the subject ofthis escrow

22. Disbursenrents: All disbursements shall be made by check ofyour company on said account; and all parties acknowledge and agree that Escrow Holder shall charge a twenty dollar ($20.00) fee to any party requesting a duplicate check for any reason. All documents and funds due to respective parties herein shall be by United States mail to their addresses provided 1o Escrow Holder, unless otherwise instructed. The parties acknowledge that Escrow Holder has no control over or liability regarding a bank's timely processing or receipt ofany disbursement made by check or wire transfer pursuant to a party's instruction. It shail be the party's duty to provide correct rvire instructions to Escrow Holder, who shall not be obligated to confirm account's beneficiary. Escrow Holder is not responsible or liable for any act by a third-party, or any injury caused by delays or rejection ofwire fransfers due to the routing or account numbers, or for any loss due to an incorrect payee on any account that Escrow Holder is directed to wire funds into.

23. AssignmentgfP{oceeds: Ifthepartiestothisescrowunilaterallyassignorordertheproceedsof thisescrowtobepaidtootherthan the original parties to this escrow, such assignment or order is subordinated to the expenses ofthis escrow, liens ofrecord on the subject property, and payments directed to be made by original parties together- The parties understand and agree that zuch assignment of proceeds is zubject to the approval of any lender. If the result of such assigtment or order would be to leave the escrow without sufficient funds to close, then you are directed to close nevertheless, and pay such assignments or orders out ofthe net proceeds due except for such assignments or orders, and to pay them in the order in which such assignment or orders are received by you. If any assignment or transfer of interest is by operation of law, with or without the approval or consent of any or all of the parties hereto, you shall retain the right to deduct any and all escrow costs, fees and expenses provided for herein or under your current fee schedule from said assigred or transferred firnds, properties or rights.

24. Dishonored Checks: If any check submitted to eserow is dishonored upon presentment for payment, Escrow Holder is authorized to notifr all parties, their respective agents or any other person or entity Escrow Holder deerns in its sole discretion necessaD/ to notiry of such nonpayrnent. The parties shall reimburse Escrow Holder for any costs or expenses in connection therewith. THE SELLER'S EXCLUSIVE LEGAL OR EQUITABLE REMEDY FOR ANY INruRY FROM THE DISHONORING OF ANY CHECK OR FLINDS FROM BUYER SHALL LIE ONLY AGAINST BUYER AND NOT ESCROW HOLDER.

25. Reimbursement of Funds: If Escrow Holder disburses more funds to or for the benefit of any party than they are entitled to receive, or the escrow has a shortage to or for the benefit of any party, that benefitting party agrees to repay Escrow Holder the amount of the overpalrnent or shortage within five days of its demand, after which interest shall accrue at the rate of ten percent (10%) per annum. ln the event ofany failure to pay fees, costs or expenses due hereunder, on Escrow Holder's demand the parties agree to pay a reasonable fee for any attomey services which may be required to collect such fees, costs, or expenses, in addition to any other fees and costs as the court may otherwise determine.

26. Document Retention: The parties acknowledge, consent and expressly authorize the Escrow Holder to convert, store, or otherwise maintain any original documents (including executed purchase agreements) or copy thereof submitted or otherwise provided to Escrow Holder in an electronic format or medium for all purposes- Upon Escrow Holder's transfer of any document into an electronic format, it is expressly authorized without any liability to destroy the original paper documents submitted or otherwise provided to Escrow Holder.

The parties to these Escrow instnrctions authorize Escrow Holder to destroy these instructions and all other instructions, documents and electronic records of this escrow at any time after five (5) years from the Close of Escrow, cancellation, or date of the last activity without liability and without further notice to the parties. The parties further acknowledge and agree that Escrow Holder shall be entitled to charge a document retrieval fee to any party requesting access to an original document that is in storage in accordance with your schedule offees and charges.

27. Choice of Law and Limitations: These instructions are to be construed and interpreted according to California Law. NO ACTION SEALL LIE AGAINST ESCROW HOLDER FOR AT.IY CLAIM, LOSS, LIABILITY OR ALLEGED CAUSE OF ACTION OF AI.IY KIND OR NATURE WHATSOEVER, HOWEVER CAUSED OR OCCURRED, UNDER THIS ESCROW OR IN

CONNECTION WITH THE HANDLING OR PROCESSING OF THIS ESCROW,IINLESS BROUGITT WITIIIN TWELVE (12) MONTHS AFTER THE CLOSE OF ESCROW OR AI.iY CANCELLATION OR TERNIINATION OF ESCROW FOR AI{Y REASON WHATS OEVER.

28. No Leqal. Financial or Tax Advice: THE PARTIES ACKNOWLEDGE AND UNDERSTAND THAT ESCROW HOLDER IS NOT AUTHOzuZED TO PRACTICE LAW NOR DOES IT GIVE FINANCIAL ADVICE. THE PARTIES ARE ADVISED TO SEEK

LEGAL AND FINANCIAL COLINSEL AND ADVICE CONCERNING THE EFFECT OF THE PURCHASE AGREEMENT, THESE

ESCROW INSTRUCTIONS AND GENERAL PROVISIONS, ANY LOAN DOCUMENTS OR OTHER FINANCIAL/TAX """'1,?),*iJlly:;:,:),'ffi )*:"?:2:T,""::Em?;*ru#l'"'I-l) SELLERS INITIALS BUYERS IN]TIALq *X

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Docusign Envelope lD: 1 8F580DC-E73A-4EEl -8'1 B5-69F1 0CA5279E DOCUMENTS OR CONSEQUENCES. THE PARTIES ACKNOWLEDGE THAT NO REPRESENTATIONS ARE \IADE BY

ESCROW HOLDER AND NO RELIANCE PLACED ON THE LEGAL SUFFICIENCY, LEGAL CONSEQUENCES, FTNANCIAL EFFECTS OR TAX CONSEQUENCES OF ANYTHING WITHIN THIS ESCROW TRANSACTION.

29. \Vitness Fees: If any officer, agent, employee, or representative of Escrow Holder is r"equired to respond to any subpoena or other order to personally appear in an action or proceeding in which Escrow Holder's breach or fault is not in issue, the parfy requiring such appearance agrees to indemnifz and hold you harmless from and against all costs, expenses and reasonable attorney's fees expended or incurred by you in connection with such appearance. The party requiring such appearance shall pay to Escrow Holder and its officer, agent, employee, or representative, in addition to the amounts from time to time provided for by law, the sum of four hundred dollars ($400.00) as an additional witness fee for each day or part thereof that an officer, agent, employee or representative of Escrow Holder is required to attend. As a condition precedent to any obligation to appear under such subpoena or order, tbe party requesting such appearance must concurrently with the service of the zubpoena or order pay the additional witness fee that is agreed to herein for each day's acrual attendance, even if uo testimony is given. 30, Leeal Fees: All of the parties to this escrow, jointly and severally, promise to pay promptly on demand, as well as to indemnif you and to hold you harmless from and against all administrative govemmental investigations, audit and legal fees, litigation and interpleader costs, damages, judgments, attomeys' fees, arbitration costs and fees, expenses, obligations and liabilities of every kind (collectively "costs') which in good faith you may incur or zuffer in connection with or arising out of this escrow, whether said costs arise during the performance of or subsequent to this escrow, directly or indirectly, and whether at trial, or on appeal, in administrative action, or in an arbihation. You are given a lien upon all the rights, title and interests of the parties and all escrow papers and other property and monies deposited into this escrow to protect your rights and to indemnify and reimburse you. If the parties do not pay any fees, costs or expenses due you under the escrow instructions or do not pay for costs and attomeys' fees incurred in any litigation, administrative action and/or arbitration, on dernand, they each agree to pay a reasonable fee or any attomey services which may be required to collect such fees or expenses, whether attorneys' fees are incurred before trial, at trial, on appeal or in arbitration.

31. Dispute Resolution- Mediation: Notwithstanding any other mediation provisions, Buyel Seller and brokeds) also agree to mediate any dispute or claim arising out of this Agreement between themselves and Escrow Holder, before resorting to court action. Escrow Holder also agrees to such mediation prior to, or within a reasonable time after, the dispute or cJaim is presented to the Escrow Holder.

Mediation fees, if any, shall be divided equally among the parties involved. If, for any dispute or claim to *'hich this paragraph applies, any parfy (i) commences an action without first attempting to resolve the matter through mediation, or (ii) before commencement of an action, refuses to mediate after a request has been made, then that party shall not be entitled to recover attomey fees, evan if they would otherwise be available to that party in any such action. Exclusions frcm this mediation agreement arel EXCLUSIONS: The following matters are excluded from mediation: (i) a judicial or non-judicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage or installment land sale contract as defined in Civii Code $2985; (ii) an interpleader action; and (iii) any matter that is within the jurisdiction of a probate, small claims or bankruptcy court. The filing of a court action to enable the recording of a notice of pending action, or for orde.r of attachment, receivership, injunction, or other provisional remedies, shall not constitute a waiver nor violation of the mediation provisions.

32. Fees and Expenses: Fees and charges agreed upon for your services shall be considered compensation for ordinary services as contemplated by these instructions. The parties hereby acknowledge and agree one or more parties to this escrow may receive a reduced esclow fee. ALL PARTIES ACKNOWLEDGE AND AGREE THAT ESCROW HOLDER SHALL CHARGE BUYER AND SELLER AN AUDIT FEE FOR THIS ESCROW TRANSACTION IN ACCORDANCE WITH YOUR SCHEDULE OF FEES AND CHARGES.

If the conditions of this escrow are not promptly fulfilled by the parties, or if you render any service not provided in these instructions, or if the parties request a substantial modification of its terms; or if any controv€rsy arises, or if you are made a party to, or intervene in or are required to participate in any mediation, arbitration or litigation, including an interpleader action, pertaining to this escrow or its subject matter, prior to, during, or after the Close of Escrow, you shall be reasonably compensated for such extraordinary services and reimbursed for all costs and expenses incurred by you, including any legal fees or costs incurred whether litigation is filed or not, and costs and expenses occasioned by the default, delay, controversy, mediation, arbitration or litigation.

33. Conflictinq Demands/Instructions & Interpleader Actions: If conflicting demands are made upon you or notice given of any controversy or legal action between the parties or third person(s) in connection with this escrow, you shall not be required to determine or resolve conflicling demands or claims or take any action, but shall have the absolute right to stop and withhold all further proceedings in the performance of this escrow without liability, until any such conflicting demands or claims have been determined, resolved, or eliminated by mutual written agreement of the parties, a valid amendment or supplement to your escrow instructions, or a final order or judgment of a court of comperent jurisdiction in form satisfactory to you is deposited into escrow. You may also, at your sole discretion' file an action in interpleader or declaratory relief, and are instmcted and authorized to deposit any documents or funds which are the subject of conflicting demands or claims with the court pursuant to any such action, less your escrow fees, costs, and altomeys fees incurred to date.
34- Resignation: At any time prior to the Close of Escrow, Escrow Holder may, at its sole option, and without liability to the partjes, give written notice to the parties and resign from the escrow, as escrow holder- Escrow Holder shall be entitled to be reasonably compensated for the escrow service performed and reimbursed all costs and expenses incurred up to resignation. The balance of any funds, property or documents shall be retumed to the parties who deposited same or forwarded to a new escrow holder as mutually designated in wriring ^""'1'3)11,:HIH:,T:;H:,:.?Xr:T:iX#:?i,f";FffiT'"'
SELLERS INiTIALS BUYERS ]NITIAL{ Hl,

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/'cusign Envelope lD: 18F580DC-E73A-4EE1-8185-69F10CA5279E by the parties.

35. Miscellaneous Conditions:

A- You are authorized to use any standardized, preprinted form in order to comply with these instructions. Escrow Holder is authorized to use t'ts own forms or any usual forms of any title insurance company or title company and may insert dates and terms on the instruments, if incomplete when executed by a party-
B. Escrow Holder is authorized and instructed by the undersigaed that it may, in its sole discretion, rely and act upon facsimile instructions, e-mail or electronic instructions or signatures including but not limited to escrow instructions, amendments or modifications, demands, lender instructions, pay-off instructions and bills from the parties or third parties, as though they are original instructions signed by the parties or third parties. In doing so, Escrow Holder is released of liability, responsibiliry and indenrnifred for any loss resulting from such reiiance. The refusal of any lender involved in this transaction to accept electronically signed records or documents shall not affect this instruction or t}te validity of any other electronically signed record or document in this transaction.

C. This escrow will be procsssed in the English language. Should any Principal elect to use a language translator to assist them in understanding the escrow process, or any documentation that is part ofthis escrow, that language translator will be selected and provided by the Principal in need of such assistance. The Escrow Holder will not provide any language translation services. In the event any language translation is provided by Escrow Holder it is rudimentary, solely as a courtesy and may not be relied upon.

Escrow Holder will not be liable or responsible for the correctness ofany language translator's interpretation ofthe escrow process or of any other documentation that is a part of this escrow.

D. In the event any instruction or term in these Escrow Instructions is held invalid by judicial proceeding, the remaining shall continue to be operative and enforceabie.

