THE TENANCY AGREEMENT

THIS AGREEMENT is made on the day and year stated in Section 1 of the First Schedule hereto Between the party whose name and description are stated in Section 2 of the First schedule hereto (hereinafter referred to as "the Landlord" ) which expression where the context so admits shall include her heirs personal representatives successors-in title and permitted assigns of the one part and the party whose name and description are stated in Section 3 of the First Schedule hereto (hereinafter referred to as "the Tenant" ) of the other part. WHEREAS the Landlord is the registered owner of the property more particularly referred to and described in Section 4 and 5 of the First Schedule hereto (hereinafter referred to as "the Demised Premises") and the Landlord has agreed to let the Demised Premises and the Tenant has agreed to take a tenancy of the Demised Premises upon the stipulations, terms and conditions hereinafter appearing. NOW THIS AGREEMENT WITNESSETH as follows :1.

The Landlord lets and the Tenant takes on rent the Demised Premises for the terms stipulated in Section 1 of the Second Schedule hereto at the rent stipulated in Section 2 of the Second Schedule hereto (hereinafter referred to as the Reserved Rent) and subject to the terms and conditions hereinafter contained. The Tenant has paid the Reserved Rent to the Landlord in advance and the subsequent rents shall be paid on or before, within fifteen (15) days from the commence date of each subsequent calendar months. The Tenant has further paid to the Landlord the sum stipulated in Section 3 of the Second Schedule hereto (hereinafter referred to as the Security Deposit) being security deposit for one (1) month rental and the security deposit shall be, in the absence of any breach by the Tenant of the terms and conditions herein contained, be refunded by the Landlord to the Tenant free of interest at the determination of this Tenancy. PROVIDED ALWAYS that the security deposit shall not at any time be taken as rent paid or to be paid for any period and shall be without prejudice to the Landlord's rights to claim any further sum for which the Tenant may be liable under the terms and conditions of this Tenancy. The Tenant has also paid to the Landlord the sum stipulated in Section 4 of the Second Schedule hereto (hereinafter referred to as the Utilities deposit) by way of deposit as security for the due payment of all charges and outgoings in respect of water, Indah Water, electricity sewerage and/or telephone to be consumed in and/or to be supplied to the Demised Premises. The Utilities deposit shall be refunded to the Tenant within Thirty (30) days after the termination of this Agreement, but only after deduction of any payments due to the relevant authorities in respect of the above mentioned charges have been made.

2.

3.

4.

5.

The Tenant hereby covenants with the Landlord as follows:(a) To pay the Reserved Rent hereby reserved on the days and in the manner aforesaid; failing which the Tenant shall be evicted and all deposit forfeited. To pay all charges and outgoings in respect of the maintenance fee, electricity, telephone and water to the relevant authorities (including TNB, Telekom and Indah Water) which shall be consumed or supplied on or to the Demised Premises during the continuance of the Tenancy. The Landlord shall not be liable to pay any portion of the said charges. All copies of monthly receipts for water, electricity and any other relevant outgoings receipts shall be forwarded to the Landlord accordingly; To keep the interior of the Demised Premises, the flooring and interior plaster of other surface materials or rendering on walls, ceiling and passage and the Landlords fixtures and fittings thereon including doors, windows, glass shutters, locks, fastenings, electric wire installations and fittings for light and power and other fixtures and additions thereto in good and tenantable repair and clean condition (fair wear and tear and damage by fire or any other cause beyond the Tenant's control excepted) and to replace and repair any of the aforesaid items and/or any part of the Demised Premises and the Landlord's fixtures and fittings therein which shall be broken or damaged due to the malicious negligence or careless acts and/or omissions of the Tenant and further that if any damage is caused to the Landlord or to any person whomsoever directly or indirectly through the said damaged conditions of any part of the interior of the Demised Premises (including flooring, walls, ceilings, doors, windows and the Landlord's other fixtures) the Tenant shall be wholly responsible therefore and shall fully indemnify the Landlord against all claims, demands, actions and legal proceedings whatsoever made upon the Landlord by any person in respect thereof; To permit the Landlord and/or his agents with or without workmen and others and with or without appliances at all reasonable, to enter upon the Demised Premises and to view the condition thereof and to do such works and things as may be required for any repairs, alterations or improvements to the Demised Premises or any other part or parts of the Demised Premises and forthwith to repair and rectify in a proper workmanlike manner any defects for which the Tenant is liable and of which written notice shall be given to the Tenant or left on the Demised Premises to pay the costs of repairs of any defects or damage for which the Tenant is liable; Not to use the Demised Premises for any purpose not approved by relevant authorities and not to store or bring upon the Demised Premises arms, ammunition or unlawful goods, gunpowder, saltpeter, kerosene or any explosive or combustible substance in any part of the Demised Premises and not to place or leave in the entrances of the Demised Premises any boxes or rubbish or otherwise encumber

