Exhibit 10.30
 LEASE
 2981 Route 22
Patterson, New York
Lease dated February 27, 2003
 ARTICLE I: REFERENCE DATA
   LANDLORD
    
    JRS Pharma LPLANDLORDS NOTICE
ADDRESS
    
    JRS Pharma LP 
c/o John F. Koryto, Esq.Miller, Johnson, Snell and Cumsikey, P.L.C.303 N. Rose Street, Ste. 600Kalamazoo, MI 49007-3850TENANT:
    
    Penwest Pharmaceuticals Co.TENANTS NOTICE
ADDRESS:
    
    2981 Route 22 
Patterson, NY 12563COMMENCEMENT DATE:
    
    February 27, 2003BUILDING:
    
    2981 Route 22Patterson, NYTENANTS SPACE
    
    14,382 rentable square feet of rentable space in the Building, as shown on the floor plan attached as
Exhibit A heretoRENTABLE AREA OF
TENANTS SPACE:
    
    14,382 rentable square feetINITIAL TERM:
    
    Two (2) yearsEXTENSION TERMS:
    
    As set forth in Section 2.4




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TERM:
    
    Initial Term plus any Extension Terms, if exercisedANNUAL RENT:
    
    $12.00 per rentable square foot (i.e., $172,584.00 per annum and
$14,382.00 monthly), subject to the two-year abatement described in
Section 2.5OPERATING EXPENSES:
    
    Paid by Tenant pursuant to Section 2.5RENTABLE AREA OF THE 
BUILDING:
    
    49,623 rentable square feetPERMITTED USES:
    
    Laboratory, research and development, and general officeCOMMERCIAL GENERAL 
LIABILITY INSURANCE:
    
    Personal Injury and Property Damage Limits  $1,000,000 each
     ARTICLE I:  REFERENCE DATA
    
