EX-10.11(b)





 Exhibit 10.11(b) 

OFFICE LEASE 
 BETWEEN

 Emery Station Office II, LLC (LANDLORD) 

a California limited liability company 

AND 
 Berkeley Lights,
Inc. (TENANT) 
 a Delaware corporation 












 OFFICE LEASE 

ARTICLE 1 
 BASIC LEASE
PROVISIONS 
  

	1.1	 BASIC LEASE PROVISIONS 



In the event of any conflict between these Basic Lease Provisions and any other Lease provision, such other Lease provision shall control. 

 

	 	(1)	 BUILDING AND ADDRESS: 



5980 Horton Street 
 Emeryville,
California 94608 
  

	 	(2)	 LANDLORD AND ADDRESS: 



Emery Station West, LLC 
 c/o
Wareham Development Corporation 
 1120 Nye Street, Suite 400 

San Rafael, California 94901 
  

	 	(3)	 TENANT AND NOTICE ADDRESS: 



Berkeley Lights, Inc. 
 5858
Horton Street, Suite 320 
 Emeryville, California 94608 
  

	 	(4)	 DATE OF LEASE: February 14, 2020 



 

	 	(5)	 INITIAL TERM: Commencing on Commencement Date, and ending July 31, 2020 



 

	 	(6)	 COMMENCEMENT DATE: Upon Landlord’s delivery of possession of the Premises to Tenant in its as-is condition, projected to be February 17, 2020 


  

	 	(7)	 TERMINATION DATE: July 31, 2020 



 

	 	(8)	 MONTHLY BASE RENT: $2.75 per rentable square foot per month (i.e. $9,234.50),
triple-net of all utilities, operating expenses and taxes 


  

	 	(9)	 RENTABLE AREA OF THE PREMISES: 3,358 rentable square feet 



 

	 	(10)	 SECURITY DEPOSIT: None 



 

	 	(11)	 SUITE NUMBER OF PREMISES: 100 



 

	 	(12)	 TENANT’S USE OF PREMISES: General office use and incidental purposes related thereto.
















	 	(13)	 PARKING: Up to ten (10) unreserved spaces for which Tenant shall pay Landlord’s quoted rates
therefore. 


  

	1.2	 ENUMERATION OF EXHIBITS AND RIDER(S) 



The Exhibits and Rider set forth below and attached to this Lease are incorporated in this Lease by this reference: 

 

			
	EXHIBIT A	  	Plan of Premises
	EXHIBIT B	  	Rules and Regulations
	EXHIBIT C	  	Signage

  

	1.3	 DEFINITIONS 



For purposes hereof, in addition to terms defined elsewhere in this Lease, the following terms shall have the following meanings: 

COMMON AREAS: All areas of the Project made available by Landlord from time to time for the general common use or benefit of the tenants of
the Building, and their employees and invitees, or the public, as such areas currently exist and as they may be changed from time to time. 

DEFAULT RATE: Two (2) percentage points above the rate then most recently announced by Bank of America N.A. at its San Francisco main
office as its base lending reference rate, from time to time announced, but in no event higher than the maximum rate permitted by Law. 

ENVIRONMENTAL LAWS: All Laws governing the use, storage, disposal or generation of any Hazardous Material, including, without limitation, the
Comprehensive Environmental Response Compensation and Liability Act of 1980, as amended, and the Resource Conservation and Recovery Act of 1976, as amended. 

INDEMNITEES: Collectively, Landlord, any Mortgagee or ground lessor of the Property, the property manager and the leasing manager for the
Property, and their respective partners, members, directors, officers, agents and employees. 
 LAND: The parcel(s) of real estate on which
the Building and Project are located. 
 LAWS OR LAW: All laws, ordinances, rules, regulations, other requirements, orders, rulings or
decisions adopted or made by any governmental body, agency, department or judicial authority having jurisdiction over the Property, the Premises or Tenant’s activities at the Premises and any covenants, conditions or restrictions of record
which affect the Property. 
 LEASE: This instrument and all exhibits and riders attached hereto, as may be amended from time to time. 

MORTGAGEE: Any holder of a mortgage, deed of trust or other security instrument encumbering the Property. 

  
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 PROJECT or PROPERTY: The Project consists of the building located at the street address
specified in Section 1.1(1), associated garage parking as designated by Landlord from time to time, landscaping and improvements, together with the Land, any associated interests in real property, and the personal property, fixtures, machinery,
equipment, systems and apparatus located in or used in conjunction with any of the foregoing. The Project may also be referred to as the Property. 

REAL PROPERTY: The Property excluding any personal property. 

RENT: Collectively, Monthly Base Rent, and all other charges, payments, late fees or other amounts required to be paid by Tenant under this
Lease. 
 ARTICLE 1 

PREMISES, TERM, FAILURE TO GIVE POSSESSION 
  

	1.4	 LEASE OF PREMISES 



Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises for the Term and upon the terms, covenants and conditions
provided in this Lease. 
  

	1.5	 TERM 



The Term shall be for the period specified in Section 1.1, unless sooner terminated or extended as provided for herein. If for any reason
Landlord fails to deliver the Premises to Tenant within thirty (30) days after the projected date specified in Section 1.1 above, Landlord shall not be subject to any liability whatsoever for such failure and, unless otherwise agreed in
writing by Landlord and Tenant, this Lease shall terminate and be of no further force and effect after such date. 
  

	1.6	 CONDITION OF PREMISES 



Tenant shall be conclusively deemed to have accepted the Premises “AS IS” in the condition existing on the Commencement Date, and to
have waived all claims relating to the condition of the Premises, subject to Landlord completing any required maintenance prior to the Commencement Date. 

ARTICLE 2 
  

	2.1	 RENT 



Commencing on the Commencement Date, Tenant shall pay to Landlord at the address specified in Section 1.1(2), or to such other persons, or
at such other places designated by Landlord, without any prior demand therefor in immediately available funds and without any deduction or offset whatsoever, Rent, including Monthly Base Rent and Tenant’s
pro-rata share of all operating expenses and taxes, during the Term. Monthly Base Rent and Tenant’s pro rata share of operating expenses and taxes shall be paid monthly in advance on the first day of each
month of the Term. Monthly Base Rent and Tenant’s share of operating expenses and taxes shall be prorated for partial months within the Term. Tenant’s covenant to pay Rent shall be independent of every other covenant in this Lease. 

  
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 Tenant agrees that Landlord shall not be in breach of this Lease nor be liable to Tenant for
damages or otherwise, for any failure to furnish, or a delay in furnishing, or a change in the quantity or character of any service when such failure, delay or change is occasioned, in whole or in part, by repairs, improvements or mechanical
breakdowns, by the act or default of Tenant or other parties or by an event of Force Majeure. No such failure, delay or change shall be deemed to be an eviction or disturbance of Tenant’s use and possession of the Premises, or relieve Tenant
from paying Rent or from performing any other obligations of Tenant under this Lease, without any deduction or offset; provided, however, in the case of any such failure or delay is caused by the gross negligence or willful misconduct of Landlord,
its contractors or agents or any of their respective employees, and the same materially interferes with Tenant’s ability to conduct business in the Premises, then Rent shall be abated commencing on the fifth (5th) consecutive business day
following such failure or delay and shall continue until such time as the failure or delay that materially interferes with Tenant’s ability to conduct business in the Premises is cured. In the event such failure or delay continues for more than
fifteen (15) consecutive business days, Landlord shall use commercially reasonably efforts to relocate Tenant, at Tenant’s option, to another suite with similar square footage within the Building until Tenant is able to use the Premises
for operation of its business. Failure to any extent to make available, or any slowdown, stoppage, or interruption of, the specified utility services resulting from any cause, including changes in service provider, shall not render Landlord liable
in any respect for damages to either persons, property, or business, nor be construed as an eviction of Tenant or work an abatement of Rent, nor relieve Tenant of Tenant’s obligations for fulfillment of any covenant or agreement hereof. Tenant
hereby waives any benefits of any applicable existing or future Law, including the provisions of California Civil Code section 1932(1), permitting the termination of this Lease due to such interruption, failure or inability. 

 

	2.2	 PARKING 



During the Term, Tenant may use the number of spaces specified in Section 1.1(14) (“Tenant’s Parking Rights”) for
parking at the standard prevailing monthly rates being charged from time to time by Landlord or its parking operator without regard to discounts provided to any other occupants of the Project. Five (5) spaces for such parking shall be located
in the Emery Station North building and the remaining five (5) spaces shall be located in the Terraces Garage owned by Landlord. The locations and type of parking (including, without limitation, valet parking, if any) shall be designated by
Landlord or Landlord’s parking operator from time to time but in no event shall any parking space be located more than one (1) block from the Building. Tenant acknowledges and agrees that the parking spaces serving the Project may include
tandem or valet parking and a mixture of spaces for compact vehicles as well as full-size passenger automobiles, and that Tenant shall not use parking spaces for vehicles larger than the striped size of the
parking spaces. All vehicles utilizing Tenant’s Parking Rights shall prominently display identification stickers or other markers, and/or have passes or keycards for ingress and egress, as may be required and provided by Landlord or its parking
operator from time to time. Tenant shall comply with any and all parking rules and regulations from time to time established by Landlord or Landlord’s parking operator, including a requirement that Tenant pay to Landlord or Landlord’s
parking operator a charge for loss and replacement of passes, keycards, identification stickers or markers, and for any and all loss or other damage caused by persons or vehicles related to use of Tenant’s Parking Rights. Tenant shall not allow
any vehicles using Tenant’s parking spaces to be parked, loaded or unloaded except in accordance with this Section, including in the areas and in 

  
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the manner designated by Landlord or its parking operator for such activities. If any vehicle is using the parking or loading areas contrary to any provision of this Section, Landlord or its
parking operator shall have the right, in addition to all other rights and remedies of Landlord under this Lease, to remove or tow away the vehicle without prior notice to Tenant, and the cost thereof shall be paid to Landlord within ten
(10) days after notice from Landlord. Tenant shall have the right to adjust the number of spaces it uses and pays for monthly via acceptable advance notice to Landlord and, notwithstanding anything to the contrary contained in this Lease,
Tenant shall not be obligated to pay for any parking spaces until Tenant advises Landlord it intends to commence use of said parking spaces. 

ARTICLE 3 
 SECURITY DEPOSIT

 Intentionally omitted. 