(b)

(c)

(d)

(e)

the same and to keep the Demised tenantable condition; (f)

Premises in a

clean and

Not to use the Demised Premises for any unlawful or immoral purposes and not to do or permit to be done any act or thing which may become a nuisance or give cause for reasonable complaint from any of the other tenants or occupiers of the said building comprising the Demised Premises or of other buildings adjacent or adjoining to the Demised Premises but to use the Demised Premises as stipulated in Section 5 of the Second Schedule; Not to make or permit to be made any alterations in or additions to the Demised Premises or to the furniture (if any), fittings and decorations therein without having first obtained the written license and consent of the Landlord and had obtained the approval of the appropriate authority(ies) thereof and in the event of such licence and consent being given to carry out such alterations and additions at the Tenant's own - expense with such materials and in such manner and at such times as shall be designated by the Landlord, and upon the determination of the Tenancy hereby created, if required by the Landlord to restore the Demised Premises or any part thereof to its original state and condition and to do so at the expense of the Tenant. The Tenant shall at all times be fully responsible for any illegality and liabilities arising out of such erection of any building, alterations and/or additions and shall and does hereby covenant to keep the Landlord fully indemnified in respect of the same; Not to do or omit or to permit or suffer to be done or omitted any act matter or thing on or in respect of the Demised Premises which shall contravene the provisions of any Acts of Parliament, Ordinances, bylaws or regulations for the time being in force in respect of the Demised Premises and all times hereafter to indemnify and keep indemnified the Landlord against all actions proceedings, costs, claims, or damages in respect of any such act matter or thing contravening the provisions of the said Acts, Ordinances, bye-laws or regulations or any of them as aforesaid; Not to install or cause to be installed in the Demised Premises any heavy equipment or electrical appliances consuming higher voltage then what had been install without the prior written consent of the Landlord first had been obtained. Not to assign sub-let license share or part with the actual or legal possession or the occupation or the use of the Demised Premises or any part thereof without the previous written consent of the Landlord first had and obtained PROVIDED ALWAYS that in the event of the Tenant assigning, sub-letting or parting with the actual or legal possession or use of the Demised Premises or any part thereof in contravention of the provisions of this clause then the Landlord may without prejudice to its rights under this Agreement collect from any assignee sub-lessee/sub-tenant or other person in use or occupation or possession of the Demised Premises or any part thereof all rent and other monies payable in respect of the Demised Premises or any part thereof by such person or persons to the Tenant

(g)

(h)

(i)

(j)