    
    11.1 Subjects Referred To
    
    
    11.2 Exhibits. There are incorporated as a part of this Lease:
    
    
    21.3 Table of Articles and Sections
    
    
    2ARTICLE II: PREMISES, TERM AND RENT
    
    
    42.1 The Premises
    
    
    42.2 Rights to Use Common Facilities
    
    
    42.3 Landlords Reservations
    
    
    52.4 Habendum; Tenants Space; Term; Extensions
    
    
    52.5 Monthly Rent Payments
    
    
    52.6 Additional Rent for Operating Expenses
    
    
    5ARTICLE III: DELIVERY AND ALTERATIONS
    
    
    93.1 Delivery
    
    
    93.2 Alterations and Additions
    
    
    93.3 General Provisions Applicable to Construction
    
    
    9
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ARTICLE IV: LANDLORDS COVENANTS; INTERRUPTIONS AND DELAYS
    
    
    104.1 Services Furnished by Landlord
    
    
    104.2 Additional Services Available to Tenant
    
    
    104.3 Roof, Wall, Floor Slab, and Facility Repair
    
    
    104.4 Access
    
    
    104.5 Heat and Air Conditioning
    
    
    104.6 Quiet Enjoyment
    
    
    114.7 Interruptions and Delays in Service and Repairs, etc.
    
    
    11ARTICLE V: TENANTS COVENANTS
    
    
    125.1 Payments
    
    
    125.2 Repair and Yield Up
    
    
    125.3 Use
    
    
    125.4 Obstructions, Items Visible from Exterior; Rules and
Regulations
    
    
    135.5 Safety Appliances
    
    
    135.6 Assignment; Sublease
    
    
    135.7 Indemnity; Insurance
    
    
    135.8 Personal Property at Tenants Risk
    
    
    145.9 Right of Entry
    
    
    145.10 Personal Property Taxes
    
    
    145.11 Signs
    
    
    145.12 Compliance with Insurance Regulations
    
    
    14ARTICLE VI: CASUALTY AND TAKING
    
    
    156.1 Termination or Restoration; Rent Adjustment
    
    
    156.2 Eminent Domain
    
    
    15ARTICLE VII: DEFAULT
    
    
    167.1 Events of Default
    
    
    167.2 Damages
    
    
    16ARTICLE VIII: MISCELLANEOUS
    
    
    188.1 Computation of Rental Floor Areas
    
    
    188.2 Notice of Lease; Consent and Approval; Notices;
Bind and Inure
    
    
    188.3 Failure to Enforce
    
    
    188.4 Acceptance of Partial Payments of Rent; Delivery of Keys
    
    
    188.5 Cumulative Remedies
    
    
    198.6 Partial Invalidity
    
    
    198.7 Self-Help
    
    
    198.8 Estoppel Certificate
    
    
    198.9 Waiver of Subrogation
    
    
    198.10 All Agreements Contained
    
    
    208.11 Brokerage
    
    
    208.12 Submission Not an Option
    
    
    208.13 Applicable Law
    
    
    20
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8.14 Waiver of Jury Trial
    
    
    208.15 Holdover
    
    
    208.16 Force Majeure
    
    
    208.17 Compliance with Laws and Insurance Policies
    
    
    21ARTICLE IX: RIGHTS OF PARTIES HOLDING PRIOR INTERESTS
    
    
    229.1 Lease Subordinate
    
    
    229.2 Assignment of Rents
    
    
    229.3 Implementation of Article IX
    
    
    23
 ARTICLE II: PREMISES, TERM AND RENT
   Exhibit A.
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ARTICLE III: DELIVERY AND ALTERATIONS
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ARTICLE IV: LANDLORDS COVENANTS;
INTERRUPTIONS AND DELAYS
   Exhibit
B
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ARTICLE V: TENANTS COVENANTS
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ARTICLE
VI: CASUALTY AND TAKING
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ARTICLE VII: DEFAULT
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ARTICLE VIII: MISCELLANEOUS
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ARTICLE IX: RIGHTS OF PARTIES HOLDING PRIOR INTERESTS
    (a)
    
    liable for any act or omission of a prior Landlord (including the Landlord),
except to the extent the same is continuing; or(b)
    
    subject to any offset or defenses which the Tenant might have against any prior
landlord (including the Landlord), except to the extent the cause thereof
continues; or(c)
    
    bound by any agreement or modification of the Lease made without the consent
of the mortgagee; or(d)
    
    personally liable under this Lease and the mortgagees liability under the
Lease
shall be limited to the ownership interest of the mortgagee in the Premises.
    (a)
    
    that the execution thereof by Landlord, and the acceptance thereof by the
holder of such mortgage, shall never be treated as an assumption by such holder of any
of the obligations of Landlord hereunder, unless such holder shall, by notice sent to
Tenant, specifically otherwise elect; and
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(b)
    
    that, except as aforesaid, such holder shall be treated as having
assumed Landlords obligations hereunder only upon foreclosure of such holders
mortgage (or the acceptance of a deed in lieu of foreclosure) or the taking of
possession of the Premises.
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LANDLORD:JRS Pharma LPBy:
    
    J. Rettenmaier America, Inc., General PartnerBy:
    
    /s/ Josef O. Rettenmaier

Name: Josef O. RettenmaierTitle:   PresidentTENANT:PENWEST PHARMACEUTICALS CO.By:
    
    /s/ Jennifer L. GoodName: Jennifer L. GoodTitle:   Sr. VP Finance & CFO
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ASSEMBLY
COM MAFG SHIPPING & RECEVING
WAREHOUSE
REST ROOMS
CAFÉ ASSEMBLY AREA A LOBBY
DemisingWall, including doorway




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AREAS OF RESPONSIBILITY:
    
    Landlord shall maintain the entire building including:lobby, hallways, laboratories and all office areasGENERAL CLEANING:
    