36. Final Funds: I/We agree to pay FUNDS REQUIRED TO CLOSE ESCROW UPON DEMAND.

37. Cancellation: The parties, jointly and severally, agree that if escrow cancels, is terminated or otherwise not closed, the parties shall pay you any costs and expenses which you have incurred or have become obligated for in processing this transaction including, but not Iimited to, courier fees, filing fees, attorneys' fees and costs, third-party vendor fees for serviees performed for this escrow, and an escrow cancellation fee for services rendered in an amount of five hundred dollars ($500.00) or up to the full zrmount of the escrow fee depending on the status of the escrow at "cancellation." The parties agree that srch costs, expenses and fees shall be paid from funds already on deposit or deposited in escrow before any cancellation or other termination of this escrow is effective. The parties agree that said charges for expenses, costs and fees may be apportioned between Buyer and Seller in a manner which, in Escrow Holder's sole discretion, it considers equitable and Escrow Holder's decision will be binding and conclusive upon the parties- Except as provided in the Purchase Agreement, upon receip of mutuai cancellation insfuctions, a final order or judgment of a court of competent jurisdiction with accompanying writs of execution" levies or gamishments in form satisfactory to Escrow Holder, you are instructed to disburse the escro,il firnds and instnrments in accordance with such cancellation instruction, order, iudgment or accompanying writ; and the subject escrow shall, without further notice be considered terminated and cancelled. IN THE EVENT AIry PARTY REQUESTS CANCELLATION OF THIS ESCROW AT A}ry TIME ALL SUCH PARTIES ARE AWARE THAT THIS ESCROW WILL NOT BE CONSIDERED CANCELLED AND NO FI'NDS WILL BE DISBURSED UhITIL ESCROW HOLDER HAS RECEIVED CANCELLATION iNSTRUCTIONS SIGNED BY ALL PARTIES OR COURT ORDER IN FORM SATISFACTORY TO ESCROW

HOLDER,

38. No Activitv Cancellation: The parties to the transaction agree that ifno additional instructions are received from one or both ofthe parties in this transaction within one hundred twenty (120) days from the date escrow is to close, or any written extension thereof, the Escrow Holder shall at its option consider the escrow cancelled and is authorized to take a canceilation fee in the amount offive hundred dollars ($500.00) or up to the full amount of the escrow fee, based on Escrow Holder's determination of services performed- Any remaining deposits, documents or other items held by Escrow Holder may be disbursed to the depositors or parties specified in the inshuctions. Nothing herein restricts the ability of the Escrow Holder to file an interpleader action in the event of a dispute over the proper distribution of funds deposited with escrow. f . 'ii't\Selle(s)lnitials- l- Buyer(s)Initia$ X l-

39. Ilold Open Fee: Unless otherwise instructed in writing and in addition to other fees and costs Escrow Holder may receive, if this escrow does not close or cancel for any reason, 60 days after the original designated closing date, Escrow Holder is authorized and hereby instructed to withdraw from any funds on deposit in escrow, each month and pay to itself a holding fee of $75.00 for each calendar month or fraction thereof, that undistributed funds or documents are retained in escrorv. Further, Escrotv Holder is irrevocably instructed rhat this escrow transaction will automatically cancel when all funds on deposit are $i56fr$€d.

Buyer(s) fnl,iul, \K l-Seller(s)Initials_l _
,ADDITIONAL INSTRUCTIONS ATTACHED HERETO AND MADf, A PART HEREOF My initiols below represef,t m! agreetnent and acknowledgmenl ofthe Iolzgoilftial BUYERS INITIALd \K
\____i__ -
Page IA

SELLERS INITIALS

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t
cusign Envelope lD: 18F580DC-E73A-4EE1-81 8$.69F'l 0CA5279E Central Escro'w Group, Inc,

CITY OF MONTEREY PARK A GEIYERAL
I,AW CITY AIYD MT]MCIPAL CORPORATION
Date: September 12, 2A25
Escrow No-: CEGI f 2576-BW
THE UNDERSIGIIED MREBY ACKNOWLEDGE THEY HAVE RECEIVED AI{D READ TIIESE ADDITIONAL ESCROW INSTRUCTIONS AIYD GENERAL PROVISIONS AND APPROVE, ACCEPT AND AGREE TO BE BOIIND EEREBY.

BTTYER(S):
/-Signed by:

I l*n
9y$&IE&AI4U6AREZ, Manager
SELLER(S):

JRLLLC
By: GUOPING Manager
APPROVED AS TO FORM:
by:
b"vl" X.
- -EI$D OFINSTRUCTIONS - -
City Attorney
Page I I

Page 60 of 213 ends

:usign Envelope lD: FA81 16E1-E29C-4FF4-93D4-54291 B76AA5C CENTRAL ESCROW GROUP, INC.
515 West Garvey Avenue, Suite 118, Monterey Park, CA 9t754 Office (626) 280-1700 Fax (626) 28O-L717

SUPPLEMENTAL ES CROW INSTRU CTIONS
TO: Central Escrow Group, fnc. Date: September 72, 2025 Escrow Officer: Beatrice Wang
Escrolv Number: CEG1 12576-BW
CENTRAL ESCROW GROUP,INC.IS LICENSED AS AN ESCROW AGENT BY THE DEPARTMENT OF FINA}{CIAL PROTECTION AND INNOVATION OF TIIE STATE OF CALIFORNIA, LICENSE # 96DBO-57158.

I/We, the undersigned principals, hand Central Escrow Group, Inc- ("Escrow Holder"), a copy of the AIRCR CONTRACTS Standard Offer- Asreement and Escrow Instructions For Purchase of Real Estate Dated August 21, 2025, (hereinafter the "Purchase Agreement") which is incorporated herein by reference and shall serye as escrow instructions, if executed and legible. Escrow Holder's duties are limited to those paragraphs in the Purchase Agreement specifically outlining the duties Escrow Holder is obligated to perform. All other terms and conditions in the Purchase Agreement are between Buyer and Seller only, and Escrow Holder is not to be concerned with or liable for any obligations between the parties or their brokers or any other items in the Purchase Agreement.

For clarification purposes, the following is restated from the Purchase Agreement:

Close of Escrow is to be November26,2025

TERMS OFTRANSACTION
Buyer has deposited with escrow
Buyer will deposit prior to Close of Escrow
TOTAL (-r)NqIT)FR ATT(.rN
s
$
s
162,000.00
5/38,000.00
s-400-000-00
IAVe the undersigned will deliver to Escrow Holder any instruments or funds required for Escrow Holder to comply with these instructions, all of which Escrow Holder is authorized to use provided rhat on or before Close of Escrorv, Escrow Holder is in a position to obtain a Poliry of Title Insurance as required by Purchase Agreement, with the usual title company exceptions and a liability of at least the amount of the total consideration above, on the real property in the County of Los Angeles, State of Califomia described as follows:

LEGAL DESCRIPTION PEREXHIBIT *A'ATTACIIED HERETO AND MADE A PART HEREOF.

SELLER STATES PROPERTY ADDRESS IS: 810 Monterey Pass Road, Monterey Park, CA 91754 TITLE SHALL BE VESTED IN: CITY OF MONTEREY PARK, A GENERAL LAW CITY AND MT]NICIPAL CORPORATION (Buyer shall provide Escrow Holder with complete vesting in escrow. Escrow Holder is instructed to correct the Grant Deed being delivered in the above numbered escrow to reflect the vesting designated by Buyer, ov€r the notarized signature ofSeller thereon, with no further authorization required.)
PROPERTY IS FREE FROI\{ ENCUNIBRANCES EXCEPT:
l. Current General and Special County and City Taxes (if any) for the fiscal year including personal property taxes, if any, assessed against the former owner.

2. Covenants, conditions, restrictions, rights of way. easements and the exception or res€rvation of minerals, oil. gas, water, carbons and hydrocarbons on or under said land, now'ofrecord,
ONAL INSTRUCTIONS ATT-,\CHED HERETO AND MADE A PART HEREOF M7* initiols below represenl n!- o!!reerf,en! and ackf,otoledgment oJ the Jbregoing- SELLERS 6L
Page l
BUYERS INIT]ALS
-

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:usign Envelope I D: FA8 1 1 6 E 1 -E29C4F F 4-93D4-542 I 1 B76AA5C Centrrl Escrorv Group, Inr. Date: September 12, 2025
Escrow No.: CliGl t2576-IlW
3- The lien of supplemental taxes, if any, assessed pursuant to the provisions of Chapter 3-5 (commencing with Section 75) of the Revenue and Taxation Code ofthe State ofCalifornia.

SUPPLEIVIENTAL ESCROW INSTRUCTIONST
CITY REQIIIREMENTS: Parties hereto are aware that zubject property may be located within a City that has requirements and./or ordinances regarding the sale and transfer of real property. Escrow Holder is herein instructed NOT TO TAKE ANY ACTION regarding same, unless handed further written instructions from Buyer and Seller herein. **ADDITIONAL ESCROW INSTRUCTIONS AND TERMS (*GENERAL PROVISIONS") ATTACHED HERETO ARE BY REFERENCE INCORPORATED HEREIN AND MADE A PART IIEREOF. THE UNDERSIGNED IIEREBY ACKNOWLEDGE THEY HAVE RECEIVED AND READ THE "GENERAL PRO\ISIONS" AND APPROVE, ACCEPT A}ID AGREE TO Bf, BOI]ND TIIEREBY.
**INDEMNIFICATION: Parties herein agree to indemnify Escrow Officer, BEATRICE WANG, ("Escrow Holder") of CENTRAL ESCROW GROIIP, INC. and CENTRAL ESCROW GROIIP, INC. from and against any and all actions, claims, costs, damages, disbursements, expenses, judgements, liabilities, obligations, penalties and suits of any kind or nature whatsoever, including but not limited to attorney's fees which may or shall directly or indirectly arise from or incur by reason of any of the terms and provision stated in the Agreement and the General Provisions and/or the non-authentic document(s), or signature(s) contained on any document(s) furnished to Escrow Ilolder from Buyer and Seller.

BTTYER(S)

CITY OFMONTEREY PARK, A GENERAL

LAW CITY AND MIINICIPAL CORPORATION
By: INEZ ALVAREZ, Manager
SELLER(S):

JRL LLC
APPROVED AS TO FORM:

By: KARL H. BERGER, City Attorney
Hf,RETO AND }{ADE A PART HEREOF
o nd a ck nowl edgm e nt of t he fore goi n g.

J$dw,
By: GUO PING LUO, Manager
]NSTRUCTIONS,ATT.ACHED
My initials below repr€sent n y atreenent
SELLERS 6L

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BUYERS INiTIALS

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/ cusign Envelope lD: FA8116E1-E29C-4FF4-93D4-54291B76AA5C .TDDITI ON AL S CROW IN STRUC'TIf}N S ",\NI} TEfo\IS { GENIER.\L PR OYI SI O}'iS)

1. Terms and Subiect Headings: In these escrow instructions, the terms'!ou", '!our", and "Escrow Holder" shall mean CENTRAL ESCROW GROUP, INC., wherever the context requires, the masculine gender includes the feminine and/or neuter and the singular number includes the plural.

2. Opening of Escrow:

A. Your duty to act as escrow holder shall not commence until these instructions signed by all parties are received by Escrow Holder.

Until such time either party may unilaterally cancel by written request delivered to Escrorv Holder, a party may withdraw funds and/or documents deposited by that party, except as expressly limited by an Offer to Purchase, Deposit Receipt, C,A.R. Form, or any other Purchase Agreement between the parties received by Escrow Holder.

B. These Supplemental Escrow Instructions and Generai Provisions may be executed in counterparts, each of which shall be deemed an original regardless of the date of this execution and delivery. All such counterparts together shall constitute one and same document. Any and all funher escrow instructions, amendments or supplements shall also be govemed by the terms and conditions of these Supplemental Escrow Instructions and General Provisions, except as may be amended or modified by the written mutual agreement of the parties and Escrow Holder.

3. Cg+{1ic{f;,,'}_v"ith Cafj{b"f-ni* S.f*idential Purchase AereelRp.qt eld*Jgip"t"..*qirorv Inpfnretiops:, The parties agree that the escrow instructions in the California Residential Purchase Agreement and Joint Escrow lnstructions, like al] other instructions in tbis escrow transaction, are govemed by and superseded by these general provisions. The parties agree to execute supplemental instructions confirming their agreement to any additional terms and conditions of Escrow Holder, including these general provisions, and authorize Escrow Holder to resign fiom processing this escrow transaction if mutual agreement cannot be reached between the parties and Escrow Holder relative to the terms of conditions of Escrow Holder's duty

4. Responsibilitv of Escrow Holder:,
A. All parties agree that your rights and liability in this transaction is as an escrow holder, and no other legal relationship is created.

You are an escrow holder only on the express terms of these instructions. You have no duty or responsibility to notifo me or any other party related to this escrow ofany sale, resale, loan, exchange or other transaction involving any property herein described or ofany pront realized by any person, drm, corporation or parties (broker, agent) to thii or any other escrow, regardless ofthe fact that such transaction(s) may be handled by you in this escrow or in another escrow. You shall not be required to take any action in connection with the collection, maturity or apparent outlaw of any obligations deposited in this escrow, unless otherwise instructed.