AND PROVIDED FURTHER that such collection of rent and other monies as aforesaid shall not be deemed to be an acceptance by the Landlord of any such person or persons as assignees, sublessee/sub-tenant, tenant or occupier of the Demised Premises or any part thereof; (k) At the expiration or sooner termination of this Tenancy peaceably and quietly to yield up the Demised Premises to the Landlord with all fixtures and fitting, if any, thereto in good and tenantable repair and condition in accordance with the covenants hereinbefore contained, fair wear and tear excepted; Should any damages be done to the Demised Premises or any part thereof as a result of any malicious or negligent act of the Tenant, his agents, servants or licensees, to repair forthwith and make good such damages to the satisfaction of the Landlord. Not to affix, or otherwise exhibit on any part of the Demised Premises thereof any name-plate, signboard, placard, poster, or advertisement or any flag-staff or other thing whatsoever or use the outer walls of the Demised Premises for the purpose of any public announcement or to exhibit any indication of business; and To use the Demised Premises only for the purposes specified in Section 5 of the Second Schedule hereto. To keep the Landlord duly informed of any condition in the Demised Premises which would likely increase the risk of fire and not to do or permit or suffer to be done anything whereby the policy of insurance on the Demised Premises against damage by fire may become void or voidable or whereby the premium thereon may be increased and to repay the Landlord on demand all sums payable by the Landlord by way of increased premium rendered necessary by a breach or non-observance of this covenant without prejudice to the other rights of the Landlord; To indemnify the Landlord against all claims action proceedings or demand in respect of any damage or injury suffered by the Tenant or any other person where such damage or injury is caused by a breach of any of the covenants and stipulations hereof by the Tenant. Within Two (2) months prior to the termination of this Agreement to permit the Landlord to affix and retain without interference upon any part of the Demised Premises a notice for relating the Demised Premises and to permit the Landlord and/or his agents with prospective Tenants and at all reasonable time upon giving twenty four (24) hours notice to enter and view the Demised Premises; In the event of Municipal assessment or rates for the Demised Premises being increased at any subsequent time beyond the amount as now assessed whether such increase on annual value or in the percentage of the annual value, then The Tenant shall reimburse the Landlord for such increase during the term hereby

(l)

(m)

(n) (o)

(p)

(q)

(r)

created and shall make such reimbursements in the same manner and in the same terms as the payment of the rent herein. (s) At the termination or sooner determination of the period of the Tenancy hereby created to peaceably surrender possession of the Demised Premises to the Landlord and/or their agents.

6.

The Landlord hereby covenants with the Tenant as follows:(i) To pay and discharge all present and future quit rent rates taxes assessments and outgoings imposed or payable in respect of the Demised Premises other than those hereinbefore agreed to be paid by the Tenant; To keep the structure of the Demised Premises, including the main walls, roof, ceiling at all times in repair PROVIDED ALWAYS that the Landlord shall not be responsible for the repair or any damage caused to the Demised Premises by the willful actor default of the Tenant and its agents servants and workmen; To permit the Tenant if he punctually pays the Reserved Rent and other charges and observe the stipulations on his part herein contained peaceable enjoyment to the Demised Premises without any interruption or disturbance by the Landlord or those lawfully claiming under or in trust for him; At the determination of this Agreement and provided the Tenant is not in default of any or all of the terms and conditions contained herein, to refund to the Tenant the total Security and Utility Deposit LESS any deductions for the outstandings rental or in respect of any damages caused by the Tenant to the Demised Premises, and all unpaid electricity, water and telephone bills. In the even that the Demised Premises or part thereof shall at any time during the said Tenancy be destroyed or damaged by fire or other cause (except where such fire or other cause has been caused by the fault or negligence of the Tenant) so as to render the Demised Premises unfit for occupation and use then the Reserved Rent or a fair proportion thereof according to the nature and extent of the damage sustained shall be suspended until the Demised Premises shall again be rendered fit for occupation and use (provided always that nothing in this clause shall render it obligatory on the Landlord to restore, reinstate or rebuilt the Demised Premises if the Landlord in it absolute discretion does not desire to do so). If the Demised Premises shall not be rendered fit for occupation within two (2) months from the date of such destruction or damage as aforesaid the Tenant and the Landlord shall be at liberty to terminate this Tenancy summarily by thirty (30) days notice in writing to either party without prejudicing the right of action of either party against the other in respect of any antecedent breach.

(ii)

(iii)

(iv)

(v)

7.