    The following services shall be performed:
 OFFICE AREAS  THREE TIMES A WEEK:Empty all wastebaskets and containers and remove to a designated area.Replace basket liners if agreed.Dust all desk tops, files, office equipment, picture frames, etc. within normal reach,
weekly.Dry mop all resilient tile surfaces using chemically treated dry mops.Vacuum all non-obstructed carpeted areas.Vacuum all floor mats.Clean entrance door glass.Clean and sanitize drinking fountains.LAVATORIES  THREE TIMES A WEEK:Sweep and damp mop the floor using the proper disinfectants.Wash and polish all mirrors, powder shelves and bright work.Wash and disinfect all toilet bowls and urinals.Wash and wipe dry both sides of the toilet seats with an approved germicidal detergent
leaving the seats in an upright position.Thoroughly dust all dispensers and partitions within normal reach. Wash and disinfect
monthly.Refill all dispensers with bathroom supplies.Empty all trash receptacles and remove contents to a designated area.MISCELLANEOUS:Maintain grounds and walkways.
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Replace light bulbs in parking lots.Snow and ice removal as needed.
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Notification by / Date
    
    Receipt Acknowledged by / Date/s/ Jennifer L. Good 11/5/04
    
    /s/ Stephen J. Berté, Jr.Jennifer L. Good
    
    Stephen J. BertéSr. Vice President, Finance and CFO
    
    Sr. Vice President, General ManagerPenwest Pharmaceuticals Co.
    
    JRS Pharma LP
 cc:
    
    Heinz Petersen
Steve Berte




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Lease Amendment
  1.
    
    Tenant Space: Warehouse space is added to the tenant space to allow Penwest to store
material and establish a lab area Penwest Warehouse Space. The total square footage of this
area is 760 sq ft (38 x 20) and is to be billed at the $12.00 per rentable square foot rate
as set forth in the original lease.2.
    
    Operating Expenses: Paid by tenant pursuant to Section 2.6 to be modified to incorporate
the new square footage in the above mentioned Penwest Warehouse Space. Adding the 760 sq ft
changes the allocation from 28.98% to 30.51%.
 a.
    
    Energy Costs- Electric: Per the Lease, total energy costs, comprised of two
NYSEG billings, were allocated based on the square foot allocation. In reviewing the
actual mapping of the two electrical bills with the buildings electrician (Losito),
it was determined that the NYSEG billed addressed to Timerx Technologies captures
all current electrical usage of Penwest, with the exception of the newly allotted
Penwest Warehouse Space. It is agreed that the electricity costs will not be subject
to the allocated operating expense calculation. Instead, Penwest will pay the total
electric cost of the Timerx Technologies bill and will not be responsible for the
allocated percentage on the other NYSEG bill. For the portion of the electric costs
related to the Penwest Warehouse Space, a meter has been attached to the Penwest
machinery to measure actual electricity usage. A log will be maintained of monthly
meter readings. The monthly usage times the blended demand rate will be used to
calculate an added electric charge for the Penwest Warehouse Space.b.
    
    Energy Costs  Gas: The NYSEG Timerx Technologies bill also includes the
total gas charges for the building. This portion of the bill is to be allocated to
Penwest based on the allocation percentage.
 3.
    
    Asset replacement: An Atlas Copco air compressor, used to power Penwest HPLC units, HVAC
systems and dust collector systems was purchased by JRS in November, 2004. Penwest agreed to
pay for the usage of this piece of equipment as long as they occupy the space as per this
lease (up to the point the full purchase price has been




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recovered by JRS). The monthly equipment cost is to be $382.01, beginning December 2004, based
on an asset cost of $36,673 and an 8 year estimated life. Once Penwest vacates the space, they
will no longer be liable for this monthly charge.
 JRS PHARMA L.P.
    
    PENWEST PHARMACEUTICALS CO.By/Date: March 4, 2005
    
    By/Date: March 7, 2005Name: /s/ Stephen J. Berté, Jr.
    
    Name: /s/ Jennifer L. GoodTitle: Sr. Vice President, General Manager
    
    Title Sr. Vice President Finance & CFO




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Notification by / Date
    
    Receipt Acknowledged by / Date/s/ Jennifer L. Good 11/14/05
    
    /s/ Stephen J. Berté, Jr.Jennifer L. Good
    
    Stephen J. Berté, Jr.Sr. Vice President, Finance and CFO
    
    Sr. Vice President, General ManagerPenwest Pharmaceuticals Co.
    
