AGREEMENT

AN AGREEMENT made the day and year that stated in Schedule A between the party
whose name and address are stated in Schedule B (hereinafter referred to as “the
Landlord/s”) of the one part and the other party whose name and address are stated in
Schedule C (hereinafter referred to as “the Tenant/s”) of the other part.

WHEREAS the Landlord/s is the registered and beneficial owner of the property more
particularly referred to and described in Schedule D (hereinafter referred to as “the
Demised Premises”).

IN CONSIDERATION OF THESE MUTUAL PREMISES, IT IS HEREBY

AGREED BETWEEN THE PARTIES as follows:

1. The Landlord/s agree to let and the Tenant/s agree to take a tenancy of the
Demised Premises for the fixed term stipulated in Schedule E (“the fixed term”)
at the rent stipulated in Schedule F along with the fixtures and fittings described
in the inventory list annexed hereto subject to the terms and conditions
hereinafter contained.

2. The Tenant/s shall upon the execution of this Agreement pay the Landlord/s the
sum stipulated in Schedule G by way of deposit as security for the due
observance and performance by the Tenant/s of the terms and conditions of this
Agreement. The said sum shall be maintained at this figure and shall not be
deemed or treated as payment of rent and shall be refunded by the
Landlord/s to the Tenant/s without interest on the expiry of the tenancy hereby
created less whatever sum or sums of money which may then be found due to
the Landlord/s whether as a result of the breach of any terms and stipulations
herein contained or otherwise in respect of or arising from the tenancy of the
Demised Premises herein.

3. The Tenant/s has inspected and is satisfied with the condition of the Demised
Premises and agreed to take possession of the Demised Premises on an “as is
where is basis” upon the delivery of the vacant possession of the Demised
Premises to the Tenant/s and subject to the payment of the deposits payable by
the Tenant/s in Schedule G.

4. Upon expiry of the tenancy or early termination of the tenancy, whichever is

applicable, the Tenant/s shall reinstate the Demised Premises to substantially the
same condition as it was delivered to the Tenant/s upon execution of the this

1 Landlord Tenant
 Agreement at the Tenant/s own cost and expense and redeliver vacant
possession of the Demised Premises to the Landlord/s.

TENANT/S COVENANTS

5. The Tenant/s hereby covenants with the Landlord/s as follows:

a) To pay the rent hereby reserved in advance not later than the seventh
(7th) day of each and every month without any deductions or set-off
whatsoever.

b) To pay to the Landlord/s upon the execution of this Agreement the sum
of Ringgit Malaysia specified in Schedule G as the security rental
deposit and Schedule H as deposit for electricity, water charges, Indah
Water (sewerage) charges and any other utilities incurred during the
tenancy of the said premises. The said sum less such sums as may then
be payable by the Tenant/s under this Agreement shall be refunded
without interest to the Tenant/s on the expiration, determination or
termination in accordance with this Tenancy Agreement. The Tenant/s
expressly agreed that he/she shall pay for all utilities charges incurred as
from the commencement date including and not limited to water,
electricity, Indah Water (sewerage) charges, refuse disposal charge and
security services of the demised premises.

c) To pay for the periodic servicing, gassing of the air-conditioning units,

and the cost of replacing fluorescent tubes, electrical light bulbs and
small light fitting components during the term of the tenancy.

d) To pay for the upkeep of the lawn during the term of the tenancy.

e) To keep the Demised Premises, the flooring and interior plaster or other
surface material or rendering on wall and ceilings and the Landlord/s’
fixtures and fittings thereon including doors, windows, glass shutters,
locks, fastenings, electric wires, installations and electrical fittings for
the light and power and other fixtures and additions therein in good and
tenantable repair, fair wear and tear excepted and clean condition and
shall not dispose of any dirt rubbish rags or other refuse into the sinks,
lavatories cisterns or soil pipes in the demised premises which may
cause blockage or damage to the main sewerage system and to replace or
repair any part of the Demised Premises and the Landlord/s’ fixtures and
fittings therein which shall be broken or damaged due to malicious,
negligent or careless acts or omission of the Tenant/s, its servants,
2 Landlord Tenant
 agents, invitees or otherwise and further that if any intentional damage is
caused to the Landlord/s or to any person whomsoever directly or
indirectly through the said damage condition of any part of the interior
of the Demised Premises (including floorings, walls, ceilings, doors,
windows and other Landlord/s’ fixtures) the Tenant/s shall be wholly
responsible therefore and shall fully indemnify the Landlord/s against all
claims, demands, actions, and legal proceedings whatsoever made upon
the Landlord/s by any person in respect thereof.

