Master Lease Offer

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1. Parties

1.1SPEEDHOME PROPERTY SDN. BHD. (Registration No. 202601021813 (1683910-A)) ("SHP").

1.2The Speedhome account holder accepting this Offer ("Landlord").

1.3Assignment and transfer. The Landlord shall not assign or transfer the Landlord’s rights or obligations under this MLO without the prior written consent of SHP. Any purported assignment or transfer without such consent shall be void and of no effect. In the event of any sale, transfer, transmission, or change of ownership of the Property (howsoever arising, including by way of sale, gift, court order, devolution, corporate restructuring, or operation of law), the Landlord shall, prior to completion of such transfer, procure that the successor owner executes a fresh MLO acceptance or a deed of assumption in such form as SHP may require. Until such fresh acceptance or deed is executed, the Landlord’s obligations under this MLO shall continue in full force. If the MLO lapses or is terminated as a result of an ownership change that was not notified to SHP in accordance with this Clause, the outgoing Landlord shall remain liable for SHP’s reasonable direct costs incurred under this MLO up to the date of lapse or termination.

1.4Platform operator (not a party): SPEEDRENT TECHNOLOGY SDN. BHD. (Registration No. 201601005661 (1176587-M)) ("SRT") administers the Platform, listing records, workflow notices, and certain coordination steps on SHP's behalf. SHP and SRT facilitate Platform workflows and document preparation only; the Landlord remains responsible for reviewing transaction documents and obtaining any independent advice the Landlord considers necessary.

1.5Interpretation. In this MLO:

(a)"Business Day" means a day other than a Saturday, Sunday, or gazetted public holiday in the State of Selangor or a Federal public holiday in Malaysia;

(b)"Platform" means the Speedhome digital platform (website and mobile application) operated by SRT through which invoicing, payment facilitation, ledger administration, notices, and document workflows are administered; and

(c)"Recorded Channel" means a Platform message, email, WhatsApp message, SMS, recorded call, or other electronic message that can reasonably be recorded and retrieved.

2. Purpose and nature

2.1This document is a pre-Go-Live offer, authority, and transition framework for the Property. It governs listing activation, listing reactivation, pre-Go-Live marketing, access, inspection, viewing preparation, turnover and remarketing steps, and evaluation of any potential direct-tenancy or master-lease pathway offered through the Platform.

2.2No lease until Go-Live. This MLO authorises pre-Go-Live and pre-tenancy activities only. No tenancy, lease, rental commitment, or obligation for SHP to pay rent to the Landlord is created by this MLO. A binding master lease exists only when SHP and the Landlord execute a Master Lease Agreement (MLA) at Go-Live.

2.3Pre-Go-Live commercial indications are not binding. Any pre-Go-Live indication of a proposed plan, cap, insurer-backed amount, SHP top-up amount, operational-only status, optional add-on, final Plan Summary, or Plan Subscription Confirmation is indicative only until the applicable Go-Live / Platform activation record is issued. No pre-Go-Live indication obliges SHP to activate the unit, issue Go-Live Confirmation, or assume a rental, payout, RPP, guarantee, or plan-benefit obligation.

2.4SHP election to proceed. SHP may, in its discretion, proceed, delay, pause, reactivate, refresh, republish, decline, cancel, or impose conditions in relation to any listing, remarketing step, Go-Live, Plan Subscription Confirmation, or MLA for the Property, including for operational, commercial, market, legal, regulatory, verification, sanctions, property-condition, documentation, implementation, or risk-management reasons. Where an MLA has been e-signed but Go-Live has not occurred, SHP retains this discretion and is not limited to objectively identifiable issues only. No landlord is entitled to any particular listing status, viewing volume, tenancy outcome, Go-Live timeline, plan activation, or specific performance compelling Go-Live.