Escrow Holder shall not be liable for any damages, losses, costs or expenses incurred by any party in the handling and processing of escrow as a result of any act or failure to act made or omitted in good faith or for any action taken that Escrow Holder shall in good faith believe to be genuine. '
C. NOTWITHSTANDING ANY PROVISIONS TO THE CONTRARY IN THE PURCHASE AGREEMENT, ESCROW INSTRUCTIONS, AMENDMENTS, OR LENDER INSTRUCTIONS; ESCROW HOLDER DOES NOT VERITY

SIGNATURES OR INVESTIGATE WHETHER THERE IS FALSE IMPERSONATION, FORGERY, OR FRAUD ON DOCUMENTS DEPOSITED INTO THIS ESCROW BY THE PARTIES OR THEIR AGENTS.

D. ESCROW HOLDER IS NOT LIABLE OR RESPONSIBLE IN ANY MANNER FOR THE SUFFICIENCY OR CORRECTNESS AS TO FORM, CONTENT, MANNER OF EXECUTION, OR VALIDIT OF ANY DOCUMENTS; OR AS TO THE IDENTITY, AUTHORITY, CAPACITY OR RIGHTS OF ANY PERSON EXECUTI}{G THE SAME WHICH ARE DEPOSITED INTO ESCROW. ESCROW HOLDER IS NOT LIABLE OR RESPONSIBLE FOR ANY LOSS THAT MAY OCCUR BY

REASON OF FORGERIES, FRAUD OR FALSE REPRESENTATIONS MADE BY OR INVOLVING THIRD PARTIES, A PRINCIPAL'S AGENTS, OR PRI}JCIPAL TO THIS ESCROW. IF A PARTY OR LENDER DESIRES THAT ESCROW

HOLDER VTRIFY ANY SIGNATURE(S) ON INSTRUCTIONS, CHECKS, LOAN DOCUMENTS, OR OTHER ITEMS A SEPARATE WR]TTEN ESCROW INSTRUCTION MUST BE ENTERED INTO THAT SPECIFICALLY EVIDENCES

ESCROW HOLDERS EXPRESS AGREEMENT TO UNDERTAKE SUCH RESPONSIBILITY, UPON THE PAYMENT OF AN ADD]TIONAL FEE-
E. Escrow Holder is authorized and directed to deposit any and all funds received in this escrow in an "Escrow Trust Account" with any state or national bank in the name of Escrow Holder with other escrow funds pending the cornpletion of this escrow. UNLESS OTHERW]SE AGREED IN WRITING, EACH PARTY UNDERSTANDS THAT THE ESCROW TRUST ACCOUNT IS NON- INTEREST BEARiNG, NO FINANCIAL OR OTHER BENEFITS WILL BE EARNED BY OR PROVIDED TO ANY OF THE PARTIES WiTH RESPECT TO SUCH FI]NDS; NOTWITHSTANDING, ESCROW HOLDER AND ITS AFFILIATES MAY . ADDITIONAL INSTRUCTIONS ATTACHED HERETO AND }IADE A PART HEREOF TDs
ltlt inirials below represent my agreement and ocknowledgment of the foregoing.

SELLERS INITIALSI bU BLryERS INITIALS
-
'i:-

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Page 63 of 213 ends

cusign Envelope ID: FAB 1 1 6E1 -E29C-4F F 4-93D4-54291 B76AA5C RECEIVE DIRECT OR ]NDIRECT FINANCIAL AND OTHER BENEFITS FROM THE DEPOSITORY WITH RESPECT TO SUCH FUNDS. THESE BENEFITS SHALL BE TREATED AS ADDITIONAL COIVIPENSATION TO ESCROW HOLDER FOR ITS SERVICES IN THIS TRANSACTION.

F. All parties depositing funds in connection with this escrow are hereby notified that the funds so deposited are insured by the bank only to the limits provided by the Federal Deposit Insurance Corporation- G. If it is necessary, proper or convenient for the consummation of this escrow, you are authorized to deposit or have deposited funds or documents, or both, handed you under these escrow instructions with any duly authorized sub-escrorv holder, including, but not limited to, any bank, trust company, title company, savings and loan association, or licensed escrow agent. subject to your order at or before Close of Escrow in connection with closing this escrow. Any zuch deposit shall be deemed a deposit under the meaning of these escrow instructions-

5. Time Is Of The Essence In These Instructions: If the date by which a Buyer's or Seller's performance is due is other than your regular business day, such performance shall be due on your next succeeding business day. In the event that the conditions of this escrow have not been complied with at the expiration ofthe time provided for herein, or any extension thereof, you are nevertheless instructed to complete the same at the earliest possible date thereafter. unless a party makes written demand upon you for cancellation and the return of the money and/or instruments deposited. If written demand to cancel is received, at your sole discretion, you may stop and withhold all further proceedings in this escrow without liability for interest on funds held or for damages, until a satisfactory mutual cancellation instructions signed by all parties are deposited into this escrow or the demand is withdrawn by the party or by further mutual instructions in a form satisfactory to Escrow Holder.

6. Prorating Authorization: Escrow Holder will rnake all prorations and adjustments on the basis of a thirty (30) day month, unless otherwise instructed in writing. The "Close of Escrow" with reference to said prorations and adjustments used in this escrow means the date on which documents are recorded, unless otherwise specified in writing.

7. Propertv Tax Proration: Escrow Holder will prorate real property taxes based upon tax figures provided by the title company in this transaction, without liability to Escrow Holder as to their correctness. Buyer is aware that the property will be reassessed upon change of ownership. The County Tax Assessor may issue supplemental tax bills for more than the amount used for prorating purposes, or in the event there has been an overpayment, the overpayment amount may not be refunded- but may instead be held for a subsequent credit against the payment of future taxes on the properry. Buyer and Seller hereby agree that any overpayment or underpayment of taxes shall be adjusted by and between the Buyer and Seller outside of escrow. TAX BILLS ISSUED AFTER CLOSE OF ESCROW SHALL BE HANDLED BETWEEN BUYER AND SELLER OUTSIDE OF ESCROW. Escrow Holder is hereby released from responsibility or liability of any kind arising out of any such overpayment or underpayment of taxes, which shall survive the Close of Escrow.

8. Preliminarv Change of Ownership Report: Section 480.3 of the Revenue and Taxation Code requires that a "Preliminary Change of Ownership Report" be completed and certified by Buyer and filed concurrently with the Deed or other documents that reflect a change of ownership in real property, The Buyer herein agrees to complete and sign said report and deliver same to Escrow Holder for filing.

Escrow Holder shall forward same to the title company for submission to the Recorder's Office at the Close of Escrow. Buyer understands and acknowledges that the County Recorder's Office will charge an additional non-refundable fee of twenty Dollars (520.00) should the fuily completed/certified report not accompany the conveyance document or be rejected. In addition to this fee, there may be additional expenses incurred by Buyer outside of escrow or after the Close of Escrow as a result of Buyer's failure to file a fully completed./certified report, Buyer authorizes Escrow Holder to debit the Buyer's account for said twenty Dollars (520.00) prior to the Close of Escrow jn the event the change of ownership statement is not deposited with Escrow Holder as provided for herein. Buyer is responsible for completing and retuming any Change of Ownership Report required by the Office of the County Assessor after the Close of Escrow and shall be exclusively responsible for any penalty or reassessment tax imposed by the Office of the County Assessor for Buyer's failure to return any Change of Ownership Report to the Of6ce of the County Assessor.

9. Foreien Investment In Real Propertl' Act - FIRPTA - Withholding: The sale of a U.S. real property interest by a foreign person is subject to the Foreign Investment in Real Property Tax Act of 1980 (FIRPTA) income tax withholding- Persons purchasing U.S. real properry- interests from foreign persons, certain purchasers' agents, and settlement officers are required to withhold ten percent (10%) or fifteen percent (15%) of the amount realized. Withholding is intended to ensure LI.S. taxation of gains realized on disposition of such interests. The Buyer shall remain the withholding agent notwithstanding any act by the Escrow Holder. The Buyer must find out if Seller is a foreign person. If Seller is a foreign person and Buyer fails to withhold, the Buyer may be held liable for the tax.

Seller and Buyer agree to execute and deliver to Escrow Holder any instrument, affidavit and statement or to perform any act reasonably necessary to carry out the provisions of FIRPTA and regulations promulgated there under. Seller herein certifies under penalty of perjury, that the information provided on said form is true, correct and complete. Buyer and Seller hereby agree to hold Escrow Holder harmless and indemnif, Escrow Holder regarding compliance u'ith this instruction.

10. State Tax Withholdine: CAI--FIRPTA Notification To Bqver Ard Seller Reqardiug Tax Withholding Requirements Of California On TIe Sale Of Real Propertv: Certain Sellers may be exempt from withholding. Each Pany must seek independent tax advice from a professional, Califomia Revenue and Taxation Code Section 18662 (as amended) requires prcpayment of income tax by u'ithholding of three and one-third percent (3-ll3%) on the total sal€s price on real property for individuals and non-individual sellers of real property, whether residenr or non-resident. Alternatively. a Seller may elect to withhold on the sa'in on the sale and based on the ADD]TIONAL INSTRUCTIONS ATT.{CHED HERETO AND ]!LC,DE A PARTHEREOF My initials below represent my rgreement and aeknowledgment of tlre foregoing- DS

SELLERS
+

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BUYERS INITIALS

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.cusign Envelope lD: FA8'1 16E1-E29C-4FF4-93D4-54291876AA5C applicable withholding rates effective at the Close of Escrow. For more information, Buyers and Sellers should refer to Form 593, Real Estate \Vithholding Certificate and Computation of Estimated Gain or Loss from the California Franchise Toi Board.

Withholding is also reguired for real estate foreclosures and short sale transactions unless any exemptions certified on Form 593 apply or the sale qualifies under the automatic exclusions. For more information on real estate foreclosures and short sale transaclions, refer to Publication 1016, Real Estate Withholding Guidelines by the California Franchise Tax Board. Any further questions regarding Withholding Requirements for Sale of Califomia Real Estate may be answered at wra,w.ftb.ca.gov or by seeking independent professional tax advice.

The parties acknowledge that Escrorv Holder is under no duty to take action regarding u,ithholding without further mutual written instructions of buyer and seller in a form satisfactory to Escrow Holder. together with the completion of Franchise Tax Board forms- Section 18662 of California Revenue and Taxation Code (as amended) requires a BUYER of real properry to withhold if the Seller's exemption is not met- If withholding is not made Buyer may become subject to a penalty in the arnount equal to the greater of ten percent (10%) of the amount reguired to be withheld or five hundred dollars ($500.00). For additional information, contact:

FRANCHISE TAX BOARD. WITHHOLD AT SOURCE UNIT, P.O. BOX 651, SACRAMENTO, CA 95812-0651, PHONE: (916) 845-4900 OR Toll Free AT (888) 7924900- Seller and Buyer hereby agree to comply with Section 18662 of California Revenue and Taxation Code (as amended), and Seller shall cause to be deposited into escrow such forms that maybe necessary for the parties hereto to be in compliance with said tar code (as amended). The parties agree to hold Escrow Holder harmless and indemniff Escrow Holder for complying with any CAL-FIRPTA instruction or any third-party claims that may arise.

11. Tax Reporting/l099: As a condition to Escrow Holder's agreement to process this transaction, certain information must be provided by the Sellers/Iransferors to the Escrow Holder before the date of closing. Under the Tax Reform Act, Intemal Revenue Servjce Code Section 60a5(e), Escrow Holder will report the gross proceeds ofan orvnership interest in reportable real estate to the Internal Revenue Service C'IRS'). The Seller/Transferor is required by law to fumish a correct Taxpayer identification Number ("TIN") or Social Security Number to Escrow Holder. The SellerlTransferor is aware that the failure to do so may subject the Seller/Transferor to civil or criminal penalties. Each Seller/Transferor must provide a permanent address to which the Escvow Holder can mail the IRS Form 1099-5 following the Close of Escrow.

In the event there is more than one Seller/Transferor, any allocation ofthe gross proceeds from the within transactjon must be received by Escrow Holder prior to the date ofclosing. IfEscrow Holder fails to receive a complete allocation or receives no allocation as to any Seller/Transferor, Escrow Holder must report the entire unallocated gross proceeds to that Sellerllransferor. If conflicting allocations are received, Escrow Holder must Report the entire gross proceeds on each Seller/Transferor's I099-S Form to the IRS.

Sellers/Transferors' who are married or domestic partners on the closing date and who hold title to the subject property as tenants in common, joint tenancy or community property are treated for reporting purposes as a single SellerlTransferor.

12. Allocation of Costs: Escrow Holder is instructed to debit Buyer and Seller in accordance with Purchase Agreement and pay relevant bills as presented at the Close of Escrow. Escrow Holder shall not be responsible for paying bills received after Close of Escrow, and Buyer and Seller hereby release Escrow Holder from any liability or responsibility in connection therewith. All parties agree to pay escrow fees and charges, including messenger t-ees, ovemight delivery charges, recording fees, charges for evidence of litle, and handling and notary fees, if applicable, whether at cancellation or Close of Escrow- Escrow Holder is authorized to release funds, if applicable, from money on deposit to pay for any credit report, appraisal, City Report, lender, or association statement, demand, transfer fees or documents which may be required to be paid lr advance of closing. Funds released prior to the Close of Escrow are non- refundabie regardless of the consummation of this escrow. If not provided for in the Purchase Agreement, the Ownels Title Insurance premium will be charged to Seller and the ALTA Lender's Policy, if appiicable, will be charged to Buyer at Close of Escrow, and all other closing costs are to be charged pursuant to the Purchase Agreement. Unless otherwise instructed, Escrow Holder will debit the Seller for any transfer tax that may be imposed by any City or County in which the subject property ofthis escrow is located and is authorized to pay any bonds, assessments, taxes, or any lien ofrecords, including any prepayment penalties, ifany. to transfer title to Buyer as called for in this escrow.