f) To permit the Landlord/s and the Landlord/s servants, agents and

workmen and with all necessary equipment and appliances at all
reasonable time to enter upon the Demised Premises and to view the
condition thereof if necessary and to do such works and things as may
be required for any repairs, alterations or any other part or parts of the
said building and forthwith to repair and amend in proper and
workmanlike manner any defects for which the Tenant/s is liable and of
which written notice shall be given to the Tenant/s or left in the Demised
Premises.

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

(i) third party general liability; and

(ii) such insurance policy to provide sufficient coverage for the

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

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h) Not to use the Demised Premises for any illegal or unlawful purposes
and not to do or permit to be done upon the Demised Premises anything
that in the opinion of the Landlord/s may constitute a nuisance.

i) Not to use the Demised Premises for any illegal or immoral purposes
including but not limited to any business related to prostitution or night
club or gambling or any other purpose which the Landlord/s shall, at its
absolute discretion, find it objectionable. In the event of such happening,
the Landlord/s shall be at liberty to terminate forthwith this Agreement.
Upon such termination:-

(a) the Security Deposit and the Utility Deposit shall be forfeited by
the Landlord/s;

(b) the Tenant/s shall be liable to pay the Landlord/s, the Rent for the
unexpired term including the term for the option period;

(c) the Tenant/s has breached this Agreement and shall be liable to
pay the Landlord/s for any loss and/or damages envisioned
herein this Agreement resulting from breach thereof.

j) Not to do or permit or suffer to be done upon the Demised Premises

anything which in the absolute opinion of the Landlord may be a
nuisance or annoyance to the owners or occupiers of the adjoining or
adjacent premises or properties or which the Landlord may, at its
absolute discretion, find it objectionable.

k) To use the Demised Premises only for the purpose specified in Schedule
I. The Tenant/s shall at the their own cost obtain all necessary approvals
and/or permits and /or licenses to operate the intended use of the
Demised Premises.

l) To comply / obey all guidelines and/or rules and regulations set out by
the relevant authorities. In the event that the Landlord/s is fined and/or
suffered any losses/damages due to the breach by the Tenant/s of any of
the rules/regulations or guidelines, the Tenant/s shall indemnify and
keep the Landlord/s indemnified against the same.

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m) Forthwith to notify the Landlord/s in writing of any notices served by
any competent authority and with all due speed to comply with the terms
of the said notice as are effective.

n) Not to make or permit to be made any alterations in or additions or

partitions to the Demised Premises or to the Landlord/s’ fixtures, fittings
and decorations wherein without having first obtained the written
consent of the Landlord/s therefore and upon the determination of the
term hereby created or sooner determination of this Tenancy the Tenant/s
shall restore the Demised Premises to their original state and condition
at the sole cost and expense of the Tenant/s.

o) To fully pay, compensate, indemnify or reimburse the Landlord/s for any

cost/expenses incurred and/or for any losses and/or damages suffered by
the Landlord/s as a result of any kind of injury or damage caused or
done to the Demised Premises during any form of renovation works
carried out by the Tenant/s at the Demised Premises.

p) Not to assign, sublet, or part with the actual or legal possession or the
use of the Demised Premises or any part thereof for any term
whatsoever without the prior consent in writing of the Landlord/s.

q) Not without the prior consent of the Landlord/s to affix, paint or

otherwise exhibit on the exterior of the Demised Premises or the
windows thereof or any part thereof of any name plate, signboard,
placard, poster or advertisement of any flagstaff or other thing
whatsoever or use the outer wall of the Demised Premises for the
purpose of any public announcement or to exhibit anywhere outside the
Demised Premises any indication of business or otherwise.