ARTICLE 4 
 SERVICES 

 

	4.1	 UTILITIES AND JANITORIAL SERVICES 



Electricity, gas, water, and sewer services used by Tenant or provided to the Premises shall be paid for by Tenant by separate charge. Such
charges shall be based upon Tenant’s usage as measured by a separate meter or submeter for the Premises, or as reasonably estimated by Landlord, and shall be payable by Tenant to Landlord within thirty (30) days after billing by Landlord.
Tenant’s use of electric current or other utilities shall at no time exceed the capacity of the wiring, plumbing, feeders, risers and other systems providing utilities to the Premises or the Building. The consent of Landlord to the installation
of equipment shall not relieve Tenant from the obligation to limit usage of utilities to no more than such capacity. 
 ARTICLE 5 

USE OF PREMISES; LANDLORD’S ACCESS RIGHTS 
  

	5.1	 USE OF PREMISES 



(a) Tenant shall occupy and use the Premises only for the uses specified in Section 1.1(13) to conduct Tenant’s business. Tenant
shall not occupy or use the Premises (or permit the use or occupancy of the Premises) for any purpose or in any manner which: (1) is unlawful or in violation of any Law or Environmental Law; (2) may be dangerous to persons or property or
which may increase the cost of, or invalidate, any policy of insurance carried on the Building or covering its operations; or (3) is contrary to or prohibited by the terms and conditions of this Lease or the rules of the Building. 

(b) Tenant shall comply with all Environmental Laws pertaining to Tenant’s occupancy and use of the Premises and concerning the proper
storage, handling and disposal of any Hazardous Material introduced to the Premises, the Building or the Property by Tenant or Tenant’s agents, employees, servants, contractors, customers or invitees. Landlord shall comply with all
Environmental Laws applicable to the Property other than those to be complied with by Tenant pursuant to the preceding sentence. Tenant shall not generate, store, handle or dispose of 

  
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any Hazardous Material in, on, or about the Property without the prior written consent of Landlord, not to be unreasonably withheld, conditioned or delayed, except that such consent shall not be
required to the extent of Hazardous Material packaged and contained in office products for consumer use in general business offices in quantities for ordinary day-to-day
use provided such use does not give rise to, or pose a risk of, exposure to or release of Hazardous Material. In the event that Tenant is notified of any investigation or violation of any Environmental Law arising from Tenant’s activities at
the Premises, Tenant shall use best efforts to promptly deliver to Landlord a copy of such notice. In such event or in the event Landlord reasonably believes that a violation of Environmental Law exists, Landlord may conduct such tests and studies
relating to compliance by Tenant with Environmental Laws or the alleged presence of Hazardous Materials upon the Premises as Landlord deems desirable, all of which shall be completed at Landlord’s expense. Landlord’s inspection and testing
rights are for Landlord’s own protection only, and Landlord has not, and shall not be deemed to have assumed any responsibility to Tenant or any other party for compliance with Environmental Laws, as a result of the exercise, or non-exercise of such rights. Tenant hereby indemnifies, and agrees to defend, protect and hold harmless, the Indemnitees from any and all loss, claim, demand, action, expense, liability and cost (including
reasonable actual out-of-pocket attorneys’ fees and expenses) arising out of or in any way related to the presence of any Hazardous Material introduced to the
Premises during the Term by any party other than Landlord. In case of any action or proceeding brought against the Indemnitees by reason of any such claim, upon notice from Landlord, Tenant covenants to defend such action or proceeding by counsel
chosen by Landlord, in Landlord’s reasonable discretion. Landlord reserves the right to settle, compromise or dispose of any and all actions, claims and demands related to the foregoing indemnity. If any Hazardous Material is released,
discharged or disposed of on or about the Property and such release, discharge or disposal is not caused by Tenant or other occupants of the Premises, or their employees, servants, agents, contractors customers or invitees, such release, discharge
or disposal shall be deemed casualty damage under Article 11 to the extent that the Premises are affected thereby; in such case, Landlord and Tenant shall have the obligations and rights respecting such casualty damage provided under such Article.

 (c) As used herein, the term “Hazardous Material” means any hazardous or toxic substance, material, or waste which is or
becomes regulated by any local governmental authority, the State of California or the United States Government. The term “Hazardous Material” includes, without limitation, any material or substance which is (i) defined as
“Hazardous Waste,” “Extremely Hazardous Waste,” or “Restricted Hazardous Waste” under Sections 25115, 25117 or 25122.7, or listed pursuant to Section 25140, of the California Health and Safety
Code, Division 20, Chapter 6.5 (Hazardous Waste Control Law), (ii) defined as a “Hazardous Substance” under Section 25316 of the California Health and Safety Code, Division 20, Chapter 6.8 (Carpenter-Presley-Tanner Hazardous
Substance Account Act), (iii) defined as a “Hazardous Material,” “Hazardous Substance,” or “Hazardous Waste” under Section 25501 of the California Health and Safety Code, Division 20, Chapter
6.95 (Hazardous Materials Release Response Plans and Inventory), (iv) defined as a “Hazardous Substance” under Section 25281 of the California Health and Safety Code, Division 20, Chapter 6.7 (Underground Storage of Hazardous
Substances), (v) petroleum, (vi) asbestos, (vii) regulated by Section 26100 et seq. of the California Health and Safety Code, Division 20, Chapter 18 (Toxic Mold Protection Act of 2001), (viii) listed under Article 9 or defined as
Hazardous or extremely hazardous pursuant to Article 11 of Title 22 of the California Administrative Code, Division 4, Chapter 20, (ix) designated as a “Hazardous Substance” pursuant to Section 311 of the Federal Water


  
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Pollution Control Act (33 U.S.C. § 1317), (x) defined as a “Hazardous Waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C.
§ 6901 et seq. (42 U.S.C. § 6903), or (xi) defined as a “Hazardous Substance” pursuant to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. § 9601
et seq. (42 U.S.C. § 9601). 
 (d) Landlord and Tenant acknowledge that the Americans With Disabilities Act of 1990 (42 U.S.C.
§12101 et seq.) and regulations and guidelines promulgated thereunder, as all of the same may be amended and supplemented from time to time (collectively referred to herein as the “ADA”) establish requirements for business
operations, accessibility and barrier removal, and that such requirements may or may not apply to the Premises, the Building and the Project depending on, among other things: (1) whether Tenant’s business is deemed a “public
accommodation” or “commercial facility”, (2) whether such requirements are “readily achievable”, and (3) whether a given alteration affects a “primary function area” or triggers “path of travel”
requirements. The parties hereby agree that: (a) Landlord shall be responsible for ADA Title III compliance in the Common Areas, except as provided below, (b) Tenant shall be responsible for ADA Title III compliance in the Premises arising
after the Commencement Date and only to the extent caused by any leasehold improvements or other work to be performed in the Premises by Tenant under or in connection with this Lease, (c) Landlord may perform, or require that Tenant perform,
and Tenant shall be responsible for the cost of, ADA Title III “path of travel” requirements triggered by Tenant improvement in the Premises, and (d) Landlord may perform, or require Tenant to perform, and Tenant shall be responsible
for the cost of, ADA Title III compliance in the Common Areas necessitated by the Building being deemed to be a “public accommodation” instead of a “commercial facility” solely as a result of Tenant’s use of the Premises.
Tenant shall be solely responsible for requirements under Title I of the ADA relating to Tenant’s employees. Notwithstanding any part of this Lease to the contrary, and to the best of Landlord’s actual knowledge, Landlord is not aware of
any violation of the Premises as it relates to codes related to accessibility and the ADA or any Environmental Law. 
  

	5.2	 LANDLORD ACCESS TO PREMISES; APPROVALS 



(a) Tenant shall permit Landlord to erect, use and maintain pipes, ducts, wiring and conduits in and through the Premises, so long as
Tenant’s use, layout or design of the Premises is not adversely affected or altered. Landlord or Landlord’s agents shall have the right to enter upon the Premises in the event of an emergency (with notice provided as reasonably practical
thereafter), or to inspect the Premises, to perform any services required hereunder, to conduct safety and other testing in the Premises and to make such repairs, alterations, improvements or additions to the Premises or the Building or other parts
of the Property as Landlord may deem necessary or desirable (including all alterations, improvements and additions in connection with a change in service provider or providers. Any entry or work by Landlord may be during normal business hours and
Landlord shall use commercially reasonable efforts to ensure that any entry or work shall not adversely interfere with Tenant’s occupancy of the Premises. 

(b) If Tenant shall not be personally present to permit an entry into the Premises when for any reason an entry therein shall be necessary or
permissible, Landlord (or Landlord’s agents), after attempting to notify Tenant (unless Landlord believes an emergency situation exists), may enter the Premises without rendering Landlord or its agents liable therefor, and without relieving
Tenant of any obligations under this Lease. Landlord shall provide notice to Tenant as reasonably practical thereafter if Landlord has entered the Premises when Tenant was not personally present. 

  
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 (c) Landlord may enter the Premises upon permission from Tenant or upon no less than twenty
four (24) hours prior written or electronic notice to Tenant for the purpose of conducting such inspections, tests and studies as Landlord may deem desirable or reasonably necessary to confirm Tenant’s compliance with all Laws and
Environmental Laws or for other purposes necessary in Landlord’s reasonable judgment to ensure the sound condition of the Property and the systems serving the Property. Landlord’s rights under this Section 5.2(c) are for
Landlord’s own protection only, and Landlord has not, and shall not be deemed to have assumed, any responsibility to Tenant or any other party as a result of the exercise or non-exercise of such rights,
for compliance with Laws or Environmental Laws or for the accuracy or sufficiency of any item or the quality or suitability of any item for its intended use. 

(d) Landlord may do any of the foregoing, or undertake any of the inspection or work described in the preceding paragraphs without such action
constituting an actual or constructive eviction of Tenant, in whole or in part, or giving rise to an abatement of Rent by reason of loss or interruption of business of Tenant, or otherwise. 

(e) The review, approval or consent of Landlord with respect to any item required or permitted under this Lease is for Landlord’s own
protection only, and Landlord has not, and shall not be deemed to have assumed, any responsibility to Tenant or any other party, as a result of the exercise or non-exercise of such rights, for compliance with
Laws or Environmental Laws or for the accuracy or sufficiency of any item or the quality or suitability of any item for its intended use. 

(f) Landlord covenants and agrees to keep confidential and not disclose to any other person or entity any proprietary or confidential
information of Tenant, Tenant’s business or Tenant’s use of the Premises, whether or not in writing and whether or not labeled or identified as confidential or proprietary and which are confidential and proprietary, which may include
inventions, trade secrets, technical information, know-how, product and pricing information and plans, research and development activities, marketing plans and activities, customer, supplier and prospect
information, and information which Landlord may have access to or otherwise obtain during the Term (the “Confidential Information”). Landlord shall endeavor to protect and safeguard the confidentiality of such Confidential
Information with reasonable care and diligence. The foregoing obligations and restrictions shall not apply to such confidential or proprietary information that was or becomes generally available to the public not as a result of a disclosure by
Landlord. This provision shall survive the termination or expiration of this Lease for a period of five (5) years. 
  