13. Authorization to Send Documentation: Unless otherwise instructed, the Buyer(s) and Selle(s) hereby authorize Escrow Holder to release estimated closing statements, executed escrow instructions, amendments, and final closing statement or consolidated Settlement Statement to any new lender or "short-pay" lender necessary to close the escrow. This authorization shall pertain to the documentation set forth above only. Escrow Holder may fumish a copy of these instructions, amendments, notice of cancellation, title reports, estimated and final closing statements to any real estate broker, lender or title company, referenced in this escrow, prior to Close of Escrow
14" Personal Propertv: Any Personal Property the subject of this transaction (except Mobile homes) is exclusively between the parties and of no concem to Escrow Holder. Escrow Holder shall conduct no lien or title search of personal property regarding the sale or transfer of any personal property through this escrow. Should the parties desire that you conduct a lien or title search of personal property, the parties or lender requesting the same shall enter into a s€parate and specific uritten agreement which evidences Escrow Holder's agreement to undertake such responsibility upon the payment ofadditional fees.

15. Beneficiar-v StatementrPav off Demands: Escrow Holder is not responsible for the contents or accuracy of any beneficiary demands, beneficiary statements, orpay off demands delivered to you by the existing lien holders or homeowner associations. Escrorv Holder is ADDITTON,AL INSTRUCTTONS ATTACHED HERETO AND }IADE A PART HEREOF My initials below represen! m,* sgreenent and acknowledgnent ofthe Jbregoing.

SELLERS
&

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,/ .cusign Envelope lD: FA8116E"l-E29C-4FF4-S3D4-54291876AA5C not required to submit any such beneficiary statements and/or demand to the parlies for approval before the Close of Escrow unless expressly inskucted to do so in writing. Should the parties desire to pre-approve any such beneficiary statement andTor demand, the parties requesting the same shall deliver separate and specific written escrow instructions to Escrow Holder. The Parties and lender are aware the title company utilized for obtaining a Title Insurance Policy will also be utiiized in this transaction as a sub-escrow holder; and shall be charged with the exclusive duty of making the payment of any taxes. beneficiary or payoff demands; and obtain a full or partial reconveyance of any liens or encumbrances paid through this escrow to place title of the property in the manner provided for in any lender's instructions or other escrow instructions- Seller is aware that interest on existiug loans is paid in arrears, and that their accoutrt will be charged interest on tbe payoffs of existing loans until the lender receives the payoff funds from the title company after the Close of Escrow. The parties expressly indemnify and hold you harmless against third-parly claims for any fees, costs or expenses where you have acted in good faith, with reasonable care and prudence and./or in compliance wjth these escrow instructions.

16. Titlelnsurance:

A- You are instructed to open a title order for title insurance to the subject real property in the condition identified in the Purchase Agreement or Escrow lnstructions by the parties. However, you are not required to submit any title report issued or documents described in any title report in connection with this escrow to any party or agent unless directed to do so in writing. You may, however, do so without incurring liability to any parry for such submission. You are hereby authorized to submit such report to any proposed lender, and are authorized to deiiver assurances oftitle, and insurance policies, ifany, lo hold or for senior encumbrances or order. or ifthere are no encumbrances, then to Buyer or his order.

B. The parties authorize the recording of any instrument delivered through this escrow if necessary or proper for the issuance of the required policy of title insurance or for the closing of this escrow. Frurds, instructions or instruments received in this escrow may be delivered to, or deposited with any title insurance company or title company to comply with the terms and conditions of this escrow.

Recording fees shall be charged to the account ofthe benefited patty.

C. Buyer and Seiler authorize and instruct Escrow Holder to utilize the legal description deposited into escrow or provided by the title insurance company in this transaction for the preparation ofany deed or other documentation necessary to close this transaction.

17. Final Funds: Pursuant to the "Good Funds" legislation, Assembly Bill 512 (AB 512) effective January 1, 1990, the parties hereto are made aware that closing funds to be deposited by Buyer, Seller and./or lender as a condition of escrow must be CLEARED prior to recordation (Close of Escrow). Escrow Hoider will require deposit of final fiinds FIVE (5) business days prior to the Close of Escrow if filrds are deposited in ttre form of a Cashier's Check, or TWO (2) business days prior to the Close of Escrow, if funds are deposited by Wire Transfer. All final funds due to close escroly in EXCESS OF ONE HIINDRED TIIOUSAND DOLLARS ($100,000.00) MUST BE WIRE TRANSFERRED. Final funds must be issued or wired by a U. S. bank or savings and loan association located in the State of Califomia. Buyer's deposit of final funds with Escrow Holder shall be deemed satisfaction and removal of all contingencies, terms and conditions and approval of the loan documents, terms and conditions. Buyer's deposit of final funds shall also serve as Buyer's autborization and instructions to Escrow Holder to close the escroly at tbe earliest possible date.

Escrow Holder may, in its sole discretion, require Buyer and/or Seller to deposit additional funds into escrow (a "pad") to cover expenses in excess of those originally estimated. The unused portion of any such '!ad" shall be refunded to Buyer and/or Seller after closing-

18. New Loans:

A. After receipt of Buyer's final funds, Escrow Holder may request Buyer's new lender (if any) to fund the new loan proceeds one business day prior to Close of Escrow. Buyer is aware that interest on any new loan funded in connection with this escrow will eciru€ from lhe date of lender's funding and that there may be a delay betrveen the funding date and recording date due 1o the recording schedule ofthe Recorder's oflice or the hold placcd on certain depo*it$ because of the above-ielerenced "Caod Funds" legislation. Escrow Holder shall have no liability for the payment of interest on any loan or for the early funding by the lender or any delay caused by the lender's failure to timely fund or based on the date of distribution of funds at Close of Escrow.

B. Escrow Holder is not to be responsible or concemed in any way with the terms of any new loan or the content of any .loan documents in connection with this escrow. Escrow Holder's duties are limited to receiving loan documents into the escrow file, transmitting the loan documents for execution and transmitting the executed loan documents to lender for review and approval. The parlies understand and agree that Escrorv Holder does not interpret or explain loan documents, nor is Escrorv Holder involved or concerned with the underwriting. disclosures, approval and processing of any loan or the contents and effects of loan documents prepared by a lender.

C. The panies understand that Escrow Holder is only a settlement agent, not a "creditor" regarding new loans, therefbre Escrow Holder has no duty of djsclosure under TILA, RESPA, or HOEPA (15 U.S.C. 1635(a), t 5 U.S.C. 1638(a), 15 U.S"C. t 639(aXl)) regarding any loans. Any questions regarding the loan terms, documents or disclosures are to be directed to lhe loan broker or lender of the party. Escrow Holder is completing the Settlement Statement in this transaction in reliance on the information provided to Escrow Holder by the loan brokers or lender and this information is not verified by Escrow Holder. Escrow Holder shall not be liable or responsible for any inaccuracies regarding loan estimates or the acfuai loan terms ADDITIONAL INSTRUCTIONS ATTACHf,D HERETO AND trIADE A P,A,RT HEREOF My inirials helow represent mv ogreenent snd acknowledgment oJ the foregoing-

SELLERS
-6t

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icusign Envelope lD: FA81 16E1-E29C-4FF4-93D4-54291876,4,45C D. Escrow Holder is irrevocably instructed to comply only with the portion of any lender's instructions pertaining to usual escrow functions under Califomia lau'. Escrow Holder is not required or responsible in any lvay for rnaking disclosures- warranring any facts, or ensuring for the lender any secondary sales transaction, purchase, guarantee by FHA. VA, PMI or loan is purchased by investors. Escrow Holder shall not be required to perform title functions or performing lender's notice, regulatory or underwriting responsibilities under Califomia or Federal law. Escrow Holder is authorized and instructed to forward lender's instructions regarding title, recording functions, and payment of encumbrances to the title company in this transaction for performance by title company in its capacity as insurer, recorder, abstractor of title and./or sub-escrow. NOTWTTHSTANDING ANY OTHER DOCUMENTS OR INSTRUCTIONS SUBM]TTED TO ESCROW HOLDER, WHETHER OR NOT SIGNED BY ESCROW HOLDER, THE ESCROW HOLDER HAS NO DUTY OR OBLiGATTON TO RETMBURSE ANy BUYER(Sy BORROWER(Sy BROKER(S) OR LENDER(S) ANY SUM OR TO PURCHASE A}ry LOAN, NOTE, DEED OR DEBT RELATING TO THIS ESCROW TRANSACTION.

E. Escrou, Holder shall not be responsible in any way whatsoever nor are you to be concemed with any question of usury in any loan or encumbrance, whether new or of record, which may arise during the processing of this escrow.

F. RESPA RULE: Buyer and Seller hereby authorize and instruct Escrow Holder to debit Buyer for the Owner's title insurance premium and other charges if required by Buyer's lender in order to comply with the Real Estate Settlement Procedures Act.

Escrow Holder is further inskucted to debit Seller and credit Buyer as reimbursement for any such costs and charges which were to be paid by Seller as per the Purchase Agreement.

19. Propertv Insurance:

A- It is Buyer's obligation to ensure that any new or assigned propefy hazard insurance policy regarding the real or personal property in this escrow fully complies with the lenders requirements regarding amount of coverage, terms, payee(s), insured, etc., and that the evidence of hazard insurance is timely deposited with Escrow Holder. Escrow Holder is hereby instructed to pay from Buyer's account the first year's premium at the Close ofEscrow to Buyer's chosen insurance agent and may forward a copy ofany evidence of an insurance policy to any lender, if requested. Escrow Holder shall have no duty or responsibilify regarding hazard insurance, except to forward the first year's premium, or evidence of payment, and the evidence of buyer obtaining insurance to the Iender. It is Buyer's or lender's exclusive duty to verifo the policy ofinsurance provides adequate coverage for Buyer's and lender's needs and are obligated to ensure the policy of insurance is issued and remains in effect after the Close of Escrow.

B. HOA Insurance (if applicable): Escrow Holder js authorized and instructed to debit funds deposited by Buyer for payment of any fee assessed by the Master Insurance Agent of the HOA for issuance of their Certificate. Buyer has satisfied himself of the existence of the master insruance coverage of the HOA and understands that this coverage is limited. Buyer is advised to fully investigate the extent and scope of its coverage and obtain any additional or supplemental coverage outside of escrow. Escrow Holder is not to be concerned nor held liable or responsible in connection therewith.

C. ALL CASH (if applicable): It is Buyer's exclusive duty to obtain adequate hazard inzurance coverage on the property that is the subject of this escrorv. Buyer has the option of paying any hazard insurance premium through escrow. In the event Buyer exercises said option, Buyer shall in writing designate the insurance agent to be used and thereafter deposit sufficient funds into escrow for the first year premium prior to Close of Escrow.

20. No Disclosures or Warranties:

A. The parties acknowledge that depending on thetype (Commercial or Residential) and location (City) of real property involved in this escrow, there may be disclosure(s) as well as civil ordinance requirement(s) that would affect the transfer of the real property.

Escrow Holder urges both parties to seek appropriate counsel from an attomey or licensed real eslate broker to ascertain what disclosures, certificates and/or civil ordinances, if any, need to be complied with prior to the Close of Escrow, and outside of the escrow between the parties. The parties' signature upon these instruction shall be deerned evidence to the Escrow Holder that the parties have obtained independent counsel, ar€ aware of any disclosures/civil ordinance requirements and will comply with same outside of this escrow'. Unless otherwise instructed in writing to the contrary wjthjn the body of the Escrow lnstructions, Escrow Holder has no responsibility or liability in connection with any such disclosures or requirements.

B. Escrow Holder is not responsible or liable for the validity, regularity or sufficiency of municipal residential property reports. or retro-fit standards to be complied with upon the transfer of real property. You are instructed to forward request for Residential Property Report or Certificate of Compliance as handed to you to the appropriate govemmental agency. You are to charge Seller with any fee to file such document, unless otherwise instructed. You are not to be responsible or liable for the content or timeliness oftbe response ofany governmental agency.

C. Escrow Holder is not responsible or concerned with the giving of any disclosures except as expressly required by Federal or State law to be given by an escro\r' agent. You have no responsibility or concem with the effect of zoning ordinances, land division regulations, homeowner associations or building restrictions, covenants. conditions, or restrictions (CCR$ which may pertain to or ' affect the land or improvements that are the subject of this escrow. The parties must satis$ thernselves outside of escrow that the transaction covered by this escrow is not in violation of the Subdivision Map Act or any other law regulating land sub-division, CCR or homeowners association rule; and you as Escrow Holder have no responsibility or liability in connection therewith. and are ADDIT]ONAL INS'I'RUCTIONS AfiACHED HERETO AND IVTADE A PART HEREOF -r,
My initials below represen tny lgreement and acknowledgment oJ the foregoin3-

SELLERS INITIALSI LI BUYERS INITIALS
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\cusign Envelope lD: FA81 16E1-E29C-4FF4-93D4-54291 B76AA5C not to be concemed with the enforcement of said law. The panies' signatures on this instruction shall be deemed evidence that they are each arvare ofany such requirements.