3. Standing listing, reactivation, and viewing authority

3.1Authority granted. The Landlord grants SHP a non-exclusive authority for each listing covered by this MLO to: - (a) create, publish, market, continue, refresh, reactivate, or republish the listing on Speedhome channels and reasonable partner channels; - (b) conduct inspections, take photos/videos, and prepare or update listing materials; - (c) receive enquiries, shortlist prospective occupants, and coordinate communications; - (d) arrange and conduct viewings within the Landlord's viewing rules; - (e) carry out or arrange access coordination, key handling, viewing preparation, turnover coordination, contractor/Speedfix coordination, and other remarketing-preparation steps reasonably connected with the listing; and - (f) issue viewing confirmations, access logs, and related workflow records.

3.2Viewing rules and access method. The Landlord will state viewing rules (including time windows, blackout dates, and house rules) and access method (including keys, lockbox, smartlock, runner, or other method) in the Platform at listing submission or reactivation. The Landlord may update those instructions in the Platform.

3.3Continuing authority during vacancy or turnover. Unless the Landlord gives contrary written instruction through the Platform or a Recorded Channel, the authority under Clause 3.1 continues during any vacancy, end-of-tenancy, turnover, post-handover, post-tenancy, repair/refurbishment, viewing-preparation, or listing-reactivation stage for the Property until withdrawn under Clause 7 or superseded by the applicable live tenancy documents.

3.4No implied financial obligation from operational continuation. For the avoidance of doubt, any continuation of listing, reactivation, remarketing, viewing, access coordination, contractor coordination, or other facilitative activity under this Clause 3 during or after any tenancy, or after the exhaustion or expiry of any financial commitment under any related agreement (including any Master Lease Agreement), is an operational and facilitative activity only and shall not create, revive, extend, or imply any financial obligation, rental commitment, rent guarantee, or monetary liability on the part of SHP or SRT beyond what is expressly stated in the applicable signed agreement. The continuation of operational support under this MLO is without prejudice to the financial caps, exhaustion provisions, and liability limitations contained in any such signed agreement.

3.5Pause/withdraw. The Landlord may request to pause viewings or withdraw listing authority in accordance with Clause 7.

3.6No guaranteed outcome. A listing, reactivation, inspection, viewing, or remarketing step is a facilitative commercial activity only. SHP does not represent or warrant that any listing will receive enquiries, that any viewing will occur or convert, that any tenancy will proceed, or that any level of market demand exists for the Property.

4. Access, inspection, key custody, and transition steps

4.1The Landlord authorises SHP, SRT, and their appointed personnel or service providers to access the Property for listing preparation, inspections, viewings, turnover, viewing preparation, contractor works, key handover/return, and related remarketing steps, subject to the Landlord's stated access method and reasonable care.

4.2The Landlord shall take reasonable steps to remove or secure valuables before any access or viewing.

4.3SHP or SRT will maintain reasonable workflow records for authorised access steps, including time/date records and, where applicable, key or access-item handoff records through the Platform or another Recorded Channel.

4.4If the Landlord does not wish the Property to be reactivated, refreshed, or remarketed during any vacancy or turnover stage, the Landlord must give a contrary written instruction through the Platform or a Recorded Channel before the relevant step is taken.

5. Liability allocation and monetary limits

5.1Nature of role. To the extent SHP undertakes any listing, reactivation, inspection, viewing, access, key-handling, courier, contractor-coordination, or remarketing-preparation step under this MLO, SHP acts as facilitator and coordinator only. SHP is not the insurer of the Property and does not assume any duty to achieve a successful tenancy, rental continuity, vacancy avoidance, or any other commercial result.

5.2Transition of role at Go-Live. The characterisation of SHP as facilitator and coordinator under Clause 5.1 applies to SHP’s role under this MLO (being the pre-Go-Live listing and reactivation stage) only. Upon Go-Live and the execution of a Master Lease Agreement, SHP’s role, duties, obligations, and liabilities in respect of the Property shall be as set out in the Master Lease Agreement and its associated documents, which may include obligations of a different nature and scope (including those of a Master Tenant). Nothing in this Clause 5.2 shall be construed as limiting or qualifying SHP’s obligations under any subsequently executed Master Lease Agreement.