r) Not to do or permit or suffer to be done anything whereby the policy or

policies of insurance on the Demised Premises against damage by fire
may be increased and to make good all foreseeable damage suffered by
the Landlord/s and to repay to the Landlord/s in or about any renewal of
such policy or policies rendered necessary by any intentional breach or
non-observance of this covenant without prejudice to the other rights of
the Landlord/s.

s) Not to install or cause to be installed in the said Demised Premises any

heavy equipment, electrical appliances consuming high voltage,
additional electrical sockets or electrical power points without the prior
written consent in writing of the Landlord/s.

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t) Not to hold or permit or suffer to be held any sale by auction upon all or
any part of the Demised Premises.

u) Not to bring or store or permit or suffer to be brought or stored on all or

any part of the Demised Premises any goods articles or things which in
the opinion of the Landlord/s is unlawful, inflammable and/or of a
dangerous or hazardous nature, inflammable liquid or materials or thing
which shall constitute a fire hazard or to do or permit or suffer to be
done anything whereby any policy of insurance on the Demised
Premises may become void or voidable or whereby the rate of premium
may be increased and to fully repay, reimburse and/or indemnify the
Landlord/s by way of increased premium and all expenses, costs and/or
charges incurred by the Landlord or in about any renewal of such policy
rendered by a breach of this covenant.

v) Not to do or permit or suffer to be done any act matter or thing in or on

or respecting the Demised Premises which contravene the provisions of
any statutes, rules or by-laws or regulations now or hereafter affecting
the same.

w) UNLESS otherwise agreed/consent by the Landlord/s in writing, the

Tenant/s shall, at its own costs or expenses and upon the expiration or
sooner determination of this tenancy in accordance with this Agreement:

(i) remove all fixtures and fittings belonging to the Tenant and to
deliver vacant possession of the Demised Property to the
Landlord; and

(ii) restore the Demised Premises to its original state and condition
in the state as at the date of this Agreement within fourteen (14)
days from the date of the termination or expiration of this
Tenancy in accordance with this Agreement. In the event that the
Tenant/s fails, refuses or neglects to do so, the Landlord/s may
remove such fixtures and fittings and restore the Demised
Premises as aforesaid. Notwithstanding anything stated herein
this Agreement to the contrary, it is hereby agreed by the
Tenant/s that the costs and expenses incurred by the Landlord/s
for such removal and restoration thereof shall be a debt due and
become payable by the Tenant/s to the Landlord/s and the
Tenant/s shall be deemed to be in continued occupation of the
Demised Premises until the completion of such removal and
restoration and shall be liable to pay the Rent for such period or
periods.

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x) At all times during the term hereby created to comply with all such
requirements as may be imposed on the Tenant/s by any Ordinance or
Act of Parliament now or hereafter in force and any orders, rules,
regulations, requirements and notices there under.

y) Subject to prior notification to the Landlord/s and written consent being

obtained by the Tenant/s from the Landlord/s, not to abandon or at any
time leave the Demised Premises empty or abandoned for any period of
time. In the event that the Demised Premises is abandoned continuously
for a period of fourteen (14) days, the Tenant/s has committed a breach
of the terms herein and the following shall immediately become
operative and take effect:-

(i) the Landlord/s shall immediately be at liberty to re-enter the

Demised Premises to recover the vacant possession thereof;

(ii) the Rental Deposit and Utility Deposit paid shall be forfeited by
the Landlord/s; and

(iii) the Tenant/s shall be liable to pay the Landlord/s the Rent for the
unexpired term of the tenancy.

z) To reimburse, indemnify and keep the Landlord/s fully indemnified

against any summons, actions, proceedings, claims and demands, costs,
damages and/or expenses which may be levied brought or made against
the Landlord or which the Landlord may sustain or incur by reason of
any act or omission or use of the Demised Premises by the Tenant/s, its
servants, agents, licensees or invitees caused directly and
notwithstanding such claims are based on negligence or otherwise in
respect of any infringement or transgression of any intellectual property
rights or laws including but not limited to any governing or statutes, by-
laws, rules and/or regulations in force in Malaysia.

