Early Termination Option (a) Subject to the terms and provisions set forth in this Paragraph 12, Tenant shall have a one-time option to terminate the Lease as to all, and not part of, the Premises (the “Termination Option”), as of April 30, 2012 (the “Early Termination Date”) conditioned upon Tenant’s delivery to Landlord of at least three (3) months prior written notice (time being of the essence) of Tenant’s unconditional and irrevocable election to terminate the Lease (the “Termination Notice”). Delivery of a Termination Notice shall not relieve Tenant of any obligations under the Lease that accrue prior to the Early Termination Date. Any delivery by Tenant of a Termination Notice shall be ineffective if at the time of delivery an Event of Default exists. Further, at Landlord’s option, the Lease will not terminate on the Early Termination Date if, on such date, an Event of Default exists. (b) Termination of the Lease pursuant to the exercise of the Termination Option shall be further conditioned upon the payment by Tenant to Landlord, in immediately available funds, of a fee (the “Termination Fee”) in an amount equal to the sum of: (i) the unamortized costs, calculated as of the Early Termination Date, of all Leasing Costs (using straight-line depreciation and an amortization rate of ten percent (10%)); plus (ii) the Monthly Installment of Rent and Tenant’s Proportionate Share of the excess Expenses and Taxes for the Premises over the applicable Base Year for calendar months May, June and July 2012. One half (1/2) of the