PROVIDED ALWAYS and it is hereby agreed between the parties hereto as follows :(a) If the Reserved Rent or any part thereof shall be unpaid for seven (7) days after becoming payable (whether the same shall have been formally demanded or not) or if any of the covenants or agreements on the Tenant's part herein contained shall not be performed or observed or if the Tenant shall have a receiving order made against him or shall make an assignment for the benefit or his creditors or enter into agreement or make any arrangement with his creditors by composition or otherwise or suffer any distress attachment or execution to be levied against his goods or if the Tenant shall enter into liquidation either voluntarily or compulsory then and in any such cases it shall be lawful for the Landlord at any time thereafter to reenter upon the Demised Premises or any part thereof in whole and thereupon this Tenancy shall absolutely determine and the Security Deposit paid under Section 3 of the Second Schedule shall be forfeited to the Landlord absolutely but WITHOUT PREJUDICE to the right of action of the Landlord in respect of any antecedent breach of the Tenant's covenants hereinbefore contained PROVIDED THAT if the breach if capable of rectification, the Landlord shall give the Tenant fourteen (14) days' notice in writing to the Tenant to rectify the breach failing which the Landlord shall be entitled to re-enter and to forfeit the Security Deposit provided herein. In the event the Landlord choose to take legal action against the Tenant for an arrears of rental the Tenant shall pay all legal expenses on the basis of Solicitor to client until full recovery; The Security Deposit shall be used as security for the due performance and observance by the Tenant of all singular the several covenant on the part of the Tenant herein contained AND THE TENANT SHALL NOT BE ENTITLED TO UTILISE THE SECURITY DEPOSIT TO OFF-SET ANY RENTAL DUE UNDER THIS AGREEMENT. In the even of any default on the part of the Tenant in the performance or observance of any of the covenants herein contained the Landlord shall be entitled to retain the whole or such part of the Security Deposit as may be necessary to remedy the breach and refund the balance (if any) to the Tenant if the Tenant shall have duly performed and observed all and singular its covenants herein contained the said deposit shall be refunded by the Landlord to the Tenant free of interest. Notwithstanding the foregoing provisions the Tenant may, at any time during the currency of this Tenancy elect to terminate this Agreement in writing of its intention to terminate the same by given the Landlord one (1) month prior notice in writing or pay to the Landlord one (1) month rent in lieu of notice and this Tenancy shall terminate upon the expiry of such notice or upon such payment of rent in lieu (as the case may be). The Security Deposit paid under Section 4 of the Second Schedule shall be refunded to the Tenant upon termination of the said Notice is given WITHOUT PREJUDICE TO ANY OTHER CLAIMS WHICH THE Landlord may have against the Tenant under the terms and conditions of this Tenancy.

(b)

(c)

(d)

Notwithstanding the foregoing provisions the Landlord may, at any time during the currency of this Tenancy elect to terminate this Agreement by given the Tenant one (1) month prior notice in writing of its intention to terminate the same and upon the expiry of such notice to refund to the Tenant the Security Deposit and Utilities Deposit paid by the Tenant under Clause 3 and 4 hereof but WITHOUT PREJUDICE to any other claims which the Landlord may have against the Tenant under the terms and conditions of this Tenancy. Notwithstanding anything herein contained, the Landlord shall not be deemed to be in breach of its obligations hereunder and shall not be liable to the Tenant for any loss or damage due to any failure or inability to perform any obligations on its part to be performed under this Agreement if such performance is hindered, delayed or prevented by events of force major including but not limited to acts of God, strikes, lockout, riots, civil commotion, inclement weather or any other causes or circumstances beyond the control of the Landlord. The Landlords and the Tenants legal costs and expenses of and incidental to this Agreement including stamp duty and solicitors scale costs shall be borne and paid by the Tenant. Any notice in writing required to be served hereunder shall be sufficiently served on the Tenant if addressed to it and left at or sent by registered post to the Demised Premises and any notice to the Landlord shall be sufficiently served on the Landlord if addressed to the Landlord and left at or sent by registered post to the Landlord. Any notice sent by registered post shall be deemed to be given at the time when in due course of post it would be delivered at the address to which it was sent; Any indulgence given by the Landlord shall not constitute a waiver of or prejudice the Landlord rights herein contained; Upon the expiration or sooner termination of the Tenancy, the Tenant covenants that he shall not leave or cause to be left at the Demised Premises any unwanted materials and/or rubbish such as to cause the Landlord difficulty in clearing the same. Should such an event occur the Landlord shall be entitled to deduct a sum of RM100 from Utilities Deposit paid as cost for the disposal of the unwanted materials and/or rubbish. In these presents where the context so admits the expression "the Landlord" shall include the successors in title and assigns of the Landlord and "the Tenant" shall include its personal representatives and assigns; Where there are two or more persons or parties included or comprised in the expression the "Landlord" or the "Tenant" agreements, covenants, terms, stipulations and undertakings expressed to be made by and on the part of the "Landlord" or the "Tenant" shall be deemed to be made by or binding upon such person or parties jointly and severally;