D. The parties agree that Escrow Holder is not responsible for requesting information and/or demands liom any Homeorvners Association, Home Protection Plan Provider, or Natural Hazard Disclosure Provider, unless expressly requested by the parties.

21. PropertvCondition: EscrowHoldermakesnophysicalexaminationorinspectionofanyrealorpersonalpropertydescribedinthese instructions or in any instrument or document deposited herewith. Escrow Holder accepts no agency or duty, and none may be implied in any manner under California Civil Code $1102.11, any other statute or authority, or written agreement for making or giving any disclosures under the Transfer of Residential Property. The parties hereby expressly acknorvledge lhat Escro\L' Holder has no duty or liability whatsoever for the physical condition or habitability of any property the subject ofthis escrow

22. Disbursements: All disbursements shall be made by check of your company on said account; and all panies acknowledge and agree that Escrow Holder shall charge a twenty dollar ($20.00) fee to any party requesting a duplicate check for any reason. All documents and funds due to respective parties herein shall be by United States mail to their addresses provided to Escrow Holder, unless otherwise instructed. The parties acknowledge that Escrow Holder has no control over or liability regarding a bank's timely processing or receipt of any disbursement made by check or wire transfer pursuant to a party's instruction. it shall be the party's dury to provide correct wire instructions to Escrow Holder, rvho shall not be obligated to confirm account's beneficiary. Escrorv Holder is not responsible or liable for any act by a third-party, or any injury caused by delays or rejection ofwire transfers due to the routing or account numbers, or for any loss due to an incorrect payee on any account that Escrorv Holder is directed to rvire funds into.

23. Assieument gf Proceeds: If the parties to this escrow unilaterally assign or order the proceeds of this escrow to be paid to other than the original parties to this escrow, such assignment or order is subordinated to the expenses ofthis escrow. liens ofrecord on the subject property, and payments directed to be made by original parties together. The parties understand and agree that such assignment of proceeds is subject to the approval of any lender. If the result of such assignment or order would be to leave the escrow without sufficient funds to close, tlen you are directed to close nevertheless, and pay such assignments or orders out of the net proceeds due except for such assignments or orders, and to pay them in the order in which such assignment or orders are received by you. If any assignment or transfer of interest is by operation of law, with or without the approval or consent of any or all of the parties hereto, you shall retain the right to deduct any and all escrow costs, fees and expenses provided for herein or under your culTent fee schedule from said assigned or transferred funds, properties or rights.

24. Dishonored Checks: If any check submitted to escrow is dishonored upon presentment for payment, Escrow Holder is authorized to notif, all parties, their respective agents or any other person or entity Escrow Holder deems in its sole discretion necessary to notifu of such nonpayment. The parties shall reimburse Escrow Holder for any costs or expenses in connection therewith. THE SELLER'S EXCLUSIVE LEGAL OR EQUITABLE REMEDY FOR ANY INruRY FROM THE DISHONORING OF ANY CHECK OR FTINDS FROM BUYER SHALL LIE ONLY AGAINST BUYER AND NOT ESCROW HOLDER.

25. Reimbursement of Funds: If Escrow Holder disburses more funds to or for the benefit of any party than they are entitled to receive, or the escrow has a shortage to or for the benefit of any party, that benefitting party agrees to repay Escrow Holder the amount of the overpayment or shortage within five days of its demand after rvhich interest shall accrue at the rate of ten percent (10%) per annum. ln the event ofany failure to pay fees, costs or expenses due hereunder, on Escrow Holder's demand the parties agree to pay a reasonable fee for any attomey services which may be required to collect such fees, costs, or expenses, in addition to any other fees and costs as the court may otherwise determine.

26. Document Retention: The parties acknowledge, consent and expressly authorize the Escrow Holder to convert, store, or otherwise maintain any original documents (including executed purchase agreements) or copy thereof submitted or otherwise provided to Escrow Holder in an electronic format or medium for all pulposes. Upon Escrow Holder's transfer of any document into an electronic format, it is expressly authorized without any liability to destroy the original paper documents subrnitted or otherwise provided to Escrow Holder.

The parties to these Escrow Instructions authorize Escrow Holder to destroy these instructions and all other instructions, documents and electronic records of this escrow at any time after five (5) years from the Close of Escrow, cancellation, or date of the last activity without liability and without further notice to the parties. The parties further acknowledge and agree that Escrow Holder shall be entitled to charge a document retrieval fee to any party requesting access to an original document that is in storage in accordance with your schedule offees and charges,

27. Choice of Law and Ljmitatiqtos: These instructions are to be construed and interpreted according to California Law. NO ACTION

SHALL LIE AGAINST ESCROW HOLDER FOR ANY CLAIM, LOSS, LIABILITY OR ALLEGED CAUSE OF ACTION OF AI.{l. KIND OR NATURE WIIATSOEVE& HO\}'EVER CAUSED OR OCCURRED, fiNDf,R THIS ESCRO\il OR IN CONNECTION WITH TIIE HANDLING OR PROCESSING OF THIS ESCROW, UNLESS BROUGHT \ryITHIN TWELVE (12) MONTHS AFTER Tr{s. CLOSE OF ESCROW OR AI.{Y CANCELLATION OR TERMINATION OF ESCROW FOR AI\TY REAS ON WHATS OEVER.

28. No Leq4I. Fiuancial or Tax Advice: THE PARTIES ACKNOWLEDGE AND UNDERSTAND THAT ESCROW HOLDER IS NOT AUTHORIZED TO PRACT]CE LAW NOR DOES IT GIVE FINANCIAL ADVICE. THE PARTIES ARE ADVISED TO SEEK

LEGAL AND FINANCIAL COUNSEL AND ADVICE CONCERNING THE EFFECT OF THE PURCHASE AGREEMENT, THESE ESCROW INSTRUCTIONS AND GENERAL PROV]SIONS, ANY LOAN DOCUMENTS OR OTHER FINANCIAL/TAX

ADDTTIONAL INSTRUCTTONS ATTACHED HERETO AND NTADE A PART HEREOF My initiuls below reprsent ml agreement cnd ocknowledgtnent of the foregoing.

SELLERS
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rcusign Envelope lD: FA8 1 1 6E"l -E29C-4FF4-93D4-542S1 B76AA5C DOCUMENTS OR CONSEQUENCES. THE PARTIES ACKNOWLEDGE THAT NO REPRESENTATIONS ARE \,IADE BY

ESCROW HOLDER AND NO RELIANCE PLACED ON THE LEGAL SUFFICIENCY, LEGAL CONSEQUENCES, FINANCIAL EFFECTS OR TAX CONSEQUENCES OF ANIYTHING WITHIN THIS ESCROW TRANSACTION.

29. \\'irness Fees: Ifany officer. agent, employee, or repres€ntative ofEscrow Holder is required to respond to any subpoena or other ord€r to personally appear in an action or proceeding in which Escrow Holder's breach or fault is not in issue, the party requiring such appearance agrees to indemnif, and hold you harmless from and against all costs, expenses and reasonable attorney's fees expended or incurred by you in connection with such appearance. The party requiring such appearance shall pay to Esffow Holder and its officer, agent, employeg or representative. in addition to the amounts from time to time provided for by law, the sum of four hundred dollars ($400.00) as an additional witness fee for each day or part thereofthat an officer, agent, employee or representative ofEscrow Holder is required to attend. As a condition precedent to any obligation to appear under such subpoena or order, tbe party requesting such appearance must concurrently with the service of the subpoena or order pay the additional wihess fee that is agreed to herein for each day's actual attendance, even if no testimony is given.

30. Leeal Fees: All of the parties to this escrow, jointly and severally, promise to pay promptly on demand, as well as to indemnifu you and to hold you harmless from and against all administrative govemmental investigations, audit and legai fees, litigation and interpleader costs, damages, judgments, attomeys' fees, arbitration costs and fees, expenses, obligations and liabilities of every kind (collectively "costs') which in good faith you may incur or suffer in comection with or arising out of this escrow, whether said costs arise during the performance of or subsequent to this escrow, directly or indirectly, and whether at trial, or on appeal, in administrative action, or in an arbiuation- You are given a lien upon all the rights, title and interests of the parties and all escrow papers and other properf.v and monies deposited into this escrow to protect your rights and to indemnifu and reimburse you. If the parties do not pay any fees, costs or expenses due you under the escrow instructions or do not pay for costs and attomeys' fees incurred in any litigation, administrative action and/or arbitration, on demand, they each agree to pay a reasonable fee or any attomey services which may be required to collect such fees or expenses, whether attomeys' fees are incurred before trial, at trial, on appeal or in arbitration.

31. Dispute Resolution-- Mediation: Notwithstanding any other mediation provisions, Buyer, Seller and brokeds) also agree to mediate any dispute or claim arising out of this Agreement between themselves and Escrow Holder, before resorting to court action. Escrow Holder also agrees to such mediation prior to, or within a reasonable time after, the dispute or claim is presented to the Escrow Holder.

Mediation fees, if any, shall be divided equally among the parties involved. If, for any dispute or claim to which this paragraph applies, any party (i) commences an action without first attempting to resolve the matter through mediation, or (ii) before commencement of an action, refuses to mediate after a request has been made, then that party shall not be entitled to recover attomey fees, even if they would otherwise be available to that parly in any such action. Exclusions from this mediation agreement are:

EXCLUSIONS: The following matt€rs are excluded from mediation: (i) a judicial or non-judicial foreclosure or other action or proceeding to enforce a deed oftrust, mortgage or installment land sale conkact as defined in Civil Code $2985; (ii) an interpleader action; and (iii) any matter that is within the jurisdiction of a probate, small claims or bankruptcy court. The filing of a court action to anable the fecording of a notice ofpending action, or for order of attachment, receivership, injunction, or other provisional remedies, shall not constitute a waiver nor violation of the mediation provisions.

32. Fees and Expenses: Fees and charges agreed upon for your services shall be considered compensation for ordinary services as contemplated by these instructions. The parties hereby acknowledge and agree one or more parties to this escrow may receive a reduced escTow fee, ALL PARTIES ACKNOWLEDGE AND AGREE THAT ESCROW HOLDER SHALL CHARGE BUYER AND SELLER AN AUDIT FEE FOR THIS ESCROW TRANSACTION IN ACCORDANCE V/ITH YOUR SCHEDULE OF FEES AND CHARGES.

Ifthe conditions ofthis escrow are not promptly fulfilled by the parties, or ifyou render any service not provided in these instructions, or if the parties request a substantial modification of its terms; or if any controversy arises, or if you are made a parfy to, or intervene in or are required to participate in any mediation, arbitration or litigation, including an interpleader action, pertaining to this escrow or its subject matter, prior to, during, or after the Close of Escrow, you shall be reasonably compensated for such extraordinary services and reimbursed for all costs and expenses incurred by you, including any legal fees or costs incurred whether litigation is filed or not, and costs and expenses occasioned by the default, delay, controversy, mediation, arbitration or litigation.

33. Conllicting Demands./Instructions & Interpleader Actions: If conflicting demands are made upon you or notice givar of any controversy or legal action between the parties or third person(s) in connection with this escrow, you shall not be required to determine or resolve conflicting demands or claims or take any action, but shall have the absolute right to stop and withhold all further proceedings in the performance of this escrow without liability, until any such conflicting demands or claims have been determined, resolved, or eliminated by mutual written agreement of the parties, a valid amendment or supplement to your escrow instructions, or a final order or judgment of a court of competent jurisdiction in form satisfactory to you is deposited into escrow. You may also, at your sole discretion, file an action in interpleader or declaratory relief. and are instructed and authorized to deposit any documents or funds u,hich are the subject of conflicting demands or claims with the court pursuant to any such action, less your escrorv fees, costs, and attorneys fees incurred to date-

34. Resignation: At any time prior to the Close of Escrow. Escrow Holder may. at its sole option, and without liability to the parties. give written notice to the parties and resign from the escrow, as escrow holder. Escrow Holder shall be entitled to be reasonably compensated for the escrow service performed and reimbursed all costs and expenses incurred up to resignation. The balance ofany funds. property or documents shall be retumed to the parties rvho deposited same or forwarded to a new escrow holder as mutually designated in writing ADD]TIONAL INSTRUCTIONS ATTACHED HERETO AND }IADE A P,dRT HEREOF 1-os
Ml initiak below represenr ,n]'u9reetnent and ucknowledgtnent of tlte Jbrcgoing- SELLERS TNTTUJ-* I/ BUYERS iNITIALS
(:-
Poge 9

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rcusign Envelope I D: FA81 1 6E1 -E29C-4FF4-93D4-54291 B764,A5C by the parties.