5.3Direct physical loss caused by SHP personnel. If direct physical loss or damage to the Property or any key, access card, remote, or similar access item is proven to have been caused by SHP personnel failing to use reasonable care during an authorised step under this MLO, SHP's liability is limited to the reasonable direct cost of repair, replacement, re-keying, re-coding, or access reset, as reasonably evidenced.

5.4Third-party providers and workflow chain. SHP may use SRT, contractors, couriers, runners, vendors, or other service providers in the workflow contemplated by this MLO. Where a claim arises from their acts or omissions within that workflow, the Landlord's sole monetary remedy against SHP is limited to the reasonable direct cost of repair of direct physical property damage, or replacement, re-keying, re-coding, access reset, or document re-creation, as applicable, up to Ringgit Malaysia One Thousand (RM1,000) per incident, subject to Clauses 5.1 and 5.7.

5.5Listing/reactivation errors. If a listing or reactivation error occurs (including incorrect details, delayed publication, incorrect status, or media error), SHP's obligation is limited to correcting the error within a reasonable time after being notified. No monetary claim arises for lost enquiries, lost viewings, vacancy duration, or similar downstream effects.

5.6AI and automated outputs. No AI-generated output, automated suggestion, automated calculation, automated Platform action, chatbot response, estimate, system notice, or other automated Platform output constitutes a binding representation, warranty, undertaking, guarantee, legal advice, or commitment by SRT or SHP beyond what is expressly stated in the applicable signed documents. The Landlord must review and verify automated outputs before acting on them. Where an automated Platform action is confirmed to be inconsistent with the applicable signed documents, the signed documents prevail and SRT’s obligation is limited to correction or reversal of that specific action within a reasonable time, subject to any express dispute window in the applicable signed documents.

5.7Exclusion of consequential and speculative loss. Except for fraud, wilful misconduct, or liability that cannot lawfully be excluded, SHP is not liable under this MLO for any indirect, consequential, incidental, speculative, opportunity-based, or economic loss, including loss of rental income, loss of prospective tenants, vacancy loss, holding costs, business interruption, or non-economic loss.

5.8Aggregate cap. To the maximum extent permitted by law, SHP's total aggregate liability under or in connection with this MLO for any one Property or listing does not exceed the higher of: (a) Ringgit Malaysia One Thousand (RM1,000); or (b) the total fees or charges actually paid by the Landlord to SHP for that Property or listing under this MLO.

5.9Independence of liability caps. The aggregate cap under Clause 5.8 applies to SHP's liability under this MLO only. Per-incident liability limits operating across SHP and SRT under other agreements (including any combined per-incident cap stated in those agreements) operate independently of this MLO aggregate cap and are not affected by it. Where the Landlord is also a party to other agreements with SHP or SRT, the monetary limitations and per-incident caps stated in each such agreement apply to the specific services, incidents, or activities governed by that agreement. For clarity, this Clause does not allow a claimant to stack multiple per-incident caps for the same incident where the applicable signed agreement states that SHP and SRT share a combined per-incident cap.

5.10Claim notice. Any monetary claim under this Clause 5 must be notified in writing with supporting details within fourteen (14) days after the Landlord became aware, or ought reasonably to have become aware, of the relevant event, failing which the monetary claim is barred. This notification requirement does not apply to claims arising from fraud or wilful misconduct.

5.11Carve-out. Nothing in this Clause 5 excludes or limits liability for fraud, wilful misconduct, or death or personal injury caused by negligence, to the extent such exclusion is prohibited by applicable law.

6. Recording consent (service delivery) and optional marketing release

6.1Service delivery consent. The Landlord consents to SHP capturing photos/videos/audio during inspections and viewings for the purposes of: - (a) listing preparation and demand validation; - (b) viewing coordination and access logs; - (c) dispute handling related to viewings; and - (d) sharing with relevant parties strictly for the above purposes (e.g., vendors, access providers).