	5.3	 QUIET ENJOYMENT 



Landlord covenants, in lieu of any implied covenant of quiet possession or quiet enjoyment, that so long as Tenant is in compliance with the
covenants and conditions set forth in this Lease, Tenant shall have the right to quiet enjoyment of the Premises without hindrance or interference from Landlord or those claiming through Landlord, and subject to the covenants and conditions set
forth in this Lease and to the rights of any Mortgagee or ground lessor. 

  
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 ARTICLE 6 

MAINTENANCE 
  

	6.1	 LANDLORD’S MAINTENANCE 



Landlord shall, as a shared Operating Expense, maintain and make necessary repairs to the foundations, roofs, exterior walls, and the
structural elements of the Building, the electrical (which shall include, without limitation, light fixtures and replacement of bulbs and ballasts), plumbing, heating, ventilating, air-conditioning,
mechanical, communication, security and the fire and life safety systems of the Premises and the Building and those corridors, washrooms and lobbies which are Common Areas of the Building, and perform all maintenance and repairs to the Premises that
are not Tenant’s express responsibility pursuant to Section 6.2 of this Lease, except that: (a) Landlord shall not be responsible for the maintenance or repair of any floor or wall coverings in the Premises or any of the type of
systems listed above which are located within the Premises and are supplemental to the Building’s standard systems; and (b) the cost of performing any of said maintenance or repairs whether to the Premises or to the Building caused by the
gross negligence of Tenant, its employees, agents, servants, licensees, subtenants, contractors or invitees, shall be paid by Tenant, subject to the waivers set forth in this Lease. Landlord shall not be liable to Tenant for any expense, injury,
loss or damage resulting from work done in or upon, or in connection with the use of, any adjacent or nearby building, land, street or alley except to the extent caused by Landlord or its employees, contractors or agents. 

 

	6.2	 TENANT’S MAINTENANCE 



Tenant shall periodically inspect the Premises to identify any conditions that are dangerous or in need of maintenance or repair. Tenant shall
endeavor to promptly provide Landlord with notice of any such conditions. Tenant shall, at its sole cost and expense, perform all maintenance and repairs to the Premises expressly set forth under this Lease, and keep the Premises in good condition
and repair, reasonable wear and tear, condemnation and casualty excepted. Tenant shall repair and maintain within the Premises: (a) floor covering; (b) interior partitions; (c) doors; (d) the interior side of demising walls;
(e) electronic, phone and data cabling, wiring and related equipment that is installed by or for the exclusive benefit of Tenant (collectively, “Cables”); (f) supplemental air conditioning units, kitchens, including hot
water heaters, plumbing, and similar facilities exclusively serving Tenant; and (g) Tenant Alterations, provided, however, the cost of performing any of said maintenance or repairs caused by the gross negligence of Landlord, its employees,
agents, servants, licensees, subtenants, contractors or invitees, shall be paid by Landlord. To the extent Landlord is not reimbursed by insurance proceeds, Tenant shall reimburse Landlord for the cost of repairing damage to the Building caused by
the acts of Tenant, Tenant Related Parties and their respective contractors and vendors. If Tenant fails to make any repairs to the Premises for more than thirty (30) days after notice from Landlord (although notice shall not be required in an
emergency), Landlord may make the repairs, and Tenant shall pay, as additional Rent under this Lease, the reasonable actual out-of-pocket cost of the repairs upon
receipt of proof of payment of invoices. Tenant hereby waives all right to make repairs at the expense of Landlord or in lieu thereof to vacate the Premises and its other similar rights as provided in California Civil Code Sections 1932(1), 1941 and
1942 or any other Laws (whether now or hereafter in effect). 

  
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 ARTICLE 7 

ASSIGNMENT AND SUBLETTING 
  

	7.1	 ASSIGNMENT AND SUBLETTING 



Tenant may not sublease, assign, mortgage, pledge, hypothecate or otherwise transfer or permit the transfer of this Lease or the encumbering of
Tenant’s interest therein in whole or in part, by operation of Law or otherwise or permit the use or occupancy of the Premises, or any part thereof, by anyone other than Tenant Any assignment or sublease effected in violation of this Article
shall, at Landlord’s option, be a noncurable Default, without the necessity of any notice and grace period. If Landlord elects to treat such unapproved assignment or sublease as a noncurable Default, Landlord may, in addition to all other
remedies provided for in Section 11.2 below, increase the Monthly Base Rent to one hundred fifty percent (150%) of the Monthly Base Rent then in effect. 

ARTICLE 8 
 DEFAULT AND REMEDIES

  

	8.1	 DEFAULT 



The occurrence or existence of any one or more of the following shall constitute a “Default” by Tenant under this Lease: 

(i) Tenant fails to pay any installment or other payment of Rent within ten (10) days after the date when due or payable hereunder; 

(ii) Tenant intentionally violates the restrictions on assignments and subleases set forth in Article 7 – Assignment and Subletting;

 (iii) Tenant fails to observe or perform any of the other covenants, conditions or provisions of this Lease and fails to cure such
default within fifteen (15) business days after written notice thereof to Tenant, unless the default involves a hazardous condition, which cure shall be commenced forthwith or unless the failure to perform is a Default for which this Lease
specifies there is no cure or grace period; 
 (iv) the interest of Tenant in this Lease is levied upon under execution or other legal
process; 
 (v) a petition is filed by or against Tenant to declare Tenant bankrupt or seeking a plan of reorganization or arrangement
under any Chapter of the Bankruptcy Code 11 United States Code Sections 101 et seq. (the “Bankruptcy Code”), or any amendment thereto, replacement thereof or substitution therefor, or to delay payment of, reduce or modify
Tenant’s debts, which in the case of an involuntary action is not discharged within thirty (30) days; 
 (vi) Tenant is declared
insolvent by Law or any assignment of Tenant’s property is made for the benefit of creditors; 

  
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 (vii) a receiver is appointed for Tenant or Tenant’s property, which appointment is
not discharged within thirty (30) days; 
 (viii) any action taken by or against Tenant to reorganize or modify Tenant’s capital
structure in a materially adverse way which in the case of an involuntary action is not discharged within thirty (30) days; or 
 (ix)
upon the dissolution of Tenant. 
  

	8.2	 LANDLORD’S REMEDIES 



(a) A Default shall constitute a breach of this Lease for which Landlord shall have the rights and remedies set forth in this Section 8.2
and all other rights and remedies set forth in this Lease or now or hereafter allowed by Law, whether legal or equitable, and all rights and remedies of Landlord shall be cumulative and none shall exclude any other right or remedy now or hereafter
allowed by applicable Law. 
 (b) With respect to a Default, at any time Landlord may terminate Tenant’s right to possession by written
notice to Tenant stating such election. Any written notice required pursuant to this Section shall constitute notice of unlawful detainer pursuant to California Code of Civil Procedure Section 1161 if, at Landlord’s sole discretion, it
states Landlord’s election that Tenant’s right to possession is terminated after expiration of any period required by Law or any longer period required by this Lease. Upon the expiration of the period stated in Landlord’s written
notice of termination (and unless such notice provides an option to cure within such period and Tenant cures the Default within such period), Tenant’s right to possession shall terminate and this Lease shall terminate, and Tenant shall remain
liable as hereinafter provided. Upon such termination in writing of Tenant’s right to possession, Landlord shall have the right, subject to applicable Law, to re-enter the Premises and dispossess Tenant
and the legal representatives of Tenant and all other occupants of the Premises by unlawful detainer or other summary proceedings, or as otherwise permitted by Law, regain possession of the Premises and remove its property (including their trade
fixtures and personal property), but Landlord shall not be obligated to effect such removal, and such property may, at Landlord’s option, be stored elsewhere, sold or otherwise dealt with as permitted by Law, at the risk of, expense of and for
the account of Tenant, and the proceeds of any sale shall be applied pursuant to Law. Landlord shall in no event be responsible for the value, preservation or safekeeping of any such property. Tenant hereby waives all claims for damages that may be
caused by Landlord’s removing or storing Tenant’s personal property pursuant to this Lease, and Tenant hereby indemnifies, and agrees to defend, protect and hold harmless, the Indemnitees from any and all loss, claims, demands, actions,
expenses, liability and cost (including attorneys’ fees and expenses) arising out of or in any way related to such removal or storage. Upon such written termination of Tenant’s right to possession and this Lease, Landlord shall have the
right to recover damages for Tenant’s Default as provided herein or by Law, including the following damages provided by California Civil Code Section 1951.2: 

(1) the worth at the time of award of the unpaid Rent which had been earned at the time of termination; 

  
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 (2) the worth at the time of award of the amount by which the unpaid Rent which would have
been earned after termination until the time of award exceeds the amount of such Rent loss that Tenant proves could reasonably have been avoided; 

(3) the worth at the time of award of the amount by which the unpaid Rent for the balance of the term of this Lease after the time of award
exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided; 
 (4) any other amount necessary to compensate
Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including, without limitation, Landlord’s
unamortized costs of tenant improvements, leasing commissions and legal fees incurred in connection with entering into this Lease; and 

(5) any other amounts, in addition to or in lieu of those listed above, that may be permitted by applicable Law. 

The word “rent” as used in this Section 8.2 shall have the same meaning as the defined term Rent in this Lease. The
“worth at the time of award” of the amount referred to in clauses (1) and (2) above is computed by allowing interest at the Default Rate. The worth at the time of award of the amount referred to in clause (3) above is
computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). For the purpose of determining unpaid Rent under clause (3) above, the monthly Rent reserved in
this Lease shall be deemed to be the sum of the Monthly Base Rent and any additional Rent under this Lease. 
 (c) Even if Tenant is in
Default, this Lease shall continue in effect for so long as Landlord does not terminate Tenant’s right to possession by written notice as provided in Section 8.2(b) above, and Landlord may enforce all its rights and remedies under this
Lease, including the right to recover Rent as it becomes due under this Lease. In such event, Landlord shall have all of the rights and remedies of a landlord under California Civil Code Section 1951.4 (lessor may continue Lease in effect after
lessee’s breach and abandonment and recover rent as it becomes due, if lessee has right to sublet or assign, subject only to reasonable limitations), or any successor statute. Tenant acknowledges and agrees that the provisions of Article 7
shall be deemed to constitute reasonable limitations of Tenant’s right to assign or sublet. Tenant acknowledges and agrees that in the absence of written notice pursuant to the above terminating Tenant’s right to possession, no other act
of Landlord shall constitute a termination of Tenant’s right to possession or an acceptance of Tenant’s surrender of the Premises, including efforts to relet the Premises or the appointment of a receiver upon initiative of Landlord to
protect Landlord’s interest under this Lease or the withholding of consent to a subletting or assignment, if in accordance with other provisions of this Lease. 

