TENANCY AGREEMENT

AN AGREEMENT made the day and year stated in Section 1 of the First Schedule hereto between the first party whose name and description are stated in Section 2 of the First Schedule hereto (hereinafter called the Landlord) of the one part and the second party whose name and description are stated in Section 3 of the First Schedule hereto (hereinafter called the Tenant and the Occupant) of the other part. WHEREAS : 1. The Landlord is the registered and beneficial owner of the premises which is more particularly described in Section 4 of the First Schedule hereto (hereinafter called the Premises). 2. The Landlord is desirous of granting to the Tenant and the Occupant and the Tenant and the Occupant is desirous of taking a tenancy of the Premises upon the terms covenants and subject to the conditions hereinafter contained. NOW THIS AGREEMENT WITNESSETH as follows: 1. AGREEMENT TO RENT The Landlord hereby agrees to let and the Tenant hereby agrees to take the said premise for the term stated in Section 5 of the First Schedule commencing from the day month and year as set out in Section 6 of the First Schedule hereto at the rental stated in Section 7 of the First Schedule hereto payable in the manner stipulated in Section 8 of the First Schedule hereto (which said rental is hereinafter called the monthly rental) and upon the terms covenants and subject to the condition herein contained. 2. 2.01 THE TENANT COVENANTS WITH THE LANDLORD as follows :To pay the monthly rental on the days and in the manner as stipulated in Section 8 of the First Schedule. 2.02 As security for the prompt payment of rent on the due dates and the due observance and performance by the Tenant of the terms and conditions of this Agreement, the Tenant shall pay to the Landlord upon execution of this Agreement a sum stated in Section (i) 9 of the

First Schedule hereto as and by way of a deposit (hereinafter called security deposit) and a sum stated in Section (ii) 9 of the First Schedule hereto as security for utilities. 2.3 To apply at his own expenses and to pay for all electricity and supply of water charges and the telephone charges incurred within the Premises.

2.4

Not to make any structural alterations in or additions to the Premises without the written consent of the Landlord first had and obtained and or in contravention of all relevant laws bye-laws and regulations and in the event such consent being given the Tenant shall carry out at the Tenants costs and expense such alterations additions and upon or prior to the expiration or earlier determination of the tenancy hereby created to restore the Premises to their original state and condition at the costs and expense of the Tenant failing which the Landlord shall be entitled to such alterations additions.

2.5

Not to assign, sublet or part with the actual legal possession or the use of the Premises or any part thereof for any term whatsoever without the prior written consent of the Landlord.

2.6

To keep the flooring and interior plaster or other surface materials or renderings on walls and ceilings of the Premises, and the Landlords fixtures and fittings thereon including electric wires, installation and fittings for the light and power and other fixtures and additions thereon in good substantial repair and condition.

2.7

The Tenant shall not damage or deface or cause or permit an employee agent or invitee of the Tenant to damage or deface any part of the said premise and shall forthwith repair and make good or pay the Landlord on demand the costs of making good such damages and/or defacement.

2.8

To allow the Landlord or its agents or its employee to enter into and inspect the Premise at all time but subject to the Tenants presence.

2.9

Not to do or permit to be done anything whereby the policy or policies of insurance on the said premise against damage by fire or other risks for the time being subsisting may become void or voidable.

2.11

Not to do or permit to be done on the Premises or Intan Plaza anything which will or may infringe any of bye-laws laws or regulations in force or which may be or become a nuisance, annoyances, inconvenience, grievance, damage or disturbance or other lessees, tenants, purchasers or occupiers of Intan Plaza or persons otherwise lawfully therein or occupiers or owners of any adjacent premises.

2.12

Not to store or bring upon the Premises any articles of a specially combustible inflammable explosive or dangerous nature and not to do or suffer anything to be done by reason where of the present or any future policy of insurance against fire on the Premises may be rendered void or voidable or whereby the rate of premium thereon may be increased and to repay to the Landlord all sums paid by way of increased premium occasioned by the permitted user by the Tenant of any gas or electrical machinery or other appliances in the Tenants business.

2.13

To keep the premises clean and to be responsible for the locking and securing of the windows doors and gates of the premises whichever applicable.

2.14

To use the premises for the purpose(s) stated in Section 10 of the First Schedule hereto only.

2.15

At the Tenants own expense and responsibility to comply with the requirement of any Government or Local Authority under the provisions of any Act or of any regulations or byelaws of the Local Authorities or of any written law which may be in force at any time during the term hereby granted insofar as such requirements relate to the Tenant.

2.16

Not without the consent of the Landlord to affix or erect or grant or permit or suffer to be affixed or exhibited or erected on or upon any part of the exterior of the Premise or of the external rail or fences thereof any placard or poster or other advertisement or boarding other than signboards bearing the Tenants name his address telephone number and the nature of his trade or business.

3.

THE LANDLORD HEREBY COVENANTS WITH THE TENANT as follows :To pay all existing and future rates taxes assessment and outgoings whether local or otherwise now or hereafter imposed or charged upon the Premises other than those herein before to be paid by the Tenant.

3.1

3.2

The Tenant paying the rent hereby reserved and observing and performing the several covenants and stipulations hereincontained on the part of the Tenant shall be permitted to hold and enjoy the said premise throughout the said term without any interruption by the Landlord or any person rightfully claiming under or in trust of the Landlord.