6.2Listing materials are illustrative only. Any photographs, videos, floor plans, descriptive materials, or inventory indications prepared in connection with a listing under this MLO are for marketing and facilitation purposes only and do not constitute a representation, warranty, or undertaking by SHP as to the condition, contents, furnishing, fixtures, fittings, or state of repair of the Property at the date of any viewing, Go-Live, or tenancy commencement. The Landlord is responsible for ensuring that the Property’s condition and contents at Go-Live or tenancy commencement correspond with those recorded in the applicable signed agreement (including any inventory schedule). SHP is not liable for any discrepancy between listing materials and the actual condition or contents of the Property.

6.3Public marketing/social media use is not authorised by this Agreement and must be handled, if at all, through a separate affirmative Platform consent record. That consent record may state the selected property media, listing content, inspection or handover media, permitted channels, use purpose, consent text version, timestamp, and prospective withdrawal mechanism. SHP and SRT must not knowingly use such media in a defamatory or misleading way.

7. Withdrawal / termination of this Offer

7.1The Landlord may withdraw marketing authority for a listing by sending a written notice via recorded channel (platform message/email/WhatsApp) ("Withdrawal Notice").

7.2Withdrawal takes effect at the earlier of: - (a) when SHP acknowledges the Withdrawal Notice in writing; or - (b) 5:00pm (Malaysia time) on the second (2nd) Business Day after delivery of the Withdrawal Notice.

7.3Withdrawal does not affect any completed viewing logs, inspection records, or communications already made in reliance on this MLO.

7.4Where the Landlord withdraws or SHP decides not to proceed under Clause 2.4, neither party has any liability to the other for the period the listing was active, including for time spent, viewings conducted, or opportunity cost. The Landlord is not entitled to compensation for holding the property off market or reserving availability during the listing period.

8. Force majeure

8.1SHP is not liable for any delay or failure to perform its obligations under this MLO (including missed viewings, delayed inspections, or listing downtime) to the extent caused by circumstances beyond SHP's reasonable control.

8.2Force majeure does not excuse the Landlord from obligations already performed or accrued.

9. Entire agreement; governing law; electronic acceptance

9.1This MLO is standalone and does not incorporate external documents by reference.

9.2Precedence over website and marketing content. In the event of any inconsistency between the terms of this MLO and any information, description, indication, or statement appearing on the Platform, the Speedhome website, any mobile application, or any marketing material (howsoever published), the terms of this MLO shall prevail. No content appearing on the Platform, website, or marketing material shall be construed as a binding contractual document or as varying, supplementing, or overriding the terms of this MLO or any signed agreement, unless expressly stated otherwise in the applicable signed agreement.

9.3Privacy Notice acknowledgement. The Landlord acknowledges having been informed of, and having access to, SRT’s Privacy Notice (being Section 8 of the SRT Terms of Use as in effect on the date this MLO is accepted) prior to accepting this MLO, and consents to the collection, recording, holding, storage, processing, and use of the Landlord’s personal data as described therein for the purposes of this MLO, the Platform, and any related service or agreement. This acknowledgement is given for the purposes of applicable personal data protection laws. If Section 8 of the SRT Terms of Use is later updated, the version in effect on the date this MLO is accepted shall prevail for this MLO unless the Landlord separately accepts the updated version.

9.4Transition to Master Lease Agreement. This MLO is a pre-contractual listing authorisation. Upon Go-Live and the execution of a Master Lease Agreement for the Property, the Master Lease Agreement and its Schedules and cross-referenced agreements (including any Sub-Tenancy Agreement and Direct Tenancy Agreement upgrade provisions) shall govern the parties’ rights and obligations in respect of the Property from Go-Live. In the event of any conflict between this MLO and the Master Lease Agreement in respect of any matter arising after Go-Live, the Master Lease Agreement shall prevail.

9.5This MLO is governed by Malaysian law and the parties submit to the Courts of Malaysia.

9.6Electronic acceptance and platform records are valid and binding.

9.7If any provision of this MLO is held to be invalid or unenforceable, the remaining provisions continue in full force and effect.

10. EXECUTION

10.1Execution is evidenced by the applicable Platform record or e-sign provider evidence record for this document.