(d) In the event that Landlord seeks an injunction with respect to a breach or threatened breach by Tenant of any of the covenants, conditions
or provisions of this Lease, Tenant agrees to pay the premium for any bond required in connection with such injunction. 

  
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 (e) Tenant hereby waives any and all rights to relief from forfeiture, redemption or
reinstatement granted by Law (including California Civil Code of Procedure Sections 1174 and 1179) in the event of Tenant being evicted or dispossessed for any cause or in the event of Landlord obtaining possession of the Premises by reason of
Tenant’s Default or otherwise; 
 (f) Notwithstanding any other provision of this Lease, a notice to Tenant given under this Article
and Article 21 of this Lease or given pursuant to California Code of Civil Procedure Section 1161, and any notice served by mail, shall be deemed served, and the requisite waiting period deemed to begin under said Code of Civil Procedure
Section upon mailing (except as may be required under Code of Civil Procedure Section 1161 et seq.), without any additional waiting requirement under Code of Civil Procedure Section 1011 et seq. or by other Law. For purposes of Code of
Civil Procedure Section 1162, Tenant’s “place of residence”, “usual place of business”, “the property” and “the place where the property is situated” shall mean and be the
Premises, whether or not Tenant has vacated same at the time of service. 
 (g) The voluntary or other surrender or termination of this
Lease, or a mutual termination or cancellation thereof, shall not work a merger and shall terminate all or any existing assignments, subleases, subtenancies or occupancies permitted by Tenant, except if and as otherwise specified in writing by
Landlord. 
 (h) No delay or omission in the exercise of any right or remedy of Landlord upon any default by Tenant, and no exercise by
Landlord of its rights pursuant to this Lease to perform any duty which Tenant fails timely to perform, shall impair any right or remedy or be construed as a waiver. No provision of this Lease shall be deemed waived by Landlord unless such waiver is
in writing signed by Landlord. The waiver by Landlord of any breach of any provision of this Lease shall not be deemed a waiver of any subsequent breach of the same or any other provision of this Lease. 

 

	8.3	 ATTORNEY’S FEES 



In the event any party brings any suit or other proceeding with respect to the subject matter or enforcement of this Lease, the prevailing
party (as determined by the court, agency or other authority before which such suit or proceeding is commenced) shall, in addition to such other relief as may be awarded, be entitled to recover reasonable, actual third-party attorneys’ fees,
expenses and costs of investigation as actually incurred, including court costs, expert witness fees, costs and expenses of investigation, and all attorneys’ fees, costs and expenses in any such suit or proceeding (including in any action or
participation in or in connection with any case or proceeding under the Bankruptcy Code, or any successor statutes, in establishing or enforcing the right to indemnification, in appellate proceedings, or in connection with the enforcement or
collection of any judgment obtained in any such suit or proceeding). 
  

	8.4	 BANKRUPTCY 



The following provisions shall apply in the event of the bankruptcy or insolvency of Tenant: 

(a) In connection with any proceeding under Chapter 7 of the Bankruptcy Code where the trustee of Tenant elects to assume this Lease for the
purposes of assigning it, such election or 

  
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assignment, may only be made upon compliance with the provisions of (b) and (c) below, which conditions Landlord and Tenant acknowledge to be commercially reasonable. In the event the
trustee elects to reject this Lease, then Landlord shall immediately be entitled to possession of the Premises without further obligation to Tenant or the trustee. 

(b) Any election to assume this Lease under Chapter 11 or 13 of the Bankruptcy Code by Tenant as debtor-in-possession or by Tenant’s trustee (the “Electing Party”) must provide for: 

The Electing Party to cure or provide to Landlord adequate assurance that it will cure all monetary defaults under this Lease within fifteen
(15) business days from the date of assumption, and that it will cure all nonmonetary defaults under this Lease within thirty (30) days from the date of assumption. Landlord and Tenant acknowledge such condition to be commercially
reasonable. 
 (c) If the Electing Party has assumed this Lease or elects to assign Tenant’s interest under this Lease to any other
person, such interest may be assigned only if the intended assignee has provided adequate assurance of future performance (as herein defined), of all of the obligations imposed on Tenant under this Lease. For the purposes hereof, “adequate
assurance of future performance” means that Landlord has ascertained that each of the following conditions has been satisfied: 

(1) The assignee has submitted a current financial statement, certified by its chief financial officer, which shows a net worth and working
capital in amounts sufficient to assure the future performance by the assignee of Tenant’s obligations under this Lease; and 
 (2)
Landlord has obtained consents or waivers from any third parties that may be required under a lease, mortgage, financing arrangement, or other agreement by which Landlord is bound, to enable Landlord to permit such assignment. 

(d) Landlord’s acceptance of rent or any other payment from any trustee, receiver, assignee, person, or other entity will not be deemed
to have waived, or waive, the requirement of Landlord’s consent, Landlord’s right to terminate this Lease for any transfer of Tenant’s interest under this Lease without such consent, or Landlord’s claim for any amount of Rent due
from Tenant. 
 ARTICLE 9 

SURRENDER OF PREMISES 
  

	9.1	 IN GENERAL 



Upon the Termination Date, Tenant shall surrender and vacate the Premises and deliver possession thereof to Landlord in the same condition as
on the Commencement Date, ordinary wear and tear, casualty and condemnation excepted, and any damage from casualty and condemnation, and damage caused by Landlord, shall be governed by the provisions of this Lease dealing specifically therewith.
Tenant shall deliver to Landlord all keys to the Premises. In the event possession of the Premises is not delivered to Landlord when required hereunder, or if Tenant shall fail to remove those items described above after written notice to Tenant,
Landlord may (but shall not be obligated to), at Tenant’s expense, remove any of such property and store, sell or otherwise deal with such property, and undertake, at Tenant’s expense, such restoration work to satisfy Tenant’s
obligations regarding delivery of the Premises as required in this Section. 

  
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	9.2	 LANDLORD’S RIGHTS 



All property which may be removed from the Premises by Landlord shall be conclusively presumed to have been abandoned by Tenant and Landlord
may deal with such property as provided in this Lease, including the waiver and indemnity obligations provided in that Section. Tenant shall also reimburse Landlord for all costs and expenses incurred by Landlord in removing any Tenant improvements
and in restoring the Premises to the condition required by this Lease upon Tenant’s receipt of paid invoices of such costs and expenses. 

ARTICLE 10 
 HOLDING OVER

 In the event that Tenant holds over in possession of the Premises after the Termination Date, for each month or partial month Tenant
holds over possession of the Premises, Tenant shall pay Landlord 125% of the monthly Rent payable for the month immediately preceding the holding over. Tenant shall also pay all damages, including consequential damages, sustained by Landlord by
reason of such holding over. The provisions of this Article shall not constitute a waiver by Landlord of any re-entry rights of Landlord, and Tenant’s continued occupancy of the Premises shall be as a
tenancy in sufferance. 
 ARTICLE 11 

DAMAGE BY FIRE OR OTHER CASUALTY 
  

	11.1	 SUBSTANTIAL UNTENANTABILITY 



(a) If any fire or other casualty (whether insured or uninsured) renders all or a substantial portion of the Premises or the Building
untenantable, Landlord shall, with reasonable promptness after the occurrence of such damage, estimate the length of time that will be required to substantially complete the repair and restoration, and by written notice shall advise Tenant of such
estimate (“Landlord’s Notice”). If Landlord estimates that the amount of time required to substantially complete such repair and restoration will exceed one hundred eighty (180) days from the date such damage occurred,
then Landlord, or Tenant if all or a substantial portion of the Premises is rendered untenantable, shall have the right to terminate this Lease as of the date of such damage by delivering written notice to the other at any time within twenty
(20) business days after delivery of Landlord’s Notice, provided that if Landlord so chooses, Landlord’s Notice may also constitute such notice of termination. 

(b) Unless this Lease is terminated as provided in the preceding subparagraph, Landlord shall proceed with reasonable promptness to repair and
restore the Premises to its condition as existed prior to such casualty, subject to reasonable delays for insurance adjustments and force majeure delays, and also subject to zoning Laws and building codes then in effect. Landlord shall have no
liability to Tenant, and Tenant shall not be entitled to terminate this Lease if such repairs and restoration are not in fact completed within the time period estimated by Landlord so long as Landlord shall proceed with reasonable diligence to
complete such repairs and restoration. 

  
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 (c) Tenant acknowledges that Landlord shall be entitled to the full proceeds of any
insurance coverage, whether carried by Landlord or Tenant, for damages to the Premises, except for those proceeds of Tenant’s insurance for its own personal property and equipment which would be removable by Tenant at the Termination Date. All
such insurance proceeds shall be payable to Landlord whether or not the Premises are to be repaired and restored; provided, however, if this Lease is not terminated and the parties proceed to repair and restore any Tenant improvements at
Tenant’s cost, to the extent Landlord received proceeds of Tenant’s insurance covering Tenant improvements, such proceeds shall be applied to reimburse Tenant for its cost of repairing and restoring Tenant improvements. 

(d) Notwithstanding anything to the contrary herein set forth: (i) Landlord shall have no duty pursuant to this Section to repair or
restore any portion of any Tenant improvements or to expend for any repair or restoration of the Premises or Building in amounts in excess of insurance proceeds paid to Landlord and available for repair or restoration; and (ii) Tenant shall not
have the right to terminate this Lease pursuant to this Section if any damage or destruction was caused by the gross negligence or willful misconduct of Tenant, its agent or employees. Whether or not this Lease is terminated, in no event shall
Tenant be entitled to any compensation or damages for loss of the use of the whole or any part of the Premises or for any inconvenience or annoyance occasioned by any such damage, destruction, rebuilding or restoration of the Premises or the
Building or access thereto. 
  

	11.2	 INSUBSTANTIAL UNTENANTABILITY 



If the Premises or the Building is damaged by a casualty but neither is rendered substantially untenantable and Landlord estimates that the
time to substantially complete the repair or restoration will not exceed one hundred eighty (180) days from the date such damage occurred, then Landlord shall proceed to repair and restore the Building or the Premises other than Tenant
improvements, with reasonable promptness, unless such damage is to the Premises and occurs during the last six (6) months of the Term, in which event either Tenant or Landlord shall have the right to terminate this Lease as of the date of such
casualty by giving written notice thereof to the other within twenty (20) business days after the date of such casualty. Notwithstanding the aforesaid, Landlord’s obligation to repair shall be limited in accordance with the provisions of
Section 6.1 above. 
  