(e)

(f)

(g)

(h)

(i)

(j)

(k)

(l)

Words importing the masculine gender only shall include the feminine and neuter genders and vice versa and words importing the singular number only shall include the plural and vice versa; Time wherever stated shall be of the essence of this Agreement; Upon the Expiration of the term of the Tenancy hereby granted and referred to in Clause 1 hereof, if the Tenant shall at its option be desirous of renewing the Tenancy for a further term stipulated in Section 6 of the Second Schedule and shall not Less than one (1) month prior to the expiration of the term of the Tenancy give to the Landlord a notice in writing of its desire to renew the Tenancy, the Landlord shall grant to the Tenant a Tenancy in respect of the Demised Premises for such further terms stipulated in Section 6 of the Second Schedule (hereinafter referred to as "the Second Tenancy") commencing immediately upon the expiration of the Tenancy at such (revised) monthly rental to be mutually agreed upon between the Landlord and the Tenant (hereinafter referred to as "the Second Tenancy's Reserved Rent"). **********************

(m) (n)

IN WITNESS WHEREOF the parties hereto have hereunto set their hands the day and year first abovewritten.

SIGNED BY the Landlord in the presence of :-

) )
..

SIGNED BY the Tenant in the presence of :-

) )
..

THE FIRST SCHEDULE

(Which is to be taken, read and construed as an essential part of this agreement) Section 1. Item Particulars

The day and year of this 28th of November, 2011 (Monday) Agreement Name and Landlord description of Syed Hussinien Hielmie Shah ( I.C. no.: 840127-07-5555 )

2.

3.

Name and Tenant

description

of

4.

Description of the Demised Apartment Unit, Level 1, 1028sq.ft, 3 Premises rooms, 2 bathrooms, and containing all particular in THE THIRD SCHEDULE

Particulars of the Demised P14-C-01-01, Apartment Sri Ixora, Taman Premises Sepakat Indah 2, 43000 Kajang, Selangor, Malaysia.

___________________ (Signed by the Landlord)

___________________ (Signed by the Tenant)

THE SECOND SCHEDULE

(Which is to be taken, read and construed as an essential part of this agreement) Section 1. Item Duration of Tenancy Particulars Three ( ) years from 28th November, 2011 to 27th November, 2014 Ringgit Malaysia: One Thousand (RM1000-00) only per month. Payable within 2 weeks (14 days) of tenancy month or not later than 15th of each month, through Maybank Berhad; A/c No.: 1623 3901 7111 or; by Cash on 15th of each tenancy month Ringgit Malaysia One Thousand (RM1000-00) only being the equivalent of one (1) month rent. Ringgit Malaysia : Five Hundred (RM500-00) only For residential place only Two (2) years at a new rental to be agreed upon between the parties.

2.

Monthly Rent & Payment Terms (Reserve Rent is Not applicable)

3.

Security Deposit

4.

Utilities Deposit

5. 6.

Use of Demised Premises Option

____________________ (Signed by the Landlord)

___________________ (Signed by the Tenant)

THE THIRD SCHEDULE

(Which is to be taken, read and construed as an essential part of this agreement)

SECTION 1. 2. 3.

PARTICULARS Two (2) unit air-conditioners Parking lot at level 1, parking no.01 (provided 2 security access cards for lobby and parking access) Master bedroom set (Queen Bed and Mattress, Wardrobe, and Mirror Table Second room set (Queen Bed and Mattress, brown color study table, and book rack Third room set (1 single bed, 1 computer table, and 1 television) Kitchen set (Kitchen cabinet, Hood and Hub, and 2 doors Refrigerator Washer machine 7kg Dining Set (1 unit tempered glass table and 6 units chair) Living Set (Sofa set and Coffee Table) Curtain railing at (sliding door, kitchen entrance, and all rooms window One (1) unit shoes rack

4.

5. 6.

7. 8. 9. 10. 11.