aa) Upon the receipt of any notice order direction or other thing from the
authority acting in accordance with the laws of Malaysia affecting or
likely to affect the Demised Property whether the same shall be served
directly on the Tenant/s, the Tenant/s shall so far as such notice, order
direction or other thing or the ordinance, regulations or other instrument

7 Landlord Tenant
 under and by virtue of which it is issued or the provisions hereof require
of the Tenant/s to do and by virtue it is issued or the provisions hereof
require the Tenant/s to do so comply therewith at its own expense and
shall forthwith deliver to the Landlord/s a copy of such notice order or
other thing.

bb) Not to block the usage of the walkway, corridor and/or cause nuisance to
any other users and not to do or permit or suffer to be done to the
Demised Premises any act or thing which shall or may be an annoyance,
nuisance, inconvenience or disturbance or cause damage to the
Landlord/s or the occupiers of any adjoining premises.

cc) To clear and/or clean the rubbish on daily basis and to keep the
cleanliness of the Demised Premises and not to deposit any rubbish,
refuse or noxious matter in the Demised Premises or the neighbourhood
or the common property of the Demised Premises.

dd) To take all necessary actions, measurements, precautions and/or steps to

prevent any crime being committed within the Demised Premises.

LANDLORD/S COVENANT

4. The Landlord/s hereby covenants with the Tenant/s as follows:

a) To pay the quit rent, assessment imposed on and payable in respect of

the Demised Premises during the tenancy of this Agreement.

b) At all times throughout the tenancy to insure and keep insured the
Demised Premises from loss or damage by fire and to pay all premiums
necessary for that purpose.

c) To permit the Tenant/s if he/she punctually pays the rent hereby

reserved and other charges and observes the stipulations on its part
herein contained to peacefully enjoy the Demised Premises without any
interruption or disturbances by the Landlord/s or those lawfully
claiming title under or in trust for the Landlord/s.

8 Landlord Tenant
5. Provided always and it is expressly agreed as follows:

a) If the rent hereby reserved or any part thereof shall at any time be
unpaid for fourteen (14) days after the same shall have become due
(whether formally demanded for or not) or any covenant on the Tenant/s’
part herein contained is not performed or observed perpetually or if the
Tenant/s shall have a receiving order made against him or shall have
made any assignment for the benefit of his creditors or entered into any
agreement or made any agreements with his creditors by composition or
otherwise or suffered any distress or attachment or execution to be
levied against his goods and in any such cases the Landlord/s shall have
the right to enter upon the Demised Premises or any part thereof in the
name of the whole and thereupon the tenancy shall absolutely determine
but without prejudice to the right of action of the Landlord/s in respect
of any antecedent breach of the conditions on the part of the Tenant/s
herein contained. The Tenant and all claiming under him shall thereupon
be deemed to be trespassers and the Landlord/s shall be entitled at any
time and even without an order from the courts thereafter to re-enter
upon the demised premises and take vacant possession of the same and
the landlord is entitled the right to exercise the forfeiture of the rent
security deposit.

b) The Landlord/s shall at the written request of the Tenant/s made not less
than three (3) months before the expiration of the term hereby created
and if there shall not at the time of such request by any existing breach
or non-observance of any of the covenants of the part of the Tenant/s
herein contained to be performed at the Tenant/s’ expense automatically
grant to the Tenant/s a Tenancy of the Demised Premises for a further
term and at such new rental as specified in Schedule J hereof but
otherwise subjects to the same terms and conditions herein contained
save and except this Clause for renewal.

c) There shall be no termination of this tenancy during the fixed term

specified in Schedule E by either party. In the event the Tenant/s
terminates this tenancy at any time before the expiry of the fixed term
specified in Schedule E and not being due to the Landlord’s breach of
the covenants to the Tenant/s, the security deposit specified in Schedule
G shall be forfeited and the Tenant/s shall compensate the Landlord/s the
remaining rental for all the unexpired term of this tenancy. In the event
the Landlord/s terminates this tenancy at any time before the expiry of