	11.3	 RENT ABATEMENT 



Except for the gross negligence or willful act of Tenant or its agents, employees, contractors or invitees, if all or any part of the Premises
are rendered untenantable by fire or other casualty and Tenant actually ceases operations in the Premises as a result, and this Lease is not terminated, Rent, including Monthly Base Rent and all other payments and/or charges payable by Tenant under
this Lease, shall abate for that part of the Premises which is untenantable on a per diem basis from the date of the casualty until Landlord has substantially completed the repair and restoration work in the Premises which it is required to perform,
provided, that as a result of such casualty, Tenant does not occupy the portion of the Premises which is untenantable during such period. 

  
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	11.4	 WAIVER OF STATUTORY REMEDIES 



The provisions of this Lease, including this Article 11, constitute an express agreement between Landlord and Tenant with respect to any and
all damage to, or destruction of, the Premises or the Property or any part of either, and any Law, including Sections 1932(2), 1933(4), 1941 and 1942 of the California Civil Code, with respect to any rights or obligations concerning damage or
destruction shall have no application to this Lease or to any damage to or destruction of all or any part of the Premises or the Property or any part of either, and are hereby waived. 

ARTICLE 12 
 EMINENT DOMAIN

  

	12.1	 TAKING OF WHOLE OR SUBSTANTIAL PART 



In the event the whole or any substantial part of the Building or of the Premises is taken or condemned by any competent authority for any
public use or purpose (including a deed given in lieu of condemnation) and is thereby rendered untenantable, this Lease shall terminate as of the date title vests in such authority, and Monthly Base Rent shall be apportioned as of the Termination
Date. Notwithstanding anything to the contrary herein set forth, in the event the taking is temporary (for less than the remaining Term of this Lease), Landlord may elect either (i) to terminate this Lease or (ii) permit Tenant to receive
the entire award attributable to the Premises in which case Tenant shall continue to pay Rent and this Lease shall not terminate. 
  

	12.2	 TAKING OF PART 



In the event a part of the Building or the Premises is taken or condemned by any competent authority (or a deed is delivered in lieu of
condemnation) and this Lease is not terminated, this Lease shall be amended to reduce or increase, as the case may be, the Monthly Base Rent and Tenant’s share to reflect the Rentable Area of the Premises or Building, as the case may be,
remaining after any such taking or condemnation. Landlord, upon receipt and to the extent of the award in condemnation (or proceeds of sale) shall make necessary repairs and restorations to the Premises (exclusive of Tenant improvements) and to the
Building to the extent necessary to constitute the portion of the Building not so taken or condemned as a complete architectural and economically efficient unit. Notwithstanding the foregoing, if as a result of any taking, or a governmental order
that the grade of any street or alley adjacent to the Building is to be changed, and such taking or change of grade makes it necessary or desirable to substantially remodel or restore the Building or prevents the economical operation of the
Building, Landlord shall have the right to terminate this Lease upon ninety (90) days’ prior written notice to Tenant. 
  

	12.3	 COMPENSATION 



Landlord shall be entitled to receive the entire award (or sale proceeds) from any such taking, condemnation or sale without any payment to
Tenant, and Tenant hereby assigns to Landlord, Tenant’s interest, if any, in such award; provided, however, Tenant shall have the right separately to pursue against the condemning authority a separate award in respect of the loss, if any, to
Tenant improvements paid for by Tenant without any credit or allowance from Landlord so long as there is no diminution of Landlord’s award as a result. 

  
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 ARTICLE 13 

INSURANCE 
  

	13.1	 TENANT’S INSURANCE 



Tenant, at Tenant’s expense, agrees to maintain in force, with a company or companies acceptable to Landlord, during the Term:
(a) Commercial General Liability Insurance on a primary basis and without any right of contribution from any insurance carried by Landlord covering the Premises on an occurrence basis against all claims for personal injury, bodily injury, death
and property damage, including contractual liability covering the indemnification provisions in this Lease, and such insurance shall be for such limits that are reasonably required by Landlord from time to time but not less than a combined single
limit of Three Million and No/100 Dollars ($3,000,000.00); (b) Workers’ Compensation and Employers’ Liability Insurance to the extent required by and in accordance with the Laws of the State of California; (c) “All Risks”
property insurance in an amount adequate to cover the full replacement cost of all Tenant improvements, equipment, installations, fixtures and contents of the Premises in the event of loss; (d) in the event a motor vehicle is to be used by
Tenant in connection with its business operation from the Premises, Comprehensive Automobile Liability Insurance coverage with limits of not less than One Million and No/100 Dollars ($1,000,000.00) combined single limit coverage against bodily
injury liability and property damage liability arising out of the use by or on behalf of Tenant, its agents and employees in connection with this Lease, of any owned, non-owned or hired motor vehicles; and
(e) such other insurance or coverages as Landlord reasonably requires. 
  

	13.2	 FORM OF POLICIES 



Each policy referred to herein shall satisfy the following requirements. Each policy shall (i) name Landlord and the Indemnitees as
additional insureds (except Workers’ Compensation and Employers’ Liability Insurance), (ii) be issued by one or more responsible insurance companies licensed to do business in the State of California reasonably satisfactory to Landlord,
(iii) where applicable, provide for deductible amounts satisfactory to Landlord and not permit co-insurance, (iv) shall provide that such insurance may not be canceled or amended without thirty
(30) days’ prior written notice to Landlord, and (v) each policy of “All-Risks” property insurance shall provide that the policy shall not be invalidated should the insured waive in
writing prior to a loss, any or all rights of recovery against any other party for losses covered by such policies. Tenant shall deliver to Landlord, certificates of insurance and at Landlord’s request, copies of all policies and renewals
thereof to be maintained by Tenant hereunder, not less than ten (10) business days prior to the Commencement Date and not less than ten (10) business days prior to the Termination Date of each policy. If Tenant fails to carry the insurance
required under this Article or fails to provide certificates of renewal as and when required hereunder, Landlord may, but shall not be obligated to acquire such insurance on Tenant’s behalf or Tenant’s sole cost and expense. 

 

	13.3	 LANDLORD’S INSURANCE 



Landlord agrees to purchase and keep in full force and effect during the Term hereof, including any extensions or renewals thereof, insurance
under policies issued by insurers of recognized responsibility, qualified to do business in the State of California on the Building in amounts not less than the greater of eighty (80%) percent of the then full replacement cost (without


  
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depreciation) of the Building (above foundations and excluding Tenant improvements) or an amount sufficient to prevent Landlord from becoming a co-insurer
under the terms of the applicable policies, against fire and such other risks as may be included in standard forms of all risk coverage insurance reasonably available from time to time. Landlord agrees to maintain in force during the Term,
Commercial General Liability Insurance covering the Building on an occurrence basis against all claims for personal injury, bodily injury, death, and property damage. Such insurance shall be for a combined single limit of not less than Three Million
and No/100 Dollars ($3,000,000.00). Neither Landlord’s obligation to carry such insurance nor the carrying of such insurance shall be deemed to be an indemnity by Landlord with respect to any claim, liability, loss, cost or expense due, in
whole or in part, to Tenant’s negligent acts or omissions or willful misconduct. Without obligation to do so, Landlord may, in its sole discretion from time to time, carry insurance in amounts greater and/or for coverage additional to the
coverage and amounts set forth above. 
  

	13.4	 WAIVER OF SUBROGATION 



(a) Landlord agrees that, if obtainable at no, or minimal, additional cost, and so long as the same is permitted under the laws of the State of
California, it will include in its “All Risks” policies appropriate clauses pursuant to which the insurance companies (i) waive all right of subrogation against Tenant with respect to losses payable under such policies and/or
(ii) agree that such policies shall not be invalidated should the insured waive in writing prior to a loss any or all right of recovery against any party for losses covered by such policies. 

(b) Tenant agrees to include, if obtainable at no, or minimal, additional cost, and so long as the same is permitted under the laws of the
State of California, in its “All Risks” insurance policy or policies on Tenant improvements, whether or not removable, and on Tenant’s furniture, furnishings, fixtures and other property removable by Tenant under the provisions of
this Lease, appropriate clauses pursuant to which the insurance company or companies (i) waive the right of subrogation against Landlord and/or any tenant of space in the Building with respect to losses payable under such policy or policies
and/or (ii) agree that such policy or policies shall not be invalidated should the insured waive in writing prior to a loss any or all right of recovery against any party for losses covered by such policy or policies. If Tenant is unable to
obtain in such policy or policies either of the clauses described in the preceding sentence, Tenant shall, if legally possible and without necessitating a change in insurance carriers, have Landlord named in such policy or policies as an additional
insured. If Landlord shall be named as an additional insured in accordance with the foregoing, Landlord agrees to endorse promptly to the order of Tenant, without recourse, any check, draft, or order for the payment of money representing the
proceeds of any such policy or representing any other payment growing out of or connected with said policies, and Landlord does hereby irrevocably waive any and all rights in and to such proceeds and payments. 

(c) Provided that Landlord’s right of full recovery under its policy or policies aforesaid is not adversely affected or prejudiced
thereby, Landlord hereby waives any and all right of recovery which it might otherwise have against Tenant, its servants, agents and employees, for loss or damage occurring to the Real Property and the fixtures, appurtenances and equipment therein,
to the extent the same is covered by Landlord’s insurance, notwithstanding that such loss or damage may result from the negligence or fault of Tenant, its servants, agents or employees. Provided that Tenant’s right of full recovery under
its aforesaid policy or policies is not adversely 

  
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affected or prejudiced thereby, Tenant hereby waives any and all right of recovery which it might otherwise have against Landlord, its servants, and employees and against every other tenant of
the Real Property who shall have executed a similar waiver as set forth in this Section 13.4(c) for loss or damage to Tenant improvements, whether or not removable, and to Tenant’s furniture, furnishings, fixtures and other property
removable by Tenant under the provisions hereof to the extent the same is coverable by Tenant’s insurance required under this Lease, notwithstanding that such loss or damage may result from the negligence or fault of Landlord, its servants,
agents or employees, or such other tenant and the servants, agents or employees thereof. 
 (d) Landlord and Tenant hereby agree to advise
the other promptly if the clauses to be included in their respective insurance policies pursuant to subparagraphs (a) and (b) above cannot be obtained on the terms hereinbefore provided and thereafter to furnish the other with a certificate of
insurance or copy of such policies showing the naming of the other as an additional insured, as aforesaid. Landlord and Tenant hereby also agree to notify the other promptly of any cancellation or change of the terms of any such policy that would
affect such clauses or naming. All such policies which name both Landlord and Tenant as additional insureds shall, to the extent obtainable, contain agreements by the insurers to the effect that no act or omission of any additional insured will
invalidate the policy as to the other additional insureds. 
  