35. MiSeqllelequq Conditions:

A. You are authorized to use any standardized, preprinted form in order to comply with these instructions- Escrow,Holder is authorized to use jts own forms or any usual forms of any title insurance company or title company and rnay insert dates and terms on the instruments, if incomplete when executed by a parry.

B. Escrow Holder is authorized and instructed by the undersigned that it may, in its sole discretion, rely and act upon facsimile instructions, e-mail or electronic instructions or signatures including but not limited to escrow instructions, amendments or modifications, demands, lender instructions, pay-off instructions and bills from the parties or third parties, as though they are original instructions signed by the parties or third parties. In doing so, Escrow Holder is released of liabiliny, responsibility and indernnified for any loss resulting from such reliance. The refusal of any lender involved in this transaction to accept electronically signed records or documents shall not affect this instruction or the validity of any other electronically signed record or document in this transabtion-
C. This escrow will be processed in the English language. Should any Principal elect to use a language translator to assist them in understanding the escrow process, or any documentation that is part of this escrow, that language translator will be selected and provided by the Principal in need of such assistance. The Escrow Holder will not provide any language translation services. In the event any language translation is provided by Escrow Holder it is rudimentary, solely as a courtesy and may not be relied upon.

Escrow Holder will not be liable or responsible for the correctness ofany language translator's interpretation ofthe escrow process or of any other documentation that is a part of this escrow.

D. In the event any instruction or term in these Escrow Instructions is held invalid by judicial proceeding, the remaining shall continue to be operative and enforceable.

36. Final Funds: VWe agree to pay FUNDS REQUIRED TO CLOSE ESCROW UPON DEMAND.

37. Cancellation: The parties, jointly and severally, agree that if escrow cancels, is terminated or otherwise not closed, the parties shall pay you ary costs and expenses which you have incurred or have become obligated for in processing this transaction including, but not limited to, courier fees, filing fees, attorneys' fees and costs, third-party vendor fees for services performed for this escrow, and an escrow cancellation fee for services rendered in an amount offive hundred dollars ($500.00) or up to the full amount ofthe escrow fee depending on the status ofthe escrow at "canceilation." The parties agree that such costs, expenses and fees shall be paid from funds already on deposit or deposited in escrow before any cancellation or other termination ofthis escrow is effective. The parties agree that said charges for expenses, costs and fees may be apportioned between Buyer and Seller in a manner which, in Escrow Holder's sole discretion, it considers equitable and Escrow Holder's decision will be binding and conclusive upon the parties. Except as provided in the Purchase Agreement, upon receipt of mutual cancellation instructions, a final order or judgment of a court of competent jurisdiction with accompanying writs of execution, levies or garnishments in form satisfactory to Escrow Holder, you are instructed to disburse the escrow funds and instruments in accordance with such cancellation instruction, order, judgment or accompanying writ; and the subject escrow shall, without further notice be considered terminated and cancelled. IN THE EVENT AI.ry PARTY REQUESTS CANCELLATION OF THIS ESCROW AT A]'{Y TIME ALL SUCH PARTIES ARE AWARE THAT THIS ESCROW WILL NOT BE CONSIDERED CANCELLED AND NO FU{DS WILL BE DISBURSED LN{TIL ESCROW HOLDER HAS RECEIVED

CANCELLATION INSTRUCTIONS SIGNED BY ALL PARTIES OR COURT ORDER IN FORM SATISFACTORY TO ESCROV/ HOLDER.

38. No Activitv Cancellation: The parties to the transaclion agree that if no additional instructions are received from one or both of the parties in this transaction within onehundred twenty (120) days from the date escrow is to close, or any written extension thereof, the Escrorv Holder shall at its option considerthe escrow cancelled and is authorized to take a cancellation fee in the amount offive hundred doilars ($500.00) or up to the full amount of the escrow fee, based on Escrow Holder's determination of services performed. Any remaining deposits, documents or other items held by Escrow Holder may be disbursed to the depositors or parties specified in the instructions. Nothing herein restricts the ability ofthe Escrow Holder to file an interpleader action in the event ofa dispute over the proper distribution of fu nds depositefr*.itls escrow.

Seller(s) t";t;"lt 61, |
-
Buyer(s) Initials
-
/-
L_:

39. IIoId Ooen Fee: Unless otherwise instructed in writing and in addition to other fees and costs Escrow Holder may receive, if this escrow does not close or cancel for any reason: 60 days after the original designated closing date, Escrow Holder is authorized and hereby instructed to rvithdraw from any funds on deposit in escrorv. each month and pay to itself a holding fee of $75.00 for each calendar month or fraction thereof that undistributed funds or documents are retained in escrow. Further- Escrorv Holder is irrevocably instructed that this escrow transactiofTiffautomatically cancel when all funds on deposit are disbursed.

Seller(s) ln;t;&" 6L / Buyer(s) Initials
-
/-\_-

ADDITIONAL INSTRUCTIONS ATTACHED HERETO AND MADE A PART HEREOF My initials below represent rn-, agreement and acknowledgmenl ofthe foregoing.

SELLERS A-
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L
lcusign Envelope I D: FA8 1 | 6E1 -E29C-4F F 4-93D4-5429'l B76AA5C Central Escrorv Group, Inc.

CITY OX'MONTEREY PARIE A GEI\ERAL
LAW CITY A}i[D MT]NICIPAL CORPORATION
By: INEZ ALVAREZ, Manager
SELLER(S):

JRLLLC
By: GUOPING
APPROVf,D AS TO FORM:

By: KARL H. BERGE& City Attorney
- - END OF INSTRUCTIONS - -
Date: September 12, 2{125
Escrow No-: CEG]l2576-BW
TEE I]NDERSIGNED HEREBY ACKNOWLEDGE TEEYHAVE RECEIYED ANDREAD TIIESE ADDITIONAL ESCROW INSTRUCTIONS AI{D GENERAL PROVISIONS AND APPROVE, ACCEpT AND AGREE TO BE BO{IND HEREBY.

BUYER(S):
by:
lM

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CENTRAL ESCROW GROUP, INC.
515 West Garvey Avenue, Suite 118, Monterey Park, CA 9t754 office (626) 280-1700 Fax (625) 2ao-L777

SUPPLEMENTAL ESCROW INSTRUCTIONS
TO: Central Escrow Group, Inc. Date: September 12,2025
Escrow Officer: Beatrice Wang
Escrow Number: CEGl12576-BW
CENTRAL ESCROW GROUP,INC. IS LICENSED AS AN ESCROW AGENT BY THE DEPARTMENT OF FINA}{CIAL PROTECTION AND INNOVATION OF TIIE STATE OF' CALIFORNIA, LICENSE # 96DBO-57158.

VWe, the undersigned principals, hand Central Escrow Group, Inc. ("Escrow Holder"), a copy of the AIRCR CONTRACTS Standard Offer.

Agreement and Escrow Instructions For Purchase of Real Estate Dated August 27,20?5, (hereinafter the "Purchase Agreement") which is incorporated herein by reference and shall serve as escrow instructions, ifexecuted and legible. Escrow Holder's duties are limited to those paragraphs in the Purchase Agreement specifically outlining the duties Escrow Holder is obligated to perform. All other terms and conditions in the Purchase Agreement are between Buyer and Seller only, and Escrow Holder is not to be concerned with or liable for any obligations between the parties or their brokers or any other items in the Purcbase Agreement.

For clarification purposes, the following is restated from the Purchase Agreement:

Close of Escrow is to be November26,2A25

TERMS OFTRANSACTION
Buyer has deposited with escrow
Buyer will d€posit prior to Close of Escrow
TOTAL CONSIDERATION:
s
s
$
162,000.00
5,238,000.00
s.400.000.00
VWe the undersigned will deliver to Escrow Holder any instruments or funds required for Escrow Holder to comply with these instructions, all of which Escrow Holder is authorized to use provided that on or before Close of Escrow, Escrow Holder is in a position to obtain a Policy of Title Insurance as required by Purchase Agreement, with the uzual title company exceptions and a liability of at least the amount of the total consideration above, on the real property in the County of Los Angeles, State of Califomia described as follows:

LEGAL DESCRIPTION PER EXHIBIT 'A" ATTACIIED IIERETO AND MADE A PART HEREOF.

SELLER STATES PROPBRTY ADDRESS IS: 810 Monterey Pass Road, Monterey Park" CA 91754 TITLE SHALL BE VESTED IN: CITY OF MONTEREY PARK A GENERAL LAW CITY AND MT]NICIPAL CORPORATION (Buyer shall provide Escrow Holder with complete vesting in escrow. Escrow Holder is instructed to correct the Grant Deed being delivered in the above numbered escrow to reflect the vesting designated by Buyer, over the notarized signature of Seller thereon, with no further authorization required.)
PROPERTY IS FREE FROM ENCUI\IBRANCES EXCEPT:
l. Current General and Special County and City Taxes (ifany) for the fiscal year including personal property taxes, if any, assessed against the former owner-

2. Covenants, conditions, restrictions, rights of way, easemffrts and the exception or reservation of minerals, oil, gas. water, carbons and hydrocarbons on or under said land, now' ofrecord.

ADDITIONAL INSTRUCTIONS ATTACHED HERETO AND MADE A PART HEREOF My iniriols below represent tny ogreement ond acknowledgment ofthe forego[ng. .?
SELLERS IN]TIALS 6)
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Central Escrorr Group, Inc. Date: September 12, 2025
Escrow No.: CUGI 12576-IlW

3. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Chapter 3.5 (commencing with Section 75) of the Revenue and Taxation Code ofthe State ofCalifornia.

SUPPLE1VIENTAL ESCROW INSTRUCTIONS ;
CITY REQIIREMENTS: Parties hereto are aware that subject property may be located within a City that has requirements and./or ordinances regarding the sale and transfer of real property. Escrow Holder is herein instructed NOT TO TAKE ANy ACTION regarding same, unless handed furtber written instructions from Buyer and SellEr herein. **ADDITIONAL ESCROW INSTRUCTIONS AND TERMS C'GENERAL PROYISIONS") ATTACHED HERETO ARE BY REFERENCE INCORPORATED HEREIN AND MADE A PART IIEREOF. THE UNDERSIGNED IIEREBY ACKNOWLEDGE THEY HAVE RECEryED AND READ THE "GENERAL PROVISIONS'AND APPROVE, ACCEPT AND AGREE TO BE BOUND TIIEREBY.
rk*INDEMNIFICATION: Parties herein agree to indemnify Escrow Officer, BEATRICE WANG, ("Escrow Holder") of CENTRAL ESCROW GROIIP, INC. and CENTRAL ESCROW GROIIP, INC. from and against any and all actions, claims, costs, damages, disbursements, expenses, judgements, liabilities, obligations, penalties and suits of any kind or nature whatsoever, including but not limited to attorney's fees which may or shall directly or indirectly arise from or incur by reason of any of the terms and provision stated in the Agreement and the General Provisions and/or the non-authentic document(s), or signature(s) contained on any document(s) furnished to Escrow Holder from Buyer and Seller.

BUYER(S):

CITY OT'MONTEREY PARK.A GENERAL
LAW CITY AI\D MUNICIPAL CORPORATION
By: INEZ ALVAREZ, Manager
SELLER(S):

JRI, LLC
APPROVED AS TO FORM:

By: KARL E. BERGE& City Attorney
ADDIT]ONAL INSTRUCTIONS,{TTACHED HERETO AND MADE A PART HEREOF My inirials below represent my osreement ond ocknowledgment oftlteforegoing.

Gr*r"44
By: GUo rrftclol-io, Manager
SELLERS IN]TIALS A

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1. Terms and Subiect Headings: In these escrow instructions, the terms'!ou", ']our", and "Escrow Holder" shall mean CENTRAL ESCROW GROUP, INC., wherever the context requires, the masculine gender includes the feminine and./or neuter and the singular number includes the plural.
2- Opening of Escrow:

A. Your duty to act as escrow holder shall not commeDce until these instructions signed by all parties are received by Escrow Holder.

Until such time either party may unilaterally cancel by written request delivered to Escrow Holder, a party may withdraw funds and/or documents deposited by that party, except as expressly limited by an Offer to Purchase, Deposit Receipt, C-A-R. Form, or any other Purchase Agreement betrveen the parties received by Escrow Holder.

B. These Supplemental Escrow Instructions and General Provisions may be executed in counterparts, each of which shall be deemed an original regardless of the date of this execution and delivery. All zuch counterparts together shall constitute one and same document. Any and all further escrow insauctions, amendments or supplements shall also be governed by the terms and conditions of these Supplemental Escrow Instructions and General Provisions, except as rnay be amended or modified by the written mutual agreement of the parties and Escrow Holder.

3. Sbn;f,liqtp",,"Lv"itb.-C{i,f.o",mjp.,,Rg*id**$,,a1, PurebarB Asetrn-iut atd Jbint Egcrow InsFuctions: The panies agree that the escrow instructions in the California Residential Purchase Agreement and Joint Escrow lnstructions, like all other instructions in this escrow transaction, are govemed by and superseded by these general provisions. The parties agree to execute supplemental instructions confirming their agreement to any additional terms and conditjons of Escrow Holder, including these general provisions, and authorize Escrow Holder to resign from processing this escrow transaction if mutual agreement cannot be reached between the parties and Escrow Holder relative to the terms of conditions of Escrow Holder's duty

4. Besponsibilitv of Escrorv IIoIder:

A. All parties agree that your rights and liability in this transaction is as an escrow holder, and no other legal relationship is created.