3.3

In the event of a breakdown of any mechanical or plant or electrical fittings or sanitary installation or accessories including any defect leakage for any cause beyond the Landlords

control the Landlord shall not be liable for any loss or damage to any goods, furnitures and fittings or other property in and upon the Premises caused thereby. 4. PROVIDED ALWAYS AND IT IS HEREBY AGREED BETWEEN THE PARTIES HERETO as follows:-

4.1

If the rent hereby reserved or any part thereof shall be unpaid within ten (10) days after becoming payable in accordance with the provisions herein (whether formally demanded or not) or performance of any of the covenants on its part herein contained or if the Tenant shall have a receiving order made against it the Landlord shall forthwith be entitled to terminate this Tenancy by service a notice of termination on the Tenant and in such event the security deposit shall be forfeited and thereafter the Landlord be at liberty to re-enter upon the Premises or any part thereof in the name of the whole and thereupon this tenancy shall absolutely determine but without prejudice to the right of action of the Landlord in respect of any antecedent breach of the Tenants covenants herein contained.

4.2

If the rent hereby reserved shall be unpaid for successive three (3) months this Agreement shall deem to be determined by itself and in such event the security deposit shall be forfeited.

4.3

If the Tenant intend to terminate the tenancy hereby created for any reason whatsoever before the expiry of the term as stated in Section 5 of the First Schedule hereto the Tenant must give the Landlord two (2) months notice of its intention and the Landlord shall refund forthwith to the Tenant the security deposit upon the expiry of 14 days of the Landlords inspection over the Premises and satisfy on its condition.

4.4

In the event that the Occupant is constraint to withdraw his duty from Kelantan or leave Kelantan for whatever reason, only then can the Tenant exercise the right to serve thirty (30) days written notice to the Landlord to terminate this Tenancy Agreement in anytime during the leave period.

4.5

If the said premises or any part thereof shall at any time during the term hereby created be destroyed or damaged by fire so as to be unfit for occupation and use for a period of more than one (1) calendar month and the policy or policies if insurance effected by the Landlord shall not have been vitiated or payment of the policy moneys refused in whole or in part in consequence of any act or default of the Tenant, the rent hereby reserved or a fair proportion thereof according to the nature and extent of the damage sustained shall be suspended until the Premises shall again be rendered fit for occupation and use subject to

the Tenant having the option to determine the tenancy by giving fourteen (14) days notice in writing.

4.6

If through no default of the Tenant, the Premises are disallowed for use in the manner as provided for in Section 10 of the First Schedule hereto by the Government Authority, the Tenant shall be entitled to, by one (1) month notice in writing to the Landlord terminate the tenancy.

4.7

If the Tenant should wrongfully determine the tenancy hereby created at any time before the expiration of the term hereby created, the said advance rental stated in Section 10 of the First Schedule shall then be absolutely forfeited to the Landlord WITHOUT PREJUDICE to any right of action the Landlord may have against the Tenant in respect of the unpaid rent or any antecedent breach of the stipulation herein contained.

4.8

The Landlord shall at the written request of the Tenant made not later than 3 calendar months before the expiration of the term hereby created and if there shall not at the time of such request be any existing breach or non-observance of any of the stipulations on the part of the Tenant herein contained, grant to the Tenant the option to renew the Tenancy of the Premises at a rent to be agreed upon. It is subject also to covenants and provision as are herein contained except renewal of tenancy as in this Clause.

4.9 4.10

Time shall be the essence of this Agreement. The solicitors costs disbursements, the stamps duty and all other costs and expenses incurred in respect of this Agreement shall be borne and paid equally by both the Landlord and the Tenant.

4.11

Any notice required to be given hereunder may be given by sending the same through the post by prepaid registered mail addressed to the party concerned at the address above stated or any other address notified to the other party. For the purpose of this clause any notice so given shall be deemed to have been delivered and served as in the ordinary course of post it ought to have been so delivered and served.

4.12

Where the context so admits the expression the Landlord and the Tenant shall include the persons deriving title under them respectively.

4.13

In this Agreement where the context so admits :-

(a) (b)

Words importing the masculine gender shall be deemed to include the feminine and neuter gender; and Words importing the singular number shall be deemed to include the plural.

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IN WITNESS WHEREOF the parties hereto have hereunto set their hands the day and year first above stated

SIGNED AND DELIVERED by the Landlord in the presence of :-

) ) ) KHOR TACK LEE (NRIC : 720501-03-5275 / A 2136584)

SIGNED AND DELIVERED by the Tenant in the presence of :-

) ) ) . SURAPON PETCH-VRA ROYAL THAI CONSULATE-GENERAL

FIRST SCHEDULE (which is to be taken read and construed as an essential part of this Agreement)

SECTION 1 SECTION 2

Date of Agreement Landlord

: : KHOR TACK LEE (NRIC : 720501-03-5275 / A 2136584) No.16-TV-G, Intan Plaza Seksyen 9, Jalan Che Su 15000 Kota Bharu, Kelantan : SURAPON PETCH-VRA Royal Thai Consulate-General 4426, Jalan Pengkalan Chepa 15400 Kota Bharu, Kelantan : ITTI KAWEPORNSAKUL (D 218999) : One (1) unit of Apartment known as No.16-TV-G at Plaza Intan : One (1) Year

SECTION 3

Tenant

Occupant SECTION 4 SECTION 5 SECTION 6 SECTION 7 The Premises Term

Date of Commencement: 1st day of January 2011 Monthly Rent : RM2,500.00 (Ringgit Malaysia Two Thousand Five Hundred) Only : On or before the 7th day of every calendar month : RM5,000.00 (Ringgit Malaysia Five Thousand) Only : RM1,000.00 (Ringgit Malaysia One Thousand)Only : Strictly For Residential If the Tenant and the Occupant is found operating an illegal or illicit activities, the Landlord has right to terminate the Tenancy Agreement and the Security Deposit shall be forfeited

SECTION 8 SECTION 9 (i) SECTION 9 (ii) SECTION 10

Time for payment Security Deposit Deposit Utility Permitted Purpose