	13.5	 NOTICE OF CASUALTY 



Tenant shall give Landlord notice in case of a fire or accident in the Premises promptly after Tenant is aware of such event. 

ARTICLE 14 
 WAIVER OF CLAIMS
AND INDEMNITY 
  

	14.1	 WAIVER OF CLAIMS 



To the extent permitted by Law, Tenant hereby releases the Indemnitees from, and waives all claims for, damage to person or property sustained
by Tenant or any occupant of the Premises or the Property resulting directly or indirectly from any existing or future condition, defect, matter or thing in and about the Premises or the Property or any part of either or any equipment or
appurtenance therein, or resulting from any accident in or about the Premises or the Property, or resulting directly or indirectly from any act or neglect of any tenant or occupant of the Property or of any other person, including Landlord’s
agents and servants, except to the extent caused by the gross negligence or willful and wrongful act of any of the Indemnitees. To the extent permitted by Law, Tenant hereby waives any consequential damages, compensation or claims for inconvenience
or loss of business, rents, or profits as a result of such injury or damage, whether or not caused by the gross negligence or willful and wrongful act of any of the Indemnitees. If any such damage, whether to the Premises or the Property or any part
of either, or whether to Landlord or to other tenants in the Property, results from any act or neglect of Tenant, its employees, servants, agents, contractors, invitees or customers, Tenant shall be liable therefor and Landlord may, at
Landlord’s option, repair such damage and Tenant shall, upon demand by Landlord, as payment of additional Rent hereunder, reimburse Landlord within ten (10) business days of demand for the total cost of such repairs, in excess of amounts,
if any, paid to Landlord under insurance covering such damages. Tenant shall not be liable for any such damage caused by its acts or neglect if Landlord or a tenant has recovered the full amount of the damage from proceeds of insurance policies and
the insurance company has waived its right of subrogation against Tenant. 

  
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	14.2	 INDEMNITY BY TENANT 



To the extent permitted by Law, Tenant hereby indemnifies, and agrees to protect, defend and hold the Indemnitees harmless, against any and all
actions, claims, demands, liability, costs and expenses, including attorneys’ fees and expenses for the defense thereof, arising from Tenant’s occupancy of the Premises, from the undertaking of any Tenant improvements or repairs to the
Premises, from the conduct of Tenant’s business on the Premises, or from any breach or default on the part of Tenant in the performance of any covenant or agreement on the part of Tenant to be performed pursuant to the terms of this Lease, or
from any willful act or negligence of Tenant, its agents, contractors, servants, employees, customers or invitees, in or about the Premises or the Property or any part of either. In case of any action or proceeding brought against the Indemnitees by
reason of any such claim, upon notice from Landlord, Tenant covenants to defend such action or proceeding by counsel chosen by Landlord, in Landlord’s sole discretion. Landlord reserves the right to settle, compromise or dispose of any and all
actions, claims and demands related to the foregoing indemnity. The foregoing indemnity shall not operate to relieve Indemnitees of liability to the extent such liability is caused by the willful and wrongful act of Indemnitees. Further, the
foregoing indemnity is subject to and shall not diminish any waivers in effect in accordance with Section 13.4 by Landlord or its insurers to the extent of amounts, if any, paid to Landlord under its “All Risks” property insurance.
This Article 14 shall survive the expiration or earlier termination of this Lease for a period of twelve (12) months. 
 ARTICLE 15 

RULES AND REGULATIONS 
  

	15.1	 RULES 



Tenant agrees for itself and for its subtenants, employees, agents, and invitees to comply with the rules and regulations listed on Exhibit
B attached hereto and with all reasonable modifications and additions thereto which Landlord may make from time to time. 
  

	15.2	 ENFORCEMENT 



Nothing in this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the rules and regulations as set forth on
Exhibit B or as hereafter adopted, or the terms, covenants or conditions of any other lease as against any other tenant, and Landlord shall not be liable to Tenant for violation of the same by any other tenant, its servants, employees,
agents, visitors or licensees. Landlord shall use reasonable efforts to enforce the rules and regulations of the Project in a uniform and non-discriminatory manner. In the event of any conflict between the
rules and regulations enacted by Landlord and the terms of this Lease, the terms of this Lease shall control. 

  
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 ARTICLE 16 

LANDLORD’S RESERVED RIGHTS 

Landlord shall have the following rights exercisable without notice to Tenant and without liability to Tenant for damage or injury to persons,
property or business and without being deemed an eviction or disturbance of Tenant’s use or possession of the Premises or giving rise to any claim for offset or abatement of Rent: (1) to change the Building’s name or street address
upon thirty (30) days’ prior written notice to Tenant; (2) to install, affix and maintain all signs on the exterior and/or interior of the Building; (3) to designate and/or approve prior to installation, all types of signs,
window shades, blinds, drapes, awnings or other similar items, and all internal lighting that may be visible from the exterior of the Premises; (4) upon reasonable notice to Tenant, to display the Premises to prospective purchasers and lenders
at reasonable hours at any time during the Term and to prospective tenants at reasonable hours during the last twelve (12) months of the Term; (5) to grant to any party the exclusive right to conduct any business or render any service in
or to the Building, provided such exclusive right shall not operate to prohibit Tenant from using the Premises for the purpose permitted hereunder; (6) to change the arrangement and/or location of entrances or passageways, doors and doorways,
corridors, elevators, stairs, washrooms or public portions of the Building, and to close entrances, doors, corridors, elevators or other facilities, provided that such action shall not materially and adversely interfere with Tenant’s access to
the Premises or the Building; (7) to have access for Landlord and other tenants of the Building to any mail chutes and boxes located in or on the Premises as required by any applicable rules of the United States Post Office; and (8) to
close the Building after Standard Operating Hours, except that Tenant and its employees and invitees shall be entitled to admission at all times, under such regulations as Landlord prescribes for security purposes. 

ARTICLE 17 
 ESTOPPEL
CERTIFICATE 
  

	17.1	 IN GENERAL 



Within ten (10) business days after written request therefor together with the Estoppel Certificate by Landlord, Mortgagee or any
prospective mortgagee or owner, Tenant agrees as directed in such request to endeavor to execute an Estoppel Certificate (which may require that such instrument be notarized), binding upon Tenant, certifying (i) that this Lease is unmodified
and in full force and effect (or if there have been modifications, a description of such modifications and that this Lease as modified is in full force and effect); (ii) the dates to which Rent has been paid; (iii) that Tenant is in the
possession of the Premises if that is the case; (iv) that Landlord is not in default under this Lease, or, if Tenant believes Landlord is in default, the nature thereof in detail; (v) that Tenant has no offsets or defenses to the
performance of its obligations under this Lease (or if Tenant believes there are any offsets or defenses, a full and complete explanation thereof); (vi) that the Premises have been completed in accordance with the terms and provisions hereof or the
Work Letter, that Tenant has accepted the Premises and the condition thereof and of all improvements thereto and has no claims against Landlord or any other party with respect thereto; (vii) that if an assignment of rents or leases has been
served upon Tenant by a Mortgagee, Tenant will acknowledge receipt thereof and agree to be bound by the provisions thereof; (viii) that Tenant will give to the Mortgagee copies of all notices required or permitted to be given by Tenant to
Landlord; and (ix) to any other information reasonably requested. 

  
 23 














	17.2	 ENFORCEMENT 



In the event that Tenant fails to timely deliver an Estoppel Certificate, then such failure shall be a Default for which there shall be no cure
or grace period. In addition to any other remedy available to Landlord, Landlord may impose a charge equal to $500.00 for each day that Tenant fails to deliver an Estoppel Certificate; and (i) Tenant shall be bound to, and deemed to have
irrevocably agreed to, the accuracy and truthfulness of the Estoppel Certificate delivered to Tenant, and (ii) Landlord, and any third party receiving such form of Estoppel Certificate, including a Mortgagee or purchaser, may rely upon the
accuracy and truthfulness thereof. 
 ARTICLE 18 

Intentionally omitted. 
 ARTICLE
19 
 REAL ESTATE BROKERS 

Tenant and Landlord each represent to the other party that such party has not dealt with any real estate broker, sales person, or finder in
connection with this Lease, and no such person initiated or participated in the negotiation of this Lease, or showed the Premises to Tenant and shall not claim any broker’s commissions or fees in connection with this Lease. The terms of this
Lease have been negotiated based on this being a direct transaction between Tenant and Landlord, and neither party has any obligation to pay a leasing commission to a broker representing Tenant or Landlord. Tenant and Landlord hereby agree to
indemnify, protect, defend and hold the other party and the Indemnitees, harmless from and against any and all liabilities and claims for commissions and fees arising out of a breach of the foregoing representation, as well as from any claim or
claims for any commission or fee by any broker or other party claiming to represent Tenant and/or Landlord in connection with any future extensions or renewals of the Term. 

ARTICLE 20 
 MORTGAGEE
PROTECTION 
  

	20.1	 SUBORDINATION AND ATTORNMENT 



This Lease is and shall be expressly subject and subordinate at all times to (i) any ground or underlying lease of the Real Property, now
or hereafter existing, and all amendments, extensions, renewals and modifications to any such lease, and (ii) the lien of any mortgage or trust deed now or hereafter encumbering fee title to the Real Property and/or the leasehold estate under
any such lease, and all amendments, extensions, renewals, replacements and modifications of such mortgage or trust deed and/or the obligation secured thereby, unless such ground lease or ground lessor, or mortgage, trust deed or Mortgagee, expressly
provides or elects that this Lease shall be superior to such lease or mortgage or trust deed. If any such mortgage or trust deed is foreclosed (including any sale of the Real Property pursuant to a power of sale), or if any such lease is terminated,
upon request of the Mortgagee or ground lessor, as the case may be, Tenant shall attorn to the purchaser at the foreclosure sale or to the ground lessor under such lease, as the case may be, provided, however, that such purchaser or ground lessor
shall not be (i) bound by any payment of Rent for more than one month in advance except payments in the nature of security for the performance by Tenant of its obligations under this Lease; (ii) subject to any offset, defense or


  
 24 













 
damages arising out of a default of any obligations of any preceding Landlord; or (iii) bound by any amendment or modification of this Lease made without the written consent of the Mortgagee
or ground lessor; or (iv) liable for any security deposits not actually received in cash by such purchaser or ground lessor. This subordination shall be self-operative and no further certificate or instrument of subordination need be required
by any such Mortgagee or ground lessor. In confirmation of such subordination, however, Tenant shall execute promptly any reasonable certificate or instrument that Landlord, Mortgagee or ground lessor may request. Tenant hereby constitutes Landlord
as Tenant’s attorney-in-fact to execute such certificate or instrument for and on behalf of Tenant upon Tenant’s failure to do so within fifteen
(15) business days of a request to do so. Upon request by such successor in interest, Tenant shall execute and deliver reasonable instruments confirming the attornment provided for herein. The terms of this paragraph shall survive any
termination of this Lease by reason of foreclosure. 
  