9 Landlord Tenant
 the fixed term specified in Schedule E and not being due to the Tenant’s
breach of the covenants to the Landlord/s, the security deposit specified
in Schedule G shall be refunded to the Tenant/s less any damage or
repairs payable to the Landlord/s as stated in the conditions before.
Furthermore the Landlord shall give the Tenant three (3) months notice
of such termination in writing and the Landlord shall compensate the
Tenant the sum of money equivalent to the remaining rental sum for all
the unexpired term of this tenancy. After the stipulated two years term
specified in Schedule E, either party may terminate the tenancy by
giving three (3) months notice in writing and the security deposit
specified in Schedule G shall be refunded.

d) Upon the determination of this tenancy and this tenancy shall cease to
have any effect and neither party shall have any claim against each other
save and except for any antecedent breach of the terms, conditions or
covenants herein.

6. Any notice or other documents or writing required to be served if left addressed

to the Tenant/s on the Demised Premises or sent to the Tenant/s by registered
post addressed to the Tenant/s’ last known address in Malaysia and any notice
document or writing to the Landlord/s shall be sufficiently served if sent by
registered post to the Landlord/s’ last known address.

7. Legal fees, stamp duty and other costs incidental to the preparation of this
Agreement shall be borne and paid by the Tenant/s.

8. It is hereby expressly agreed between the Landlord/s and the Tenant/s that the
tenancy of the Demised Premises shall in addition to the terms and conditions
herein be subject to the Special Conditions, if any, set out in Schedule K. In
event of any conflict, discrepancies or variance the special conditions shall
prevail.

9. The Schedule and Special Conditions shall be taken read and construed as part
of this Agreement.

10. Time wherever mentioned shall be of the essence.

11. Knowledge of or acquiescence by either Party of any breach of any of the terms,
conditions or covenants herein this Agreement contained shall not operate as or
be deemed to be a waiver of such term, condition or covenant and
notwithstanding such knowledge or acquiescence, each Party shall be entitled to
exercise its respective rights under this Agreement and to require strict
10 Landlord Tenant
 performance by the other of the terms, conditions and covenants herein. No
single or partial exercise of any right power or privilege by any Party shall
preclude any other or further exercise thereof or the exercise of any other right
power or privilege.

12. This Agreement shall be governed by and construed in accordance with the laws
of Malaysia and the parties submit to the jurisdiction of the courts of Malaysia
in all matters arising from or incidental to this Agreement.

13. In the event of any dispute or difference arising out of or under this tenancy
between the parties hereto, the Landlord/s shall at its absolute discretion decide
whether to:-

(i) first refer to a single arbitrator mutually appointed by the parties in

accordance with and subject to the provisions of the Arbitration Act
2005 or any statutory modification or re-enactment thereof for the time
being in force; or

(ii) commence legal proceedings at any Court in Malaysia.

14. No forbearance delay or indulgence by the Landlord or the Tenant in enforcing

any of the terms and conditions of this Agreement nor the granting of any time
by the Landlord or the Tenant shall prejudice, affect, restrict or waive the rights
and powers of the Landlord or the Tenant herein-under created.

15. If any provision of this Agreement is or may become under any law, or is found
by any court or administrative body or tribunal of competent jurisdiction to be
illegal, void, invalid, prohibited or unenforceable then :-

(i) such provision shall be ineffectual to the extent of such illegality,

voidness, invalidity, prohibition or unenforceability;

(ii) the remaining provisions of this Agreement shall remain in full force and
effect; and

(iii) the parties shall use their respective best efforts to negotiate and agree
upon a substitute provision which is valid and enforceable and achieves
to the furthest extent possible the economic, legal and commercial
objectives of such illegal, void, invalid, prohibited or unenforceable
provision.