You are an escrow holder only on the express terms of these insfuctions. You have no duty or responsibility to notifr me or any other party related to this escrow ofany sale, resale, loan, exchange or other transaction involving any property herein described or ofany profit realized by any person, firm, corporation or parties (broker, agent) to this or any other escrow, regardless ofthe fact that such transaction(s) may be handled by you in this escrow or in another escrow. You shall not be required to take any action in connection with the collection, maturity or apparent outlaw of any obligations deposited in this escrow, unless otherwise instructed.

B. Escrow Holder's duties hereunder shall be limited to the safekeeping of zuch money and documents received by you as escrow hoider and for the disposition of same in accordance with the written instructions accepted by Escrow Holder in this escrow.

Escrow Holder shall not be liable for any damages, losses, costs or expenses incurred by any party in the handling and processing of escrow as a result of any act or failure to act made or omitted in good faith or for any action taken that Escrow Holder shall in good faith believe to be genuine. '
C. NOTWITHSTANDING ANY PROVISIONS TO THE CONTRARY IN THE PURCHASE AGREEMENT, ESCROW INSTRUCTIONS, AMENDMENTS, OR LENDER INSTRUCTIONS; ESCROW HOLDER DOES NOT VERIFY

SIGNATURES OR INVESTIGATE WHETHER THERE IS FALSE IMPERSONATION, FORGERY, OR FRAUD ON DOCUMENTS DEPOSITED INTO THIS ESCROW BY THE PARTIES OR THEIR AGENTS.

D. ESCROW HOLDER IS NOT LIABLE OR RESPONSIBLE IN A}ry MANNER FOR T}IE SUFFICIENCY OR CORRECTNESS AS TO FORM, CONTENT, MANNER OF EXECUTION, OR VALIDITY OF ANY DOCUMENTS; OR AS TO THE

IDENTITY, AUTHORITY, CAPACITY OR RIGHTS OF ANY PERSON EXECUTING THE SAME WHICH ARE DEPOSITED INTO ESCROW. ESCROW HOLDER IS NOT LIABLE OR RESPONSIBLE FOR ANY LOSS THAT MAY OCCUR BY

REASON OF FORGERIES, FRAUD OR FALSE REPRESENTATIONS MADE BY OR INVOLVING THIRD PARTIES, A PRINCIPAL'S AGENTS, OR PRINCIPAL TO THIS ESCROW. IF A PARTY OR LENDER DESIRES THAT ESCROW

HOLDER VERIFY ANY SIGNATURE(S) ON INSTRUCUONS, CHECKS, LOAN DOCUMENTS, OR OTHER ITEMS A

SEPARATE WRITTEN ESCROW INSTRUCTION MUST BE ENTERED INTO THAT SPECIFICALLY EVIDENCES

ESCROW HOLDERS EXPRESS AGREEMENT TO TINDERTAKE SUCH RESPONSIBILITY, UPON THE PAYMENT OF AN ADDITIONAL FEE.

E. Escrow HoJder is authorized and directed to deposit any and all funds received in thjs escrow in an "Escrow Trust Account" with any state or national bank in the name of Escrow Hoider with other escrow funds pending the completion of this escrow. UNLESS OTHERW]SE AGREED IN WRITING, EACH PARTY I.]NDERSTANDS THAT THE ESCROW TRUST ACCOUNT ]S NON- INTEREST BEARING. NO FINANCIAL OR OTHER BENEFITS WILL BE EARNED BY OR PROVIDED TO ANY OF THE PARTIES WiTH RESPECT TO SUCH FLINDS; NOTW]THSTANDING, ESCROW HOLDER AND ITS AFFILIATES MAY ' ADDITIONAL TNSTRUCT]ONS ATTACHED HERETO AND }IADE A PART HEREOF n
M!inilialsbelowrepresentmyogreementandacknowledgmento;ftheforegoing.

SELLERS iNITIALS G' BLTYERS IN]TIALS

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RECEIVE DIRECT OR INDIRECT FINANCI,{L AND OTHER BENEFITS FROM THE DEPOSiTORY WITH RESPECT TO SUCH FLTNDS. THESE BENEF]TS SHALL BE TREATED AS ADDITIONAL CO]vIPENSATION TO ESCROW HOLDER FOR ITS SERVICES IN THIS TRANSACTION.

F. All panies depositing funds in connection with this escrow are here\ notified ftat the funds so deposited are insured by the bank only to the limits provided by the Federal Deposit Insurance Corporation.

G. If it is necessary, proper or convenient for the consummation of this escrow, you are authorized to deposit or have deposited funds or documents, or both, handed you under these escrow instructions with any duly authorized sub-escrow holder, including, but not limited to, any bank. trust company, title company, savings and loan association, or licensed escrow agent, subject to your order at or before Close of Escrow in connection with closing this escrow. Any zuch deposit shall be deemed a deposit under the meaning of these escrow instructions-

5. Time Is Of The Essence In These Instructions: If the date by which a Buyer's or Seller's performance is due is other than your regular business day, such performance shall be due on your next succeeding business day. In the event that the conditions of this escrow have not been complied with at tbe expiration ofthe time provided for herein, or any extension thereoi you are nevertheless instructed to complete the same at the earliest possible date thereafter, unless a party makes written demand upon you for cancellation and the return of the money and.ior instruments deposited. If written demand to cancel is received, at your sole discretion, you may stop and withhold all further proceedings in this escrow without liability for interest on funds held or for damages, until a satisfactory mutual cancellation instructions signed by all parties are deposited into this escrow or the demand is withdrawn by the party or by further mutual instructions in a form satisfactory to Escrow Holder.

6. Proratinq Authorization: Escrow Holder will make ail prorations and adjustments on the basis of a thirty (30) day month, unless otherwise instructed in writing. The "Close of Escrow" with reference to said prorations and adjustments used in this escrow means the date on which documents are recorded, unless otherwise specified in writing. 7 . Propertv Tax Proration: Escrow Holder will prorate real property taxes based upon tax figures provided by the title company in this transaction, without liability to Escrow Holder as to their correctness- Buyer is aware that the property will be reassessed upon change of ownership. The County Tax Assessor may issue supplemental tax bills for more than the amount used for prorating purposes, or in the evsnt there has been an overpayment, the overpayment amount may not be refunded, but may instead be held for a subsequent credit against the payment of future taxes on the property. Buyer and Selier hereby agree that any overpayment or underpayment oftaxes shall be adjusted by and between the Buyer and Seller outside of escrow. TAX BILLS ISSUED AFTER CLOSE OF ESCROW SHALL BE IIANDLED BETWEEN BUYER AND SELLER OUTSIDE OF ESCROW. Escrow Holder is hereby released from responsibility or liability of any kind arising out of any such overpayment or underpayment of taxes, which shall survive the Close of Escrow.

L Preliminarv Change of Ownership Report: Section 480-3 of the Revenue and Taxation Code requires that a "Preliminary Change of Ownership Report" be completed and certified by Buyer and filed concurrently with the Deed or other documents that reflect a change of ownership in real property. The Buyer herein agrees to complete and sign said report and deliver same to Escrow Holder for filing.

Escrow Holder shall forward same to the title company for submission to the Recorder's Office at the Close of Escrow. Buyer understands and acknowledges that the County Recorder's Office will charge an additional non-refundable fee of fwenty Dollars (520.00) should the fully completedlcertified report not accompany the conveyance document or be rejected. In addition to this fee- there may be additional expenses incurred by Buyer outside of escrow or after the Close of Escrow as a result of Buyer's failure to file a fully completed/certified report. Buyer authorizes Escrow Holder to debit the Buyer's account for said twenty Dollars ($20.00) prior to the Close of Escrow in the event the change of ownership statement is not deposited with Escrow Holder as provided for herein. Buyer is responsible for completing and returning any Change of Ownership Report required by the Office of the County Assessor after the Close of Escrow and shall be exclusively responsible for any penalty or reassessment tax imposed by the Office of the County Assessor for Buyer's failure to return any Change of Ownership Report to the Office of the County Assessor.

9. Foreien Investment In Real Propern' Act - FIRPTA - Withholding: The sale of a U-S. real property interest by a foreign person is subject to the Foreign Investment in Real Property Tax Act of 1980 (FIRPTA) income tax withholding. Persons purchasing U.S. real property interests from foreign persons, certain purchasers' agents, and settlement officers are required to withhold ten percent (10%) or fifteen percent (15%) of the amount realized, Withholding is intended to ensure U.S. taxation of gains realized on disposition of zuch interests. The Buyer shall remain the withholding agent notwithstanding any act by the Escrow Holder. The Buyer must find out if Seller is a foreign p€rson. If Seller is a foreign person and Buyer fails to withhold, the Buyer may be held liable for the tax.

Seller and Buyer agree to execute and deliver to Escrow Holder any instrument, affidavit and statement or to perform any act reasonably necessary to carry out the provisions of FIRPTA and regulations promulgated there under. Seller herein certifies under penalty of perjury, that the information provided on said form is true, correct and complete. Buyer and Seller hereby agree to hold Escrow Holder harmless and indemniff Escrow Holder regarding compliance with this instruction.

10. State Tax Withholdine: CAL-FIRPTA Notilication To Buver And SeUer Regardius Tax rryitbbolding Requirements Of California On T-b_e Sale Of Real Properw: Certain Sellers may be exempt from withholding. Each Pany must seek independent tax advice from a professional. Califomia Revenue and Taxation Code Section 18652 (as amended) requires prepayment of income tax by withholding of three and one-third percent (3-1/3%) on the total sales price on real property for individuals and non-individual sellers of real property, whether resident or non-resident. Altematively, a Seller may elect to withhold on the gain on the sal€ and based on the ADD]TIONAL INSTRUCTIONS ATT.ACHED HERETO AND JVIADE A PART HEREOF My initiols below represent my !g/eemen! and atknowledgment oftlte{uegoing SELLERS INITIALS 6

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applicable withholding rates effecti'r,e at the Close of Escrow. For more information, Buyers and Sellers should refer to Form 593, Real Estate Withholding Certificate and Computation of Estimated Gain or Loss from the Califomia Franchise Tax Board.

Withholding is also required for real estate foreclosures and short sale transactions unless any exemptions certified on Form 593 apply or the sale qualifies under the automalic exclusions. For more information on real estate foreclosures and short sale transactions, refer to Publication 1016, Real Estate Withholding Guidelines by the California Franchise Tax Board. Any further questions regarding Withhoiding Requirements for Sale of Califomia Real Estate may be answered at www.ftb.ca.gov or by seeking independent professional tax advice.

The parties acknorvledge that Escrorv Holder is under no duty to take action regarding u,ithholding without further mutual written instructions of buyer and seller in a form satisfactory to Escrow Holder, together with the completion of Franchise Tax Board forms.

Section 18662 of Califomia Revenue and Taxation Code (as amended) requires a BUYER of real property to withhold if the Seller's exemption is not met. If withholding is not made Buyer may become subject to a penalty in the amount equal to the greater of ten percent (10%) of the amount required to be withheld or five hundred dollars ($500.00). For additional information, contact:

FRANCHISE TAX BOARD, WITHHOLD AT SOURCE UNIT, P.O. BOX 65I, SACRAMENTO, CA 95812-065I, PHONE: (916) 845-4900 OR Toll Free AT (888) 7924900- Seller and Buyer hereby agree to comply with Section 18662 of California Revenue and Taxation Code (as amended), and Seller shall cause to be deposited into escrow zuch forms that maybe necessary for the parties hereto to be in compliance with said tax code (as amended). The parties agree to hold Escrow Holder harmless and indemnify Escrow Holder for complying with any CAL-FIRPTA instnrction or any third-party claims that may arise.

I l. Tax Reporting/1099: As a condition to Escrow Holder's agreement to process this transaction, certain information must be provided by the SellerslTransferors to the Escrow Holder before the date of closing. Under the Tax Reform Act, lnternal Revenue Service Code Section 60a5(e), Escrow Holder will report the gross proceeds ofan ownership interest in reportable real estate to the Internal Revenue Service ("IRS'). The Seller/Transferor is required by law to furnish a correct Taxpayer Identification Number ('TIN') or Social Secwity Number to Escrow Holder. The SellerlTransferor is aware that the failure to do so may subject the SellerlTransferor to civil or criminal penalties. Each Seller/Transferor must provide a permanent address to which the Escrow Holder can mail the IRS Form 1099-3 following the Close of Escrow-
In the event there is more than one Seller/Transferor, any allocation of the gross proceeds from tlge within transaction must be received by Escrow Holder prior to the date of closing. If Escrow Holder fails to receive a complete allocation or receives no allocation as to any Seller/Transferor, Escrow Holder must report the entire unallocated gross proceeds to that Seller/Transferor. Ifconflicting allocations are received, Escrow Holder must Report the entire gross proceeds on each Seller/Transferor's 1099-5 Form to the IRS.

Sellers/Transferors' who are married or domestic partners on the closing date and who hold title to the subject property as tenants in common, joint tenancy or communiry property are treated for repoding purposes as a single Seller/Transferor.