	20.2	 MORTGAGEE PROTECTION 



Tenant agrees to give any Mortgagee or ground lessor, by registered or certified mail, a copy of any notice of default served upon Landlord by
Tenant, provided that prior to such notice Tenant has received notice (by way of service on Tenant of a copy of an assignment of rents and leases, or otherwise) of the address of such Mortgagee or ground lessor. Tenant further agrees that if
Landlord shall have failed to cure such default within the time provided for in this Lease, then the Mortgagee or ground lessor shall have an additional thirty (30) days after receipt of notice thereof within which to cure such default or if
such default cannot be cured within that time, then such additional notice time as may be necessary, if, within such thirty (30) days, any Mortgagee or ground lessor has commenced and is diligently pursuing the remedies necessary to cure such
default (including commencement of foreclosure proceedings or other proceedings to acquire possession of the Real Property, if necessary to effect such cure). Such period of time shall be extended by any period within which such Mortgagee or ground
lessor is prevented from commencing or pursuing such foreclosure proceedings or other proceedings to acquire possession of the Real Property by reason of Landlord’s bankruptcy. Until the time allowed as aforesaid for Mortgagee or ground lessor
to cure such defaults has expired without cure, Tenant shall have no right to, and shall not, terminate this Lease on account of default. This Lease may not be modified or amended so as to reduce the Rent or shorten the Term, or so as to adversely
affect in any other respect to any material extent the rights of Landlord, nor shall this Lease be canceled or surrendered, without the prior written consent, in each instance, of the ground lessor or the Mortgagee. 

ARTICLE 21 
 NOTICES 

(a) All notices, demands or requests provided for or permitted to be given pursuant to this Lease must be in writing and shall be personally
delivered, sent by Federal Express or other reputable overnight courier service, or mailed by first class, registered or certified United States mail, return receipt requested, postage prepaid. 

(b) All notices, demands or requests to be sent pursuant to this Lease shall be deemed to have been properly given or served by delivering or
sending the same in accordance with this Section, addressed to the parties hereto at their respective addresses listed in Section 1.1. 

  
 25 













 (c) Notices, demands or requests sent by mail or overnight courier service as described
above shall be effective upon deposit in the mail or with such courier service. However, except with respect to a notice given under Code of Civil Procedure Section 1161 et seq., the time period in which a response to any such notice, demand or
request must be given shall commence to run from (i) in the case of delivery by mail, the date of receipt on the return receipt of the notice, demand or request by the addressee thereof, or (ii) in the case of delivery by Federal Express
or other overnight courier service, the date of acceptance of delivery by an employee, officer, director or partner of Landlord or Tenant. Rejection or other refusal to accept or the inability to deliver because of changed address of which no notice
was given, as indicated by advice from Federal Express or other overnight courier service or by mail return receipt, shall be deemed to be receipt of notice, demand or request sent. Notices may also be served by personal service upon any officer,
director or partner of Landlord or Tenant, and shall be effective upon such service. 
 (d) By giving to the other party at least thirty
(30) days written notice thereof, either party shall have the right from time to time during the term of this Lease to change their respective addresses for notices, statements, demands and requests, provided such new address shall be within
the United States of America. 
 ARTICLE 22 

SIGNAGE 
 Subject to
applicable Laws, Tenant, at its sole cost and expense, shall have the right to install and maintain its standard corporate signage on the exterior glass wall of the Premises in the interior lobby of the Building (collectively, the
“Signage”). Tenant has the right to update and modify its Signage from time to time in accordance with Tenant’s standard corporate signage and/or logo. All of Tenant’s Signage shall comply with all applicable Laws, and
Tenant shall obtain all necessary permits or licenses related to such Signage. Landlord shall, in good faith, but at no cost, cooperate with Tenant in obtaining all such required permits and licenses. Notwithstanding anything to the contrary set
forth above, Landlord’s consent shall not be required in the event of a change in the name, logo or color of such signage consistent with its corporate standard (provided that the size, location and quantity of existing signage is not altered)
or for signs which are required by applicable Laws. By execution of this Lease, Landlord shall be deemed to have approved the Signage as shown on Exhibit C attached hereto. 

ARTICLE 23 
 MISCELLANEOUS

  

	23.1	 LATE CHARGES 



(a) All payments required hereunder (other than the Monthly Base Rent, which shall be due as hereinbefore provided) to Landlord shall be paid
within ten (10) business days after Landlord’s demand therefor. All such amounts (including Monthly Base Rent) not paid when due shall bear interest from the date due until the date paid at the Default Rate in effect on the date such
payment was due. 
 (b) In the event Tenant is more than five (5) business days late in paying any installment of Rent due under this
Lease, Tenant shall pay Landlord a late charge equal to two 

  
 26 













 
percent (2%) of the delinquent installment of Rent. The parties agree that (i) such delinquency will cause Landlord to incur costs and expenses not contemplated herein, the exact amount of
which will be difficult to calculate, including the cost and expense that will be incurred by Landlord in processing each delinquent payment of rent by Tenant, (ii) the amount of such late charge represents a reasonable estimate of such costs
and expenses and that such late charge shall be paid to Landlord for each delinquent payment in addition to all Rent otherwise due hereunder. The parties further agree that the payment of late charges and the payment of interest provided for in
subparagraph (a) above are distinct and separate from one another in that the payment of interest is to compensate Landlord for its inability to use the money improperly withheld by Tenant, while the payment of late charges is to compensate
Landlord for its additional administrative expenses in handling and processing delinquent payments. 
 (c) Payment of interest at the
Default Rate and/or of late charges shall not excuse or cure any default by Tenant under this Lease, nor shall the foregoing provisions of this Article or any such payments prevent Landlord from exercising any right or remedy available to Landlord
upon Tenant’s failure to pay Rent when due, including the right to terminate this Lease. 
  

	23.2	 NO JURY TRIAL; VENUE; JURISDICTION 



To the fullest extent permitted by Law, each party hereto (which includes any assignee, successor, heir or personal representative of a party)
shall not seek a jury trial, hereby waives trial by jury, and hereby further waives any objection to venue in the County in which the Project is located, and agrees and consents to personal jurisdiction of the courts of the State of California, in
any action or proceeding or counterclaim brought by any party hereto against the other on any matter whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of the
Premises, or any claim of injury or damage, or the enforcement of any remedy under any statute, emergency or otherwise, whether any of the foregoing is based on this Lease or on tort law. No party will seek to consolidate any such action in which a
jury has been waived with any other action in which a jury trial cannot or has not been waived. It is the intention of the parties that these provisions shall be subject to no exceptions. The provisions of this Section shall survive the expiration
or earlier termination of this Lease. 
  

	23.3	 OPTION 



This Lease shall not become effective as a lease or otherwise until executed and delivered by both Landlord and Tenant. The submission of this
Lease to Tenant does not constitute a reservation of or option for the Premises, but when executed by Tenant and delivered to Landlord, this Lease shall constitute an irrevocable offer by Tenant in effect for fifteen (15) days to lease the
Premises on the terms and conditions herein contained. 
  

	23.4	 TENANT AUTHORITY 



Tenant represents and warrants to Landlord that it has full authority and power to enter into and perform its obligations under this Lease,
that the person executing this Lease is fully empowered to do so, and that no consent or authorization is necessary from any third party. Landlord may request that Tenant provide Landlord evidence of Tenant’s authority. 

  
 27 














	23.5	 ENTIRE AGREEMENT 



This Lease, the Exhibits, and Riders attached hereto contain the entire agreement between Landlord and Tenant concerning the Premises and there
are no other agreements, either oral or written, and no other representations or statements, either oral or written, on which Tenant has relied. This Lease shall not be modified except by a writing executed by Landlord and Tenant. 

 

	23.6	 MODIFICATION OF LEASE FOR BENEFIT OF MORTGAGEE 



If Mortgagee of Landlord requires a modification of this Lease which shall not result in any increased cost or expense to Tenant or in any
other substantial and adverse change in the rights and obligations of Tenant hereunder, then Tenant agrees that this Lease may be so modified. 
  

	23.7	 EXCULPATION 



Tenant agrees, on its behalf and on behalf of its successors and assigns, that any liability or obligation under this Lease shall only be
enforced against Landlord’s equity interest in the Property up to a maximum of Five Million Dollars ($5,000,000.00) and in no event against any other assets of Landlord, or Landlord’s officers or directors or partners, and that any
liability of Landlord with respect to this Lease shall be so limited and Tenant shall not be entitled to any judgment in excess of such amount. Notwithstanding anything to the contrary contained herein, in no event shall Landlord be liable to Tenant
for consequential, punitive or special damages with respect to this Lease. 
  

	23.8	 ACCORD AND SATISFACTION 



No payment by Tenant or receipt by Landlord of a lesser amount than any installment or payment of Rent due shall be deemed to be other than on
account of the amount due, and no endorsement or statement on any check or any letter accompanying any check or payment of Rent shall be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to
Landlord’s right to recover the balance of such installment or payment of Rent or pursue any other remedies available to Landlord. No receipt of money by Landlord from Tenant after the termination of this Lease or Tenant’s right of
possession of the Premises shall reinstate, continue or extend the Term. Receipt or acceptance of payment from anyone other than Tenant, including an assignee of Tenant, is not a waiver of any breach of Article 10, and Landlord may accept such
payment on account of the amount due without prejudice to Landlord’s right to pursue any remedies available to Landlord. 
  

	23.9	 LANDLORD’S OBLIGATIONS ON SALE OF BUILDING 



In the event of any sale or other transfer of the Building, Landlord shall be entirely freed and relieved of all agreements and obligations of
Landlord hereunder accruing or to be performed after the date of such sale or transfer and Tenant shall not be entitled to any judgment in excess of such amount. Landlord shall have the right to assign this Lease to an entity comprised of the
principals of Landlord or any Landlord affiliate. Upon such assignment and assumption of the obligations of Landlord hereunder, Landlord shall be entirely freed and relieved of all obligations hereunder. 