11 Landlord Tenant
16. The parties hereto recognize and accept that it is impracticable to provide herein
for every contingency that may arise in the course of performance of the terms
and conditions of this Agreement. If by reason of any unforeseen occurrence or
development the operation of this Agreement is likely to cause any inequitable
hardship to any of the parties hereto contrary to the spirit of this Agreement, the
parties hereto will negotiate immediately in good faith with a view to determine
in what manner the terms and condition of this Agreement may be modified in
order to provide in an equitable manner within the spirit of this Agreement and
no waiver of any of the terms and conditions hereof shall be valid unless made
in writing and duly executed by both parties.

17. The SCHEDULE hereto shall be taken read and construed as an essential and
integral part of this Agreement.

18. This Agreement shall be binding upon the successors in title assigns personal
representatives and heirs of the Landlord/s and Tenant/s respectively.

INTERPRETATION

19. In this Agreement unless there is something in the subject or context

inconsistent with such construction or unless it is otherwise expressly
provided:-

(i) the expressions "the Landlord" and "the Tenant" shall include their
respective successors in title and where two or more persons are
included in any of the aforesaid expressions this Agreement binds such
persons jointly and severally;

(ii) words importing the singular number shall be deemed to include the
plural and vice versa; and

(iii) words applicable to human beings include any body of persons

corporate or unincorporated.

SPECIAL CONDITION

20. IT IS HEREBY EXPRESSLY AGREED BY THE PARTIES HERETO THAT

THE SPECIAL CONDITIONS AS SET OUT HEREUNDER are
supplementary and/or in addition to terms and conditions herein this Agreement.

12 Landlord Tenant
21. The Parties reserve the right to review this Agreement so as to include any
terms that become necessary by reason of any changes in the law, regulations or
any obligations imposed by the Authorities and such terms shall be mutually
agreed upon by the Landlord/s and the Tenant/s.

*********************
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13 Landlord Tenant
 SCHEDULE
(Which is part of this Agreement)
Schedule Item
A The day and year of this
agreement
B Name and address of the
Landlord
C Name and address of the Tenant
D Description of the Property
E Term of this Agreement
F Rental
G Security Rental Deposit
H Deposit for water, Indah Water
(sewerage) and electricity
charges
I Use of Demised Premises
J Option for renewal
K Remark
14
Particulars
The 27th day of February, 2015
Teh Ewe Fooi
(NRIC No.: 550228-07-5292)
No.9, Jalan Taman Pantai,
Bukit Pantai, 59100 Kuala Lumpur,
Wilayah Persekutuan KL
Leong Hooi Li
(NRIC No.: 771022-12-5934)
No.58, Jalan BRP 1/10,
Bukit Rahman Putra,
47000 Sungai Buloh,
Selangor Darul Ehsan
Double Storey Showhouse located at
No.97, Jalan SS2/72, 47300 Petaling
Jaya, Selangor Darul Ehsan
Two (2) years commencing from 1st
April, 2015 to 31st March, 2017 with
one (1) month rent-free renovation
period from 1st March, 2015 to 31st
March, 2015
RM 5,300.00 per month without any
GST charges
(Ringgit Malaysia Five Thousand And
Three Hundred Only)
RM 10,600.00 (Ringgit Malaysia Ten
Thousand And Six Hundred Only)
RM 5,300.00 (Ringgit Malaysia Five
Thousand And Three Hundred only)
Make-up Studio / Hair Dressing Salon /
Photography Studio
One (1) year at prevailing market rate
subject to maximum increase of twenty
percent (20%) over the current rental
Kindly bank in monthly rental to
Public Bank account (pls fill in)
Landlord Tenant
IN WITNESS WHEREOF the parties hereto have hereunto set their hands and Seals
the day and year first above written.

SIGNED by The Landlord/s )

) ……………………………..
) Name : TEH EWE FOOI
) I/C : 550228-07-5292
) Date :
In the presence of:- )
)
) ……………………………..
) Name :
) I/C :
) Date :

SIGNED by The Tenant/s )

) …………………………….
) Name : LEONG HOOI LI
) I/C : 771022-12-5934
) Date :
In the presence of:- )
)
) ……………………………..
) Name :
) I/C :
) Date :

15