12. Allocation of Costs: Escrow Holder is instructed to debit Buyer and Seller in accordance with Purchase Agreement and pay relevant bills as presented at the Close of Escrow. Escrow Holder shall not be responsible for paying bills received after Close of Escrow, and Buyer and Seller hereby release Escrow Holder from any liability or responsibiiity in connection therewith. All parties agree to pay escrow fees and charges, including messenger fees, overnight delivery charges, recording fees, charges for evidence of title, and handling and notary fees, if applicable, whether at cancellation or Close of Escrow Escrow Holder is authorized to release funds, if applicabte, from money on deposit to pay for any credit report, appraisal, City Report, lender, or association statement, demand, transfer fees or documents which may be required to be paid in advance of closing, Funds released prior to the Close of Escrow are non- 'refundable regardless of the consummation of this escrow. If not provided for in the Purchase Agreement, the Owner's Title Insurance premium will be charged to Seller and the ALTA Lender's Policy, if applicable, will be charged to Buyer at Close of Escrow, and ail other closing costs are to be charged pursuant to the Purchase Agreement. Unless otherwise instructed, Escrow Holder will debit the Seller for any transfer tax that may be imposed by any City or County in which the subject property of this escrow is located and is authorized to pay any bonds, assessments, taxes, or any lien of records, including any prepayment penalties, if any, to transfer title to Buyer as called for in this escrorv.

13. Authorization to Sen Unless otherwise instructed, the Buyer(s) and Selle(s) hereby authorize Escrow Holder to release estimated closing statements, executed escrow instructions, amendments, and final closing statement or consolidated Settlement Statement to any new lender or "short-pay" lender necessary to close the escrow. This authorization shall pertain to the documentation set forth above only. Escrow Holder may furnish a copy of these instructions, amendments, notice of cancellation, title reports, estimated and final closing statements to any real estate broker, lender or title company, referenced in this escrow, prior to Close of Escrow
i4- Personal Prooertv: Any Personal Property the subject of this transaction (except Mobile homes) is exclusively between the parties and of no concem to Escrow Holder. Escrow Holder shall conduct no lien or title search of personal property regarding the sale or transfer of any personal property through this escrow. Should the parties desire that you conduct a lien or title search of personal property, the parties or lender requesting the same shall enter into a s€parate and specific *ritten agreement which evidences Escrow Holder's agreement to undertake zuch responsibility upon the payment of additional fees.

1.5. Beneficiarv Staternent/Pav off Demands: Escrow Holder is not responsible for the contents or accuracy of any beneficiary demands, beneficiary statements, or pay off demands delivered to you by the existing lien holders or homeowner associations. Escrorv Holder is ADDITTONAL INSTRUCTIONS ATTACHED HERETO AND MADE.A PART HEREOF My inilials below represent nty ogreenent and acknowledgment ofthe foregoing- SELLERS 1NITIALS 4

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not required to submit any such beneficiary statements and/or demand to lhe parties for approval before the Close of Escrow unless expressly instructed to do so in writing. Should the parties desire to pre-approve any such beneficiary statement and/or demand, the parties requesting the same shall deliver separate and specilic written escrow instructions to Escrow Holder. The Parties and lender are aware the title company utilized for obtaining a Title Insurance Policy will also be utilized in this transaction as a sub-escrow holder; and shall be charged with the exclusive duty of making the payment of any taxes. beneficiary or payoff demands; and obtain a full or partial reconveyance of any liens or encumbrances paid through this escrow to place title of the property in the manner provided for in any lender's instructions or other escrow instructions- Seller is aware thatinterest on,existing loans is paid in arrears, and that their account will be charged interest on the payoffs of existing loans until the lender i'eceives the payoff funds from the title compatry after the Close of Escrow. The parties expressly indemnifu and hold you harmless against third-party claims for any fees, costs or expenses where you have acted in good faith, with reasonable care and prudence and./or in compliance with these escrow instructions.

16. Title Insurance:

A. You are instructed to open a title order for title jnsurance to the subject real property in the condition identified in the Purchase Agreement or Escrow lnstructions by the parties. However, you are not required to submit any title report issued or documents described in any title report in connection with this escrow to any parr), or agent unless directed to do so in writing. You may, however, do so without incurring liability to any parfy for such submission. You are hereby authorized to submit such report to any proposed lender, and are authorized to deliver assurances oftitle, and insurance policies, ifany, to hold or for senior encumbrances or order, or ifthere are no encumbrances, then to Buyer or his order.

B. The parties authorize the recording of any instrument delivered through this escrow if necessary or proper for the issuance of the required policy of title insurance or for the closing of this escrow. Funds, instructions or instruments received in this escrow may be delivered to, or deposited with any title insurance company or title company to comply with the terms and conditions of this escrow.

Recording fees shall be charged to the account ofthe benefited putty.

C. Buyer and Seller authorize and instruct Escrow Holder to utilize the legal description deposited into escrow or provided by the title insurance company in this transaction for the preparation of any deed or other documentation necessary to close tris transaction.

Escrow Holder has no duty to investigate and does not guarantee the accuracy of said legal description and is released of any and all liability, responsibility and is held harmless in connection thereto.

17. Final Funds: Pursuant to the "Good Funds" legislation, Assernbly Bill 512 (AB 512) effective January 1, 1990, the parties hereto are made aware that closing funds to be deposited by Buyer, Seller and/or lender as a condition of escrow must be CLEARED prior to recordation (Ciose of Escrow). Escrow Holder will require deposit of final funds FIVE (5) business days prior to the Close of Escrow if funds are deposited in the form of a Cashier's Check, or TWO (2) business days prior to the Close of Escrow, if funds are deposited by Wire Transfer. All final frrnds due to close escroly in EXCESS OF ONE HIINDRED THOUS$ID DOLLARS ($f00,000.00) MUST BE WIRE TRANSFERRED. Final funds must be issued or wired by a U. S. bank or savings and loan association located in the State of Califomia. Buyer's deposit of final funds witl Escrow Holder shall be deemed satisfaction and removal of all contingencies, terms and conditions and approval of the loan documents, terms and conditions. Buyerts deposit of final firnds shall also serye as Buyer's autborization and instructions to Escrow Holder to close the escrow at tbe earliest possible date.

Escrow Holder may, in its sole discretion, require Buyer andlor Seller to deposit additional funds into escrow (a '!ad') to cover expenses in excess of those originaily estimated. The unused portion of any such '!ad" shall be refunded to Buyer and/or Seller after closing.

18. New Loap$i
A. After receipt of Buyer's final funds, Escrow Holder may request Buyer's new lender (if any) to fund the new loan proceeds one business day prior to Close of Escrow. Buyer is aware that interest on any new loan funded in connection with this escrow will accruc from lhe date of lender's fundlag and that there may be a delay betw€en the funding dale and rgcording {ate due to the recgrding schedule ofthe Recorder's office or the hold placgd on certain depgsits because ofthe above-feferenced "6ood Funds" legislation. Escrow Holder shall have no liability for the payment of interest on any loan or for the early funding by the lender or any delay caused by the lender's failure to timely fund or based on the date of distribution of firnds at Close of Escrow.

C. The parties understand that Escrow Holder is only a settlement agent, not a "creditof'regarding new loans, therefore Escrow Holder has no duty of disclosure under TILA, RESPA, or HOEPA (15 U.S.C. 1635(a), l5 U.S.C. 1638(a), l5 U.S.C. 1639(a)(l) regarding any loans. Any questions regarding the loan terms, documents or disclosures are to be directed to the loan broker or lender of the party- Escrow Holder is completing the Settlement Statement in this transaction in reliance on the information provided to Escrow Holder by the loan brokers or Iender and this information is not verified by Escrow Holder. Escrow Holder shall not be liable or responsible for any inaccuracies regarding loan estimates or the acrual loan terms ""'l'$*l}:ffi Y:#:i:ifi l":ff""?mH:::,x#T,t"';x"r?."""" SELLERS INITIALS (' BUYERS IN]TIALS
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D. Escrow Holder is inevocably instructed to comply only with the portion of any lender's instructions pertaining to usual escrow functions under Califomia law. Escrow Holder is not required or responsible in any way for rnaking disclosures, warranting any facts, or ensuring for the lender any secondary sales transaction, purchase, guarantee by FHA. VA, PMI or loan is purchased by investors. Escrow Holder shall not be required to perform title functions or performing lender's notice, regulatory or underwriting responsibilities under California or Federal law. Escrow Holder is authorized and instructed to forward lender's instructions regarding title, recording functions, and payment of encumbrances to the title company in this transaction for performance by title company in its capacity as insurer, recorder, abstractor of title and./or sub-escrow. NOTWITHSTANDING ANY OTHER

DOCUMENTS OR INSTRUCTIONS SUBMITTED TO ESCROW HOLDER, WHETHER OR NOT SIGNED BY ESCROW HOLDER, THE ESCROW HOLDER HAS NO DUTY OR OBLiGATION TO RETMBURSE ANy BUYER(Sy BORROWER(Sy BROKER(S) OR LENDER(S) ANY SUM OR TO PURCHASE AI\TY LOAN, NOTE, DEED OR DEBT RELATING TO THIS ESCROW TRANSACTION.

E. Escrow Holder shall not be responsible in any way whatsoever nor are you to be concemed with any question of usury in any loan or encumbrance, whether new or of record, which may arise during the processing of this escrow.

Escrow Holder is further instructed to debit Seller and credit Buyer as reimbursement for any such costs and charges which were to be paid by Seller as per the Purchase Agreement.

19. Propertv Insurance:

A. It is Buyer's obligation to ensure that any new or assigned properfy hazard insurance policy regarding the real or personal property in this escrow fully complies with the lenders requirements regarding amount of coverage, terms, payee(s), insured, etc., and that the evidence of hazard insurance is timely deposited with Escrow Holder. Escrow Holder is hereby instructed to pay from Buyer's account the first year's premium at the Close of Escrow to Buyer's chosen inzurance agent and may forward a copy of any evidence of an insurance policy to any lender, if requested. Escrow Holder shall have no duty or responsibility regarding hazard insurance, except to forward the first year's premium, or evidence of payment, and the evidence of buyer obtaining insurance to the lender. It is Buyer's or lender's exclusive duty to verify the policy ofinsurance provides adequate coverage for Buyer's and lender's needs and are obligated to ensure the policy of insurance is issued and remains in effect after the Close of Escrow.

B. HOA Insurance (if applicable): Escrow Holder is authorized and instructed to debit funds deposited by Buyer for payrnent of any fee assessed by the Master Insurance Agent of the HOA for issuance of their Certificate. Buyer has satisfied himself of the existence of the master insurance coverage of the HOA and understands that this coverage is limited. Buyer is advised to fully investigate the extent and scope of its coverage and obtain any additional or supplemental coverage outside of escrow. Escrow Holder is not to be concerned nor held liable or responsible in connection therewith.

C. ALL CASH (if applicable): It is Buyer's exclusive duty to obtain adequate hazard inzurance coverage on the property that is the subject of this escrow. Buyer has the option of paying any hazard insurance premium through escrow. In the event Buyer exercises said option, Buyer shall in writing designate the insurance agent to be used and thereafter deposit sufficient funds into escrow for tbe first year premium prior to Close of Escrow-

20. No Disclosures or Warranties:

Escrow Holder urges both parties to seek appropriate counsel from an attomey or licensed real estate broker to ascertain what disclosures, certificates and/or civil ordinances, if any, need to be complied with prior to the Close of Escrow, and outside of the escrow between the parties. The parties' signature upon th6se instruction shall be deerned evidence to the Escrow Holder that the parties have obtained independent counsel, ar€ aware of any disclosures/civii ordinance requirements and will comply with same outside of this escro*'. Unless otherwisi: instructed in writing to the contrary wjthin the body of the Escrow lnstnrctions, Escrow Holder has no responsibility or liability in connection with any zuch disclosures or requiremants.

B. Escrow Holder is not responsible or liable for the validity, regularity o. sufficiency of municipal residential property reports: or retro-fit standards to be complied with upon the transfer of real properfy. You are instructed to forward request for Residential Property Report or Certificate of Compliance as handed Io you to the appropriate governmental agency. You are to charge Seller with any fee to file such document, unless otherwise instructed. You are not to be responsible or liable for the content or timeliness of the response of any governmental agency.

C. Escrow Holder is not responsible or concemed with the giving of any disclosures except as expressly required by Federal or State law to be given by :rn escrow agent. You have no responsibility or concem with the effect of zoning ordinances, land division regulations, homeowner associations or building restrictions, covenants. conditions, or restrictions (CCR$ which may pertain to or affect the land or improvements that are the subject of this escrow. The parties must satisfo themselves outside of escrow that the transaction covered by this escrow is not in violation of the Subdivision Map Act or any other law regulating land sub-division, CCR or homeowners association rule; and you as Escrow Holder have no responsibility or liability in connection therewith, and are ADDITIONAL INSTRUCTIONS ATTAC}IED HERETO AND IVIADE A PART HEREOF Ml, initials below represent my ogreement and acknowledgmenr oJ'the foregoing. .at

SELLERS INITIALS ('

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Monterey Park City CouncilDecember 3, 2025

Monterey Park City Council
December 3, 2025