  
 28 














	23.10	 BINDING EFFECT 



Subject to the provisions of Article 10, this Lease shall be binding upon and inure to the benefit of Landlord and Tenant and their respective
heirs, legal representatives, successors and permitted assigns. 
  

	23.11	 CAPTIONS 



The Article and Section captions in this Lease are inserted only as a matter of convenience and in no way define, limit, construe, or describe
the scope or intent of such Articles and Sections. 
  

	23.12	 TIME; APPLICABLE LAW; CONSTRUCTION 



Time is of the essence of this Lease and each and all of its provisions. This Lease shall be construed in accordance with the Laws of the State
of California. If more than one person signs this Lease as Tenant, the obligations hereunder imposed shall be joint and several. If any term, covenant or condition of this Lease or the application thereof to any person or circumstance shall, to any
extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, covenant or condition to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby and
each item, covenant or condition of this Lease shall be valid and be enforced to the fullest extent permitted by Law. Wherever the term “including” or “includes” is used in this Lease, it shall have the same meaning
as if followed by the phrase “but not limited to”. The language in all parts of this Lease shall be construed according to its normal and usual meaning and not strictly for or against either Landlord or Tenant. 

 

	23.13	 LANDLORD’S RIGHT TO PERFORM TENANT’S DUTIES 



If Tenant fails timely to perform any of its duties under this Lease, Landlord shall have the right (but not the obligation), to perform such
duty on behalf and at the expense of Tenant without prior notice to Tenant, and all sums expended or expenses incurred by Landlord in performing such duty shall be deemed to be additional Rent under this Lease and shall be due and payable upon
demand by Landlord. 
  

	23.14	 SECURITY SYSTEM 



Landlord shall not be obligated to provide or maintain any security patrol or security system. Landlord shall not be responsible for the
quality of any such patrol or system which may be provided hereunder or for damage or injury to Tenant, its employees, invitees or others due to the failure, action or inaction of such patrol or system. 

 

	23.15	 RECORDATION 



Neither this Lease, nor any notice nor memorandum regarding the terms hereof, shall be recorded by Tenant. Any such unauthorized recording
shall be a Default for which there shall be no cure or grace period. Tenant agrees to execute and acknowledge, at the request of Landlord, a memorandum of this Lease, in recordable form. 

  
 29 














	23.16	 SURVIVAL 



The waivers of the right of jury trial, the other waivers of claims or rights, the releases and the obligations of Tenant under this Lease to
indemnify, protect, defend and hold harmless Landlord and/or Indemnitees shall survive the expiration or termination of this Lease, and so shall all other obligations or agreements which by their terms survive expiration or termination of this
Lease. 
  

	23.17	 OFAC 



(a) Tenant hereby represents, warrants and covenants to Landlord, either that (i) Tenant is regulated by the SEC, FINRA or the Federal
Reserve (a “Regulated Entity”) or (ii) neither Tenant nor any person or entity that directly or indirectly (A) controls Tenant or (B) has an ownership interest in Tenant of twenty-five percent (25%) or more, appears
on the list of Specially Designated Nationals and Blocked Persons (“OFAC List”) published by the Office of Foreign Assets Control (“OFAC”) of the U.S. Department of the Treasury. 

(b) If, in connection with this Lease, there is one or more Guarantors of Tenant’s obligations under this Lease, then Tenant further
represents, warrants and covenants either that (i) any such Guarantor is a Regulated Entity or (ii) neither Guarantor nor any person or entity that directly or indirectly (A) controls such Guarantor or (B) has an ownership
interest in such Guarantor of twenty-five percent (25%) or more, appears on the OFAC List. 
 (c) Tenant covenants that during the term of
this Lease to provide to Landlord information reasonably requested by Landlord including without limitation, organizational structural charts and organizational documents which Landlord may deem to be necessary (“Tenant OFAC
Information”) in order for Landlord to confirm Tenant’s continuing compliance with the provisions of this Article. Tenant represents and warrants that the Tenant OFAC Information it has provided or to be provided to Landlord or
Landlord’s Broker in connection with the execution of this Lease is true and complete. 
 (d) Landlord advises Tenant hereby that the
purpose of this Section is to provide to Landlord information and assurances to enable Landlord to comply with the Laws relating to OFAC. 

(e) Tenant acknowledges that the breach of any of the representations, warranties and/or covenants by Tenant under this Section shall be an
immediate Default under this Lease. 
  

	23.18	 INSPECTION BY A CASP IN ACCORDANCE WITH CIVIL CODE SECTION 1938. 



To Landlord’s actual knowledge, the property being leased or rented pursuant to this Lease has not undergone inspection by a Certified
Access Specialist (CASp). A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state
law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the
lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time 

  
 30 













 
and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility
standards within the Premises. The foregoing verification is included in this Lease solely for the purpose of complying with California Civil Code Section 1938 and, except as otherwise expressly stated above, shall not in any manner affect
Landlord’s and Tenant’s respective responsibilities for compliance with construction-related accessibility standards as provided under this Lease. 
  

	23.19	 COUNTERPARTS 



This Lease may be executed in any number of counterparts, each of which shall be deemed an original, but all of which, together, shall
constitute one and the same instrument. Telecopied signatures or signatures transmitted by electronic mail in so-called “pdf” format may be used in place of original signatures on this Lease.
Landlord and Tenant intend to be bound by the signatures on the telecopied or e-mailed document, are aware that the other party will rely on the telecopied or e-mailed
signatures, and hereby waive any defenses to the enforcement of the terms of this Lease based on such telecopied or e-mailed signatures. Promptly following request by either party, the other party shall
provide the requesting party with original signatures on this Lease. 
  

	23.20	 EXHIBITS AND RIDERS 



All exhibits, riders and/or addenda referred to in this Lease as an exhibit, rider, or addenda hereto, or attached hereto, are hereby
incorporated into and made a part of this Lease. 

  
 31 













 IN WITNESS WHEREOF, this Lease has been executed as of the date set forth in
Section 1.1(4) hereof. 
  

													
	TENANT:	 		 	LANDLORD:
			
	 Berkeley Lights, Inc.,
 a Delaware
Corporation 
	 		 	 Emery Station Office II LLC,
 a
California limited liability company

					
	By:	 	 /s/ Stuart Merkadeau
	 		 	By:	 	Emery Station Associates II, LLC
	Print Name:	 	 Stuart Merkadeau
	 		 		 	a California limited liability company
	Its: 	 	 General Counsel
	 		 	Its:	 	Managing Member
						
	By:	 	  
	 		 		 	By:	 	Wareham-NZL, LLC
	Print Name:	 	  
	 		 		 	Its:	 	Manager
	Its:	 	  
	 		 		 		 	By:	 	 /s/ Richard Robbins

		 		 		 		 		 	Richard K. Robbins
		 		 		 		 		 	Manager


  
 [Signature Page]














 EXHIBIT A 

PLAN OF PREMISES 

  
 A-1 













 EXHIBIT B 

RULES AND REGULATIONS 
  

	1.	 No sidewalks, entrance, passages, courts, elevators, vestibules, stairways, corridors or halls shall be
obstructed or encumbered by Tenant or used for any purpose other than ingress and egress to and from the Premises and if the Premises are situated on the ground floor of the Project, Tenant shall further, at Tenant’s own expense, keep the
sidewalks and curb in front of the Premises clean and free from rubbish. 


  

	2.	 Except as provided in this Lease, no sign, advertisement, notice, lettering, decoration or other thing shall be
exhibited, inscribed, painted or affixed by Tenant on any part of the outside or inside of the Premises or of the Project, without the prior written consent of Landlord. In the event of the violation of the foregoing by Tenant, Landlord may remove
same without any liability, and may charge the expense incurred by such removal to Tenant. 


  

	3.	 No showcases or other articles shall be put in front of or affixed to any part of the exterior of the Project,
nor placed in public portions thereof without the prior written consent of Landlord. 


  

	4.	 No animal or bird of any kind shall be brought into or kept in or about the Premises or the Project, except
dogs that qualify as “service animals” under the ADA. 


  

	5.	 Tenant shall not make, or permit to be made, any unseemly or disturbing noises or disturb or interfere with
occupants of the Project, or neighboring buildings or premises, or those having business with them. Tenant shall not throw anything out of the doors, windows or skylights or down the passageways. 



 

	6.	 Landlord shall have the right to prohibit any advertising or business conducted by Tenant referring to the
Project which, in Landlord’s opinion, tends to impair the reputation of the Project or its desirability as a first class building for offices and/or commercial services and upon notice from Landlord, Tenant shall refrain from or discontinue
such advertising. 


  

	7.	 Tenant’s vendors and contractors shall, while in the Premises or elsewhere in the Project, be subject to
and under the control and direction of the Building Manager (but not as agent or servant of said Building Manager or of Landlord) and shall be required to maintain such insurance coverage as reasonably approved by Landlord with liability policies
naming Landlord and the Indemnitees as additional insureds. 


  

	8.	 If the Premises is or becomes infested with vermin as a result of the use or any misuse or neglect of the
Premises by Tenant, its agents, servants, employees, contractors, visitors or licensees, Tenant shall forthwith at Tenant’s expense cause the same to be exterminated from time to time to the satisfaction of Landlord and shall employ such
licensed exterminators as shall be approved in writing in advance by Landlord. 


  

	9.	 There shall not be used in any premises, or in the public halls, plaza areas, lobbies, or elsewhere in the
Project, either by Tenant, Tenant’s contractors or others in the delivery or receipt of merchandise, any hand trucks or dollies, except those equipped with rubber tires and sideguards. 



 

	10.	 Tenant, Tenant’s agents, servants, employees, contractors, licensees, or visitors shall not park any
vehicles in any driveways, service entrances, or areas posted “No Parking” and shall comply with any other parking restrictions imposed by Landlord from time to time. 



 

	11.	 Tenant shall install and maintain, at Tenant’s sole cost and expense, an adequate visibly marked (at all
times properly operational) fire extinguisher next to any duplicating or photocopying machine or similar heat producing equipment, which may or may not contain combustible material, in the Premises. 



 

	12.	 Tenant shall not use the name of the Project for any purpose other than as the address of the business to be
conducted by Tenant in the Premises, nor shall Tenant use any picture of the Project in its advertising, stationery or in any other manner without the prior written permission of Landlord. Landlord expressly reserves the right at any time to change
said name without in any manner being liable to Tenant therefor. 


  

	13.	 Tenants shall not store any items within 18 inches of a sprinkler head. 



 

	14.	 Tenants are not permitted to open an electrical panel. Tenants are required to contact Landlord to reset a
circuit breaker. 



  
 B-1 













 EXHIBIT C 

SIGNAGE 
  





 

  
 C-1