    JRS Pharma LP
 cc:
    
    Heinz Petersen
Steve Berte




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Lease Amendment
 
  4.
    
    Tenant Space: Warehouse space is added to the tenant space to allow Penwest to store
material in an area adjacent to existing Penwest Warehouse Space. The total square footage of
this additional area is 400 sq ft (approximately 20 x 20) and is to be billed at the $12.00
per rentable square foot rate as set forth in the original lease.5.
    
    Operating Expenses: Paid by tenant pursuant to Section 2.6 to be modified to incorporate
the additional square footage noted in sec. 1 above. Adding the 400 sq ft changes the
allocation from 30.51% to 31.32%.
 JRS PHARMA L.P.
    
    PENWEST PHARMACEUTICALS CO.By/Date: /s/ Stephen J. Berté, Jr.
    
    By/Date: /s/ Jennifer L. GoodName: Stephen J. Berté, Jr.
    
    Name: Jennifer L. GoodTitle: Sr. Vice President, General Manager
    
    Title: President & CEO




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Notification by / Date
    
    Receipt Acknowledged by / Date/s/ Jennifer L. Good 11/22/06
    
    /s/ Heinz Petersen 11/27/06Jennifer L. Good
    
    H. PetersenPresident and CEO
    
    CFOPenwest Pharmaceuticals Co.
    
    JRS Pharma LP
 cc:
    
    Heinz Petersen
Steve Berte




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AMENDMENT TO LEASE
 THIS AMENDMENT TO LEASE Amendment Effective
Date Landlord PENWEST PHARMACEUTICALS CO. Tenant
 WITNESSETH:
 WHEREAS Original
Lease Lease Amendment of February 2005 Lease Amendment September 2006 Lease
 WHEREAS
 NOW, THEREFORE
 Recitals Incorporated
 Amendments
 Article 1.1
  Article 2.4
 Extended Term




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No Other Amendment
 IN WITNESS WHEREOF
 JRS PHARMA LPBy:
    /s/ Stephen J. Berté, Jr.Name:
    STEPHEN J. BERTÉ, JR.Title:
    Sr. Vice President, General
Manager5/31/07PENWEST PHARMACEUTICALS CO.By:
    /s/ Jennifer GoodName:
    Jennifer GoodTitle:
    President & CEO6/1/07 2




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Notification by / Date
    
    Receipt Acknowledged by / Date/s/ Jennifer L. Good 1/9/09
    
    /s/ John F. Koryto 1/16/09Jennifer L. Good
    
    John F. KorytoPresident and CEO
    
    Attorney & Secretary forPenwest Pharmaceuticals Co.
    
    Rettenmairer America, Inc.General Partner of JRS Pharma LP
 cc:
    
    Steve Berte
Beth Murray
Ben Palleiko
Ling Zeng




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FOURTH AMENDMENT TO LEASE
 THIS FOURTH AMENDMENT TO LEASE Amendment Effective Date JRS PHARMA LP Landlord PENWEST PHARMACEUTICALS CO. Tenant
 WITNESSETH:
 WHEREAS Original
Lease Lease Amendment of February 2005 Lease Amendment September 2006 Lease Amendment June 2007 Lease Premises
 WHEREAS
 NOW, THEREFORE,
 Recitals Incorporated.
 Operating Expenses.
 Amendments
 Article 2.4
 Extended Term




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Article 1.1
  Renewal Term
   No Other Amendment
 [Signatures on following page]




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LANDLORD
JRS PHARMA LPBy:
    /s/ Stephen J. Berté, Jr.  11/3/09Name:
    Stephen J. Berté, Jr.Title:
    Sr. Vice President, General
ManagerTENANT
PENWEST PHARMACEUTICALS CO.By:
    /s/ Frank Muscolo  11/3/09Name:
    Frank MuscoloTitle:
    Controller & CAO